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City Of Petaluma
Planning Commission Minutes
SPECIAL MEETING DECEM13ER 5, 1995
CITY COUNCIL CHAMBERS 7: 00 PM
CITY HALL PETALUMA, CA
PLEDGE OF ALLEGIANCE.
ROLL CALL: Present: Feibusch, Rahman*, Thompson, Torliatt, vonRaesfeld, Wick
(arrived at 7:30 PM); Absent: Barlas
STAFF: Pamela Tuft, Planning Director
James McCann, Principal Planner
Bonne Gaebler, Housing/CDBG Administrator
Teryl Phillips, Associate Planner
Hans Grunt, Assistant Planner
Chairman
MINUTES OF NOVEMBER 21 AND NOVEMBER 28,1995 held for approval to the
next meeting (also to allow time for staff to review tape of November 28 meeting in
response to Mr. Weisenfluh's letter regarding the accuracy of those minutes.
PUBLIC COMMENT: None.
DIRECTOR'S REPORT: Will discuss Espresso cart at Unocal on Washington at end of
meeting and also clarification of minutes regarding Westrim.
COMMISSIONER'S REPORT: Commissioner Rahman - suggested a regular referral
of projects to the Golden Gate Bridge District for comment; South Boulevard Specific
Plan - would like to make sure that transportation/transit overview for that entire area
(long -range comprehensive planning for that area) is a part of the Specific Plan; requests
Study Session early in January with staff to discuss roles and processes;_Commissioner
Torliatt agrees with Chairman Rahman regarding importance of comprehensive planning in
this area; Planning Commissioner Tuft - City Transit Coordinator Jim Ryan and Traffic
Engineer Allan Tilton receive referrals from Planning staff, Commissioner Thompson -
City should be aware of this cumulative traffic impact.
CORRESPONDENCE: 8 letters and petitions regarding Ellwood Opportunity Center;
Letter from Mr. Wisenfluh requesting clarification of the November 28, 1995 Planning
Commission Minutes; 4 letters regarding West View Estates.
APPEAL STATEMENT: Was read.-
LEGAL RECOURSE STATEMENT: Was noted on the agenda.
CONSENT AGENDA: Items recommended for consideration under the Consent
Calendar are considered to be routine in nature by staff and are recommended to be acted
I upon by a single motion by the Planning Commission at the beginning of the meeting with
2 no further discussion. The item may, however, be removed from the Consent Calendar for
3 discussion in its normal order on the agenda by the applicant, a Commissioner, or an
4 interested member of the public by a simple request
5
6 CONSENT AGENDA
7
8 L ADOPTION OF 1996 MEETING CALENDAR
9
10 A motion was made by Commissioner Torliatt and seconded by Commissioner Feibusch to
11 adopt the proposed 1996 meeting calendar.
12
13 Commissioner Barlas: Absent
14 Commissioner Feibusch: Yes
15 Commissioner Thompson: Yes
16 Commissioner Torliatt: Yes
17 Commissioner vonRaesfeld: Yes
18 Commissioner Wick: Absent
19 Chairman Rahman: Yes
20
21
22 OLD BUSINESS
23 CONTINUED PUBLIC FEARING
24
25 H. WEST VIEW ESTATES SUBDIVISION NORTHBAY CONSTRUCTION;
26 BODEGA AVENUE BETWEEN NORTH WEBSTER STREET AND RUTH
27 COURT; AP NO'S 006 - 470 -10, 006 - 480 -003, 005, 011, 012, 016, and 031.
28
29 Proposal for a 57 -lot single - family home development on 22 acres of hillside
30 property in west Petaluma and request for public and Commission comments on
31 the Draft Initial Study.
32
33 Associate Planner Phillips - presented staff report update; discussion of Density
34 Bonuses; site design issues
35
36 Continued from the Planning Commission meeting of November 21, 1995.
37
38 Public Hearing:
39
40 Bill Willitts - 628 Marshall Ave. - Co- applicant - John Barella interested in creating a
41 consolidated project since it will be located in his "backyard "; average homes will be
42 $400,000 with a quality affordable housing cluster.
43 David Polin - 511 Bodega - delivered letter today; look closely at legal requirements for
44 this project; existing policies and regulations preclude most of things developers are asking
45 for; provide affordable housing throughout the development, not just in one cluster - only
46 proposed to gain density bonus; no mitigation will be required for visual impacts (see
47 Policy 7 under 4.5 of General Plan - this project is in direct conflict with General Plan
48 section above).
49 Carol Enevoldsen - 131 Belle View - will be moving to 6 Fowler Court (house is now
50 under construction) - spent time at City of Petaluma investigating this lot - would not have
51 bought this lot knowing that it would be an entrance to a full - length street; how can
I visitors expect to find off - street parking ?; density proposed differs dramatically from what
2 is in neighborhood; all other lots in the area are at least one -half acre; density contrast is
3 striking; southwest area of proposal is unacceptable: understood there would be no
4 connection to Joelle Heights; connection to Rebecca should be eliminated; dreams have
5 been shattered two months before home is finished; require developers to keep Fowler
6 Court a court.
7 Kevin Bushnell - 515 Bodega - confirms this public hearing period will continue after
8 tonight; discusses State (CEQA) environmental laws; many substantial impacts - proposed
9 mitigations fall short; out of character with surrounding neighborhood; density range of
10 two per acre would be ideal on this hillside site; substantial negative effects - EIR should
11 be required; will alter the present rural feel of the area; this PUD goes against (his)
12 understanding of the intent of a PUD; concerns with surface run -off; Bodega is already
13 flooded at times without anymore added water - analysis of this additional runoff should
14 be required; grading issues - soils report discusses unstable soil conditions at site - vague
15 assurances do not confirm; concerns with additional sewer /water requirements in area;
16 traffic concerns - Bodega is already too busy/hazardous; urges Commission to require
17 much more analysis before moving forward; EIR seems to have been anticipated at
18 beginning of this project - not now required.
19 Susan Sanford - 524 Joelle Heights - CEQA requires an EIR for any project creating
20 significant impacts; EIR needs to be required for this project; several inaccuracies in Draft
21 Initial Study - re: wildlife - comprehensive biological survey needs to be conducted;
22 archeological impacts need to be studied; loss of open space is a significant impact;
23 cumulative effects of all projects need to be incorporated; park lands need to be provided;
24 sub - surface water flow needs to be addressed, should not be altered; very long period of
25 time with construction noise; Architectural Design Committee ?; density bonus should not
26 be considered in this area; EIR should be done now before project progresses.
27 Diane Cleoi - 525 Joelle Heights - this is the same meeting/questions in early 70's; no lots
28 smaller than 1/2 acre were to be allowed - no thoroughfares were to be allowed in early
29 70's; don't allow this project.
30 William McGunugle - 516 Joelle Heights - complete environmental studies need to be
31 done before continuing; project was first discussed with City in April of 1994; public
32 comment length much too short; project would impose more than 560 vehicle movements
33 per day; new street plan would create a throughfare; traffic concerns with water
34 sheeting/runoff on Joelle Heights; many people on Bodega still have wells - will this
35 project affect existing wells; in 1994 staff suggested that a focused environmental study
36 might be necessary for this project; recommends continuing this project to next March
37 after studies have been made.
