HomeMy WebLinkAboutPlanning Commission Minutes 01/12/1999Planning Commission Minutes - January 12, 1999
1 CITY OF PETALUMA, CA
2 PLANNING COMMISSION MINUTES
3 JANUARY 12,1999,7:00 PM
4 CITY COUNCIL CHAMBERS
5 CITY HALL, 11 ENGLISH STREET
6 PETALUMA, CA 94952
7 Telephone 707/778 -4301 / Fax 707/778 -4498
8 E -Mail planning*dpetaluma.cxus
9 Web Page http: / /www.cLpetaluma.ca.us
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11 Commissioners: Present: Bennett*, Broad, Healy, Vieler (two seats vacant)
12 Absent: Feibusch
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14 * Acting Chairperson
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16 Staff: Vincent C. Smith AicP, Acting Planning Director
17 Elizabeth Dunn mcr, Assistant Planner
18 Craig Spaulding, Civil Engineer
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21 PLEDGE OF ALLEGIANCE.
22 APPROVAL OF MINUTES - Minutes of December 8, 1998 were approved with
23 corrections to pages 31 and 32.
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25 PUBLIC COMMENT: Diane Reilly - Shared with Planning Commission that she had
26 been a City Council candidate without much government experience; read about issues
27 and watched Petaluma Community Access Television; was hesitant to come to speak at
-28 public meetings (also, parking lot is not well lighted); was told she probably shouldn't
29 speak at public meetings because she might infringe on their business; the public should
30 not feel intimidated, some feel that way. Chairman Bennett indicated that Commission
31 was pleased to have any member of the public speak before the Commission and
32 encouraged it.
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34 DIRECTOR'S REPORT: None.
35 COMMISSIONERS' REPORT: Commissioner Healy - Good to be back (as Council
36 Representative); City Council will name two new Planning Commissioners on February 1;
37 Stormwater Ordinance will be reviewed by Council in February. Commissioner Bennett
38 - First section of Riverwalk has been installed (McNear Landing).
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40 CORRESPONDENCE: Letter from Joseph Tinney regarding Premo Subdivision; letter
41 from Larry Jonas regarding Premo Subdivision; letter from Shawn Montoya regarding
42 Martin Historic Plaza.
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44 APPEAL STATEMENT: Was read.
45 LEGAL RECOURSE STATEMENT: Was noted on the agenda.
Planning Commission Minutes - January 12, 1999
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3 NEW BUSINESS - PUBLIC HEARING:
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5 I. PREMO SUBDIVISION, 398 Sunnyslope Road, File No's
6 REZ98011/TSM98002 (ED).
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8 The proposed development is to rezone and subdivide a vacant 10.4 acre parcel
9 into ten (10) lots for residential development. Semi - custom homes are proposed
10 for the lots that range in size from .5 to 1.5 acres. Three lots are proposed along
11 Sunnyslope Road with Lots 1 and 2 sharing a driveway access easement. Lot 3
12 would share an access easement with Lot 1 of Suncrest Estates to the south.
13 Access to the remaining lots of the proposed subdivision is to be from the
14 extension of Wallenberg Way, the access road for Suncrest Estates to the south..
15 The zoning is currently PUD under the Sunnyslope PUD, adopted in 1991. The
16 proposed zoning remains PUD, with a site specific Planned Unit Development
17 (PUD) Plan proposed to address setbacks, allowed and prohibited uses,
18 architectural design guidelines, and landscaping and fencing requirements.
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20 Assistant Planner Dunn presented the staff report.
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22 The public hearing was opened.
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24 SPEAKERS:
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26 Chairman Bennett - Does staff have concerns with this project? (No)
27 Craig Spaulding - Noted corrections to Engineering Conditions.
28 Tom Sanborn - Applicant - Thanked staff for being supportive; many differences between
29 project adjacent project ( Suncrest) and this project; drawings indicate conservation area
30 (no development); displayed aerial photos showing topography, road configuration in
31 relationship to adjacent project; project designed in accord with Sunnyslope EIR. _
32 Commissioner Vieler - What is connection between Suncrest Estates and this project?
33 Tom Sanborn - Proposed street design benefits both projects; more environmentally
34 sound.
35 Vincent Smith - Suncrest Estates was approved with this road alternative as an option.
36 Commissioner Healy - Concerned with visual impacts over crest of hill from D Street
37 Extension.
38 Tom Sanborn - Visual screening provided from existing large trees; trail easement was
39 included by Mr. Premo without any monetary compensation.
40 John Fitzgerald - 114 Suncrest Hill - Continue policy of open field fencing on upper
41 slopes (include deed restrictions); supports sidewalk on only one side of street; try to keep
42 as rural a look as possible; supports 24' wide streets - adequate for emergency vehicle
43 access; opposed to access trail from (Maxwell) project; trail doesn't lead anywhere, no
44 reason for trail, not an asset.
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Planning Commission Minutes - January 12, 1999
1 Janice Cunningham - 108 Suncrest Hill - Agrees with John Fitzgerald's comments;
2 questions height for new construction - look at height limitations; existing neighborhood
3 homes are one -story; concerns regarding 30 foot setback to Suncrest Hill Drive - increase
4 to 507; concerns with density; existing house at top of hill can be seen from D Street -
5 lots 7 &8 may be visible if there are no height restrictions.
