HomeMy WebLinkAboutMinutes 10/27/1998Planning Commission Minutes - October 27, 1998
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CITY OF PETALUMA, CA
PLANNING COMMISSION MINUTES
REGULAR MEETING
CITY COUNCIL CHAMBERS
CITY HALL - PETALUMA, CA
Tuesday, October 27, 1998
7:00 PM
Commissioners: Present: Bennett, Broad, Healy, Thompson *, Torliatt, Vieler
Absent: Feibusch
* Chairperson
Staff. Pamela A Tuft, Planning Director
Vincent C. Smith, Principal Planner
Mabel Bialik, Associate Planner
Craig Spaulding, Civil Engineer
PLEDGE OF ALLEGIANCE.
MINUTES of October 13, 1998 were approved as printed.
PUBLIC COMMENT: Diane Reilly - Read excerpts from a letter (attached) from
Department of Transportation regarding proposed Rainier Cross Town Connector and
Interchange Project.
DIRECTOR'S REPORT: Planning Director Tuft - A joint meeting with Parks and
Recreation Committee and Planning Commission regarding Lafferty FEIR needs to be set
for early November.
COMMISSIONERS' REPORT: Chairman Thompson - Relayed updated information
regarding the bomb calls being received by the School District - spoke with the
Superintendent before this meeting.
CORRESPONDENCE: Letter from Teresa Conrad regarding Pennzoil Quick Lube;
Letters from Jane Kinney and Whitney Hall regarding Old Elm Village.
APPEAL STATEMENT: Was read.
LEGAL RECOURSE STATEMENT: Was noted on the agenda.
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Planning Commission Minutes - October 27, 1998
1 CONTINUED BUSINESS - PUBLIC HEARING:
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3 I. BANTAM TERRACE; 700 Bantam Way, AP No. 006 - 441- 022(vs).
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5 Request for adoption of a Negative Declaration and approval of a General Plan
6 Amendment and Tentative Subdivision Map to allow a seven -lot residential
7 development on a 2.7 acre portion of the School District surplus property for
8 Petaluma Junior High School.
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10 Continued from September 23, 1998.
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12 Commissioner Torliatt stepped down from the discussion.
13 Chairman Thompson reviewed the September 23 meeting tape.
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15 Principal Planner Smith presented the staff report.
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17 SPEAKERS:
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19 Commissioner Healy - Questions regarding School District maintenance of storm drain.
20 Commissioner Bennett - Need to add recommendations binding School District into
21 conditions; they have been unresponsive.
22 Principal Planner Smith - Ditch is not designed to carry runoff that it is now catching;
23 runoff will be redirected into culvert.
24 Civil Engineer Spaulding - Described drainage diversion calculations.
25 Planning Director Tuft - Drainage swale will be School District responsibility.
26 Sandra Shand - 617 N. Webster - Would like another opinion on flooding/drainage from
27 an independent Civil Engineer; sounds like additional culvert design may work; can we be
28 assured that the School District will maintain the ditch? additional developments in this
29 area add to cumulative storm drainage problem; infrastructure versus development; runoff
30 from Benson development drains into creek; maintenance has been taken care of by
31 neighborhood.
32 Joe Finerty - 615 N. Webster - 45 -year resident at this address; displayed photos of water
33 flows for last 40 years; ditches have been filled -in with buildings in the past; Benjamin
34 Court drains down Western Ave., ditch isn't more than a foot deep - cannot handle
35 existing drainage; water flows through church property; homeowners have been keeping
36 pipes clear - City doesn't do it; 1030 Western has 2 -3 feet of water in garage during heavy
37 rains; School District put a new ditch in because their gym flooded.
38 Pamela Torliatt - 27 Townview - What if flooding solution doesn't work? regarding the
39 catch basin on church property, what permits/drainage calculations were done? would like
40 to see specific bike /pedestrian access plans; benefit to community should be created with
41 this development; regarding speeding at top of hill - traffic calming measures need to be
42 addressed; condition requesting trees at ridgelines should be added; hours of construction
43 need to be addressed; no parking along Bantam in front of existing lots; wants to know
44 condition of (existing) storm drains in area.
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Planning Commission Minutes - October 27, 1998
1 Michael Smith - Waterford Associates - Applicant - Has an approved 4 -lot subdivision;
2 there are no conditions requiring drainage improvements, pedestrian access, limitation to
3 single -story houses, sight distance improvements with existing approval; willing to comply
4 with conditions in staff report.
5 John Fitzgerald - Applicant, Civil Engineer - Regarding drainage, re- reviewed Aaron
6 Acres storm drain improvements/calculations; 25 cubic feet of water per second would be
7 intercepted with proposed improvements; school yard would be drained if the ditch was
8 properly maintained.
9 Commissioner Healy - How much water is going through this area now? What is size of
10 existing pipe leading to this site?
11 John Fitzgerald - There are still areas toward downtown that need improvement, but not
12 in this area.
13 Commissioner Broad - Will some properties that are now flooding be improved?
14 John Fitzgerald - This will improve drainage during a ten -year storm; will not say this
15 area won't flood again.
16 Commissioner Vieler - Questions regarding water flows from Aaron Acres/Benjamin
17 Lane - there is contradiction on amount of water flowing from these projects.
18 Principal Planner Smith - Clarified storm drain improvements.
19 Chairman Thompson - Has seen gravel on streets after rains indicating water flows
20 down Benjamin Lane.
21 John Fitzgerald - Water flowing from County properties, unrelated to this project.
22 Commissioner Healy - Could these improvements be done before this rainy season?
23 John Fitzgerald - Probably not.
24 Steve Hernandez - 852 1/2 Western - There is existing flooding; School District should
25 keep ditch cleared; roadway shouldn't be lowered.
26 Steve Bolman - Schools Superintendent - Requesting quotes for ditch maintenance;
27 proposed access to school property to new project is not advantageous to School District,
28 unsafe; access from rear of campus would not be secure.
29 Commissioner Bennett - Would School District make a commitment in writing to
30 maintain the ditch?
31 Steve Bolman - Yes.
32 Sandra Shand - Maintenance Agreement should be made a condition; this needs to be
33 coordinated with County; map should be included with notices sent to property owners.
34 Pamela Torliatt - Maintenance Agreement needs to specify timeframe for maintenance.
35 Chairman Thompson - Assume County will cooperate in these improvements?
36 Craig Spaulding - This is in Storm Drain Master Plan - shouldn't be a problem.
37 Joe Finerty - 615 N. Webster - Cleaning ditch won't cure this flooding problem.
38 Commissioner Broad - Question for Mr. Oberkemper - What is involved with
39 improvements to sight distance of 175 feet?
40 Mr. Oberkemper - Lower high point of street about 2 feet; new curb, gutter, some
41 widening.
42 Steve Hernandez - Bantam should be a one -way street; lets dig a large /deep ditch in Mr.
43 Finerty's backyard (615 Webster) for all the water!
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45 The public hearing was closed.
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Planning Commission Minutes - October 27, 1998
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2 Chairman Thompson - More information on traffic calming is needed before sending this
3 to City Council.
4 Commissioner Healy - Prepared to support this project; huge improvement to flooding;
5 add condition regarding written Maintenance Agreement from School District; would like
6 storm improvements in place this year; more detail regarding traffic calming to be
7 discussed by Council; hours of construction coordinated with least school disruption.
8 Commissioner Bennett - Flooding concerns - favorably impressed with cooperation of
9 developer; proposal will deal with previous flood problems; has been critical of School
10 District regarding lack of maintenance; supports School District.
11 Commissioner Vieler - Add condition requiring written maintenance agreement by
12 School District adding time frame; monitoring by neighborhood; who removed the berm ?,
13 look at replacing the berm; no construction before 8 AM; add timing of traffic calming
14 measures.
15 Principal Planner Smith - Lowering crest of hill will allow people to see a curve and will
16 cause slowing.
17 Commissioner Vieler Suggested City Council address traffic calming with more
18 information from Traffic Engineer.
19 Commissioner Broad - Questions regarding bonding for public improvements.
20 Planning Director Tuft - All public improvements are bonded.
21 Craig Spaulding - No occupancy would be given until improvements are substantially in.
22 Commissioner Broad - More supportive tonight than previously with proposed
23 improvements - add red curb during construction period, then remove; agrees with traffic
24 calming condition; drainage improvements should go in as soon as possible; sight distance
25 improvements before construction; drainage ditch should be maintained and winterized
26 each year prior to October 15; pleased with developers approach.
27 Commissioner Bennett - The point is to expedite flood mitigation measures.
28 Chairman Thompson - City's Traffic Engineer needs to be consulted for some creative
29 traffic- calming methods; School District should clean -up ditch this year - that's a
30 suggestion.
