HomeMy WebLinkAboutMinutes 10/21/1997Planning Commission Minutes - October 21, 1997
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CITY OFPETALUMA
PLANNING COMwsSIONMINUTES
SPECIAL MEETING
CITY COUNCIL CHAMBERS
CITY HALL - PETALUMA, CA
October 21, 1997
7 :00 PM
Commissioners Present: Bennett, Broad, Feibusch *, Healy, Vieler
Commissioners Absent: Maguire, Thompson
Staff Pamela A Tuft, Planning Director
James McCann, Principal Planner
Vmcent Smith, Senior Planner
Hans Grunt, Assistant Planner
Craig Spaulding, Associate Civil Engineer
' Chairperson
PLEDGE OF ALLEGIANCE.
APPROVAL OF MINUTES: Minutes of September 23, 1997 were approved as printed.
PUBLIC COMMENT: None.
DIRECTOR'S REPORT: Planning Director Tuft introduced Craig Spaulding -
Associate Civil Engineer, who will be attending Planning Commission meetings as the City
Engineer's representative.
COM1bIISSIONER'S REPORT: None.
CORRESPONDENCE: None.
APPEAL STATEMENT: Was read.
LEGAL RECOURSE STATEMENT: Was noted on the agenda.
41 PUBLIC HEARINGS
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43 L NOWAK; 982 BANTAM WAY; AP NO. 019-070-042; FILE ANX97002(hg).
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45 Assistant Planner Grunt presented the staff report.
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47 The public hearing was opened.
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49 SPEAKERS:
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Planning Commission Minutes - October 21, 1997
1 Commissioner Healy - Clarification of public street location; street sign location?
2 questions about the future connection to Rebecca Drive and the required abandonment of
3 wells.
4 Craig Spaulding (Engineering Department Representative) - Described options to
5 allow wells to be retained (with proper back flow. prevention) for irrigation only.
6 Commissioner Bennett - Questions regarding street extension to adjacent (Rivas)
7 property and staffs recommendation.
8 Planning Director Tuft - Annexation and further development of the adjacent (Rivas)
9 property is not eminent so dedication and road construction is not necessary or
10 appropriate at this time. Staff has recommended that an irrevocable offer to dedicate
11 necessary right -of -way to allow future road extension be made a condition of approval.
12 Commissioner Broad - What would be necessary to upgrade (Rivas) water service?
13 Craig Spaulding - New water zone would need to be created; property cannot be served
14 by existing zones.
15 Commissioner Feibusch - Any development potential for property on opposite side of
16 the street (top of hill)?
17 Assistant Planner Grunt - That property ( Pagliaro) is within City limits - also has water
18 service constraints but does have development potential.
19 Planning Director Tuft - Pagliaro site (maximum development potential of 2 dwelling
20 units/acre); has development potential by clustering at lower area of site; described
21 possible future road alignment to serve the Pagliaro property by the extension of Rebecca
22 Drive to intersect Bantam Way.
23 Commissioner Feibusch - Will utilities be undergrounded fronting the project?
24 Craig Spaulding- Yes, utilities will be undergrounded at frontage and areas traversing the
25 property; pole at corner of property can be eliminated.
26 Commissioner Broad - Existing barn and garage scheduled to remain - will these
27 buildings meet setbacks in this zone?
28 Assistant Planner Grunt - Yes, accessory structures can be 5 feet from property line -
29 they can remain.
30 Bonnie Diefendorf - Applicant's Engineer (Mogel Engineering) - Proposed conditions
31 are acceptable with changes discussed.
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33 The public hearing was closed.
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35 Discussion:
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37 Commissioner Broad - Reasonable land division for this project - no concerns with this
38 development.
39 Commissioner Bennett - Concurs with Commissioner Broad; proposed changes to
40 conditions should be included.
41 Commissioner Healy - Supports proposal.
42 Commissioner Feibusch - Supports project.
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Planning Commission Minutes - October 21, 1997
1 A motion was made by Commissioner Bennett and seconded by Commissioner Broad to
2 recommend to the City Council adoption of a mitigated Negative Declaration, Prezoning
3 to R -1 20,000, approval of a Pre - Tentative Parcel Map and Annexation based on the
4 mitigation measures and conditions listed below:
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6 Commissioner Bennett: Yes
7 Commissioner Broad: Yes
8 Chairman Feibusch: Yes
9 Commissioner Healy: Yes
10 Commissioner Maguire: Absent
11 Commissioner Thompson: Absent
12 Commissioner Vieler: Yes
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14 Findings for a Mitigated Negative Declaration
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16 1. An Initial Study has been prepared for the Nowak Prezoning and Pre - Tentative
17 Parcel Map project, and proper notice provided in accordance with CEQA and
18 local guidelines.
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20 2. Based upon the Initial Study and comments received, potential impacts could be
21 avoided or reduced to a level of insignificance by mitigation measures attached as
22 conditions of approval. There is not substantial evidence that the Nowak
23 Prezoning and Pre - Tentative Parcel Map project, as conditioned, would have a
24 significant effect on the environment.
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26 3. A monitoring program has been included to insure compliance with the adopted
27 mitigation measures for the Nowak Prezoning and Pre - Tentative Parcel Map
28 project.