38 Kathy Wall-Polin - 511 Bodega Ave. - requests extension of time to March to allow more
39 time to respond; EIR definitely needs to be done; concerns - traffic, noise, grading,
40 erosion - all will greatly affect her lot (bottom of hill); hill is a little jewel in center of town;
41 open space needed to maintain rural atmosphere; much wildlife will be destroyed if this
42 project goes in; Page 97 of GP - Community Character will be destroyed.
43 Bill Hillibaugh - 513 Bodega - utilizes two sump pumps for runoff; concerns with traffic;
44 watershed runoff concerns; storm drains on Bodega overflow already; density concerns;
45 minor point - arrowheads have been gathered from this hillside; EIR should be required.
46 Elaine Garber - Maikovske - 12 Fowler Court - EIR should be mandatory; why isn't City
47 requiring EIR now; noise concerns - noise rises; traffic study necessary; concerns with fire
48 hazard (lived through Berkeley Hills fire); firestorms are worse on hillsides; problems with
49 utilities - what are problems ?; artifacts have been found in this area; Petaluma means "little
50 hills ", we need to keep some; PUD proposed is contrary to the General Plan; density
51 bonus should not be permitted; "driveway" (Fowler Court) will adversely serve 11 homes -
52 will affect her privacy.
53 Buck Rowlev - 1 Joelle Heights - believes project might alleviate fire danger and drainage
54 problems; Joelle Heights was planned to connect to Amber Way.
1 Michael Williams - 488 Jasmine Lane -'John Barella has discussed dividing property in
2 past years - discussed larger lots; ridgeline will be gone; drainage concerns; earth moves in
3 this area, water continually running down hill; heavy equipment will be moving down
4 streets where children walk to school; EIR should be required; ridgeline homes would set
5 a precedent.
6 Steven Frank - 760 Bodega - Drainage/traffic concerns; public has not been given enough
7 time to discuss this project; should be continued to spring; EIR should be done.
8 Stuart Miller - 756 Bodega - concerns regarding private well on his property with this
9 development (pesticides, oil, etc.); wants assurances that well water will remain pure;
10 flooding exists now; drainage improvements proposed to stop in front of his front yard;
11 lifestyle will be ruined; do the right thing.
12 Kirby Bobo - 827 N. Webster - 41 lots will access his street - excessive; purchased lot in
13 1992 - City indicated that Rebecca designed to be a through street to Bantam; would like
14 developer to provide additional access; circulated letter in opposition.
15 Bob Garber - 12 Fowler - developer does not meet intent of General Plan - more points of
16 access required (over 40 units with only one access); Petaluma will expand to west of
17 existing City Limits; take a longer term look at this whole area; leave hills alone - west
18 side of Petaluma has a heritage to maintain; should explore other alternatives to
19 development of this hill; continue to support General Plan.
20 Alta Mariola - 720 Bodega - City of Petaluma Engineering Department is looking at a
21 different set of plans than Planning Commission is looking at; street improvements made
22 to boundary of Lot 9 (Bodega Avenue); confused about street improvements; concerns
23 with sewer line capacity.
24
25 Chairman Rahman - discussed density bonus issue.
26 Commissioner Torliatt - not in favor of density bonus; how will City address drainage
27 issues on Bodega Ave., would like to see 1987 Traffic Study and any other studies done
28 later; information on staff direction to applicant from previous years.
29 Commissioner Thompson - project might need a redesign with density in another area; one
30 advantage is that developer (Mr. Barella) will be here during/after development.
31 Chairman Rahman - not - ready to make decision on Density Bonus - would like more
32 information before deciding; staff needs to discuss General Plan consistency; would like
33 information on this project (in 1970's) brought to Commission.
34 Commissioner Torliatt - if this wasn't a PUD, what would we be looking at?
35 Commissioner vonRaesfeld - Does staff hope to have alternative patterns at next public
36 hearing?
37 Planning Director Tuft - Can't speak for applicant, but hopes to see alternatives.
38 Bonnie Diefendorf - Mogel Engineering - as interested in a good project as everyone else;
39 overall density of project is concern to applicant; hope to work out difficulties of visual
40 impacts; discussed proposed surface drainage; drainage infrastructure already exists;
41 describes new storm system in Bodega Vista subdivision; plans should help Bodega
42 Avenue drainage.
43 Bonnie Diefendorf - developer will respond to comments/questions regarding drainage
44 plans if asked by public; access to Larch not originally proposed because of trees,
45 deadline; density issue (surrounded by R -1- 10,000 lots), average lot size (even with bonus
46 density) is 15,177 sq.ft. (16,400 sq.ft. without affordable housing lots); larger lots in
47 steeper areas; affordable housing allows for a density increase; added that, per a
48 conversation with Joe Milner - 813 Gilardi - requested no access through Joelle Heights.
49 Commissioner vonRaesfeld - area along Gilardi/Amber where most speakers live - very
50 similar site to proposed site; comments regarding circulation - needs to be two access
51 routes from Bodega (to Bantam); Amber and Larch need to be address routes into and out
52 of this project.
1 Commissioner Thompson - Commission should walk this project together before next
2 meeting - staff please schedule.
3
4 This item was continued to the Planning Commission meeting of February 13, 1996 (7
5 PM) (agenda to be kept light).
6
7
8 II.. MCNEAR LANDING SUBDIVISION; YOUNG AMERICA HOMES; 1063
9 PETALUMA BOULEVARD SOUTH; AP. NO. 008 -530 -004;
10 File REZ/TSM 0139(hg).
11
12 Proposal for a 187 -unit residential development of the 17 acre McNear Hill site.
13 The project includes applications for: 1) Adoption of a Mitigated Negative
14 Declaration; 2) A rezoning to PUD and a PUD Development Plan for a 187 -unit
15 Residential Development Plan; 3) A General Plan Land Use Amendment to
16 establish a 1.3 acre combined public park and riparian corridor /river walk; and
17 4) A Tentative Subdivision Map to create 177 residential lots and public and
18 common parcels.
19
20 Continued from the Planning Commission meeting of November 28, 1995.
21
22 Assistant Planner Hans Grunt presented a project update.
23
24 Public Hearing:
25
26 SPEAKERS:
27
28 Rob O'Neel - Young America Homes - Described redesigned project; duplexes will be
29 sold as entire units; there will be no Homeowner's Association.
30 Richard Cisakowski - Young America Homes - relocated buildings adjacent to PBS will
31 serve as sound attenuating wall.
32 Commissioner Rahman - questions regarding sound attenuation.
33
34 The public hearing was closed.
35
36 Commissioner Thompson - problem with present land use designation on this site; finds
37 too much uniformity of unit design; types of dwellings on this riverfront site; concerned
38 with traffic onto southbound Highway 101; developer has done admirable job, but still not
39 crazy about this project.
40 Commissioner vonRaesfeld - agrees with most of Commissioner Thompson's comments;
41 feels guest parking is inadequate; needs to include another unit type; more diversity
42 needed; design of units along Boulevard need to return to Planning Commission.