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32 A motion was made by Commissioner Healy and seconded by Commissioner Bennett to
33 recommend to the City Council adoption of a Mitigated Negative Declaration and
34 approval of a General Plan Amendment to change the land use designation from "School"
35 to "Urban Standard" and approval of a Tentative Subdivision Map based on the findings
36 and subject to the amended conditions listed below:
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Commissioner Bennett:
Yes
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Commissioner Broad:
Yes
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Commissioner Feibusch:
Absent
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Commissioner Healy:
Yes
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Commissioner Torliatt:
Abstain
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Commissioner Vieler:
Yes
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Chairman Thompson:
Yes
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Planning Commission Minutes - October 27, 1998
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Findings for Mitigated Negative Declaration
1 • An Initial Study has been prepared and proper notice provided in accordance with
CEQA and local guidelines.
2. Based upon the Initial Study and comments received, potential impacts could be
avoided or reduced to a level of insignificance by mitigation measures attached as
conditions of approval. There is no substantial evidence that the project, as
conditioned, would have a significant effect on the environment.
3. A monitoring program has been included to ensure compliance with the adopted
mitigation measures.
4. The project does not have the potential to affect wildlife resources as defined in
the Fish and Game Code, either individually or cumulatively and is exempt from
Fish and Game filing fees because it is proposed on a vacant, infill site surrounded
by urban development with none of the resources as defined in the Code.
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.
7. 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.
Findings for General Plan Amendment
1. The proposed amendment is in conformance with the Petaluma General Plan and
will help to implement goals, objectives and programs of the General Plan relating
to the development of underutilized properties with residential uses and
encouraging development within the Urban Limit Line. The proposed amendment
will not hinder or preclude orderly'or appropriate expansion of the existing junior
high school.
2. The proposed amendment is deemed to be in the public interest to provide for
orderly development of appropriate residential uses.
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.
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Planning Commission Minutes - October 27, 1998
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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).
Tentative Subdivision Map Findings
1. The proposed subdivision, as conditionally approved, together with provisions for
its design and improvement, is consistent with the General Plan as a well - designed
development that is harmonious with its setting and provides adequate pedestrian
and vehicle access and services to the proposed lots.
2. The site is physically suitable for the Urban Standard density of 2.6 residential
units per acre as proposed.
3. The Tentative Subdivision Map provides reasonable public access from Bantam
Way to the proposed lots.
4. The proposed map, subject to the following conditions, complies with the
requirements of the Municipal Code, Chapter 20.20, and the Subdivision Map Act.
5. The proposed map has complied with the requirements of CEQA, through the
preparation and adoption of a Mitigated Negative Declaration prepared for this
project which addresses the potential environmental impacts associated with its
development, and no further environmental analysis is necessary.
6. The design of the subdivision and the type of improvements will not cause public
health problems as the improvements including sanitary sewer, storm drains and
water systems, are designed to the satisfaction of the City Engineer.
7. Omission of a public sidewalk on the south side of the new public street will not
jeopardize public safety.
Mitigation Measures:
1. Grading, drainage and improvement plans shall include measures to mitigate soil
erosion as established in Title 17 of the Petaluma Municipal Code.
2. Watering of the site to reduce airborne dust levels shall be implemented if dust
generated during grading of the site threatens to travel off -site due to wind
currents.
3. A geotechnical report shall be submitted with the grading plan to the Building,
Engineering and Planning Departments for their review and approval.
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Planning Commission Minutes - October 27, 1998
1 4. Grading shall conform to the soils investigation report for this subdivision. The
2 Geotechnical Engineer shall investigate and make recommendations regarding the
3 stability of the slope along the proposed public street adjacent to the school. The
4 top of slope shall be at least 5 feet from the face of curb. Any grading on adjacent
5 property shall require permission from adjacent property owner.
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7 5. Construction activities shall comply with applicable Zoning Ordinance and
8 Municipal Code Performance Standards (noise, dust, odor, etc.).
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Jo 6. At no time shall future activities exceed Performance Standards specified in the
11 Uniform Building Code, Section 22 -301 of the Petaluma Zoning Ordinance, and
12 the 1987 Petaluma General Plan.
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14 7. All motor - powered equipment shall be properly equipped with systems to reduce
15 emissions and shall be shut down if not in use. Haul trucks carrying dirt on or off -
16 site shall be covered with tarps.
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18 8. The project proponent shall be responsible to pay a proportionate share for storm
19 drainage system impacts pursuant to the City's Special Development Fees.
Ott
21 9. All grading and excavation activity shall be completed prior to the onset of the
22 rainy season (October 15 through April 15). All new drainage facilities shall be in
23 place and in operation at that time. Extensions for grading and drainage facilities
24 work may be allowed in consultation with the Petaluma City Engineer, based on
25 the sensitivity of the specific project area to erosion, sedimentation and the
26 effectiveness of temporary (rainy season) erosion measures to be implemented by
27 the applicant.
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29 10. Public Improvement Plans submitted shall include provisions for storm water
30 runoff management. The submittal shall reflect installation of permanent signs at
31 drop inlets to the public storm drain system, which prohibit the deposit of
32 hazardous materials into the system.
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34 11. Prior to the submittal of Final Map and Public Improvement Plans, the applicant
35 shall provide documentation indicating that the storm drain system traversing
36 school property is public rather than a private system. If documentation is not
37 provided, then two storm drain system options shall be available; subject to review
38 and approval of City staff.
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40 a. Direct the storm drain to the public storm drain system in Bodega Avenue
41 via Bantam Way.
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43 b. Investigate the location and condition of the existing storm drain system on
44 school property. Repair and upgrade any deficient or substandard sections
45 including relocation for access. Provide the necessary easements and
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documentation for the storm drain system to be dedicated to the city for
maintenance.
12. Construction hours shall be limited to between the hours of 7:00 a.m. to 5:00 p.m.,
Monday through Friday, 8 :00 a.m. to 5:00 p.m. on Saturday; none on Sunday and
holidays recognized by the City of Petaluma.
13. This project shall be subject to the City's Special Development Fees as estimated
below:
Sewer Connection:
Water Connection:
Community Facilitie:
Storm Drain Impact:
Parks Land Impr.:
School Facilities:
In -Lieu Housing:
Traffic Mitigation:
$2,550 /unit
To be determined based on meter size
,: $838.50 /unit
$578.57 /unit
$3,974 /unit
Contact School District @ 778 -4621
$2,400 /unit
$3,007 /unit
14. The applicant shall provide documentation indicating that the. sanitary sewer
system traversing school property is Public. If documentation is not provided, then
three sanitary sewer system options shall be available, subject to review and
approval of City staff:
a. Direct the sanitary sewer from this project to a public sanitary sewer
system in another location.
b. Designate the proposed sanitary sewer system private and provide a
maintenance agreement between the new property owners and the school
district including the necessary documents and easements.
C. Investigate the location and condition of the existing sanitary sewer system
on the school property. Repair and upgrade any deficient or substandard
sections including relocation for access. Provide the necessary easements
and documentation for the sanitary sewer system to be dedicated to the
City for maintenance.
15, Prior to Final Map approval, the improvement plans shall show a water main to be
installed in the proposed public street to serve lots 1 through 7. Fire hydrants shall
be installed at locations dictated by the Fire Marshal's office. The water main shall
be capable of delivering a continuous fire flow as required by the Fire Marshal's
office. The applicant shall provide fire flow calculations. All houses constructed
above elevation 160 require a water pressure system installed for each unit to
maintain adequate house pressure. Provide domestic pressure calculations. Said
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Planning Commission Minutes - October 27, 1998
1 improvements shall be installed pursuant to the City's approval prior to issuance of
2 the first Certificate of Occupancy.
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4 16. In the event that archaeological/historical remains are encountered during grading,
5 work shall be halted temporarily and a qualified archaeologist shall be consulted to
6 evaluate the artifacts and to recommend future action. The identified Native
7 American community shall also be notified and consulted in the event any
8 archaeological remains are uncovered.
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10 Conditions of Approval
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12 1. All requirements of the Planning Department shall be complied with, including:
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14 a. The design of the future homes shall be subject to administrative SPARC
15 approval prior to issuance of building permits. The design of the homes
16 shall be harmonious with the area and shall have a high level of
17 architectural interest and detail.
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19 b. A landscape plan for the five foot wide planting strip on the south side of
20 the new public street and for the Bantam Way frontage shall be submitted
21 for Planning Department review and approval prior to issuance of building
22 permits. The landscape plan shall include street trees along Bantam Way at
23 maximum spacing of 25 feet on center placed within two feet of the back of
24 the sidewalk with linear root barriers. The landscape shall be installed prior
25 to issuance of certificate of occupancy. The street trees along Bantam Way
26 shall be maintained by the adjacent property owner. The landscape within
27 the five foot easement on school property shall be maintained by the school
28 district.