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30 4. The Nowak Prezoning and Pre - Tentative Parcel Map project does not have
31 potential to affect wildlife resources as defined in the Fish and Game code, either
32 individually or cumulatively, and is exempt from Fish and Game filing fees.
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34 5. The Nowak Prezoning and Pre - Tentative Parcel Map project is not located on any
35 Hazardous Waste List compiled by the State pursuant to Section 65962.5 of the
36 Government Code.
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38 6. The Planning Commission/City Council reviewed the Initial Study/Negative
39 Declaration and considered the comments before making a decision on the project.
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41 7. The recorded proceedings of the decision are available for public review at the City
42 of Petaluma, Planning Department, City Hall, 11 English Street, Petaluma, CA.
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44 8. Potential circulation impacts resulting from development of the Nowak Prezoning
45 and Pre- Tentative Parcel Map project, as conditioned, will be adequately mitigated
46 through improvement of the Bantam Way right -of -way.
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48 9. Potential drainage impacts resulting from development of the Nowak Prezoning
49 and Pre- Tentative Parcel Map project, as conditioned, will be adequately mitigated
50 by providing the installation of drainage improvements designed to City and
51 Sonoma County Water Agency Standards, and to preclude lot -to -lot surface
52 runoff.
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Planning Commission Minutes - October 21, 1997
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10.
Potential fire safety impacts to existing residents and future residents of the Nowak
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Prezoning and Pre - Tentative Parcel Map project and surrounding neighborhoods
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will be adequately mitigated by the incorporation of adequate fire suppression
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water facilities.
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Mitigation Measures (From Initial Study)
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EARTH. Mitigations
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(1)
All grading and erosion control shall be subject to review and approval by the City
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of Petaluma prior to issuance of a grading permit.
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(2)
Final project improvement and grading plans shall be prepared in compliance with
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the City of Petaluma's Subdivision Ordinance and Grading and Erosion Control
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Ordinance. The plans shall include a detailed schedule for field inspection of work
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in progress, as applicable, to ensure that mitigation measures are being properly
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implemented throughout construction of the project. These plans shall be subject
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to the review and approval of the City of Petaluma.
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(3)
All grading and erosion control shall conform to the City of Petaluma Erosion
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Control Ordinance 17.31.
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I.D.
Monitoring
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(1)
All grading and erosion control measures shall be reflected on the improvement
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plans prior to recordation of the Final Parcel Map. Verification for the
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implementation of erosion control measures required by the City shall be
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performed by the project contractor to the satisfaction of the City's Inspectors.
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(2)
All public and/or private improvements shall be subject to inspection by City staff
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for compliance with the approved Improvement Plans, prior to City acceptance.
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AIR.
Mitigations
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35 (1) Watering of the site to reduce airborne dust levels shall be implemented if dust
36 generated during the grading process threatens to travel off site in following wind
37 currents. Additionally, haul trucks, if any, needed to transport soil on or off site
38 shall be covered with tarps to reduce dust emissions.
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40 (2) All motor powered vehicles and equipment shall be properly equipped with
41 mufflers to reduce emissions.
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43 2.1). Monitoring The applicant shall be responsible for insuring that proper measures
44 including watering, as necessary during construction to prevent dust emissions, are
45 implemented. This responsibility shall include holidays and weekend periods when
46 work may not be in progress. Provisions to ensure air quality as specified in the
47 condition shall be enforceable by the City.
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49 WATER. Mitigations
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51 (1) This development shall be subject to the City's storm drainage impact fees to cover
52 the incremental impact,'increase it will have on the City's storm drainage system. A
Planning Commission Minutes - October 21, 1997
1 proportionate share shall be collected by the City prior to issuance of a Certificate
2 of Occupancy for new home construction or additions to existing homes.
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4 (2) All grading activity shall be completed prior to the onset of the rainy season; all
5 new drainage facilities shall be in place and in operation at that time. Grading and
6 excavation activities shall not be permitted during the rainy season. Extensions for
7 grading and drainage facilities work may be allowed in consultation with the
8 Petaluma City Engineer, based on the sensitivity of the specific project area to
9 erosion, sedimentation, and the effectiveness of temporary (rainy season) erosion
10 measures to be implemented by the applicant.
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12 (3) Plans submitted at time of application for Final Parcel Map approval shall include
13 provisions for storm water runoff management. The submittal shall reflect
14 installation of permanent signs at drop inlets, if any, to the public storm drain
15 system, which prohibit the deposit of hazardous materials into the system.
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17 3.D. Monitoring
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19 (1) Detailed grading and improvement plans shall be prepared by the applicant to
20 reflect the above mitigation measures as part of the necessary improvement
21 drawings for the Final Parcel Map, subject to staff review and approval. All
22 grading shall be performed by the project contractor to the satisfaction of the City's
23 Inspector. All grading and erosion control work approved by the City must
24 comply with the City's Erosion Control Ordinance 17.31. Verification for the
25 implementation of erosion control measures required by the City shall be
26 performed by the project contractor to the satisfaction of the City's Inspector.
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28 (2) A storm drainage impact fee shall be calculated by the City prior to Final Parcel
29 Map recordation. A proportionate share shall be collected by the City prior to
30 issuance of a Certificate of Occupancy.