43 Assistant Planner Grunt - Described proposed on -site guest parking.
44 Commissioner Rahman - (reviewed tapes of previous hearing) this is exactly the issue
45 brought up earlier regarding comprehensive transit plan in this area; does not believe that
46 guest parking is adequate; where will transit parking go?
47 Planning Director Tuft - requested Commission indicate parking adequacy for this project.
48 Commissioner Torliatt - concerns regarding inadequacy of guest parking.
49 Commissioner Wick - questions regarding project type /adequacy of guest parking; doesn't
50 have problem with density - believes that a greater emphasis on an attached unit design
51 approach would provide greater opportunities for the site.
5
1 Planning Director Tuft - additional guest parking could be required specifying no decrease
2 in public areas and/or landscaping; additional guest parking to be dispersed throughout
3 parking; suggested that 2.75 on -site spaces/unit could be required.
4 Commissioner Torliatt - Agrees with requirement to see a Boulevard and River elevation
5 prior to SPARC review of project.
6 Commissioner vonRaesfeld - Suggests adding a new (25% of duplex and 25% of single-
7 family units) 1 or 1 1/2 story unit dispersed throughout project return to Planning
8 Commission for design review prior to SPARC review (elevation and massing); another
9 pedestrian access needs to be added to west of McNear Circle.
10 Rob O'Neel - will look at requested changes to see if changes required will be possible;
11 will work with Commission/staff to meet all requirements; grading has been minimized.
12
13 A motion was made by Commissioner vonRaesfeld and seconded by Commissioner
14 Feibusch to recommend to the City Council adoption of a Mitigated Negative Declaration,
15 approval of a General Plan Amendment, Rezoning, Planned Unit Development Plan and
16 Tentative Map based on the findings and subject to the amended Mitigation Measures and
17 Conditions listed below:
18
19 Commissioner Barlas: Absent
20 Commissioner Feibusch: Yes
21 Commissioner Thompson: No
22 Commissioner Torliatt: Yes
23 Commissioner vonRaesfeld: Yes
24 Commissioner Wick: No - believes housing type is wrong for this site, but commends
25 developer on design.
26 Chairman Rahman: Yes
27
28 Mitigated Negative Declaration Findings
29
30 1. An Initial Study has been prepared and proper notice provided in accordance with
31 CEQA and local guidelines.
32
33 2. Based upon the Initial Study and comments received, potential impacts could be
34 avoided or reduced to a level of insignificance by mitigation measures attached as
35 conditions of approval. There is no substantial evidence that the project, as
36 conditioned, would have a significant effect on the environment.
37
38 3. A monitoring program has been prepared to ensure compliance with the adopted
39 mitigation measures.
40
41 4. The project does have potential to affect wildlife resources as defined in the Fish
42 and Game code, either individually or cumulatively because of the proximity of the
43 site to the Petaluma River and potential impacts relating to fish and wildlife have
44 been identified in the Initial Study prepared for the project.
45
46 Mitigations:
47
48 1 Earth:
49
50 a. A soils (geotechnical) report shall be prepared by a qualified geotechnical engineer
51 and submitted to the City prior to approval of the Final Map or grading permit.
52 The report shall address general soils conditions and the condition of the existing
6
I McNear Circle and previous site grading. This report will be subject to review and
2 approval by the City Engineer. Any specific mitigations included in the revised
3 report shall be incorporated into the improvement plans for the project and
4 development shall comply with all recommendations in the report. The report shall
5 investigate and certify that previous conditions 15 -25 and 61 -63 of Resolution No.
6 86 -223 were implemented. The report shall also address the stability issue of
7 placing fill in close proximity to the river.
8
9 b. Final project improvement and grading plans shall be prepared by a registered civil
10 engineer with assistance from a qualified geotechnical professional. The plans shall
11 be prepared in compliance with the City of Petaluma's Subdivision Ordinance and
12 Grading and Erosion Control Ordinance. The plans shall include a detailed
13 schedule for field inspection of work in progress to ensure that mitigation
14 measures are being properly implemented throughout construction of the project.
15 These plans shall be subject to the review and approval by City of Petaluma staff.
16
17 c. The grading plans shall include, as deemed necessary through the geotechnical
18 report, a plan for stabilizing the bank of the Petaluma River in this location based
19 upon the alternatives presented in the draft Petaluma River Access and
20 Enhancement Plan, subject to review by the Department of Fish and Game and
21 approved by City Staff. Bank stabilization work which includes any grading,
22 excavation, or the placement of any fill or revetment material will require a Stream
23 Bed Alteration Agreement pursuant to Fish and Game Code Section 1603. Work
24 cannot be initiated until an agreement has been executed.
25
26 d. All grading and site preparation adjacent to the river shall be done under the direct
27 observation of the geotechnical engineer. Construction of all cuts and fills shall be
28 completed with strict adherence to specific geotechnical recommendations,
29 including proper engineering design, and on -site inspection.
30
31 e. All grading and erosion control measures shall conform to the City's Erosion
32 Control Ordinance No, 1576.
33
34 f. An erosion and sedimentation control plan, as required by the City's Grading and
35 Erosion Control Ordinance 1576 (Petaluma Municipal Code - Chapter 17.31),
36 shall be prepared by the applicant in conjunction with the preparation of the
37 improvement drawings. The plan shall include temporary erosion control measures
38 to be used during construction of cut - and -fill slopes, excavation for foundations,
39 and other grading operations at the site. The measures shall be adequate to
40 prevent erosion on -site and the resulting transport of sediment from disturbed
41 areas into natural or man -made drainage facilities beyond the project limits. Such
42 measures should include use of silt fences, diversion beams, hay mulch, and check
43 dams to prevent siltation. Special attention shall be given to prevent any increased
44 :discharge of sediment into the Petaluma River.
45
46 g. iUpon completion of grading, slopes shall be planted with fast - growing
47 groundcover or stabilized using geosynthetics or biotechnology to prevent erosion.
48 Planting of trees and shrubs in the river open space area shall occur immediately
49 after completion of grading (see mitigation 94C regarding selection of plant and
50 tree species). In conjunction with all public improvements associated with this
51 development, the success of the landscaping within the dedicated open space and
52 public park shall be maintained and monitored by the project proponent for a
I period of at least one year following acceptance by the City's Director of Parks and
2 Recreation.
4 h. As much existing groundcover as possible shall be retained throughout the
5 construction process to keep soil from being eroded. All construction and grading
6 activities, including short-term needs (equipment staging areas, storage areas, and
7 field office locations) shall expose as little new ground as possible. Whenever
8 possible, existing disturbed areas shall be used for such purposes, rather than
9 disturbing additional new ground.
10
11 i. Grading and excavation activities shall occur only during the dry season (April 15
12 though October 31) unless specific provisions to perform said work are permitted
13 with prior authorization from the City Engineer due to unforeseen circumstances.
14 All temporary and/or permanent drainage facilities shall be in place and in
15 operation prior to the onset of the rainy season.