6 Larry Jonas - Worked with Tom Sanborn for a long time; worked toward extending
7 road; supports 24' wide street; regrets agreeing to a 32' wide street in Suncrest Estates;
8 upper lot of Suncrest Estates has a 120' rear yard setback, Initial Study recommends
9 house should be sited toward front of the lot, decrease building setback to 100' at rear;
10 open field fencing is suggested, it should be a condition; disagrees with some lot line
11 layouts; move Lot 9 to where Lot 5 is shown; move Lot 10, giving access to his lot at a
12 different location; all properties would then look into an open field area; have an option to
13 provide a scenic area in the center of the subdivision; consider alternative lot layout;
14 discussion of views from Sunnyslope Road; street trees along Sunnyslope should be 30'
15 apart and should be Valley Oaks to be consistent with Suncrest Estates.
16 Vincent Smith - Regarding 120' setback (on Mr. Jonas' lot), setback was determined by
17 Planning staff (estimated).
18 J.T. Wick - CSW Stuber - Stroeh, Applicant Planning/Engineering Consultant - Discussed
19 25' height limits for upper homes - full SPARC review is proposed on upper lots.
20 Commissioner Healy - Performance Standards should be in place indicating that homes
21 would not be visible from D Street.
22 J.T. Wick - Performance Standards acceptable; full SPARC review is most appropriate
23 way to address privacy concerns; open field fencing is proposed; does not agree with
24 proposed lot reconfiguration presented by Mr. Jonas.
25 Commissioner Vieler - Would you agree to a 25' height limit? (Yes)
26 Commissioner Broad - Questions regarding height restrictions; why is grading being
27 proposed instead of retaining walls?
28 J.T. Wick - Fill slope will be kept out of driplines of uphill trees.
29 Commissioner Healy - Would the joint driveway on lots 1 and 2 be sized so backing
30 wouldn't be necessary (onto Sunnyslope)?
31 Tom Sandborn - Yes, deed restrictions could be placed on those properties to require
32 off - street parking and turn- arounds. -
33 J.T. Wick - Landscaping will be taken care of by homeowners; private fire line requiring a
34 Homeowner's Association would be a huge burden.
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36 The public hearing was closed.
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38 Commissioner Healy - Are we discussing easements or improvements for the trail?
39 (answer - easement) need to require a Performance Standard requiring zero - visibility from
40 D Street; regarding configuration of lots backing Suncrest Hill - lots 5,6,7 - setbacks could
41 be increased slightly; hours of construction should be simplified, allow an hour later each
42 day; street design is ok/consistent; utilities along Sunnyslope need to be undergrounded;
43 agrees with finding an alternative to maintain the fire line that is acceptable to City
44 Engineer.
45 Commissioner Broad - Where will the water from this project end up?
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Planning Commission Minutes - January 12, 1999
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Craig Spaulding - Water goes to Thompson Creek - exits down -river from D or H
Street; Water Agency review and approval is required.
Commissioner Broad - Have lots 1 through 3 been reviewed by City Traffic Engineer?
Craig Spaulding - Yes, no concerns.
John Fitzgerald - Hydrology Study for this project and Suncrest Project were done
together and approved by Sonoma County Water Agency.
Commissioner Vieler - How will this impact flow into the river?
John Fitzgerald - Additional flow from this project is not in the boundary that would
increase flows.
Commissioner Broad - Does not object to roadway widths, sidewalk on one side of
street; 8AM to 5PM construction hours; add street tree condition (one every 30 feet)
consistent with adjacent project; General Plan policy regarding ridgeline protection -
given size of building envelopes, don't allow to extend up to ridgeline; Performance
Standard requirement acceptable; trees may not give enough visual screening; include in
SPARC review for lots 4 through 7 provision for landscaping within setback to insure
privacy; agrees with open field fencing; does not need to have subdivision redesigned;
include turn- around condition.
Commissioner Vieler - Agrees with Commissioner Healy regarding requirement for
story- poles; regarding Homeowner's Association requirement - Engineering and Water
Departments should run a projection on expenses to maintain the fire line, charge buyers
once up front, no Homeowner's Association; leave construction hours as is; tree planting
on Sunnyshope should be 30' o.c.; applauds Mr. Premo on donating trail easement.
Commissioner Healy - Performance Standard requirement would allow flexibility.
Vincent Smith - What point would we measure from?
Commissioner Healy - Homes not to be visible from any point on D Street Extension.
Commissioner Broad - If we require story- poles, that would preclude written
representation; building setback lines can be increased to meet Performance Standards;
Engineering staff should look again to see if an acceptable solution to fire line maintenance
can be found.
Chairman Bennett - Construction hours should be 8AM - 5PM, Monday through Friday
only.
A motion was made by Commissioner Healy and seconded by Commissioner Broad to
recommend to the City Council adoption of a Mitigated Negative Declaration and
approval of a Rezoning, Vesting Tentative Subdivision Map, and Planned Unit District
Plan based on the findings and subject to the amended conditions listed below:
Commissioner Broad: Yes
Commissioner Feibusch: Absent
Commissioner Healy: Yes
Commissioner Vieler: Yes
Acting Chair Bennett: Yes
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Planning Commission Minutes - January 12, 1999
1 Findings for Approval of a Mitigated Negative Declaration of Environmental
2 Impact:
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4 1. An Initial Study was prepared, proper notice was provided in accordance with
5 CEQA and local guidelines for the approval of a Mitigated Negative Declaration to
6 establish this use.