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32 NOISE. Mitigations Construction activities shall comply with applicable Zoning
33 Ordinance, Section 22 -301.
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35 Monitoring
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37 (1) The project developer shall be responsible for enforcing hours of construction in
38 compliance with the Petaluma Zoning Ordinance; Sec 22 -301. Construction
39 activities may be subject to staff observation at all hours of the day until
40 completion. Staff will notify the developer/builder of complaints regarding
41 construction noise and enforce applicable noise standards. Failure to comply may
42 cause revocation of approved construction permits until complaints are resolved.
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44 LIGHT AND GLARE: Miti ations
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46 (1) Proposed outdoor lighting, in conjunction with development of Lots 1 & 2 shall
47 include design measures to reduce private light impacts i.e. low intensity outdoor
48 fights only (no flood lights), low profile light standards and/or wall mounted lights,
49 lights attached to buildings shall provide a soft "wash" of light against the wall, no
50 direct glare, no pole mounted lights in excess of 10 feet in height, etc. Baffles or
51 shields shall be required on all external light fixtures to direct light downward.
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Planning Commission Minutes - October 21, 1997
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7.D. Monitoring
(1) Installation of appropriate outdoor lighting, if proposed at time of development of
Lots 1 & 2, shall be the responsibility of the applicant. Staff will notify the
developer/builder of complaints regarding light and glare and enforce applicable
light and glare standards.
TRANSPORTATION /CIRCULATION: Mitigations
(1) The development shall be responsible for a fair share contribution to the City's
Traffic Mitigation fee as established through City Ordinance and in the City's
Special Development Fees handout.
13.D. Monitoring
(1) A Traffic Impact Mitigation fee shall be collected for a new home on Lots 1 & 2
prior to issuance of a Certificate of Occupancy.
PUBLIC SERVICE. Mitigations
(1) The developer shall be subject to pay City development fees as established through
City Ordinance and outlined in the current Special Development Fees handout.
Fees include: sewer connection, water connection, community facilities
development, storm drainage impact, parks and recreation land improvements,
school facilities, traffic mitigation, and in -lieu for provision of low income housing.
(2) All conditions of the Fire Marshal shall be met, including:
a. Residential buildings constructed at or above 160' in elevation are required
to have a residential fire sprinkler system
b. Residential buildings constructed outside of the four minute response area
are required to have a residential fire sprinkler system designed and
installed in accordance with N.F.P.A. 13 -D, in all areas including attic,
garage, bathrooms with combustible fixtures, bathrooms over 55 square
feet and closets over 24 square feet or three feet deep.
C. Any building where the farthest portion of an exterior wall, is constructed
in excess of 150 feet from a public right -of -way shall be provided with an
access, minimum 20' unobstructed all weather hard surface with thirteen
feet -six inches (13'6 ") vertical height clearance.
d. Fire hydrants shall be specified as a maximum of 300' apart. Location and
type of fire hydrants are to be approved by the Fire Marshal's office.
e. Provide an approved emergency turn- around at the end of the
road/driveway.
f. Add as a general note to plans:
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Planning Commission Minutes - October 21, 1997
1 No combustible construction is permitted above the foundation unless an
2 approved all weather hard surface is provided to within 150' of the farthest
3 point of a building or structure.
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5 All fire hydrants for the project must be tested, flushed, and in service prior
6 to the commencement of combustible construction on the site.
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8 g. Minimum fire flow required for this project is 1,000 gallons per minute at
9 20 pounds per square inch (psi).
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11 h. The maximum allowable grade for driveways and roadways is 12 %.
12 Special allowances for grades up to a maximum of 15% may be
13 the Fire Marshal and City Engineer. Y granted by
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15 i. The open space area shall contain disked trails across the middle to
16 discourage the rapid spread of fire. Such fire abatement practices shall be
17 completed on an annual basis. A site plan outlining the fire brakes shall be
18 submitted to the Fire Marshal's office for approval prior to approval of the
19 Final Map and/or development of the property.
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21 N.D. Monitorins
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23 (1) Special Development Fees shall be collected as prescribed in the City's Special
24 Development Fees handout. The Fire Marshal's requirements shall be met prior to
25 approval of Final Parcel Map improvement drawings and/or building permits.
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27 UTILITIES. M_ iti ations
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29 (1) The applicant/developer for the construction of subsequent homes on Lots 1 & 2
30 must pay water, and sewer connection fees, and storm drainage impact fees as set
31 forth through City Ordinance and outlined in the City's Special Development Fees
32 handout.
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34 16.D. Monitoring
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36 (1) Sewer, and water connection fees, and storm drainage impact fees will be collected
37 for each individual home prior to issuance of a Certificate of Occupancy.
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39 AESTHETICS. Mitigations
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41 (1) Four street trees shall be installed within the proposed planter strip between the
42 sidewalk and back of curb and maintained (irrigation and pruning) by the project
43 proponent for a minimum of one year following installation. Subsequent
44 maintenance shall be the responsibility of the property owner(s).
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46 18.D. Mon_ its
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48 (1) Street trees shall be installed pursuant to City planting standards and accepted by
49 the City prior to initial acceptance of public improvements.
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51 RECREATION. Mitigations
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Planning Commission Minutes - October 21, 1997
(1) The developer shall be required to contribute a park and recreation land
improvement fee as established in the City's current Special Development Fee
handout.
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5 19.D. Monitoring (1) A park and recreation land improvement fee shall be collected
6 prior to issuance of a building permit for homes on Lots 1 & 2.