16
17 j. The landscape plan for the public park and open space/river walk adjacent to the
18 river shall be referred to the Department of Fish and Game (DFG) for review and
19 input. The landscaping plan shall also be reviewed and approved by SPARC and
20 the Recreation Music & Parks Commission, prior to Final Map approval (see
21 mitigation #4 regarding selection of plant and tree species). The plan shall be
22 referred to the City's Traffic Advisory Committee for input regarding tree plantings
23 in the public areas. A drip irrigation system, shall be designed for landscape areas
24 directly adjacent to the river, subject to staff review and approval prior to City
25 acceptance. This area should be designed so that it may be abandoned after plants
26 are established (anticipated to be 5 to 7 years).
27
28
29 Monitoring Provisions for and timing of all grading improvement mitigation measures
30 specified above shall be the responsibility of the project developer /owner to the
31 satisfaction of City Staff.
32
33 2 Air
34
35 a. Standard grading dust control measures, including water applied to the areas of
36 grading, particularly on windy days, shall be incorporated into the erosion and dust
37 control plan submitted for review and approval by the City.
38
39 b. Tarps shall be utilized to contain soil and debris material in open trucks during
40 transport to and from the site.
41
42 Monitoring Maintenance to insure insignificant dust levels occur shall be the
43 responsibility of the project developer and enforceable by the City.
44
45 3 Water:
46
47 a. The developer shall comply with the Petaluma Municipal Code Sections 20.36.010
48 and 20.36.020 which require the developer to pay storm drainage impact fees (as
49 calculated in Chapter 17.30) on construction in all sections of the City of
50 Petaluma.
51
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b. The storm drain system shall be reviewed and approved by the Sonoma County
Water Agency prior to approval of the Final Map.
C. Per the Sonoma County Water Agency Master Drainage Plan, a minimum 42 -inch
diameter storm drain pipe shall be installed with this subdivision. The pipe shall be
installed from Petaluma Boulevard South to the Petaluma River in the location
shown on the Tentative Map (through Lots 96 - 98 and 105 - 111).
d. Lot to lot surface drainage is not allowed. If positive drainage cannot be obtained,
then lot to lot drainage may be allowed within an underground conduit system and
necessary easements.
e. If applicable, the applicant shall apply for a Conditional - LOMR (CLOMR) to
remove the 100 year Flood Plain classification from the Zoning Map and from the
FEMA Map prior to issuance of any building permits for lots within the 100 year
flood plain; the applicant shall obtain approval of the LOMR prior to issuance of
certificates of occupancy for those units within the Flood Plain.
f. Plans submitted at time of application for Final Map approval shall include
provisions for storm water runoff management. The submittal shall reflect
installation of permanent signs, subject to Planning staff review and approval, at
drop inlets to the public storm drain system, which prohibit the deposit of
hazardous materials into the system.
g. Pesticides and fertilizers shall not be applied to the project's landscaped areas
during the wet season (October - April). When irrigating the landscaped areas,
avoid overwatering so that runoff does not flow into streets or into storm drains.
These measures will reduce the discharge of water which may have been
contaminated with nutrients and pesticides. These requirements shall be included
in the project's landscape plan, and should be specified in any landscape contracts
let by the applicant prior to Final Map approval.
h. Prior to construction, the applicant will be required to obtain coverage under the
State of California National Pollutant Discharge Elimination System (NPDES)
Permit for Construction Activities (General Permit) and develop and implement a
Storm Water Pollution Prevention Plan (SWPPP).
i. In order to aid in the reduction of non -point source pollutant discharge into the
river, storm water runoff from the site shall be designed to outlet into a grassy
swale or other equivalent filter system.
Monitoring Implementation and timing of the mitigations listed above shall be the
responsibility of the project proponent /owner and enforceable by the City as specified in
the mitigation measures.
4 Plarit Life:
a. Refer to Mitigation I j.
b. Refer to mitigation 18.b.
9
Monitoring Implementation and timing of the above mitigation measure shall be the
responsibility of the project proponent/owner and enforceable by the City as specified in
the mitigation measure.
4
6
7 5 Animal Life:
8
9 a. Refer to mitigation 18.b.
10
11 6 Noise:
12
13 a. The project proponent shall relocate buildings adjacent to Petaluma Boulevard
14 South (Lots 111 -118 and Lots 1 -7) closer to Petaluma Boulevard South and utilize
15 the mass of the buildings to shield outdoor activity from noise, subject to design
16 specifications identified by Illingworth and Rodikin, Inc., prior to issuance of a
17 Certificate of Occupancy. The design aspects of this noise attenuation approach
18 including but not limited to the exterior design/detail of effected buildings fronting
19 the Boulevard, walkways, fencing, and landscaping shall be subject to SPARC
20 review and approval to ensure an attractive and functional interface with the
21 Petaluma Boulevard, prior to Final Map approval.
22
23 b. A subsequent noise analysis shall be submitted with the building permit
24 applications confirming the adequacy/heights of the sound attenuation measures
25 for exterior living space, recognizing any revisions to the grading plan. Said noise
26 analysis shall be conducted by an acoustical engineer to determine compliance with
27 these standards, before approval of the building permit by City staff. Costs of the
28 study are to be borne by the project proponent, with selection of the consultant
29 subject to staff concurrence. Construction shall be inspected by City Building staff
30 for compliance with the approved building plans and the identified noise
31 attenuation measures.
32
33 c. Prior to application for a building permit for units adjacent to Petaluma Boulevard
34 (Lots 111 - 118 and Lots 1 - 7), an acoustical study shall be conducted to
35 determine noise attenuation measures (sound rated windows, mechanical
36 ventilation etc.) required to reduce interior noise levels to generally acceptable
37 standards as specified under the General Plan (45 dBA CNEL - interior).
38 Construction plans shall be reviewed and approved by an acoustical engineer to
39 determine compliance with these standards, before approval of the building permit
40 by City staff. Costs of the study are to be borne by the project proponent, with
41 selection of the consultant subject to staff concurrence. Construction shall be
42 inspected by City Building staff for compliance with the approved building plans
43 and the identified noise attenuation measures.
44
45 d. Construction shall be limited to daylight hours (7:OOam to 5:OOpm, Mondays
46 through Fridays, 8:OOam to 5:00 pm on Saturdays, and no construction on holidays
47 as recognized by the City of Petaluma).
48
49 e. The contractor shall be required to comply with all Vehicle Codes pertaining to
50 noise. All motorized equipment shall be operated with mufflers as recommended
51 by the manufacturer.
52
10
I f. A six foot high wood noise barrier /fence of the type depicted on sheet 5 of the
2 PUD Development Plan shall be constructed along both the west and east property
3 boundaries to flank noise from adjacent land uses prior to issuance of a Certificate
4 of Occupancy for adjacent units.
5
6 Monitoring Implementation and timing of noise attenuation mitigation measures listed
7 above shall be the responsibility of the project proponent and enforceable by the City as
8 specified in the mitigation measures.