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30 C. All trees shall be a minimum of fifteen gallon size (i.e. trunk diameter of at
31 least 3 /4 inch measured one foot above the ground) unless otherwise
32 specified (e.g. 24" box or specimen size) and double staked; all shrubs shall
33 be five gallon size. All landscaped areas not improved with lawn shall be
34 protected with a three -inch deep bark mulch as a temporary measure until
35 the ground cover is established. The training/nursery stakes for all plant
36 materials shall be removed at the time of planting.
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38 d. All plant material shall be served by a City- approved automatic
39 underground irrigation system.
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41 e. All planting shall be maintained in good condition. Such maintenance shall
.42 include, where appropriate, pruning, mowing, weeding, cleaning of debris
43 and trash, fertilizing and regular watering. Whenever necessary, planting
44 shall be replaced with other plant materials to insure continued compliance
45 with applicable landscaping requirements. Required irrigation systems shall
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be fully maintained in sound operating condition with heads periodically
cleaned and replaced when missing to insure continued regular watering of
landscape areas, and health and vitality of landscape materials.
f. All work within a public right -of -way requires an encroachment permit
from the Department of Public Works.
g. All driveways and parking areas shall be paved per Zoning Ordinance
requirements.
h. The parking lot under construction to accommodate overflow parking shall
be installed prior to approval of the Final Map.
2. All requirements of the Engineering Department shall be complied with, including:
a. Frontage improvements shall be required along the Bantam Way
subdivision boundary plus transitions. Improvements shall include, but not
be limited to, half street reconstruction, curb, gutter, sidewalk, street lights,
striping and landscaping.
b. Provide necessary right -of -way dedication on Bantam Way to connect to
existing improvements to the north of the site.
C. Sidewalks are required on both sides of the street (PMC 20.32.220);
however, the Planning Commission, at their discretion, may omit sidewalks
(PMC 20.32.220). Due to the fact that all parcels are accessed from one
side of the street, the Engineering Department supports the elimination of
the sidewalk adjacent to the school property.
d. "No parking" signs shall be posted and the curb painted red on the side of
the proposed public street adjacent to the school.
e. Minimum asphalt thickness for all City streets is 3 inches.
f. Street lights shall be required along the proposed public street.
g. Lot to lot surface drainage shall not be allowed. Grading shall direct
surface drainage to the proposed public street.
h. Provide a erosion control plan.
i. All hydrologic, hydraulic and storm drain system design shall be subject to
review and approval of the Sonoma County Water Agency.
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Planning Commission Minutes - October 27, 1998
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j.
Improvement plans and final map shall be prepared per the latest city
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Policies, Standards, Codes, Resolutions and Ordinances.
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k.
Dedicate 10' P.U.E. adjacent to all public streets.
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6 3.
All requirements of the Building Division shall be complied with, including:
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a.
Grading must be certified when completed to indicate compliance with
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approved plans and will be required for occupancy.
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b.
Certify finished floor elevation before occupancy.
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C.
Any holding tank required for elevations above 160 feet must meet
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Engineering Department design requirements.
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d.
Where ground slopes greater than 1 on 10, foundation shall be stepped per
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Uniform Building Code 1806.2.
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e.
Soils with expansion index greater than 20 requires special design
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foundation per Uniform Building Code 1803.2.
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f.
Residential buildings over 3,000 square feet need two required exits.
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g.
All roofing shall be `B" rated or better per Ordinance No. 1744/1988.
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h.
Show site drainage and grading topography.
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Indicate all utilities on site plan.
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Driveway gradient shall comply with Ordinance No. 1533/1982.
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Responsible party to sign plans.
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Submit soils report to verify foundation design.
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Indicate group occupancy, type of construction, square footage.
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n.
Plans must show compliance to 1994 UBC, UPC, UMC and 1993 NEC.
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Plans must also show compliance to current Title 24 Energy Conservation
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and/or Disabled Access Requirements.
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Provide structural calculations for all non - conventional design items.
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Demolition permit required to remove any structures.
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Planning Commission Minutes - October 27, 1998
q. Detail all drainage swales.
4. All requirements of the Fire Marshal shall be complied with, including:
a.. Post addresses at or near main entry doors - minimum four (4) inch letters
on contrasting background.
b. Address locator required to be posted at or near the private driveway
entrance. Reflectorized numbers are acceptable. Location and design to be
approved by the Fire Marshal's office.
C. In residential buildings less than 3,500 square feet in floor area, provide fire
sprinklers, off the domestic water system, at normal sources of ignition.
These areas are specifically at clothes dryers, kitchen stoves, furnaces,
water heaters, and fireplaces. In addition, spare sprinklers (one of each type
in the residence) and wrench shall be provided in a red, spare - sprinkler
head box in the garage.
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. Add as 'a general note to plans:
1. No combustible construction is permitted above the foundation
unless an approved asphalt surfaced road is provided to within 150
feet of the farthest point of a building or structure.
2. All fire hydrants for the project must be tested, flushed, and in
service prior to the commencement of combustible construction on
the site.
f. Minimum fire flow required for this project is 1,000 gallons per minute at
20 pounds per square inch (psi).
g. 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.
h. There shall be no parking on the fire access and turn- around easement.
i. Parking will be allowed on one side only on the proposed public street.
5. Design and installation of additional storm drain improvements along Western
Avenue to intercept drainage from entering school site shall be included as part
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Planning Commission Minutes - October 27, 1998
1 of the Final Map Improvements Plans and installed prior to issuance of first
2 Certificate of Occupancy.
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4 6 The elevation (crest) of Bantam Way shall be lowered to achieve the necessary
5 sight distance (approximately 175 feet in each direction) at the intersection of the
5 proposed new public street and Bantam Way. Improvement to Bantam Way shall
7 be included on the Improvement Plans for the Final Parcel Map and shall be
8 completed as part of the installation of improvements for the seven lot
9 subdivision. Improvements to Bantam Way shall be coordinated with the School
10 to minimize conflicts with school hours (i.e., installed during spring or summer
11 break). A Traffic Control Plan shall be review and approved by the City
12 Engineer prior to Final Map approval.
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14 7. Additional Development Standards for Lots 5 and 6 shall be included as follows:
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a. Limit house to single - story.
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b. Provide porches and other articulation for the elevations facing all parts
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of the public street.
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C. Provide minimum setbacks of 12 feet for a porch, 16 feet for the house,
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and 25 feet for the fence line. The fence line shall be restricted from extending
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beyond the house closer to the street.
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School District shall enter into a Maintenance Agreement defining ditch
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maintenance to be performed, time frame of maintenance and monitoring
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guidelines. Maintenance Agreement shall be approved by staff and recorded
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prior to issuance of building permits.
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9.
Hours of construction shall be limited to 8AM to 5PM, Monday through Friday.
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10.
Curb adjacent to Bantam Way shall be painted red during construction until 80%
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of construction (or 3 years, whichever is first) and then shall be removed
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11.
Placement of landscaping at ridgeline, including the possibility of evergreen
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trees, shall be reviewed during Administrative SPARC review.
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12.
Developer shall pay fair share of traffic signalization.
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13.
Utilities shall be undergrounded across the frontage of project.
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14.
Traffic calming measures between Bantam and Western shall be addressed
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through the Traffic Committee and shall be incorporated into improvement plans.
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NEW BUSINESS - PUBLIC HEARINGS:
II. PENNZOIL QUICK LUBE; 400 Washington Street; AP NO. 006-272 -
011(mb).
Request for adoption of a Mitigated Negative Declaration and approval of a
Conditional Use Permit for a quick lube center.
Associate Planner Mabel Bialik presented the staff report.
The public hearing was opened.
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Commissioner Bennett - Is this the ex -gas station site? (yes)
Commissioner Broad - Is this within the Downtown Specific Plan Area? (no); Is it in the
Oak Hill Brewster Historic District? (no, adjacent to the District).
Paul Hankerson - 211 Keokuk - Would like 10 -12 foot sound wall of some type instead
of a timber fence; hopefully enough parking provided for employees/patrons on property,
not on street; how much oil will be stored on site? fire hazard concerns.
Keith Verke - Applicant - Objected to hours of operation being temporarily approved for
Sundays; sited building to help block traffic noise to adjacent residence; tall trees planned
at fence line; 7 -8 foot timber fence along with trees should buffer sounds/sights; cement
wall would be intrusive in this neighborhood; average of 30 cars per day; parking adequate
for employees/patrons on site; leave driveway where it is now; oil storage tanks are
regulated and designed for safety.
Commissioner Torliatt - (to applicant) Are you open to an easement along the fence
line? (Mr. Verke - no, would like landscaping on his property.) (to applicant) Do you own
another Quick -Lube business? (Mr. Verke - no, does not own another Quick -Lube
business).
Commissioner Healy - 30 cars per day seems a bit low.