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8 ARCHEOLOGICAL /HISTORICAL.
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10 (1) In the event that archaeological remains are encountered during grading, work
11 shall be halted temporarily and a qualified archaeologist shall be consulted for
12 evaluation of the artifacts and to recommend future action_ The local Indian
13 community shall also be notified and consulted in the event any archaeological
14 remains are uncovered.
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16 20.D. Monitoriniz
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(1) The City inspectors and project contractor shall monitor for
archaeological/historical artifacts during all phases of construction.
Findings for Annexation Application
1. The property is contiguous to the City and is within the adopted Sphere of
Influence and General Plan Urban Limit Line of the City of Petaluma.
2. The City has completed an environmental review process for the area culminated
in the approval of a Mitigated Negative Declaration.
3. The owner of said property has initiated said annexation.
4. By Ordinance No. NCS, the City of Petaluma has prezoned the affected 2
acre property to R -1 20,000, Single Family Residence District.
5. The annexation is consistent with the objectives and policies of the General Plan,
as documented in the Ordinance to prezone the property and the Resolution
approving the Pre - Tentative Parcel Map for the Nowak project.
6. This annexation will enable several provisions of the General Plan to be achieved,
including: orderly improvement of City infrastructure, preservation of the City's
Urban Limit Line, and preservation of County land use including residential and
agricultural uses.
Findings for Prezoning to R -1 20,000
The proposed Amendment to Zoning Ordinance No. 1072 N.C.S., to classify and
rezone Assessor's Parcel No. 019 - 070 -042, known as the Nowak Prezoning
project, to R -1 20,000 Single Family Residence District is in general conformity
with the Petaluma General Plan because it establishes a residential density and
zoning district that is consistent with the Suburban land use designation for the
property pursuant to the General Plan Land Use Map.
2. The public necessity, convenience and general welfare clearly permit and will be
furthered by the proposed Amendment to the Zoning Ordinance, classifying and
Planning Commission Minutes - October 21, 1997
1 prezoning the property (APN #019 -070 -042), because the project, as conditioned,
2 includes the
zoning regulations pursuant to Article 6 of the Petaluma
3 Zoning Ordinance No. 1072 NCS appropriate for the protection and promotion of
4 public health, safety, morals, peace, comfort, convenience, prosperity and general
5 welfare of the residents of this development and the general public.
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7 3. The requirements of the California Environmental Quality Act (CEQA) have been
8 satisfied through preparation of an Initial Study/Mitigated Negative Declaration to
9 avoid or reduce to a level of insignificance, potential environmental impacts
10 generated by the proposed Nowak Prezoning and Pre - Tentative Parcel Map
11 project.
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13 Findings for the Pre - Tentative Parcel Map
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15 1. The proposed Nowak Pre - Tentative Parcel Map, as conditioned, is in general
16 conformity with the Petaluma General Plan because it integrates important design
17 features specified, including: appropriate design of streets and a sidewalk for
18 public use, and the extension of City utilities including public water and sewer
19 service.
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21 2. The proposed Nowak Pre - Tentative Parcel Map, as conditioned, is in general
22 conformity with the standards and intent of the R -1 20,000 Zoning District, and
23 other applicable provisions of the Petaluma Zoning Ordinance.
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25 3. The proposed Nowak Pre - Tentative Parcel Map, as conditioned, is in general
26 conformance with the Petaluma Subdivision Ordinance and other applicable
27 provisions of the Petaluma Municipal Code.
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29 4. The requirements of the California Environmental Quality Act have been met
30 through preparation of an Initial Study and adoption of a Mitigated Negative
31 Declaration, to avoid or reduce to a level of insignificance, potential environmental
32 impacts of the Nowak Pre- Tentative Parcel Map.
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34 Pre - Tentative Subdivision Map Conditions
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36 1. All conditions of the Engineering Department shall be met prior to Final Parcel
37 Map recordation, including:
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39 a. The ef the pr-eposed
40 a. Place a sign on the east side of the proposed road indicating "Future
41 Connection to Rebecca Drive ".
42 b. The applicant shall grant the City an irrevocable offer for the dedication of
43 right -of -way for the future extension of Bantam Way to the northerly
44 boundary of the project site.
45 C. Place all overhead utilities on the subject property underground including
46 the existing pole at the northeast corner of the site.
47 d. Existing wells and septic systems shall be abandoned per Sonoma County
48 Health Department.
49 e. Easements and maintenance agreements/declarations shall be required for
50 the private storm drain system. Lot to lot surface drainage is not allowed.
51 f. All hydrologic, hydraulic and storm drain system design shall be subject to
52 review and approval of the Sonoma County Water Agency.
Planning Commission Minutes - October 21, 1997
1 g. Surface drainage from the existing roadway shall be collected before
2 flowing onto the proposed public street.
3 h. All houses constructed above elevation 160 -feet shall require a water
4 pressure booster system to maintain adequate domestic pressure.
5 i. The proposed water main system shall be capable of delivering a
6 continuous fire flow and pressure as required by the Fire Marshal.
7 j. Appropriate signs shall be provided to indicate terminus of Bantam Way
8 and public /private street areas.