9
10 7 Light and Glare:
11
12 a. The project proponent shall install lighting that maximizes safety and minimiz
13 conflicts with nighttime views from locations around the project area, including
14 U.S. 101, Petaluma Boulevard South, and the Petaluma River as deemed necessary
15 by SPARC and/or the Music, Recreation and Parks Commission prior to Final
16 Map approval.
17
18 b. Any lighting required within the public park and/or open space shall be reviewed
19 and approved by the Director of Parks and Recreation prior to Final Map
20 approval. Said lighting system shall incorporate luminaries that do not attract
21 night -flying insects and minimize off -site glare.
y 22
23 c. Street lights shall be installed on all streets per the City of Petaluma Municipal
24 Code 20.36.130, including those along the Petaluma Boulevard South frontage.
25
26 d. The project's Covenants, Conditions and Restrictions (CC &R's) for the
27 Homeowners Association shall address maintenance of lighting within the private
28 common areas including all street lighting, subject to staff review and approval
29 prior to Final Map approval. As a component of mitigation 14.c. formation and
30 cost of a Landscape Assessment District (LAD) may be required to insure proper
31 and perpetual maintenance of portions or all lighting within the publie paf4c-, the
32 public open space /river walk and Petaluma Boulevard South, prior to Final Map
33 approval.
34
35 Monitoring Implementation and timing of lighting mitigation measures listed above
36 shall be the responsibility of the project proponent and enforceable by the City as specified
37 in the mitigation measures.
38
39 8 Land Use:
40
41 a. A disclosure notice shall be recorded with the Final Map which informs potential
42 homeowners of ongoing industrial activities in the area. A note referencing this
43 notice shall be included on or with the Final Map in a recordable form prior to
44 Final Map approval.
45
46 Monitoring: Implementation and timing of the above land use mitigation measure shall
47 be the responsibility of the project proponent, and enforceable by the City as specified in
48 the mitigation measure.
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50 9 Natural Resources: None required.
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1 10 Risk of Upset: None required.
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3 11 Population: None required.
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5 12 Housing:
6
7
8 a. Pursuant to the provisions of the Housing Element of the General Plan, the project
9 proponent shall provide 10% - 15% of their units as affordable in one of the
to following ways to assist in the provision of affordable housing opportunities in
11 Petaluma:
12
13 (1) 10% - 15% of the units for rent shall have rents affordable to very low -and
14 low - income households; 10% - 15% of ownership units shall be affordable
15 to low and moderate income households. Provisions/agreements for said
16 affordable housing provisions shall be established prior to Final Map
17 approval.
18 (2) A portion of the land shall be dedicated to the City for use as a site for
19 affordable housing prior to Final Map approval.
20 (3) An in -lieu contribution, related to the cost of providing affordable housing,
21 shall be offered to the City. Said in -lieu contribution shall be collected by
22 the City at time the escrow is closed on the sale of each lot or residential
23 unit pursuant to an agreement between the project proponent/owner and
24 the City; the agreement shall be entered into prior to Final Map approval.
25
26 Monitoring Implementation and timing of the above housing mitigation measures shall
27 be the responsibility of the project proponent and enforceable by the City as specified in
28 the mitigation measures.
29
30 13 Transportation/Circulation:
31
32 a. The applicant shall reconfigure the easterly access to align with McNear Avenue.
33 The alternative would then permit full access to and from the site at the easterly
34 access. The site access would be incorporated into the planned signal at McNear
35 Avenue. Left turn movements at the westerly access would be prohibited. The hill
36 would not need to be graded to provide sight distance. This project shall provide a
37 raised median island on Petaluma Blvd. South, at the westerly access, if this
38 alternative is chosen.
39
4o b. Prior to issuance of a Certificate of Occupancy, Petaluma Boulevard South shall be
41 widened as needed up to an additional 12 feet along the project frontage by the
42 project applicant; additional right -of -way shall be dedicated as necessary to meet
43 said condition. These improvements are to accommodate left -turn and bicycle
44 lanes on Petaluma Boulevard South as designated on the General Plan. The final
45 alignment shall be subject to the review and approval of the City Engineer. The
46 applicant shall install, as part. of the Petaluma Boulevard South improvements,
47 curb, gutter, and sidewalk along the property frontage. Pavement markings and
48 transitions shall be included with these improvements.
49
50 c. Outbound exits from McNear Circle onto Petaluma Boulevard South, where not at
51 a signalized intersection, shall be stop -sign controlled.
52
12
1 d. An additional pedestrian pathway shall be provided to link the upper units to the
2 southeasterly portion to McNear Circle. The alignment and design of this
3 pathway shall be presented to SPARC for review and approval prior to the
4 approval of the Final Map.
6 ed. A transit stop shall be provided adjacent to Petaluma Boulevard South as
7 determined by the City Engineer. Americans with Disabilities Act (ADA)
8 requirements shall be satisfied.
10 fe. Sidewalks shall be provided on one -side of all streets except within courtyards,
11 subject to SPARC review and approval prior to Final Map approval.
12
13 g€ Street lights shall be installed on all streets per the City of Petaluma Municipal
14 Code 20.36.130, including those along the Petaluma Boulevard frontage.
15 Covenants, Conditions and Restrictions (CC &R's) shall address maintenance of the
16 street lighting by the home owners association.
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18 hg.
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Prior to occupancy, the applicant shall signalize the intersection of Petaluma
Boulevard South at McNear Avenue/McNear Circle. The applicant shall be
entitled to reimbursement for project costs of signalization less this project's
proportional share. The proportional share shall be based upon the projected
traffic impacts to the intersection (estimated at 8.55 %) as identified in the 1987
McNear Hill Traffic Operation and Analysis report by Omni- Means.
Prior to occupancy, the applicant shall signalize the intersection of Petaluma
Boulevard South at Mt. View Avenue. The applicant shall be entitled to
reimbursement for project costs of signalization less this project's proportional
share. The proportional share shall be based upon the projected traffic impacts to
the intersection (estimated at 5.95 %) as identified in the 1987 McNear Hill Traffic
Operation and Analysis report by Omni - Means.
j. A parking ratio of 2.75 parking spaces per unit shall be respected. Surface parking
spaces shall be evenly dispersed throughout the development. Public or private
landscaping shall not be reduced to achieve this parking ratio. The revised site plan
shall reflect this design/alignment for review and approval by SPARC prior to the
approval of the Final Map.
ki.
1)
44
45
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48 mk.
49
50
This development shall be required to contribute to the City's traffic mitigation fee.
A public access for vehicles and pedestrians over McNear Circle shall be provided
as access to the public park and river. The Covenants, Conditions and Restrictions
(CC &R's) shall address the public's and the City maintenance crew's access to the
proposed public facilities /utilities. Responsibilities of maintaining the McNear
Circle roadway sections over said facilities/utilities shall rest with the homeowner's
association.
Parking for the public park and access to the Petaluma River walk shall meet the
requirements of the Americans with Disabilities Act (ADA).
13
L
I Monitoring The project proponent shall be responsible for the implementation of all
2 traffic mitigation measures and enforced by the City as specified in the mitigation
3 measures.
5 14 Public Service:
6
7 a. Developer of the project shall pay impact fees to mitigate impacts to the Petaluma
8 School District prior to issuance of a building permit.
9
to b. The developer will be required to pay standard Park and Recreation Fees in order
11 to offset increased demand for these services pursuant to Municipal Code 20.34.
12 No credit or reimbursement shall be given for the proposed dedication of open
13 space and/or park lands and proposed improvements thereon.