Keith Verke - No, 30 cars is realistic.
Chairman Thompson - Any pneumatic tools? (Answer - no).
Tracy Hankerson - 211 Keokuk - Concerns with parking adequacy on site; no problems
with Sunday operation.
Tom Ballard - Project Architect - Described siting; SPARC landscaping requirements;
wants to work with neighbors/SPARC.
Commissioner Vieler - Was exit onto Keokuk your design? (yes)
Paul Hankerson - Concerns with security at fence line, would like a ten foot fence with
security lighting.
The public hearing was closed.
DISCUSSION:
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Planning Commission Minutes - October 27, 1998
1 Commissioner Broad - Concerns with 24 -hour lighting; not particularly happy with
2 design, but doesn't have any better ideas; soundwall should be solid up to 8 foot height;
3 SPARC should look at maximizing security to minimize loitering; lighting should be
4 minimally disruptive to adjacent properties; not best land use for site, but it is allowed
5 under current Zoning.
6 Commissioner Vieler - This type of use is not very disruptive; exiting should be onto
7 Keokuk, not Washington.
8 Commissioner Bennett - Wall/fence will act to block views (8' minimum, solid material);
9 vines, not trees, should cover fence (determine at SPARC); employee parking needs to be
10 restricted to on -site parking (add a condition).
11 Commissioner Torliatt - Doesn't have a problem with the driveway where it is; parking
12 needs to be provided on site for employees; no outside storage (barrels, etc.); wall should
13 be at least 8 feet with vines; design of building should be more in keeping with nearby
14 historic district; will trees be required on Washington Street? (yes); how long will
15 construction last? (applicant responded - 45/60 days); would like construction hours to be
16 8AM instead of 7AM.
17 Commissioner Healy - Agrees, not best land use for site; Washington Street corridor
18 important for Petaluma; SPARC should look at fence height/materials and vegetation.
19 Commissioner Broad - Design of building needs to be reviewed; people will wonder how
20 this type of architecture was allowed on the border of historic district.
21 Commissioner Bennett - SPARC liked this design.
22 Commissioner Torliatt - Materials are the problem, not the design; would like something
23 more historic, something that blends into the neighborhood.
24 Commissioner Broad - Not happy with the metal roof.
25 Tom Ballard - Not a residence, metal roof brings in an industrial look.
26 Commissioner Vieler - Return to SPARC with recommendation to review design; should
27 be more in keeping with neighborhood.
28 Chairman Thompson - Driveway should be left where it is.
29 Consensus that driveway dimensions as drawn are acceptable.
30 Keith Verke - Condition restricting Sunday hours creates a financing hardship.
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32 A motion was made by Commissioner Bennett and seconded by Commissioner Broad to
33 adopt a Mitigated Negative Declaration and approve Conditional Use Permit to allow a
34 quick lube service center at 400 Washington Street based on the findings and subject to
35 the amended conditions listed in the staff report.
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37 Commissioner Bennett: Yes
38 Commissioner Broad: Yes
39 Commissioner Feibusch: Absent
40 Commissioner Healy: Yes
41 Commissioner Torliatt: Yes
42 Commissioner Vieler: Yes
43 Chairman Thompson: Yes
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45 Findings for Negative Declaration
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Planning Commission Minutes - October 27, 1998
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1. Based upon the Initial Study, potential impacts could be avoided or reduced to a
level of insignificance by mitigation measures attached as conditions of approval.
There is no substantial evidence that the project, as conditioned, would have a
significant effect on the environment.
2. The project does not have the potential to affect wildlife resources as defined in
the Fish and Game Code, either individually or cumulatively, and is exempt from
Fish and Game filing fees because it is proposed on a vacant, infill site surrounded
by urban development with none of the resources as defined in the Code.
3. The project site has received a Remedial Action Completion Certification (July 11,
1995) from the Sonoma County Department of Health Services, verifying the
completion of a site investigation and remedial action for underground storage
tanks formerly located on the property.
4. The Planning Commission reviewed the Initial Study/Mitigated Negative
Declaration and considered public comments before making a decision on the
project.
5. 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.
Findings for Conditional Use Permit:
1. That the proposed use, as conditioned, will conform to the requirements and intent
of the Section 26 -500, Conditional Use Permits, and with Section 20 -300, Number
of Parking Spaces Required, of the Zoning Ordinance.
2. That the proposed use, as conditioned, will conform to the General Plan, and that
such use will not constitute a nuisance or be detrimental to the public health,
safety, or welfare.
3. That the design, materials, and colors of the building are compatible with
surrounding uses and are harmonious with its setting.
4. That the proposed project has complied with the requirements of CEQA through
the preparation and adoption of a Mitigated Negative Declaration prepared for this
project, which addresses the potential environmental impacts associated with its
development, and no further environmental analysis is necessary.
Conditions of Approval:
From the Planning Department:
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Planning Commission Minutes - October 27, 1998
1 1. Approval is granted to allow the construction of a quick Tube service center e€
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3 as
4 conditioned and/or revised.
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6 2.
7 distfie4,
8 wall, ef: as an altefnative, a heavy fimber- fenee, a aiif�fnufn ef six feet in height, fb
9 addifienal a lien ---9 the adjekiing pfepefty evinef a t want the
10 9d fenee feplaeed, the applicant sha4l still install the wall ef: he-a;
11 fifnber fenee en the applieafit'
12 indie ate -the leeatie # ei ght,- and fnaterials -ef this " er fenee. The applicant
13 shall build a solid wood fence on his property, located as close as possible to the
14 common property line, a minimum of 8 ft. high, and shall plant vines to climb
15 over the top of the fence. Fence design, height, location, and materials shall be
16 submitted to SPARC for final approval along with revised building elevations and
17 landscape plans.
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19 3. To the extent possible, the applicant shall encourage customers to park
20 their vehicles upon entering the site so that an excess number of cars are not idling
21 while customers wait for service.
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4. Hours of operation shall be Monday - Saturday, 8:00 a.m. - 6:00 a.m., and
Sundays, 9:00 a.m. - 4:00 p.m. H^"' sha]i be appEev ^ ndifiefially en ^ * ' l
5. In accordance with the provisions of the Petaluma Municipal Code, the
applicant shall pay applicable City Special Development Fees at time of building
permit application, including, but not limited to, the following: sewer connection,
water connection, community facilities development, storm drainage impact,
school facilities, and traffic mitigation fees. The following fees are estimates and
are based upon plans submitted with the project application:
a. Sewer Connection:
b. Water Connection:
c. Community Facilities
$ 2,550.00 (plus fees calculated by the
Building Division)
$ 3,927.00 (based on Zone 1, 1 inch meter)
$ 4,052.66 (0.345 acre x $11,746.85 /acre)
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Planning Commission ivhnutes - October 27, 1998
Development:
d. Storm Drain:
e. School Facilities Fee
f. Traffic Mitigation Fee
$ 3,150.00 (based on a total site acreage of
.35 acres)
To be determined by applicable school
district. Please contact school district at
778 -4621 for information regarding this
fee.
$ 9,860.48 ($2,485.00 x 3,968 sq. ft.)
2 6. Revised landscape plans shall be submitted to the Site Plan and Architectural
3 Review Committee (SPARC) for final approval pfier to the isseance of a gfadinn
4 er building pefFnit at the same time as the revised building elevations. Landscape
5 plans shall indicate fencing along the north property line as required under
6 Condition #2, above. Landscaping shall be tall and thin and of a type that will
7 not encourage loitering or provide areas of concealment. Heavy, dense
8 shrubbery and trees should not be used
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10 7. No floor drains shall be allowed at the facility. All entrances shall be bermed to
11 prevent petroleum runoff to storm drains. Applicant shall comply with "Vehicle
12 Repair Best Management Practices," attached to this report.
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14 8. The applicant shall comply with all applicable provisions of the Zoning Ordinance
15 and the Municipal Code, including, but not limited to, Article 12, C -C, Central
16 Commercial District, Article 20, Parking and Loading Facilities, Off - Street, Article
17 22, Performance Standards, Article 23, Landscaping and Screening, and Section
18 26 -500, Conditional Use Permits.
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20 9. The applicants/developers shall defend, indemnify, and hold harmless the City or
21 any of its boards, commissions, agents, officers, and employees from any claim,
22 action, or proceeding against the City, its boards, commissions, agents officers, or
23 employees to attack, set aside, void, or annul the approval of the project when
24 such claim or action is brought within the time period provided for in applicable
25 State and/or local statutes. The City shall promptly j notify the
26 applicants/developers of any such claim, action, or proceeding. The City shall
27 coordinate in the defense. Nothing contained in this condition shall; prohibit the
28 City from participating in a defense of any claim, action, or proceeding if the City
29 bears its own attorney's fees and costs, and the City defends the action in good
30 faith.