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2. All conditions of the Fire Marshal shall be met prior to Final Parcel Map
recordation, including:
a. Residential buildings constructed at or above one hundred -sixty feet in
elevation are required to have a residential fire sprinkler system.
b. Residential buildings constructed outside -the four minute response area are
required to have a residential fire sprinkler system designed and installed in
accordance with N.F.P.A- 13 -D, in all areas including attic, garage,
bathrooms with combustible fixtures, bathrooms over 55 square feet and
closets over 24 square feet or over'3 feet deep.
C. Any building, where the farthest portion of an exterior wall is constructed
in excess of 150 feet from a public way shall be provided with an access,
minimum twenty (20) feet unobstructed all weather hard surface with
thirteen feet -six inches (13'6 ") vertical height clearance.
d. Fire hydrants shall be spaced at a maximum of 300 feet apart. Location
and type of fire hydrants are to be approved by the Fire Marshal's office.
e. Provide an approved apparatus turn- around at the end of the
road/driveway.
f. Add as a general note to plans:
* No combustible construction is permitted above the foundation
unless an approved all- weather hard surface road is provided to
within one hundred -fifty (150') of the farthest point of a building or
structure.
* All fire hydrants for the project must be tested, flushed, and in
service prior to the commencement of combustible construction on
the site.
g. Minimum fire flow required for this project is 1,000 gallons per minute at
20 pounds per square inch (psi).
h. The maximum allowable grade for driveways and roadways is 12 %.
Special allowances for up to a maximum of 15% may be granted with the
approval of the Fire Marshal and City Engineer.
i. The open space areas shall contain disked trails across the middle to
discourage the rapid spread of fire. Such fire abatement practices shall be
completed on an annual basis. A site plan outlining the fire breaks shall be
submitted to the Fire Marshal's office for approval prior to approval of the
Final Map and/or development of the property.
3. All conditions of the Building Division shall be met prior to Final Parcel Map
recordation, including:
a. Grading must be certified when completed to indicate compliance with
approved plans and will be required for occupancy.
b. Certify finished floor elevation before occupancy.
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Planning Commission Minutes - October 21, 1997
1 C. Any holding tank required for elevations above 160 feet must meet
2 Engineering Department design requirements.
3 d. Where ground slopes greater than 1 on 10, foundation shall be stepped per
4 Uniform Building Code 1806.2.
5 e. Soils with expansion index greater than 20 requires special design
6 foundation per Uniform building Code 1803.2.
7 f. All retaining walls shall meet the requirements of the 1994 UBC, and shall
8 comply with Petaluma Standards Ordinance No. 1727/1988.
l0 9-
. All roofing shall be `B" rated or better per Ordinance No. 1744/1988.
Show site drainage and grading topography.
11 i. Indicate all utilities on site plan.
12 j. Driveway gradient shall comply with Ordinance No. 1533/1982.
13 k. Responsible party to sign plans.
14 1. Submit soils report to verify foundation design.
15 m. Indicate group occupancy, type of construction, square footage.
16 n. Plans must show compliance to 1994 UBC, UPC, UMC, and 1993 NEC.
17 Plans must also show compliance to current Title 24 Energy Conservation
18 and/or Disabled Access Requirements.
19 0. Provide structural calculations for all non - conventional design items.
20 p. Demolition permit required to remove any structure.
21 q. Abandonment of water well or septic system must be done under permit
22 from County of Sonoma Public Health Department.
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24 4. All conditions of the Planning Department shall be met prior to Final Parcel Map
25 recordation:
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27 a. The new side property boundaries for Parcels 1 & 2 shall be slightly
28 adjusted to provide a minimum 100' average width for both parcels.
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30 5. The drainage design shall be in conformance with the Sonoma County Water
31 Agency Flood Control Design Criteria, prior to Final Parcel Map recordation.
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33 6. The applicants/developers shall defend, indemnify, and hold harmless the City or
34 any of its boards, commission, agents, officers, and employees from any claim,
35 action or proceeding against the City, its boards, commission, agents, officers, or
36 employees to attack, set aside, void, or annul, the approval of the project when
37 such claim or action is brought within the time period provided for in applicable
38 State and/or local statutes. The City shall promptly notify the
39 applicants/developers of any such claim, action, or proceeding. The City shall
40 coordinate in the defense. Nothing contained in this condition shall prohibit the
41 City from participating in a defense of any claim, action, or proceeding if the City
42 bears its own attorney's fees and costs, and the City defends the action in good
43 faith.
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46 II. CITY OF PETALUMA GENERAL, PLAN AINIENDMENT AND
47 REZONING (vcs).
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49 Senior Planner Smith presented the staff report.
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51 The public hearing was opened.
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Planning Commission Minutes - October 21, 1997
i SPEAKERS:
2
3 Commissioner Healy - Question regarding access to the City owned property; will there
4 be conflicts with Jerico's operations on McNear Channel and public access to the future
5 park, does City -owned parcel include dry land ?(answer - yes).
6 Senior Planner Smith - All Jerico unloading is done on Petaluma River side (not channel
7 side or on City property) no conflict with access to the future park is anticipated.
8 Commissioner Vieler - What are differences between RW /CC zoning districts?
9 Senior Planner Smith - Explained principal differences.
10 Commissioner Vieler - Will this zoning change allow Jerico to be brought more into
11 conformance?
12 Senior Planner Smith - Yes, this will bring use into conformance; no other rights are
13 implied to Jerico site.