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8 2. Based upon the Initial Study, dated December 23, 1998, and any comments
9 received, there is no substantial evidence that the project as mitigated would have
10 a significant effect upon the environment.
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12 3. As concluded in the attached Initial Study, dated December 23, 1998, the project
13 does not have the potential to affect wildlife resources as defined in the Fish and
14 Game code, either individually or cumulatively.
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16 4. The project is not located on a site listed on any Hazardous Waste Site List
17 compiled by the State pursuant to Section 65962.5 of the Government Code.
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19 5. The Planning Commission has reviewed the Negative Declaration and considered
20 any and all comments before making a recommendation on the project.
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22 6. A Mitigation and Monitoring Program has been prepared to insure compliance
23 with the adopted mitigation measures for the Premo Subdivision.
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25 7. The record of proceedings of the decision on the project is available for public
26 review at the City of Petaluma, Planning Department, City Hall, 11 English Street,
27 Petaluma, California.
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29 Mitigation Measures
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31 All mitigation measures, as identified in the Initial Study filed December 23, 1998 for the
32 Premo Subdivision proposal, are herein - incorporated. -
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34 Findings for the Rezoning to Planned Unit Development (PUD)
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36 1. The proposed Amendment to Zoning Ordinance No. 1072 N.C.S., to classify and
37 rezone a 10.4 acre parcel of Assessor's Parcel Number 019- 203 -006, to be known
38 as the Premo Subdivision, to Planned Unit Development (PUD) is in general
39 conformity with the Petaluma General Plan and Sunnyslope Assessment and
40 Annexation District Plan.
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42 The proposed density of ten units complies with the General Plan and Sunnyslope
43 Annexation and Assessment District Plan. Additionally, this proposal incorporate
44 the policies and guidelines of the Hillside Development regulations of Article 19.1
45 of the Zoning Ordinance Proposed Planned Unit District (PUD) Design Guidelines
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Planning Commission Minutes - January 12, 1999
1 will ensure that the architecture of the proposed homes reflects the character of
2 West Petaluma.
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4 2. The public necessity, convenience and general welfare clearly permit and will be
5 furthered by the proposed Amendment to the Zoning Ordinance, reclassifying and
6 rezoning the Premo Subdivision site to PUD.
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8 The project complies with the applicable provisions of Article 19A and provides
9 for development standards and permitted and conditional uses. The Planned Unit
10 District for the Premo Subdivision incorporates the policies of the Hillside
11 Development regulations of the Zoning Ordinance. Both the Fire Marshal and
12 Engineering Department have prepared conditions of approval to address fire
13 safety issues, and design criteria for the construction of the proposed homes have
14 been created to ensure that views to adjacent properties are protected.
15
16 3. The requirements of the California Environmental Quality Act (CEQA) have been
17 satisfied through the preparation of an Initial Study/Mitigated Negative
18 Declaration to avoid or reduce to a level of insignificance, potential impacts
19 generated by the proposed Premo Subdivision PUD.
20
21 In compliance with the requirements of the California Environmental Quality Act,
22 an Initial Study was prepared for the rezoning of the site from Planned Unit
23 District to Planned Unit District. Based upon the Initial Study, a determination was
24 made that no significant environmental effects would result. A copy of this Notice
25 was published in the Arg,us Courier and provided to residents and occupants within
26 300 ft. of the site, in compliance with CEQA requirements.
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28 Findings for approval of the PUD Development Plan
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30 1. The proposed Premo Subdivision results in a more desirable use of land and a
31 better physical environment than would be possible under any single zoning district
32 or combination of zoning districts. -
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34 The proposed PUD will allow proposed residential uses that are compatible with
35 the existing surrounding use. Design guidelines have been prepared to ensure that
36 the architecture of the proposed homes reflects a higher design quality. The project
37 has been conditioned to underground overhead utility lines, which will result in a
38 more attractive streetscape. No additional residential subdivision will be allowed
39 beyond that approved by the City Council.
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41 2. The proposed Premo Subdivision development plan is proposed on property which
42 has a suitable relationship to one or more thoroughfares ( Sunnyslope Avenue, - r ,
43 Street, and Sunnyslope Road) and said thoroughfares with the improvements
44 herein required, are adequate to carry any additional traffic generated by the
45 development.
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Planning Commission Minutes - January 12, 1999
1
2 The project complies with the applicable provisions of Article 19A and provides
3 for development standards and permitted and conditional uses. The Planned Unit
4 District allows for a mixture of uses, densities, building intensity, or design
5 characteristics. In accordance with Article 19A, any and all compatible land uses
6 may be allowed in the PUD.
7
8 3. The plan for the proposed Premo Subdivision development presents a unified and
9 organized arrangement of buildings and service facilities which are appropriate in
10 relation to adjacent or nearby properties, particularly the existing Suncrest Hill
11 Drive residents and approved Stone Ridge and Suncrest Estates subdivisions.
12 Adequate landscaping and screening is included to ensure compatibility with
13 surrounding uses. Conditions have been incorporated requiring design and
14 development standards that are compatible with neighboring developments.
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16 4. Adequate available public and private spaces are designated on the PUD
17 Development Plan. Through mitigation measures and project conditions, adequate
18 building setbacks and other project amenities are provided. Existing clusters of
19 oak, and buckeye trees exist and contribute to the natural beauty of the site. With
20 the exception of trees that will be removed due to poor health, trees will be
21 retained on -site.