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32 10. Employees shall be required to park on- site.
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Planning Commission Minutes - October 27, 1998
1 H. No outside storage of any kind shall be allowed
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3 12. Lighting plan shall be indicated on the landscape plan for final review by
4 SPARC. Lighting shall take into consideration the need for security while not
5 adversely impacting residential neighbors.
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7 13. The applicant shall submit revised building elevations /materials for final SPARC
8 approval, indicating a design more compatible with the adjacent historic district.
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10 Mitigation Measures (from Initial Study)
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12 1. Land Use and Planning: Project review will include the site plan, landscape
13 plan, and building design. The project will be conditioned to ensure lighting is
14 directed away from the residences, that landscaping screen the site as much as
15 possible, and that the project conform to the City's noise standards. See
16 mitigation measures identified under Section 7, Noise, and Section 8, Visual
17 Quality and Aesthetics, of the Initial Study.
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19 2. Earth.
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21 1. All earthwork, grading, trenching, backfilling, and compaction operations
22 shall be conducted in accordance with the City's Grading and Erosion Control
23 Ordinance (Title 17, Chapter 17.3 1, of the Municipal Code).
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25 2. The applicant shall submit an Erosion and Sediment Control Plan prepared
26 by a registered professional engineer as an integral part of the grading plan. The
27 Erosion and Sediment Control Plan shall be subject to review and approval of the
28 City Engineer and Planning Director, prior to the issuance of a grading permit.
29 The Plan shall include temporary erosion control measures to be used during
30 grading operations at the site to prevent discharge of sediment and contaminants
31 into the drainage system. The Erosion and Sediment Control Plan shall include the
32 following measures as applicable:
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34 a. Material and equipment for implementation of erosion control
35 measures shall be on -site by October 1'. All grading activity shall be
36 completed by October 15'', prior to the onset of the rainy season, with all
37 disturbed areas stabilized, and, if applicable, revegetated by October 31".
38 Upon approval by the Petaluma City Engineer, extensions for short -term
'39 grading may be allowed. Special erosion control measures may be required
40 by the City Engineer in conjunction with any specially permitted rainy
41 season grading.
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43 3. All construction activities shall comply with the Uniform Building Code
44 regulations for seismic safety (i.e., reinforcing perimeter and/or load bearing walls,
45 bracing parapets, etc.).
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Planning Commission Minutes - October 27, 1998
2 Mitigation Measures and Applicable Monitoring for Potential Impacts Related to
3 Operation/Use:
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5 4. Prior to the issuance of a grading permit, the applicant shall provide a Soils
6 Investigation and Geotechnical Report prepared by a registered professional civil
7 engineer for review and approval by the City Engineer and Chief Building Official,
s in accordance with the Grading and Erosion Control Ordinance. The soils report
9 shall address site specific soil conditions (i.e., highly expansive soils) and include
10 recommendations for site preparation and grading, foundation and soil engineering
11 design, pavement design, utilities, and structures.
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13 5. The design of all earthwork, cuts and fills, drainage, pavements, utilities,
14 foundations, and structural components shall conform to the specifications and
15 criteria contained in the geotechnical report, as approved by the City Engineer.
16 The geotechnical engineer shall sign the improvement plans and certify the design
17 as conforming to the specifications. The geotechnical engineer shall also inspect
18 the construction work and shall certify to the City, prior to acceptance of the
19 improvements or issuance of a certificate of occupancy, that the improvements
20 have been constructed in accordance with the geotechnical specifications by the
21 City Engineer and Chief Building Official prior to issuance of grading or building
22 permits and/or advertising for bids on public improvement projects. Additional
23 soils information may be required by the Chief Building Inspector during the plan
24 check of building plans in accordance with Title 17 of the Municipal Code.
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26 6. Foundation and structural design for buildings shall conform to the
27 requirements of the Uniform Building Code, as well as state and local
28 laws /ordinances. Construction plans shall be subject to review and approval by the
29 Building Division prior to the issuance of a building permit. All work shall be
30 subject to inspection by the Building division and must conform with all applicable
31 code requirements and approved improvement plans prior to issuance of a
32 Certificate of Occupancy.
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34 7. Prior to the issuance of a building or grading permit, the applicant shall
35 submit a detailed schedule for field inspection of work in progress to ensure that all
36 applicable codes, conditions, and mitigation measures are being properly
37 implemented through construction of the project.
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39 3. Air
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41 1. The applicant shall incorporate the following Best Management Practices
42 into the construction and improvement plans and clearly indicate these provisions
43 in the specifications. The construction contractor shall incorporate these measures
44 into the required Erosion and Sediment Control Plan to limit fugitive dust and
45 exhaust emissions during construction.
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Planning Commission Minutes - October 27, 1998
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2 a. Grading and construction equipment operated during construction
3 activities shall be properly muffled and maintained to minimi emissions.
4 Equipment shall be turned off when not in use.
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6 b. Exposed soils shall be watered periodically during construction, a
7 minimum of twice daily. The frequency of watering shall be increased if
8 wind speeds exceed 15 mph. Only purchased City water or reclaimed
9 water shall be used for this purpose. Watering to shall occur on weekends
10 and holidays when work is not in progress.
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'12 C. Construction sites involving earthwork shall provide for a gravel
43 pad area consisting of an impermeable liner and drain rock at the
14 construction entrance to clean mud and debris from construction vehicles
15 prior to entering the public roadways. Street surfaces in the vicinity of the
16 project shall be routinely swept and cleaned of mud and dust carried onto
17 the street by construction vehicles.
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'19 d. During excavation activities, haul trucks used to transport soil shall
20 utilize tarps or other similar covering devices to reduce dust emissions.
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22 e. Post - construction revegetation, if applicable, repaving, or soil
23 stabilization of exposed soils shall be completed in a timely manner
24 according to the approved Erosion and Sediment Control Plan and verified
25 by City inspectors prior to acceptance of improvements or issuance of
26 Certificate of Occupancy.
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28 f. Applicant shall designate a person with authority to require
29 increased watering to monitor the dust and erosion control program and
30 provide names and phone numbers to the City of Petaluma prior to the
31 issuance of building permits.
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33 g. If applicable, the applicant shall obtain operating permits from the
34 Bay Area Air Quality Management District, and shall provide evidence of
35 compliance prior to requesting a Certificate of Occupancy. The Planning
36 Department and/or Building Division shall verify that the applicant has
37 obtained an operating permit and that the facilities conform with the permit
38 requirements prior to authorizing the Certificate of Occupancy.
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40 h. The applicant shall store waste oil and filters in the building or
41 within an enclosure approved by the Planning Department.
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43 2. To the extent possible, the applicant shall encourage customers to park
44 their vehicles upon entering the site so that excessive cars are not idling while
45 customers wait for service.
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Planning Commission Minutes - October 27, 1998
1
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3 4. Hydrolozy and Water Quality
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5 1. All construction activities shall be performed in a manner that minimizes the
6 sediment and/or pollutants entering directly or indirectly into the storm drain
7 system or ground water. The applicant shall incorporate the following provisions
8 into the construction plans and specifications, to be verified by the Planning
9 Department, prior to issuance of grading or building permits.
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11 a. The applicant shall designate on the improvement plans construction
12 staging areas and areas for the storage of any hazardous materials (i.e.,
13 motor oil, fuels, paints, etc.) to be used during construction. All
14 construction staging areas shall be located away from any stream and
15 adjacent drainage areas to prevent runoff from construction areas from
16 entering into the drainage system. Areas designated for storage of
17 hazardous materials shall include proper containment features to prevent
18 contamination from entering drainage areas in the event of a spill or leak.
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20 b. No debris, soil, silt, sand, cement, concrete, or washings thereof, or other
21 construction related materials or wastes, soil or petroleum products or
22 other organic or earthen material shall be allowed to enter any drainage
23 system. All discarded material including washings and any accidental spills
24 shall be removed and disposed of at an approved disposal site. The
25 applicant shall designate appropriate disposal methods and/or facilities on
26 the construction plans or in the specifications.
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28 2. The applicant shall submit a Notice of Intent for compliance with the
29 conditions for a general permit as required under the National Pollutant Discharge
30 Elimination System (NPDES) storm water permit for construction activities
31 monitored by the State of California Regional Water Quality Control Board. The
32 conditions require development and implementation of a Storm Water Pollution
33 Prevention Plan (SWPPP), which may also meet the City's requirement for an
34 Erosion and Sediment Control Plan noted above. The SWPPP shall be subject to
35 the review and approval of the City Engineering and Planning Departments prior
36 to the issuance of grading permits.