14 Commissioner Broad - Was a site plan submitted? Where is boundary of existing
15 operation with respect to parkland?
16 Senior Planner Smith - Described boundaries of existing Jerico operations.
17 Planning Director Tuft - Part of land to east contained a building (on land acquired by
18 the City) - Jerico agreed to remove the building in conjunction with property line
19 modifications.
20 Commissioner Vieler - What will City do with improvements (parkland)?
21 Senior Planner Smith - Improvements will be installed (parking/pedestrian/bicycle
22 access) - not sure of timeframe.
23 Commissioner Bennett - End product of negotiations between Jerico and City is both
24 entities are protected.
25 Senior Planner Smith - Suggests that entire portion of Lot 1 (Jerico property) be
26 included in rezoning to Riverfront Warehouse (an oversight in staff report).
27 Commissioner Healy - Does railroad spur property have access over City property for
28 water access? (No, City has access rights via easements over rail and Jerico property to
29 connect to Copeland Street).
30 Dick Lieb - Applicant's representative - Parcel Map/Lot Line Adjustment map
31 distributed; Lind purchased entire property; General Plan showed parkland under some of
32 the property being used by Jerico for years; Jerico operation keeps Petaluma River
33 dredged; proposed RW Zoning should go all the way to D Street.
34 Mitch Lind - President, Jerico Products - Has worked with the City since 1993; offered
35 to answer questions.
36 Commissioner Vieler - How long has Jerico owned property containing the railroad
37 spur? (answer - since 1993).
38 Commissioner Healy - Appreciates cooperation between Jerico and City.
39 Commissioner Broad - Asked staff to clarify existing General Plan zoning designation for
40 proposed addition of property (CC to RW) - is this the same as Lot 3? (answer - yes).
41 Commissioner Bennett - Recommended approval of this rezoning.
42 Commissioner Healy - Proposal is becoming more expansive - any noticing issues?
43 Planning Director Tuft - No additional noticing required.
44 Commissioner Vieler - Is Bar Ale property affected? (answer - no); findings should
45 contain statement indicating that the easement cannot be used for waterfront commerce.
12
Planning Commission Minutes - October 21, 1997
1 Dick Lieb - Thanked staff and City officials for cooperation.
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3 The public hearing was closed.
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5 A motion was made by Commissioner Bennett and seconded by Commissioner Vieler to
6 recommend to the City Council the adoption of a negative Declaration and approval of a
7 General Plan Amendment and Rezoning (expanded to include all of Lot 1) based on the
8 amended findings listed below:
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to Commissioner Bennett: Yes
11 Commissioner Broad: Yes
12 Chairman Feibusch: Yes
13 Commissioner Healy: Yes
14 Commissioner Maguire: Absent
15 Commissioner Thompson: Absent
16 Commissioner Vieler: Yes
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Environmental Findings
1. An Initial Study has been prepared and properly noticed for the General Plan Amendments and
Rezoning in accordance with CEQA and local guidelines.
2. No; substantial evidence has been presented to staff that the project would have a significant
effect on the environment. Therefore, the Initial Study concludes that no significant impacts
will result.
Mitigation Measures are unnecessary because no potentially significant impacts have been
identified that require mitigation; therefore, a monitoring program is also unnecessary.
4. The project does not have potential to affect wildlife resources as defined in the Fish and Game
code, either individually or cumulatively, and therefore is exempt from Fish and Game filing
fees. Amending the land use designations in no wav affects plant life, animal life, or the
habitat in which wildlife resources are found.
5. The project is not located on a site listed on any Hazardous Waste Site List compiled by the
State pursuant to Section 65962.5 of the Government Code.
6. The Planning Commission reviewed the Initial Study/Negative Declaration and considered the
comments before making a decision on the project.
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The record of proceedings of the decision on the project is available for public review at the
City of Petaluma, Planning Department, City Hall, 11 English Street, Petaluma, California.
The Planning Commission finds that reducing the amount of land on McNear Peninsula
designated by the General Plan for future park is not a significant environmental impact. The
underlying concept contained in the River Access and Enhancement Plan is not significantly
altered by the reduction of land because the bulk of the desired park improvements were to be
on the balance of the site that is currently vacant and that access to the peninsula will not be
impacted.
The easement afforded to derico Products shall not be used for waterfront commerce;
easement is for river access only.
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Planning Commission Minutes - October 21, 1997
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DE MINIMIS H PACT FINDING:
1. The Planning Commission finds that there is no evidence before the City that the proposed
project will have the potential for an adverse effect on wildlife resources or the habitat upon
which the wildlife depends; on the basis of substantial evidence, the presumption of adverse
effect is rebutted. A Certificate of Fee Exemption will be completed and filed with the Notice
of Determination for the project.
General Plan Amendment and Rezoning Findings
1. The proposed amendment is in the public interest because it does not hinder the development
and future acquisition of additional land for the McNear Peninsula Park. The proposed
General Plan and Zoning Amendments will also continue to allow a long- temvhistoric river
oriented use in a location with a proper land use designation and Zoned to reflect the river
related use.
2. The proposed General Plan amendment is consistent and compatible with the rest of the
General Plan and any implementation programs that may be affected. The Planning
Commission finds that the proposed amendments support General Plan Objectives and policies
which encourage river oriented uses and continued work on acquiring the McNear Peninsula
for parkland.