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i 23 5. The development of the subject Premo Subdivision project in the manner proposed
1 24 by the applicant, and as conditioned, will not be detrimental to the public welfare,
25 will be in the best interests of the City, and will be in keeping with the general
26 intent and spirit of the zoning regulations of the City of Petaluma, with the
27 Petaluma General Plan, and with the Sunnyslope Assessment and Annexation
28 District.
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30 The project, as conditioned, complies with the applicable provisions of the
31 Municipal Code and the General Plan The proposed use is consistent with the
32 General Plan designation. Both the Fire Marshal and Engineering Department have
33 prepared conditions of approval to address fire safety issues, and design criteria for
34 the construction of the proposed homes have been created to ensure that views to
35 adjacent properties are protected.
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37 6. The Premo Subdivision project will help the City further the objectives, policies
38 and programs of the Housing Element of the General Plan to provide a range of
39 housing types.
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41 7. The Premo Subdivision project is designed to be compatible with surrounding uses
42 as it is residential in character. It will not result in a more intensive use of the land
43 with characteristics that are incompatible with neighboring single family residential
44 uses.
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Planning Commission Minutes - January 12, 1999
1 Notice of Estimated Fees, Dedications, and other Exactions
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3 Pursuant to Section 66020 of the California Government Code, the applicant/developer
4 has the statutory right to protest development fees, dedication and reservation
5 requirements, and other exactions included in this project approval as follows (calculations
6 based upon 10 lots):
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8 The following must be collected at the time of building permit issuance:
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Community Facilities fees in the estimated amount of $ 838.50 per unit
❖ Storm Drainage Impact fees in the estimated amount of $ 340.90 per unit
❖ Park and Recreation Land Improvement fees in the estimated amount of $3,984 per
unit
o Traffic Mitigation fees in the estimated amount of $ 3,007 per unit
°:• Water Connection Fee of $1,250.00 per unit for a 3 /4" meter in Zone 2
❖ Sewer Connection Fee of $2,550.00 per unit
The School District fee must be paid directly to the School District and prior to the
issuance of a building permit. Contact the School District at 778 -4621.
The In -Lieu for Provision of Low Income Housing contribution, in the estimated amount
of $2,400.00 per lot, is collected at the time of escrow.
Conditions for PUD Aaaroval
1. All mitigation measures adopted in conjunction with approval of the Mitigated
Negative Declaration (Resolution N.C.S.) for the Premo Subdivision
project are incorporated herein by reference as conditions of project approval. The
project shall also comply with all applicable mitigations specified for properties
within the Sunnyslope Assessment and Annexation District Specific Plan Area as
contained in Resolution No. 89 -122 N.C.S., which certified, approved and adopted
the Environmental Impact Report for the Sunnyslope Assessment and Annexation
District Plan.
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All requirements of the Building Division, Fire Marshal, Engineering, Planning,
Police Department and Public Works Departments shall be met and reflected on
plans submitted for development permit issuance.
39 3. The applicants/developers shall defend, indemnify, and hold harmless the City or
40 any of its boards, commission, agents, officers, and employees from any claim,
41 action or proceeding against the City, its boards, commission, agents, officers, or
42 employees to attack, set aside, void, or annul, the approval of the project when
43 such claim or action is brought within the time period provided for in applicable
44 State and/or local statutes. The City shall promptly notify the applicants/developers
45 of any such claim, action, or proceeding. The City shall coordinate in the defense.
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Planning Commission Minutes - January 12, 1999
1 Nothing contained in this condition shall prohibit the City from participating in a
2 defense of any claim, action, or proceeding if the City bears its own attorney's fees
3 and costs, and the City defends the action in good faith.
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5 Findings for Tentative Subdivisio May
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7 5. The proposed Premo Tentative Subdivision Map, as conditioned, is in general
ategory and other applicable provisions of
8 conformity with the Suburban land use c
9 the General Plan.
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11 The proposed density adheres to the Suburban General Plan land use category an
12 the Sunnyslope Annexation and Assessment District.
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14 6. The proposed Premo Tentative Subdivision Map, as conditioned, is in general
15 conformity with the standards and intent of the PUD Zoning District and other
16 applicable provisions of the Petaluma Zoning Ordinance.
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18 The proposed uses of the Planned Unit District (PUD) comply with allowed uses
19 of the R -1, 20,000 One Family Zoning District. Additionally, the allowed uses
20 incorporate the provisions of Article 19A of the Zoning Ordinance for
21 development standards, and permitted and conditional uses.
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23 7. Pursuant to Ordinance 1994 NCS, regulating access for lots to public streets, the
24 most logical development of the land requires that proposed Lots 1 -3 be served by
25 private driveway access easements, in order to minimize the grading impacts to the
26 land, and establish lotting patterns for the Premo Subdivision which are compatible
27 with surrounding development and City policies pertaining to hillside development.
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29 8. 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 impacts of the
32 Premo Subdivision.
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34 A Mitigation and Monitoring Program has been created for the Premo Subdivision.
35 City staff will monitor the development of the project to insure that all mitigation
36 measures are adhered to.