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38 3. The applicant shall submit a detailed grading and drainage plan for review
39 and approval by the City Engineer and Planning Department prior to approval of
40 any improvement plans or the issuance of a grading permit. Project grading and all
41 site drainage improvements shall be designed and constructed in conformance with
42 the City of Petaluma Engineering Department's "Standard Specifications," and
43 with the Sonoma County Water Agency's "Flood Control Design Criteria," if
44 applicable. Drainage plans shall include supporting calculations of storm drain and
45 culvert size using acceptable engineering methods. No lot -to -lot drainage shall be
46 permitted. Surface runoff shall be addressed within each individual lot, then
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Planning Commission Minutes - October 27, 1998
1 conveyed to an appropriate storm drain system. All hydrologic, hydraulic, and
2 storm drain system design, if applicable, shall be subject to the review and approval
3 of the Sonoma County Water Agency (SCWA), and the City Engineer.
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5 4. The applicant shall pay all applicable Storm Drainage Impact Fees prior to
6 final inspection or issuance of a Certificate of Occupancy.
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8 Mitigation Measures and Appl Monitoring for Potential Imaacts related to
9 Oyeration/Use•
10 5. The applicant shall develop and implement a comprehensive Urban Runoff Control
11 Plan submitted for review and approval of the Planning Department prior to
12 approval of improvement plans, or issuance of grading or building permits. At a
13 minimum, the plan shall: (1) identify specific types and sources of storm water
14 pollutants; (2) determine the location and nature of potential impacts; and, (3)
15 specify and incorporate appropriate control measures into the project design and
16 improvement plans. Construction plans shall be reviewed by the Planning
17 Department for conformance with the Urban Runoff Control Plan prior to
18 approval of improvement plans or issuance of grading or building permits. City
19 inspectors shall inspect the improvements and verify compliance prior to
20 acceptance of improvements or issuance of a Certificate of Occupancy. Urban
21 Runoff Control Programs shall include the following as appropriate:
22 a. Pesticides and fertilizers shall not be applied to public landscape areas, or
23 any maintenance accessway during the rainy season (October 15th - April
24 30th).
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26 b. All drainage improvement plans shall include installation of permanent
27 signs (concrete stamps or equivalent) at each storm drain inlet. The sign at
28 each inlet shall read "No Dumping, Flows To The Petaluma River" or
29 equivalent, and shall be installed at the time of construction and verified
30 prior to acceptance of public improvements or issuance of a Certificate of
31 Occupancy.
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33 6. The landscape irrigation system shall be designed to connect to the City's reclaimed
34 water irrigation system, in accordance with State Department of Public Health
35 guidelines for use of reclaimed water.
36 7. The applicant shall comply with Best Management Practices for Vehicle Repair
37 pertaining to the operation of the vehicle lubrication business.
38 5. Noise.
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40 1. All construction activities shall comply with applicable Performance Standards in
41 the Petaluma Zoning Ordinance and Municipal Code.
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Planning Conunission Minutes - October 27, 1998
1 2. All construction activities shall be limited to 8:00 a.m. 7: to 6:00 p.m.
2 Monday through Friday and 9:00 a.m. to 5:00 p.m. on Saturdays. Construction
3 shall be prohibited on Sundays and all holidays recognized by the City of Petaluma,
4 unless a permit is first secured from the City Manager (or his/her designee) for
5 additional hours. There will be no start up of machines nor equipment prior to
6 8:00 a.m., Monday through Friday; no delivery of materials nor equipment prior to
7 8:00 a.m. '': nor past 5:00 p.m., Monday through Friday; no cleaning of
8 machines nor equipment past 6:00 p.m., Monday through Friday; no servicing of
9 equipment past 6: 00 p.m. 645 p. m., Monday through Friday.
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11 3. All construction equipment powered by internal combustion engines shall be
12 properly muffled and maintained to minimize noise. Equipment shall be turned off
13 when not is use.
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15 4. Construction maintenance, storage, and staging areas for construction equipment
16 shall avoid proximity to residential areas to the maximum extent practicable.
17 Stationary construction equipment, such as compressors, mixers, etc., shall be
18 placed away from residential areas and/or provided with acoustical shielding. Quiet
19 construction equipment shall be used when possible.
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21 5. The applicant shall designate a Project Manager with authority to implement the
22 mitigation measures who will be responsible for responding to any complaints from
23 the neighborhood, prior to issuance of a building/grading permit. The Project
24 Manager telephone number shall be conspicuously posted at the construction site.
25 The Project Manager shall determine the cause of noise complaints (e.g. starting
26 too early, faulty muffler, etc.) and shall take prompt action to correct the problem.
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29 ti e - st aff e btisine if n e eempla - afe feee , ne
30 €u-rt#er r-exoiew sha4l be fequifed. if eemplaints afe reeeived, the business hetif s e
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34 6.- The applicant shall build a solid wood fence on his property, located as close as
35 possible to the common property line, a minimum of 8 feet high, and shall plant
36 vines to climb over the top of the fence. Fence design, height, location and
37 materials shall be submitted to SPARC for review and approval. replaee -a
38 e�d�ing w eed fenee adjeif4fig the residential distr-iet subjeet te the appreval ft
39 adje pr-epefty -ewners, Ait#- a masenffy wall, -er- as an aftemat '-e, a ne�
40 ,
41 a djo ining - - epef e wn e Fs do net --` ant the existing we6Q- x replaced, t
42 appheant sh still : staHthe wall er- fence. Plans submit4ed fef buildino pefff�t
43 s'�ndic-ate the leeanen heig
g h t, and fnatefials ef this wa4l er- €enc -e
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Planning Commission Minutes - October 27, 1998
1 6. Visual Ouality and Aesthetics.
2 1. All exterior lighting shall be directed onto the project site and access ways and
3 shielded to prevent glare and intrusion onto adjacent residential properties. Plans
4 submitted for project review and approval shall incorporate lighting plans, which
5 reflect the location and design of all proposed street lights, and any other exterior
5 lighting proposed.
2. Shade trees shall be incorporated into building and improvement plans along public
8 streets and within parking areas in conformance with the City's Site Plan and
9 Architectural Review Guidelines to reduce glare and provide shade and screening.
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11 3. Architectural details, landscape plans and specifications, parking layout and
12 detailed site plans shall be subject to review by the City and conformance with the
13 Site Plan and Architectural Review Committee Design Guidelines, prior to
14 issuance of a building permit.
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16 4. Trees shall be located along the rear property line bordering the residential district
17 to provide additional screening. Tree species and number of trees shall be subject
18 to the approval of the Site Plan and Architectural Review Committee prior to the
19 approval of a grading or building permit.
20 7. Hazards.
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22 1. If applicable, for uses, including construction activities, involving storage of
23 chemicals or hazardous materials on -site, the applicant shall file a declaration form
24 with the Fire Marshal's office and shall obtain a hazardous materials storage
25 permit.
26 2.
27 3. If hazardous materials are to be used or stored on -site, the applicant shall prepare a
28 Risk Management Plan (RMP) for approval by the Fire Marshall prior to the
29 issuance of a Certificate of Occupancy or grading or building permit for
30 construction activities. The RMP shall include the following as appropriate:
31
32 a. The applicant shall provide for proper containment within storage areas for
33 hazardous materials and shall maintain emergency equipment and supplies,
34 as specified by the Fire Marshall, to address any spills or leaks from the
35 facilities.
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37 b. The applicant shall identify any potentially hazardous substances or
38 contamination existing on -site and shall provide for proper treatment,
39 removal and disposal during construction.
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41 8. Transportation /Circulation.
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43 1. During non - working hours, open trenches and construction hazards within the
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Planning Commission Minutes - October 27, 1998
1 public right -of -way shall be provided with signage, flashers, and barricades
2 approved by the Street Superintendent to warn oncoming motorists, bicyclists, and
3 pedestrians of potential safety hazards.
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5 2. All road surfaces shall be restored to pre - project conditions after completion of
6 any project - related utility installation activities. All trench pavement restoration
7 within existing asphalt streets shall receive a slurry seal. If the trench cut is within
8 the parking strip, then only the parking strip needs a slurry seal. Otherwise, half
9 the street shall receive a slurry seal.
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3. Frontage improvements shall be installed in accordance with the City's Street
Standards to provide for safe access to and from the site. Curb cuts, signing, and
striping, if applicable, shall be incorporated into the design plans as required by the
City's Traffic Engineer. Improvement or construction plans shall be subject to
review and approval of the Traffic Engineer prior to issuance of a grading or
building permit. All street frontage improvements shall be constructed to City
standards and inspected by City Inspectors prior to final inspections or acceptance
of improvements.
4. The site plan shall include parking to meet standards specified in Section 20 -300 of
the Petaluma Zoning Ordinance. The site plan and design plans for the parking
facilities shall conform with the SPARC Guidelines and shall be subject Planning
Department review and approval, prior to issuance of building permits.
5. The applicant shall be responsible for the payment of the City's Traffic Mitigation
Fee. Traffic Mitigation Fees shall be calculated at the time of issuance of a
building permit and shall be due and payable before final inspection or issuance of
a certificate of occupancy.