3. The potential impacts of the proposed amendment have been assessed and have been
determined not to be detrimental to the public health, safety, or welfare. Specifically, the
Planning Commission finds that there will be no adverse environmental impacts resulting from
changing the land use designations or Rezoning the property as recommended by staff.
4. The proposed amendment has been processed in accordance with the applicable provisions of
the California Government Code and the California Environmental Quality Act (CEQA). All
noticing and review periods required by CEQA and the City of Petaluma's Environmental
Review Guidelines have been satisfied.
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35 NEW BUSINESS
36
37 M. CORONA ROAD SUBSTATION; 210 CORONA ROAD; AP NO. 007 -401-
38 005; PACIFIC GAS AND ELECTRIC COMPANY 6cm).
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40 Chairman Feibusch transferred Chair to Second Vice - Chairman Bennett and abstained
41 from participating in this item due to possible conflict of interest.
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43 Principal Planner McCann presented the staff report and recommendations.
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45 DISCUSSION:
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47 Melody Kercheval - PG &E - Presented project overview; project needed due to area
48 load growth, existing substation at or near capacity; improved service, elimination of
49 potential brown -outs during peak periods will result from this new substation; project
50 consists of 1 transformer bank plus foundation for future use; 2 underground line circuits;
14
Planning Commission Minutes - October 21, 1997
1 steel pole at Corona/McDowell; projected future installation in year 2002; presented
2 project schedule - public review through November 21, 1997, expect to begin
3 construction February, 1998, ready for use June, 1998.
4 Commissioner Vieler - Why can't high voltage lines be placed underground?
5 Melody Kercheval - Very substantial expense; existing lines are overhead; there would
6 need to be two transition stations and additional facilities involved; these additional
7 facilities would be more visually intrusive than the proposed poles.
8 Ken ]full - PG &E Project Manager - Insulation and heat dissipation is more difficult with
9 very high voltage; two approximately 50'x70' buildings would be necessary; cost to
10 underground approximately $2 million versus $200,000 for overhead.
11 Commissioner Healy - Any alternative substation designs?
12 Melody Kercheval - Not substantially different, design is safe, height determinate.
13 Ken Hall - Existing poles are 65 feet high.
14 Commissioner Healy - Why do new poles need to be higher than existing (75' versus
15 65')?
16 Ken Hall - Pole height is determined by span and structural considerations and by the
17 need to limit electromagnetic field (EMF) exposure levels.
18 Commissioner Healy - Did PG &E consider extending the utility lines directly from
19 McDowell over adjacent property?
20 Melody Kercheval - Such an extension would bisect the adjacent Industrially designated
21 property significantly reducing its value/use and increasing costs to PG &E; would increase
22 EMF exposure to the mobilehome park.
23 Commissioner Healy - Any back -up information to ascertain that property values will not
24 be lessened?
25 Commissioner Vieler - Discuss EMF exposure to adjacent residences.
26 Melody Kercheval- EMFs (electro magnetic fields) hazard not conclusively proven - In
27 response to public concern regarding EMF's, the California Public Utilities Commission
28 (CPUC) dictated guidelines (low cost mitigations) in an effort to reduce or avoid the
29 public's exposure to EMFs - the plan as presented does incorporate elements to
30 reduce /avoid EMF exposure.
31 Commissioner Healy - What type of uses would be allowed under power lines on a
32 private parcel. (answer - parking/] andscaping); this wouldn't appear to be overly restrictive
33 for industrial development; has PG &E discussed costs for property acquisition with
34 adjacent property owner?
35 Melody Kercheval - PG &E has not approached adjacent property owner; concerns for
36 potential future expansion of Corona Road; would be willing to contribute financially to
37 City to revegetate Corona Road ditch corridor - concurs with tree replacement; will
38 landscape at property line (cannot landscape Youngstown property); additional on -site and
39 frontage landscaping would be acceptable if safe and reasonable; will work in good faith
40 with SPARC - CPUC does have full jurisdiction, however; priority will be to energize
41 substation - will work in good faith with City to address visual concerns.
42 Pamela Young - Co -owner of Youngstown - Tenants of mobilehome park have
43 complained of noise from PG &E yard; tenants will be subjected to views of 65' posts;
44 consider homeowners in park; recommend to PUC that PG &E build an 8 -10' soundwall
45 and plant trees/landscaping along the perimeter of the yard.
15
Planning Commission Minutes - October 21, 1997
1 Commissioner Broad - Would a wall or fence be acceptable if CPUC does not support a
2 soundwall?
3 Pamela Young - Yes, if noise would be decreased (especially with future expansion).
4 Commissioner Vieler - PG &E needs to address additional noise with expansion.
5 Michael Young - Co -owner of Youngstown - This will adversely affect property values in
6 the area.
7 Burke Gratten - G &W Management (licensed electrical engineer) - Representing DSC
8 (tenant in Redwood Business Park) - Petaluma needs quality electrical service - on leading
9 edge of high - technology boom - clean business, needs clean, reliable power; northern part
to of Petaluma has been plagued with electrical problems; this substation needs upgrading to
11 support high technology business in this area; steady source of power necessary; quality of
12 power is important.
13 Commissioner Vieler - What will the visual impact be after (second) expansion?
14 Melody Kercheval - Visual simulation in the environmental assessment are shown at full
15 buildout.