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38 9. The proposed Premo Tentative Subdivision Map, as conditioned, is in general
39 conformance with the Petaluma Subdivision Ordinance and other applicable
40 provisions of the Petaluma Municipal Code (PMC). In accordance with the by
41 provisions of PMC Section 20.32.230, the public safety is not jeopar
u ed s d treet
42 sidewalks on one side of Wallenberg 20.32.270 will r the ue sult sin of
he best possible
43 standards pursuant to PM
44 utilization of the land to be subdivided given consideration to the topography
and
45 natural cover of the land and the general character of the proposed subdivision.
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Planning Commission Minutes - January 12, 1999
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Conditions For Tentative Map Approval:
1. The following requirements of the Engineering Department shall be met:
A. Fronta a Improvements
1.
and stre edights. Streetlights shall be required along the frontage according
to street light standards.
2. All utility services requiring connections to service mains along Sunnyslope
Road, including water, sanitary sewer, storm drain, gas, and electric, shall
be bored and jacked rather than trenched to conform to the "No cut" policy
along the aforementioned road.
3. Right -of -way dedication shall be required as indicated along Sunnyslope
Road.
4. Overhead utilities along the frontage of this project and traversing the site
shall be placed underground. Undergrounding shall be continued to the
nearest poles off -site in both directions along Sunnyslope Road.
B. Grading
1. Provide an applicable grading plan indicating the grading for each lot, cut
and fill calculations, and drainage patterns for each lot. Pad elevations, spot
elevations and slopes for all improvements, existing and proposed utilities
(including service laterals), and surface drainage improvements shall be
shown on the map.
2. An erosion control plan shall be prepared by the developer. Review and
field inspection will be conducted by the Engineering Department.
3. Drainage swales shall be collected in a conduit and directed through the
curb face or to a storm drain system.
4. Any existing structures above or below ground that are abandoned or not
needed shall be removed. Structures shall include, but be limited to, fences,
retaining walls, pipes, debris, septic systems, etc.
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Planning Commission Minutes - January 12, 1999
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C.
Streets
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1.
The street widths and parking bays for the extension of Wallenberg Way
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shall be as proposed on the Tentative Map/PUD Plan. The project shall be
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responsible for constructing Wallenberg Way between the end of
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construction on Suncrest Estates Subdivision and the boundary of this
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project. The cul -de -sac design shall accommodate fire truck turning
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requirements. Sidewalk shall extend to the end of the cul -de -sac. City
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standard curb and gutter shall be constructed along the entire length of
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Wallenberg Way. Pavement calculations must be submitted for the public
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street.
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Engineeredi driveways shall be required for future building permits.
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D.
Site Drainage and Storm Drains
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1.
Lot -to -lot surface drainage is not allowed unless collected at property lines
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with a drop inlet storm drain system. Private storm drain systems shall
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require easements and recorded maintenance agreements. Concentrated
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surface drainage shall not be allowed over sidewalks or curbs but shall be
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directed to the public street with sidewalk underdrains.
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2.
All site d hinage improvements shall be designed and constructed in
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conformance with the minimum requirements of the Sonoma County Water
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Agency Flood Control Design Criteria and shall be subject to review and
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approval of the Sonoma County Water Agency and the City Engineer prior
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to Final Map approval.
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3.
Skewed crossing between storm drain and other proposed utilities shall not
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be permitted. The proposed utility assignments should parallel the street
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alignment as close as possible to avoid such crossing conflicts.
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The storm , drain along Sunnyslope .Road shall be extended beyond the
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proposed driveways to collect upstream flows and avoid installation of a
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catch basim at the driveway approach.
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E.
Site Sanitary Sewer and Water Systems
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1.
This project shall utilize the existing sanitary sewer, storm drain, and water
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mains located in the most easterly corner of the property. The developer
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shall reimburse the City for the cost of providing utility stubs as determined
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by the Engineering Department.
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2.
The proposed public sanitary sewer main must be located in the paved
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portion of Wallenberg Way.
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3. All finished floor elevations exceeding 160 feet shall require booster pump
systems for fire sprinkler and domestic water pressure. Calculations must
be provided for those lots requiring such systems. Show details of private
pumps and water lines for individual lots. Provide separate one (1) inch
water service, meter, and pump systems for lots 4 through 10. Services and
meters for lots 4 through 10 shall be located at the end of the City
maintained water main.
4. The design of the private water services and private fire line must be
reviewed and approved by the Fire Marshal's office.
5. A private ductile iron fire line extending from the end of the City
maintained main (located at the fire hydrant at the rear of lot 2) to the end
of the cul -de -sac must be installed. The formation of a homeowners
association or other financial mechanism acceptable to the City Engineer
shall be required to maintain the private fire line.
6. Fire flow and fire suppression systems must, be approved by the Fire
Marshal's office. Submit fire flow calculations.
7. A separate water meter shall be provided for landscape irrigation systems
or as required by staff.
F. Final Man
1. Show all existing or proposed easements that are within the boundary of
this subdivision.
2. Provide documentation of any existing off site easements (public or
private) that are to be used by this subdivision.
3. Provide the necessary easements for public or private water, sanitary
sewer, and storm drain facilities.
4. Provide the necessary easements for private or public access.
5. Prepare the necessary private roadway, sanitary sewer, water line and
storm drain maintenance agreements for recordation with the subdivision
map.
6. The dedication of easements shall be shown on the subdivision map or as
separate documents from the responsible party.