9. Public Services/Recreation
31 Mitigation of Cumulative Impacts to Increased Demand for Public Facilities:
32 1. The applicant shall be responsible_ for payment of Community Facilities
33 Development fees, in accordance with Title 17, Chapter 1714, of the Municipal
34 Code, to offset the impacts to public facilities. Fees shall be calculated by the City
35 at the time of building permit issuance and are due and payable by the applicant
36 prior to final inspection or issuance of a Certificate of Occupancy.
37 Mitigation of Impacts Related to Increased Demand for Fire Department Services:
38 2. The applicant of any project which proposes commercial occupancies shall secure
39 approval from the Fire Marshall and Building Division prior to signing lease
40 agreements and allowing occupancy of prospective occupants that pose possible
41 fire and safety hazards, or are classified by the Uniform Building Code as an
42 (hazardous) occupancy.
43 3. Examples of these types of occupancies are: storage of flammable, combustible,
26
Planning Commission Minutes - October 27, 1998
1 explosive, or toxic materials, manufacturing processes involving the above,
2 woodworking shops, fire rebuilding or storage, automotive repair, auto body
3 repair and/or painting, factories where loose combustible fibers are present, semi -
4 conductor fabrication facilities, bulk paint storage, etc.
5 Mitigation of Impacts Related to Increased Demand for Police Department Services:
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10.
In order to ensure public safety and provide for police surveillance, all non-
residential buildings and public use areas shall have security alarms and provide
motion or heat sensitive security lighting to parking areas, pedestrian pathways and
areas of concealment around the perimeter of each building. All parking areas and
pedestrian pathways shall provide visual access to the extent practicable from
public streets and may require mirrors placed on an angle to be seen from the
street or public right -of -way to provide visual access to areas of potential
concealment.
Prior to the issuance of a Certificate of Occupancy, the applicant shall provide and
maintain current emergency contact information on file at the Police Department.
Utilities
1. All new development approved within the City shall connect to the City's sewer
and water system. The applicant or subsequent owner/builder shall be responsible
for the payment of Sewer and Water Connection fees in accordance with the
provisions of Title 15 of the Municipal Code to offset impacts on City utilities.
Water and sewer connections fees are calculated at time of building permit
issuance, and are due and payable prior to final inspection, issuance of a certificate
of occupancy, or connection to the City's utility system.
28 2. The applicant's design engineer shall verify the horizontal and vertical location of
29 all existing utilities in the area and shall design any proposed subsurface work or
30 utility extensions to avoid disruption of services. All high risk utilities (i.e. high -
31 pressure gas lines) shall be potholed prior to construction.
32 3. Water and energy conservation measures shall be incorporated into project design
33 and construction in accordance with applicable codes and ordinances.
34
35 4. Irrigation systems for turf areas shall be designed to connect with the City's long -
36 term wastewater irrigation program in accordance with the State Department of
37 Health Services guidelines.
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39 11, Energy/Natural Resources
40
41 1. Construction activities should be scheduled and the use of heavy equipment
42 maximized so as to limit the amount of fuel consumed. Imported fill should be
43 limited to the maximum extent feasible.
44
27
Planning Commission Minutes -October 27, 1998
1 Mitigation of Potential Energy Impacts Related to Operation/Use:
2
3 2. All building plans shall conform with requirements of Title 24 of the Uniform
4 Building Code for energy efficiency. The applicant shall submit Title 24
5 calculations demonstrating compliance with building code standards for review and
6 approval by the Building Division prior to issuance of a building permit.
7 3. For exterior lighting of buildings, streets, and parking areas, low intensity lighting
8 shall be utilized. Consideration should be given to the use of solar powered light
9 fixtures for lighting of outdoor areas and the use of motion sensors for lighting of
10 interior areas only when occupied, rather than standard lighting fixtures that would
11 remain lit.
12
13 12. Cultural Resources
14
15 1. Trenching for utilities and irrigation lines shall be kept to as shallow a depth as
16 practical to avoid disturbing potential subsurface resources.
17
18 2. For all construction activities, potential to uncover unknown archaeological
19 resources exist. Should any artifacts, cultural remains, or potential resources be
20 encountered during construction activities, work in the area of the find shall cease
21 and the construction contractor shall notify the Director of Planning.
22 Archaeological features include artifacts of stone, shell, bone, or other natural
23 materials. Association with artifacts includes hearths, house floors, and dumps.
24 Historic artifacts potentially include all by- products of human land use greater than
25 50 years of age. Human burials, if encountered, require the notification of the
26 County Coroner in addition to the monitoring archaeologist. The City shall
27 consult with a qualified cultural resource specialist to evaluate the find. If the
28 suspected remains are determined to be potentially significant, all work in the
29 vicinity shall be halted until mitigation measures are incorporated into the design,
30 or the removal of the resource has been accomplished in accordance with
31 recommendations by the archaeologist. The applicant shall comply with all
32 mitigation recommendations of the archaeologist prior to commencing work in the
33 vicinity of the archaeological find. The applicant shall be responsible for all costs
34 associated with consulting a cultural resource specialist and with implementation
35 of mitigation measures.
36
37 From the Engineering Department:
38
39 1. A detailed grading plan must be provided for improvements within the right -of-
40 way and on site including street improvements, utilities, earthwork, drainage,
41 landscaping, and all transitions at property lines.
42
43 2. A fully dimensioned site plan must be prepared including the metes and bounds of
44 the subject parcel, distances from property lines to buildings and parking, and any
45 existing or proposed easements.
28
Planning Commission Minutes - October 27, 1998
1
2 3. The location, direction of flow, and names of both natural and artificial
3
watercourses and ponding areas (or areas of periodic inundation) on the parcel
4
being developed must be indicated. Similarly, those drainage areas on adjacent
5
properties which might affect the design of the applicant's proposal, must also be
6
shown.
7
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4.
Identify the location and size of existing and proposed sanitary sewer, fire
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hydrants, water mains, and storm drains. Slopes and elevations of proposed
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sewers and storm drains shall be indicated.
;11
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5.
Report and Guarantee of Clear Title. A current (not more than 6 months old) title
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report by a duly authorized title company naming the persons whose consent is
14
necessary for the preparation of such plans and for dedications of streets, public
15
places, etc., showing all interests in property, existing easements, lease interests,
'16
etc. Said title report shall include a clear concise metes and bounds description of
17
the property.
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6.
Access to Washington Street and Keokuk Street shall be reviewed and approved
20
by the City of Petaluma Traffic Engineer.
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7.
All work within the public right -of -way requires an excavation permit from the
23
Director of Public Works. Curb, gutter, sidewalk shall be replaced as necessary,
24
per City standards.
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8.
A separate water meter shall be required for landscape irrigation systems or as
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required by staff.
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29
From the Fire Department:
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31
1.
Provide fire extinguisher, 4A -40BC rated dry chemical type, for each 3,000 sq. ft.
32
of floor area.
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34
2.
Post address at or near main entry door — minimum four (4) inch letters on
35
contrasting background.
36
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3.
The building shall be provided by an automatic fire extinguishing system as
38
required by the Uniform Fire Code.
39
4o
4.
Businesses storing hazardous materials require the submittal of a Hazardous
41
Materials Management Plan to the Petaluma Fire Department. Before a Certificate
42
of Occupancy is approved, the following conditions must be approved by the
43
Office of the Fire Marshal:
44
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a. Hazardous Materials Management Plan is approved.
29
Planning Commission Minutes - October 27, 1998
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b. All storage and use of hazardous materials shall be in conformance
with the Uniform Fire Code. Businesses intending to store, use, or
dispense hazardous materials may be required to provide increased fire
protection control measures including, but not limited to, increased fire
protection, fire rated separations, secondary containment, ventilation and
fire alarm systems.
From the Building Division
1. Grading must be certified when completed to indicate compliance with approved
plans and will be required for occupancy.
2. Certify pad elevations before building slab on grade is poured.
3. Soils with expansion index greater than 20 requires special design foundation per
Uniform Building Code 1803.2.
4. Mixed occupancy separation as described in Chapter 3 of the 1994 UBC must be
followed.
5. All roofing shall be `B" rated or better per Ordinance No. 1744/1988.
6. Indicate all utilities on site plan.
7. Responsible party to sign plans.
8. Submit soils report to verify foundation design.
9. Indicate group occupancy, type of construction, square footage.
10. Plans must show compliance with 1994 UBC, UPC, UMC, and 1993 NEC. Plans
must also show compliance with current Title 24 Energy Conservation and/or
Disabled Access Requirements.
11. Provide structural calculations for all non - conventional design items.
12. Show section at west side of property to include existing commercial building,
landscaping area and elevations between properties.