14
15 c. The developer will be required to fund and consent to the establishment of a
16 Landscape Assessment District prior to recordation of the Final Map. The District
17 shall be responsible for the maintenance of all approved landscaping, irrigation and
18 hardscape improvements (walkways, walls, lighting etc.) within the public right -of-
19 way including the project's frontage along Petaluma Boulevard South and all areas
20 within the open space/river walk extending across the project's complete river
21 frontage.
22
23 Monitoring: The project proponent shall be responsible for the public service
24 mitigations listed above and enforceable by the City as specified in the mitigation
25 measures.
26
27 15 Energy: none required.
28
29 16 Utilities:
30
31 a. The project will be required to pay current standard sewer and water connection
32 fees prior to the issuance of a Certificate. of Occupancy for each unit pursuant to
33 Municipal Codes 15.44 - 15.77 and 15.08 respectively.
34
35 b. The project will be required to pay current standard storm
36 drainage impact fees on a house -by -house basis prior to issuance of a Certificate of
37 Occupancy pursuant to Municipal Code 17.30.
38
39 Monitoring: The project proponent shall be responsible for the implementation and
40 timing of all mitigations regarding utilities subject to City enforcement as specified in the
41 mitigation measures.
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17 Human Health:
18 Aesthetics:
a. All aspects of the Planned Unit Development Plan shall be subject to review by the
City Site Plan and Architectural Review Committee with emphasis on: using
landscaping to improve the view of the site from Petaluma Boulevard South and
the river; quality of building design/construction including but not limited to: siding
and roofing materials and colors, architectural details including windows and doors
None required.
14
and associated trim elements, porch and balcony designs, garage door designs,
attic and roof vents/locations; all fencing.
4 b.
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As a component of the proposed Master Landscape Plan, a re- vegetation plan shall
be submitted which includes at least five replacement trees for every mature tree
proposed to be removed (exclusive of required street trees and front yard trees).
These five -to -one replacement trees shall be 24" box trees or equivalent.
Replacement trees shall be planted in common open space areas and rear yards
where any existing trees are proposed to be removed along the property's western
and southern boundaries. The proposed Master Landscaping Plan shall
effectively mitigate the removal of any of the existing Eucalyptus trees along
Petaluma Boulevard South at a minimum ratio of five(5) 24" box trees to one
Eucalyptus tree removed. Please refer to mitigation l.j. for plantings along the
river which are expected to effectively mitigate visual impacts of the project from
the river and/or neighboring views. The Master Landscape Plan shall be subject to
the Site Plan and Architectural Review Committee's review and approval prior to
Final Map approval. All landscaping improvements including fencing, retaining
walls etc. within the common areas, the public park, the public open space/river
walk and the public right -of -way along the project's frontage to Petaluma
Boulevard South shall be installed subject to staff review and approval prior to
issuance of a Certificate of Occupancy for homes in each Final Map phase. All
private yard landscaping including walls and/or fencing improvements shall be
installed subject to staff review and approval prior to issuance of a Certificate of
Occupancy for respective units.
Detailed landscaping drawings shall be submitted for Petaluma Boulevard South
which effectively identify measures, as needed, to visually enhance and stabilize
any and all bank cuts necessary to accommodate all required road and access
improvements, subject to SPARC review and approval prior to Final Map
approval.
An additional model type shall be introduced into the project. Said additional
model shall be a single story or a 1112 story design. This additional model type
shall constitute at least 25% of the total units to be constructed The design
(floor plans and elevations) of this additional model shall be presented to the
Planning Commission for review and approval prior to consideration by the Site
Plan and Architectural Review Committee (SPARC). The PUD Development
Plan shall be revised to reflect the location of the location of the additional
model. The revised PUD Development Plan shall be submitted to SPARC for
review and approval prior to the approval of the Final Map.
A rendering reflecting the view of the project from the Petaluma River and the
Petaluma Boulevard South streetscape shall be presented to the Planning
Commission for review and approval prior to the application being submitted to
SPARC.
Monitoring All visual mitigations and the timing thereof shall be the responsibility of
the project proponent and enforceable by the City.
19 Recreation: None required (see 14.b.).
20 Archaeological/Historical (mitiation/monitorin):
15
1 a. In the event that archaeological remains are encountered during grading, work
2 shall be halted temporarily and a qualified archaeologist shall be consulted for
3 evaluation of the artifacts and to recommend future action. The local Indian
4 community shall also be notified and consulted in the event any archaeological
5 remains are uncovered; a note to this effect shall be shown on the improvement
6 plans for the site.
7
8 Rezoning Findings:
10 1. The proposed amendment from Planned Unit District to Planned Unit District is in
11 general conformity with the Petaluma General Plan and any applicable plans.
12
13 2. The public necessity, convenience and general welfare require or clearly permit the
14 adoption of the proposed amendment.
15
16 PUD Findinis:
17
18 1. The development plan as conditioned results in a more desirable use of the land
19 and a better physical environment than would be possible under any single zoning
20 district by allowing the construction of smaller single family units with substantial
21 areas of landscaping along the river and Petaluma Boulevard South.
22
23 2. The natural and scenic qualities of the site are protected with adequate available
24 public and private spaces designated on the Unit Development Plan and/or
25 Tentative Subdivision Map.
26
27 3. The plan for the proposed development, as conditioned, presents a unified and
28 organized arrangement of buildings which are appropriate in relation to nearby
29 properties and the PUD Plan will be reviewed for adequate landscaping and/or
30 screening by SPARC to insure compatibility.
31
32 4. The development of the McNear Hill property in the manner proposed by the
33 applicant, and as conditioned by the City, will not be detrimental to the public
34 welfare, will be in the best interest of the City, and will be in keeping with the
35 general intent and spirit of the Zoning Regulations and the General Plan of the City
36 of Petaluma, and any applicable plans adopted by the City.
37
38 5. The PUD District, as conditioned, is proposed on property which has a suitable
39 relationship to one (1) or more thoroughfares, and said thoroughfares are adequate
40 to carry any additional traffic generated by the development.
41
42 6. The circulation pattern of the proposed PUD has been designed to be compatible
43 with existing patterns of circulation on site. The project as conditioned represents
44 a logical pedestrian and auto circulation plan given the on site topographical
45 constraints. The impacts that the project will have on Petaluma Boulevard South
46 traffic will be off -set by the improvements proposed and required as conditions.
47
48 7. The proposed project has complied with the requirements of CEQA, through
49 preparation and adoption of a Mitigated Negative Declaration.
50
51 PUD Conditions:
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The following conditions of the City Planning Department are conditions of the PUD
Development Plan approval
1. The applicants/developers shall defend, indemnify, and hold harmless the City or
any of its boards, commission, agents, officers, and employees from any claim,
action or proceeding against the City, its boards, commission, agents, officers, or
employees to attack, set aside, void, or annul, the approval of the project when
such claim or action is brought within the time period provided for in applicable
State and/or local statutes. The City shall promptly notify the
applicants/developers of any such claim, action, or proceeding. The City shall
coordinate in the defense. Nothing contained in this condition shall prohibit the
City from participating in a defense of any claim, action, or proceeding if the City
bears its own attorney's fees and costs, and the City defends the action in good
faith.