7. Recorded map information and sources must be provided for all adjoining
streets and parcels. In addition, the centerline distances between
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monuments, bearings and distances, proposed monuments to be set, and
ties from the centerline to the existing right of way must be shown on the
map to locate the property corners.
8. All private driveways, water lines, storm drainage, and sanitary sewer
serving multiple lots shall be contained in private easements. A document
shall be created and recorded to provide a maintenance mechanism for the
private driveway(s) and utilities.
9. Provide a ten foot wide public utility easement (PUE) adjacent to the
public right -of- -way if required by PG &E.
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G. General Conditions
1. The developer shall keep the existing public streets clean that are used for
access to the site during construction.
2. The developer shall prepare improvement plans and a final map, pay
applicable fees, and submit the required reports and/or documents
according to the latest City codes, ordinances, resolutions, policies and
standards.
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2. The following requirements of the Fire Marshal shall be met prior to construction:
a. Provide access, a minimum twenty (20) feet, exclusive of on street parking,
all asphalt surface with thirteen feet -six inches (13'6 ") vertical height
clearance.
b. 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.
C. Minimum fire flow required for this project is 1,000 gallons for non -
sprinklered buildings and 500 gallons for sprinklered buildings, per minute,
at 20 pounds per square inch (psi).
d. 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 one hundred -fifty (150') 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.
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Planning Commission Minutes - January 12, 1999
1 e. Water supply for fire fighting purposes to the structure(s) above 160' shall
2 be provided via a dry hydrant fire main. The dry hydrant main shall be
3 supplied by a fire department connection (FDC) within 20' of the last
4 hydrant on the city main. Location of hydrants on the dry main shall be
5 provided every 300' and at the top of the hill within 150' of the
6 structure(s). The dry main shall be designed to handle minimum fire flows
7 of 500 gpm @ 20 psi with a minimum main size of 8 ". The main shall be
8 installed to city standards and specifications. Signs and/or markers
9 identifying the dry hydrant main shall be provided as approved by the Fire
10 Marshal.
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12 The following requirements shall be met prior to occupancy of the units:
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14 f. Residential buildings constructed at or above one hundred -sixty feet (160)
15 in elevation are required to have a residential fire sprinkler system.
16 Attention is directed to lots 4 through 10 and the dwelling at the end of the
17 20' right -of -way.
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19 g. Because the structures on the hill are within the high fire hazard severity
20 zone, the following additional conditions will apply:
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22 1. Structures at or above the 160' elevation shall have class A roofs.
23 For roof coverings where the profile allows a space between the roof
24 covering and roof decking, the space at the eave ends shall be fire stopped
25 to preclude entry of flames or embers. Combustible eaves, fascias and
26 soffits shall be sheathed with solid materials with a minimum thickness of
27 3/4 inch. No exposed rafter tails shall be permitted unless constructed of
28 heavy timber materials. Exterior windows, window walls and skylights shall
29 be tempered glass or multi - layered glazed panels.
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31 2. Exterior walls shall be constructed of non - combustible materials.
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33 3. Attic ventilation openings, foundation or underfloor vents, or to
34 other ventilation openings in vertical exterior walls and vents through roofs
35 shall not exceed 144 sq. inches each. Such vents shall be covered with non-
36 combustible corrosion - resistant mesh with openings not to exceed 1/4 ".
37 Attic ventilation openings shall not be located in soffits, in eave overhangs,
38 between rafters at eaves, or in other overhead areas. Gable end and dormer
39 vents shall be located at least 10' from property lines. Underfloor
40 ventilation openings, if any, shall be located as close to grade as practical.
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42 h. Provisions for annual weed/brush abatement of the urban interface and the
43 developed area shall be the responsibility of the developer /property owner.
44 A plan that outlines the criteria for provisions of weed abatement shall be
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developed. This plan shall include but not be limited to the following
criteria:
1. Defensible space area of 30' around structures in lots above 160'
either man made or natural, where material capable of allowing fire to a
spread unchecked must be treated, cleared, modified or fire resistive to
slow the rate and intensity of an advancing wildfire.
2. Trees within the defensible space shall be provided with a distance
between crowns from adjacent trees, structures, or unmodified fuel of not
less than 15'.
3. Areas within 10' of each side of portions of the road/driveway
leading up the hill shall be cleared of grass/brush and/or planted with fire
resistive vegetation.
4. Fire breaks and/or disked trails up to 30' wide shall be provided and
identified on the plan and maintained throughout the fire season. Location
of breaks/traHs shall be approved by the Fire Marshal.
i. Due to available water and pressure, the furthest point of structures on lots
above 160' shall not be in excess of 150' from the street as measured in an
approved route around the exterior of the building.
3. All mitigation measures adopted in conjunction with approval of the Mitigated
Negative Declaration for the Premo Subdivision are incorporated herein by
reference as conditions of project approval.
4. Plans submitted for approval of the Final Map and Improvement Plans shall reflect
the following, subject to staff review and approval:
a. Permitted hours of construction of 8AM to SPM Monday through Friday
only shall be specified on construction drawings as identified in the adopted
mitigation measures for the project.
b. All proposed lot areas shall be specified on the Final Map.
C. A reference to all project approval documents shall be incorporated as a
note on the Final Map.
d. The location of all proposed electrical transformers, or other utility
structures shall be identified on plans, and located underground in
accordance with adopted City policy.
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Planning Commission Minutes - January 12, 1999
1 e. The PUD for Lots 5-7 shall include a Standard requiring 40 foot setbacks
2 from the adjacent Suncrest Hill Drive homes.