Standard SPARC Conditions
1. All trees shall be a minimum 15 gallon size (i.e., trunk diameter of at least 3 /4 inch
measured one foot above the ground) unless otherwise specified (e.g., 24 -inch box
or specimen size) and double staked. All shrubs shall be five gallon size. All
30
Planning Commission Minutes - October 27, 1998
1 landscaped areas not improved with lawn shall be protected with a three -inch deep
2 bark mulch as a temporary measure until the ground cover is established. The
3 training/nursery stake for all plant materials shall be removed at the time of
4 planting.
5
6 2. All planting shall be maintained in good growing condition. Such maintenance
7 shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and
8 trash, fertilizing, and regular watering. Whenever necessary, planting shall be
9 replaced with other plant materials to ensure continued compliance with applicable
10 landscaping requirements. Required irrigation systems shall be fully maintained in
11 sound operating condition with heads periodically cleaned and replaced when
12 missing to ensure continued regular watering of landscape areas and health and
13 vitality of landscape materials.
14
15 3. All plant materials shall be served by a City approved automatic underground
16 irrigation system.
17
18 4. Linear root barrier systems shall be utilized for trees near streets or walkways as
19 needed, subject to staff review and approval.
20
21 5. Any future color schemes that vary from those approved shall be subject to
22 SPARC review.
23
24 6. Construction activities shall comply with applicable Zoning Ordinance and
25 Municipal Code Performance Standards (noise, dust, odor, etc.), except as revised
26 by the Planning Commission.
27
28 7. External downspouts shall be painted to match background building colors.
29 Scuppers without drainage pipes may not be installed because of probable staining
30 of walls (overflow scuppers are excepted).
31
32 8. All exterior light fixtures shall be shown on plans subject to staff review and
33 approval. All lights attached to buildings shall provide a soft "wash" of light
. 34 against the wall. All lights shall conform to City Performance Standards (e.g., no
35 direct glare, no poles in excess of 20 ft. height, etc.) and shall compliment building
36 architecture.
37
38 9. All outdoor mechanical equipment, satellite dishes, fire main, and all rooftop
39 equipment shall be fully visually screened upon installation, subject to the approval
40 of the Planning Department. Screening devices shall be shown on construction
41 and/or landscape plans.
42
.43 10. Trash enclosures shall be designed to conform to the City Trash Enclosure Screen
44 Design Standards. The design and location shall be subject to review and approval
45 of the Planning Department prior to the issuance of a building permit.
31
Planning Commission Minutes - October 27, 1998
1
2
3
4 III. OLD ELM; 359 West Payran Street; AP No. 006 - 059 480, 050 -053
5 (mb).
6
7 Consideration of a Mitigated Negative Declaration and a rezoning for a
8 recommendation to the City Council for an 88 -unit affordable rental housing
9 project.
10
11 Associate Planner Mabel Bialik presented the staff report.
12 Housing Coordinator Bonne Gaebler brief presentation (financing).
13
14 The public hearing was opened.
15
16 SPEAKERS:
17
18 Geoff Cartwright - 56 Rocca - showed map of floodplain; map showing storm drain
19 culverts where they're collecting from and draining to river; project will be adding its own
20 and neighboring lots water into the same pipe which serves surrounding neighborhoods.
21 John Cheney - 55 Rocca - (brought in 84 -inch tall stick); talked with Army Corps; not
22 going to be finished for another two years; no check valves on storm drains; water will
23 back up; project should wait until Corps is finished; Old Elm project expects to add water
24 into a pipe that already floods; zero net fill doesn't work, even if houses are elevated, the
25 rest of the site will be a lake; shouldn't have to put the project through an EIR; don't want
26 to force them to spend money that should go towards housing; just don't do the project
27 now in this location.
28 Nick Wilson - 19 Betty Court - Already a liquor store in neighborhood; badly maintained
29 shopping center; vagrants on the railroad tracks; NWPRR is supposed to maintain the
30 weeds around the tracks but doesn't; flooding problem needs to be fixed before this
31 project goes in.
32 John Strong - Owns 610 -620 Petaluma Blvd. North (Hatchery Building and restaurant);
33 no check valves - water will overflow; railroad doesn't maintain their property; good
34 project, but fix flood problem first; parking ratio is too low; roads too narrow; has Fire
35 Marshal looked at this? Roadway is 12 feet wide with 6 feet of parking on both sides -
36 what if a car breaks down, no room to pass; no designated visitor parking; project too
37 dense.
38 Hank Pacciorini - 704 and 706 Petaluma Blvd. North - Will submit a formal letter
39 outlining his concerns with traffic, flooding and parking.
40 Bill Empy - 714 Petaluma Blvd. North (Design Center) - Mixed feelings about project;
41 doesn't think parking will work; streets too narrow; problems with circulation; can
42 garbage trucks get into project? fencing should be masonry wall - wood will get kicked in;
43 neighbors will be vandalized; his property drains onto the site now; wait until flood
44 problems are fixed; project too dense.
32
Planning Commission Minutes - October 27, 1998
ject; units
1 John Butler - 816 Petaluma Blvd. North - Auto repair
e able to adjacent to
building; 2 up against the wall of his building would no
3 about complaints from new residents about noise from his business; should move
4 live /work units to other side by the restaurant.
5 Richard Peterson - 816 Petaluma Blvd. North - Concert s with maintenance of should be redesigned. existing
6 building; wants easement to get to his building to maintain; project
7 Commissioner Healy -Zero net fill policy requires 2 foot
the more a propriat eto d requir t e?
8 flood plain ordinance requires 1 foot elevated - which s P
9 Wants to see more on adequacy of parking; more
backup a m e j us tif to look atarking spaces;
to road width - would like examples of existing streets
11 Commissioner Torliatt - Concerns with adequacy of 84" drain culvert; wants to see
12 color board; how will schools be affected - more information r on s is (i.e.
13 Cherry Street); wants to see cross section - elevations relationship to
14 grade differences, changes in elevation; wants to see relationship of project to streetscape
15 and other buildings; how will the buildings look next to existing adjacent buildings?
16
17 The public hearing was continued to the Planning Commission meeting of November 10,
18 1998.
19
20
21 III. LIAISON REPORTS - None
22
23 s\p1anpc\nvnutes \ 1027
24 ADJOURNMENT: 11:35 PM
33
i
S TAT E OF CAL BUSINESS, TRANSPO A ND HOUSING AGENCY PETE WILSON, Governor
DEPARTMENT OF TRANSPORTATION
BOX 23660
OAKLAND, CA 94623-0660
(510) 286 -4444
TDD (510) 286 -4454.
77/;' October 23, 1998
Ms. Dianne Reilly
1657 Rainier nue
ma, CA 94954
Dear Ms. Reilly:
This is in response to your inquiry about the City of Petaluma's proposed Rainier Avenue
Cross Town Connector and Interchange Project on Route 1() 1 in Sononrr County. You had
discussed your concern about the City's proposed project at the Rainier location with Mitra
Javaherian of my staff. In specific you had inquired about Caltrans' level of input and review in
the selection process of the preferred alternative for the project.
Any project that is proposed to be loca within the State ri-�ilt of way, must be approved
by Caltrans through approval of a scoping document called Project Report. In this case, the City
of Petaluma is required to prepare a Project Report for the Rainier Avenue project for Caltrans'
review and approval. This document must discuss in detail the project alternatives, their pros
and cons and finally recommend a.preferred altelilative for design and construction. The
recommended alternative must be in compliance with the recommendations of the corresponding
environmental document. City of Petaluma is aware of this process and is planning to prepare a
Project Report. However, through our recent discussions with the City of Petaluma, we
understand that the preparation of the Project Report ! been put on hold for at least a year.
Apparently, because of the City Council and community's concern about the project at the
Rainier location, City of Petaluma is planning to update the City's General Plan and in that
process will look in detail at the funding, flooding, alternative interchange location, lard use and
growth, and access issues of the Rainier project.
We would like to assure you that through the scoping document approval process,
Caltrans will look closely at the different alternatives and will be involved with the City and
othcr interested parties in selecting the best alternative.
You had also inquired about Caltrans' policy on the interchange spacing as well as partial
Interchange construction. As w as discussed with you, Caltrans policy r;,quires the minimum
interchange spacing to be one mile in urban areas and any non - standard spacing will need to be
mitigated by constnrction of auxiliary lanes. It is also our policy to avoid partial interchanges in
order to reduce operational problems and an exception to tills policy is very unlikely.
Ms. Diane Reilly
10/26/98
Page 2
If you need additional information regarding any points discussed in this letter, please do
not hesitate to call me at (510) 286 -4191.
Sincerely,
HARRY Y. YAHATA
District Director
BY
i
MARYAVI` ABAKI
District Branch Chief
Design North Counties
1:
cc: Mi'_:e Evert - City of Petaluma