16 Commissioner Broad - What is causing existing noise?
17 Pat Hayes - PG &E (Area Manager) - Typical yard activities: vehicles, material storage
18 and handling, garbage service, customer activity, vehicle repair, etc.; poles are
19 loaded/unloaded, moved to other locations on site; spoke with Redwood Sanitation
20 regarding quieter pick -up; yard mechanic ends shift at lOPM instead of 11PM; some noise
21 generated during outages; has asked all employees to be respectful of neighbors; looking
22 at shielding lighting glare to mobilehome park; a soundwall would reflect noise from the
23 freeway back into the mobilehome park.
24 Commissioner Healy - Could the poles be moved so they do not "double run" over the
25 yard?
26 Ken Hall - No, this is quietest layout (air conditioning fans, etc.).
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28 The public hearing was closed.
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30 Principal Planner McCann - Staff has discussed many of the points raised tonight:
31 alternate line alignment, undergrounding utility lines, frontage landscaping, the need for
32 buffer between yard and mobilehome park, etc., had been discussed previously with
33 PG &E.
34 Commissioner Vieler - Significant issue regarding the diminution of property value to
35 Youngstown; concerns with EMF exposure - poles should be higher to gain more safety;
36 PG &E should pay for fence and landscaping at common boundary with Youngstown,
37 mobilehome park should not pay; why will eucalyptus trees at the fire station be removed?
38 Melody Kercheval - Eucalyptus trees will need to be trimmed often; arborist indicates
39 they are stressed - need to be replaced with lower growing species; radial clearance
40 around conductor required, subject to wind sway.
41 Commissioner Broad - Significant visual impact will not be mitigated; perimeter fencing
42 should be provided by PG &E (height and design determined by SPARC with landscaping
43 required; pole height should be such to afford greatest EMF protection to surrounding
44 residences.
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Planning Commission Minutes - October 21, 1997
1 Commissioner Healy - We all recognize this project will move ahead; need for additional
2 substation in this part of town is proven; in general agreement with staff
3 recommendations; believes that undergrounding utility lines is unrealistic but that PG &E
4 should more thoroughly consider /evaluate the alternative of extending the utility lines
5 directly from McDowell Blvd. through the adjacent underdeveloped site; visual impacts of
6 the current proposal have been mitigated as much as possible with the inclusion of stafrs
7 recommendations; tower height should be as low as possible and still be safe.
8
9 The following summarizes the commission's findings and recommendations:
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11 1. The proposal, even with additional mitigation measures imposed, will create a
12 significant unmitigated adverse visual environmental impact;
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14 2. Further consideration and evaluation of an alternate utility line alignment extending
15 the aerial utilities directly from North McDowell Blvd. across the industrial
16 property (APN 048 - 080 -036) adjacent to the PG &E site should be undertaken.
17 This alignment would reduce visual impacts and may not significantly restrict
18 development opportunities for the property.
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20 3. PG &E shall provide for City Council consideration, quantifiable information
21 regarding the electromagnetic fields and information (studies and data) regarding
22 the affect that substation construction has on property values of nearby private
23 property.
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25 4. PG &E shall construct a substantial perimeter fence six to eight feet tall along the
26 common boundary between the PG &E site and the Youngstown Mobile Home
27 Park. Perimeter landscaping consisting of tall dense shrubs and trees shall be
28 installed at the base of the fence on PG &E property.
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30 5. PG &E shall obtain an easement from the City of Petaluma to authorize the
31 placement of the utility poles within City property.
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33 6. PG &E shall fully revegetate the Corona Road ditch corridor with appropriate
34 riparian vegetation (from McDowell Blvd. to Highway 101).
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36 7. PG &E shall replace trees removed (eucalyptus from the Corona Road drainage
37 ditch corridor and redwoods from the site itself) with box sized fast growing
38 evergreen trees.
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40 8. PG &E shall landscape the southerly frontage of Corona Road from approximately
41 Highway 101 to the easterly side of the PG &E entry. This landscaping should
42 consist of tall tree varieties primarily in an effort to reduce the visual impact of the
43 new power lines and substation and to offset the loss of the existing redwood
44 trees.
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Planning Commission Minutes - October 21, 1997
1 9. PG &E shall provide landscaping within the existing and relocated on -site employee
2 and visitor parking lots. This landscaping should consist primarily of tall canopy
3 trees to filter views of the substation and yard and to provide screening and
4 shading of the parking areas.
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6 10. Landscape plans for the above improvements should be prepared by PG &E and
7 submitted for review and approval by the City's Site Plan and Architectural
8 Review Committee (SPARC) and appropriate agencies and improvements installed
9 prior to energizing the sub - station. Maintenance of the mitigation landscaping
10 neeessafy to re& paets to a less th 0fieant leve shall be the
11 burden of PG &E.
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14 IV. PROJECT STATUS REPORTS:
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16 1. Larry's Lollipop Subdivision - City Council approved with Planning
17 Commission recommendations.
18 2. Stoneridge Subdivision - City Council approved with Planning Commission
-19 recommendations. .
20 3. Opportunity Center Shelter - Moving forward to November - public
21 outreach meetings tonight and Saturday night.
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24 ADJOURNMENT: 10 :35 PM
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27 min 1021 /plan87
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