2. All mitigations as listed in Resolution 96- adopting the Mitigated Negative
Declaration for the project shall be considered conditions of approval of the
Planned Unit Development Plan.
3. All aspects of the PUD shall be subject to review by SPARC with emphasis on the
following:
a. Providing an attractive, inviting river walk while insuring a successful river
habitat buffer in accordance with recommendations from the Music,
Recreation, and Parks Commission and the Tree Advisory Committee.
b. Providing a diverse streetscape by insuring a diverse mix of unit
types /elevations.
C. Insuring attractive architectural detail to the homes; insure a rich type,
quantity and quality of finish elements including but not limited to:
trim/details of windows, doors, garage doors, porch elements, roof types
and colors, siding types, and materials and colors.
d. Providing a rich and appropriate Master Landscape Plan including public
areas, private common areas and all private front and or side yards to
enhance the overall site and streetscape.
e. Insuring attractive and appropriate fencing.
f. Special attention shall be paid to providing attractive side elevation details
for those elevations which are visible from the private street or public park
and open space areas.
g. Special attention shall be paid to providing attractive elevation details for
those units which are visible from Petaluma Boulevard South (units on
Lots I -7 & III -118).
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4. The written PUD Development Standards shall be subject to staff review and
approval and shall incorporate any necessary changes pursuant to conditions of
approval from the City Council and/or SPARC, prior to Final Map approval.
5. All public area landscaping and related improvements shall be installed prior to
issuance of 25% of the certificates of occupancy. All common area landscaping
shall be installed or bonded for prior to issuance of the first certificate of
occupancy within each Final Map phase.
6. The project CC &R's shall address: maintenance standards for all common area
landscaping, hardscape treatment, and street and common area lighting. The
CC &R's shall be submitted for review and approval by City Staff prior to
recordation of the Final Map.
7. Signs shall be provided at Petaluma Boulevard South to identify public access to
the Petaluma River subject to staff review and approval.
8. Any required retaining walls exceeding 3' in height located along the river walk
shall be decorative (le tiles, mosaic, sculptural) to reduce the visual impact of the
wall, subject to review and approval by SPARC. Care shall be taken to provide a
low maintenance, graffiti resistant wall surface. Alternately, the retaining walls
may be terraced and landscaped.
9. The amount and location/disbursement of guest parking throughout the street
system shall be referred to SPARC for review and approval prior to Final Map
approval.
10. The adequacy of vehicle turning movements within the unit clusters located off of
Addison Way, West Lansdowne and Brighton View shall be referred to SPARC
for review and approval prior to Final Map approval.
11. Provisions for mail delivery ( "gang box" etc.), trash enclosures shall be subject to
SPARC review and approval prior to Final Map approval.
Tentative Mai) Findings:
1. The proposed Tentative Subdivision Map, as conditioned, is in general conformity
with provisions of the General Plan.
2. The proposed Tentative Subdivision Map as conditioned is in general conformity
with the provisions of the Zoning Ordinance.
3. The proposed Tentative Subdivision Map as conditioned is in general conformity
with the Subdivision Ordinance.
4. The proposed project has complied with the requirements of CEQA, through
preparation and adoption of a Mitigated Negative Declaration.
5. Pursuant to the Petaluma Municipal Code, Section 20.32.230, the internal
pedestrian system/sidewalks, as conditionally approved on only one side of
18
I designated streets for this Tentative Map and associated PUD Development Plan
2 does not jeopardize public safety.
3
4 6. The proposed Tentative Subdivision Map as conditioned will address the relevant
5 mitigation measures identified in the Mitigated Negative Declaration (Resolution
6 96 N.C.S.).
7
8 Tentative Man Conditions
9
10 1. The applicants/developers shall defend, indemnify, and hold harmless the City or
11 any of its boards, commission, agents, officers, and employees from any claim,
12 action or proceeding against the City, its boards, commission, agents, officers, or
13 employees to attack, set aside, void, or annul, the approval of the project when
14 such claim or action is brought within the time period provided for in applicable
15 State and/or local statutes. The City shall promptly notify the
16 applicants/developers of any such claim, action, or proceeding. The City shall
17 coordinate in the defense. Nothing contained in this condition shall prohibit the
18 City from participating in a defense of any claim, action, or proceeding if the City
19 bears its own attorney's fees and costs, and the City defends the action in good
20 faith.
21
22 2. All mitigations as listed in Resolution 96- shall be considered conditions of
23 approval of the Tentative Map.
24
25 The following conditions of the City Engineering Department are conditions of Tentative
26 Map approval
27
28 3. Each phased final map shall provide the necessary infrastructure improvements to
29 adequately serve the previous and currently proposed development. All McNear
30 Circle improvements shall be included in the first phase.
31
32 4. All unnecessary public or private utilities and/or easements shall be vacated using
33 the appropriate mechanism.
34
35 a. Public easements and public streets may be abandoned pursuant to Section
36 66499.20 1/2 of the Subdivision Map Act.
37
38 b. The proposed abandonment of the 10 -foot access easement Document
39 86061414 shall be quitclaimed by the party having interest (State of
40 California).
41
42 C. Private easements shall be vacated via quitclaim deed.
43
44 d. Removal/abandonment of utilities shall occur in an acceptable fashion.
45 Existing utilities that are located under proposed streets or house sites shall
46 be removed. Any remaining utilities not being utilized shall be filled with a
47 sand/cement slurry to the satisfaction of the Department of Engineering.
48
49 5. The applicant shall reconfigure the easterly access to align with McNear Avenue.
50 The alternative would then permit full access to and from the site at the easterly
51 access. The site access would be incorporated into the planned signal at McNear
52 Avenue. Left turn movements at the westerly access would be prohibited. The hill
53 would not need to be graded to provide sight distance. This project shall provide a
19
raised median island on Petaluma Blvd. South, at the westerly access, if this
alternative is chosen.
4 6. Note #3 on sheet 3 of the tentative map shall not apply to public storm drain
5 easements. Stoops, foundations, stairs, walls, and roof overhangs shall not
6 encroach into public storm drain easements unless acceptable to the City Engineer.
7
8 7. Prior to issuance of a Certificate of Occupancy, Petaluma Boulevard South shall be
9 widened, as needed, up to an additional 12 feet along the project frontage by the
10 project applicant. These improvements are to accommodate left -turn and bicycle
11 lanes on Petaluma Boulevard South as designated on the General Plan. The
12 applicant shall install, as part of the Petaluma Boulevard South improvements,
13 curb, gutter, and sidewalk along the property frontage. Pavement markings and
14 transitions shall be included with these improvements.
15
16 8. Outbound exits from McNear Circle onto Petaluma Boulevard South, where not at
17 signalized intersections, shall be stop -sign controlled.
18
19 9. A transit stop shall be provided adjacent to Petaluma Boulevard South as
20 determined by the City Engineer. Americans with Disabilities Act (ADA)
21 requirements shall be satisfied.
22
23 10. Sidewalks shall be provided on one -side of all streets, except within the
24 courtyards, subject to SPARC review and approval prior to Final Map approval.