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4 f. The PUD plan shall require only open field fencing will be allowed on all
5 lots.
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7 g. The landscape plan shall show street trees along Sunnyslope Road located
8 a minimum of 30 ' on- center.
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10 h. Development on Lots 7 and 8 shall not be visible from "D" Street (City
11 and County). In addition, the formal SPARC review shall require
12 placement of story poles 10 days prior to the SPARC meeting. The story
13 poles shall depict the height and location of the corners of the building
14 and the height of the ridgelines of the building. The Planning Department
15 shall review and approve the story pole location plan prior to placement
16 of the poles.
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18 i. The Planned Unit Development Plan shall require an area adequate for
19 cars to turn around on -site on Lots 1, 2 and 3 is available. This will insure
20 that cars head-out and do not back -out onto Sunnyslope Road
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22 5. Prior to City approval of the Final Map, the project proponents shall enter into an
23 agreement with the City for payment of an In -Lieu Contribution, to meet
24 affordable housing requirements for the Stone Ridge Subdivision project, as
25 specified under Program 11(iii) of the Petaluma General.Plan Housing Element.
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27 6. Reproducible copies of the finalized Tentative Map, PUD Development Plan, and
28 the PUD Standards shall be submitted to the Planning Department prior to City
29 Council approval of the Final Map. A reduced copy .,of the Final Map shall be
30 submitted to the Planning Department prior to recordation of the Final Map.
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34 II. MARTIN HISTORIC PLAZA, -1197 E. Washington, File No's
35 REZ980011GPA98004 (ED).
36
37 The development proposal is to rezone a 1.9 acre parcel from R -1, One Family
38 Residential, to Planned Unit Development (PUD), and amend the General plan
39 Land Use designation from Urban High to Mixed use in order to establish the
40 "Martin Historic Plaza" at 1197 East Washington, APN 007 -361 -022. This
41 triangular shaped property is to the west of the southbound Highway 101 off
42 ramp. Should the development be approved, the barn and tack building would be
43 demolished; the house and pump house would remain. Four new two -story
44 buildings would be constructed and are proposed for office use; a total of 16,239
45 square feet for office/professional use would be created. Access to the site would
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Planning Commission Minutes - January 12, 1999
1 come from an existing 30 foot wide easement, known as Sturcon Way, that
2 intersects with Ellis Street, directly across from Alba Lane. The existing East
i 3 Washington Street access will be eliminated. As part of the rezoning proposal, the
4 developer also requests that a Historic District overlay be added to recognize the
5 existing single family residence designed by Brainerd Jones and constructed
6 between 1910 and 1914.
7
8 Assistant Planner Dunn presented the staff report.
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10 Commissioner Broad - Clarify historic status of buildings.
11 Elizabeth Dunn - Revised review for house and barn superceded the old determination.
! 12 Commissioner Healy - What will paths and sidewalks link up with later?
13 Vincent Smith - Described linking for future bike paths/sidewalks.
14 Commissioner Healy - Why do we need easements on private property for
' 15 paths/sidewalks ? will proponent be required to install path? where will pedestrians access
! 16 project is overcrossing (Washington Street) is redesigned? concerns with parking
17 adequacy.
18 Elizabeth Dunn - Sufficient parking is provided; if proposed use changes, parking will be
19 recalculated.
f 20
21 The public hearing was opened.
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23 SPEAKERS:
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25 Sue Trautwein - Applicant (great grand -niece of original owners); home has been a
26 presence in Petaluma for a long time; main goal is to keep the house; looked at many
27 projects, settled on this historic office park project; wants to keep family presence in
28 Petaluma.
29 Shawn Montoya - Original historic survey was not aware that house was Brainerd Jones
30 design; proposal is to keep pumphouse and house; primary goal is to preserve family
T 31 home; loss of barn is unavoidable, but building is not a significant barn; requests four items
32 - approval of General Plan Amendment, Mixed Use Designation, Development Plan,
33 Design Guidelines; does not want a sidewalk at Washington Street property line.
1 34 Carol.Whitmire - Applicant's Planning Consultant - Mixed Use classification is best use
i 35 for City and owners; integrates existing adjacent uses.
I 36 Commissioner Healy - Any fencing between property and Washington Street?
37 Carol Whitmire - No fencing, existing fencing will be removed.
38 Commissioner Healy - Were calculations done on detention ponds?
39 Steve LaFranchi - Applicant's Civil Engineer - Yes, calculations were done.
40 Commissioner Vieler - Why was there no design proposal?
41 Shawn Montoya - Because SPARC will be reviewing plans; some elevations were
42 supplied, can supply more details.
43 Vincent Smith - Any construction or modification work will be required to go through
44 full SPARC review.
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Planning Commission Minutes - January 12, 1999
1 Commissioner Vieler - When historic designation is given, will some
2 conditions/Development Standards be superseded by State Historic Law?
3 Vincent Smith - New buildings are required to meet current Codes, historic codes apply
4 only to the old buildings.
5 William Peale - 136 Margo - Lives directly behind Washington Creek from property;
6 Sturcon Way is very hectic now; questioned traffic; would like to see eucalyptus trees
7 remain; concerns with proposed bicycle paths much wildlife living in creek now; security
8 concerns if Washington Creek is opened up for public access.
9 Chris Podele - 132 Margo - Design concerns; will rooftop equipment be visible from rear
10 of project? biggest issue - removal of eucalyptus trees, they provide privacy, noise barrier;
11 proposed landscaping will not compare with trees; security issues - potential for criminal
12 activity, security system would be needed for project; already lots of vandalism in adjacent
13 shopping center, also drug activity; when exiting Sturcon onto Ellis Street, visibility
14 already dangerous; potential for dangerous traffic situation; additional concern with bike
15 path along creek - already a fire hazard.
16 Bonnie Morrow - 909 Martin Circle - Concerns with removal of eucalyptus trees - they
17 must remain; concerns with transient problems; Police patrol, but not enough; against bike
18 path - more problems with transients.
19 Holly Halsey - 909 Martin Circle - Concerns with removal of eucalyptus - sound/wind
20 buffer; traffic concerns, agrees with other neighbors; will there be motion sensor lights at
21 the new project? concerns with glare; main concern is tree removal.
22 Jennifer Sousa - 909 Martin Circle - Concerns with traffic; trees need to remain for
23 sound protection from freeway noise.
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25 The public hearing was closed.
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27 Commissioner Broad - Regarding access from Washington Street - maybe ingress only
28 from Washington should be allowed (like adjacent shopping center)?
29 Craig Spaulding - There was some discussion of that, believes there was not sufficient
30 room; Traffic Engineer reviewed project as proposed.
31 Chairman Bennett - Why do trees need to be removed for construction?
32 Elizabeth Dunn - Removal to allow parking. -
33 Commissioner Broad - Evident that lots of effort has been put into plan for this site, but
34 it doesn't work in several specific areas - historic resource itself - reference Historic
35 SPARC meeting concerns regarding removal of barn and tack buildings; more study
36 needed; independent historic architect needs to review the historic aspects of this project;
37 entire site needs to be reviewed including existing landscaping; traffic concerns - surprising
38 that Sturcon is proposed to provide access to this site; lots of impervious surface -
39 crowding site; comments by neighbors regarding trees needs to be further considered.
40 Commissioner Healy - Not too concerned with loss of barn and tack buildings;
41 concerned with loss of trees - wants more information (Council would also be concerned);
42 site may be too dense as proposed; poor access conditions on Sturcon Way now; good
43 comments from neighbors; bike path along creek can be addressed in future - need to
44 preserve an easement at this time; intersection of Sturcon and Ellis has problems now
45 (reconfigure ?) utilities/trash enclosures shouldn't impact neighbors across creek.
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planning Commission Minutes - January 12, 1999
1 Commissioner Vieler - Trash enclosures need to be enclosed; eucalyptus trees need to
2 remain (unless there is a safety reason); security issue - easement for bike path needs to be
3 in place; concerns with parking adequacy; regarding fire safety on creek - project might
4 need to be responsible for creek maintenance; shares concerns about possible crime
5 potential.
6 Chairman Bennett - Regarding bike path - take a serious look at this from a crime
7 standpoint; regarding tree removal concerns - are we looking at a redesign on this project?
8 landscaping proposed will not replace benefits of eucalyptus trees; needs to be a functional
9 landscaping plan; concerns with density of site.
to Commissioner Healy - Depth of detention ponds?
11 Steve LaFranchi - Some options are available; proposed ponds are not too deep maybe
12 possible to use ponds for parking areas; preliminary grades minimiz a lot of cuts;
13 alternative might be additional underground piping.
14 Commissioner Healy - Redesign to preserve trees possible?
15 Steve LaFranchi - Can work on other designs.
16 Chairman Bennett - No problem with taking down barn and tack house; problem with
17 removing trees; should we continue this for redesign?
18 Commissioner Broad - Overall concern is amount of paving around the house - preserve
19 more landscaping around the house; redesign to preserve trees; concerns with access;
20 stipulate hours of operation if certain uses are allowed; limited traffic uses.
21 Commissioner Vieler - How far off of property do trees occur?
22 Shawn Montoya - Some of the trees are on SCWA property; tree removal may be a
23 safety /fire issue - will take another look at trees.
24 Chairman Bennett - Preserve the function that these trees provide.
25 Shawn Montoya - Will take a look at that aspect.
26 Commissioner Vieler - Any plan to use residence as a residential unit or bed and
27 breakfast?
28 Shawn Montoya - No, office uses; might be willing to modify some permitted uses.
29 Commissioner Vieler - Staff needs to look at creek maintenance issues from legal
30 standpoint; look at feasibility of access from E. Washington.
31 _
32 Commission requested City Traffic Engineer attend the nett meeting.
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34 Commissioner Healy - Project is close to something that will be very exciting.
35
36 Consensus to continue this item to February 9, 1999 (applicant indicated that February
37 9 would allow enough time for redesign).
38
39 Chairman Bennett requested copies of this video take be given to absent Commissioner
40 and mo new Commissioners prior to February 9 meeting so that they might participate in
41 this discussion and vote.
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43 This item was continued to the Planning Commission meeting of February 9, 1999.
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COMMISSION BUSINESS:
III. ELECTION OF OFFICERS.
Commissioner Bennett was elected Chairman.
Commissioner Broad was elected 1 st Vice Chair.
Commissioner Vieler was elected 2nd Vice Chair.
IV. LIAISON REPORTS - None
ADJOURNMENT: 10:55 PM
S�)"Ianlage \0112
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