25
26 11. Street lights shall be installed on all streets per the City of Petaluma Municipal
27 Code 20.36.130, including those along the Petaluma Boulevard frontage.
28 Covenants, conditions and restrictions shall address maintenance of the street
29 lighting by the home owners association.
30
31 12. The soils investigation report submitted with the final map shall address general
32 soils conditions but, in addition, address the condition of the existing McNear
33 Circle and previous site grading. Recommendations on how an equivalent asphalt
34 concrete section of 3 -inch minimum can be achieved on McNear Circle shall be
35 included in the report. This development shall comply with all recommendations in
36 the report. All earthwork shall be observed by a representative of the geotechnical
37 consultant. The report shall investigate and certify that previous conditions 15 -25
38 and 61 -63 of Resolution No. 86 -223 were implemented..
39
40 13. A 42 -inch storm drain is required pursuant to the Sonoma County Water Agency
41 Master Drainage Plan at the location of the proposed relocation of the existing 10-
42 foot storm drain easement on the easterly property line. This development shall
43 install the 42 -inch storm drain which collects on and off -site drainage. The storm
44 drain system shall be reviewed and approved by the Sonoma County Water
45 Agency.
46
47 14. Prior to occupancy, the applicant shall signalize the intersection of Petaluma
48 Boulevard South at Mt. View Avenue. The applicant shall be entitled to
49 reimbursement for project costs of signalization less this project's proportional
50 share. The proportional share shall be based upon the projected traffic impacts to
51 the intersection (estimated at 5.95 %) as identified in the 1987 McNear Hill Traffic
52 Operation and Analysis report by Omni - Means.
20
2
15.
Prior to occupancy, the applicant shall signalize the intersection of Petaluma
3
Boulevard South at McNear Avenue/McNear Circle. The applicant shall be
4
entitled to reimbursement for project costs of signalization less this project's
5
proportional share. The proportional share shall be based upon the projected
6
traffic impacts to the intersection (estimated at 8.55 %) as identified in the 1987
7
McNear Hill Traffic Operation and Analysis report by Omni- Means.
8
9
16.
This development shall be required to contribute to the City's traffic mitigation fee.
10
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17.
All overhead utilities fronting or traversing the site shall be placed underground.
12
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18.
A 10 -foot public utility easement (PUE) shall be dedicated adjacent to all private
14
street rights -of -way as required by the Municipal Code 20.32.340 or as authorized
15
by the City Engineer and PG &E.
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19.
Water pressure calculations shall be required for this development verifying the
18
system adequacy for fire flows and domestic service. Existing public water mains
19
to be utilized in the subdivision shall be flushed, chlorinated, bacterial tested and
20
pressure tested prior to acceptance. Individual water meters shall be provided for
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each lot.
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20.
Lot to lot surface drainage is not allowed. If positive drainage cannot be obtained
24
then lot to lot drainage may be allowed within an underground conduit system and
25
necessary easements.
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21.
All grading and erosion control measures shall conform to the City's Erosion
28
Control Ordinance No. 1576.
29
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22.
Public sewer, water and storm drain systems shall be designed pursuant to the
31
Department of Engineering's minimum design criteria and improvement plan
32
preparation, standard details and specifications.
33
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23.
A public access easement over McNear Circle shall be provided as access to the
35
public park and river. The covenants, conditions and restrictions shall address the
36
public's and the City maintenance crew's access to the proposed public
37
facilities/utilities. Responsibilities of maintaining the McNear Circle roadway
38
sections over said facilities /utilities shall rest with the homeowner's association.
39
40
24.
As required by the Subdivision Map Act, "Any public access route or routes and
41
any easement along the bank of a public waterway river shall be expressly
42
designated on the tentative and final map, and such map shall expressly designate
43
the governmental entity to which such route is dedicated and its acceptance of
44
such dedication."
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25.
The final map shall show the line of mean higher high water and any lots subject to
47
inundation by a 100 year storm. Water elevation shall be shown with a continuous
48
line and labeled for clarity, pursuant to Municipal Code 20.24.200.
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26.
Plans shall be prepared and show all improvements to be constructed with this
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subdivision. Improvement plans shall comply with the "Minimum Design Criteria ",
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"Improvement Plan Preparation List ", and standard details and specifications of the
21
City of Petaluma. A separate sheet shall be prepared with the improvement plans
showing all existing utilities and structures to be demolished and removed.
4 27. Retaining walls along the river shall have a structure placed on top (i.e., a fence)
5 for pedestrian safety.
6
7 28. Access to the Petaluma River shall meet the requirements of the Americans with
8 Disabilities Act (ADA).
9
10 29. The following conditions of the Fire Department shall be adhered to:
11
12 a. Post address at or near main entry door - minimum four (4) inch letters on
13 contrasting background.
14
15 b. Address locator required to be posted at or near the driveway entrance.
16 Reflectorized numbers are acceptable. Location and design to be approved
17 by the Fire Marshal's office.
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19 C. In residential buildings less than 3,500 sq. ft. in floor area, provide fire
20 suppression system at normal sources of ignition. These areas are
21 specifically at clothes dryers, kitchen stoves, furnaces, water heaters,
22 fireplaces and in attic areas at vents and chimneys for these appliances and
23 equipment. In addition, spare sprinklers (one of each type in the residence)
24 and wrench shall be provided in a red spare sprinkler head box in the
25 garage.
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27 d. All contractors performing work on fire sprinkler systems, either overhead
28 systems or underground fire service mains, shall have a C -16 Contractors
29 License.
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31 e. Any building, where the farthest portion of an exterior wall, is constructed
32 in excess of 150 feet from a public way shall be provided with an access,
33 minimum twenty (20) feet unobstructed all weather hard surface with
34 thirteen feet -six inches (13'6 ") vertical height clearance.
35
36 f. Any building constructed in excess of 150 feet from a public way, where an
37 approved 20 foot driveway cannot be provided, shall be protected with a
38 fire suppression system in accordance with N.F.P.A. - 13.
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40 g. Fire hydrants shall be spaced at a maximum of 300 feet apart. Location and
41 type of fire hydrants are to be approved by the Fire Marshal's office.
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43 h. Provide emergency vehicle turn around per City of Petaluma stan dards.
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45 i. Provide smoke detectors in all sleeping rooms and common hallways.
46 Detectors shall be provided hardwired with battery backup. Electrical
47 circuits supplying detectors shall be separate dedicated lines with no other
48 devices on the circuits.
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50 j. All contractor's shall have a City business license and a worker's
51 compensation certificate on file in the Fire Marshal's office, listing the City
52 as certificate holder.
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k.
All roofing material shall be rated class "B" or better, treated in accordance
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with the Uniform Building Code Standard 32.7 and City of Petaluma
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Ordinance 1744.
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All roofing material applied as exterior wall covering shall have a fire rating
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of class "B" or better treated in accordance with Uniform Building Code
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Standard 32.7 and City of Petaluma Ordinance 1744.
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l0 30.
The
following conditions of PG &E shall be met subject to PG &E's discretion:
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a.
All costs associated with the relocation of existing PG &E facilities, if
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required for this development, will be the responsibility of the requesting
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party.
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b.
All private roads within the development shall be dedicated as public utility
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easements on the final map. It is further requested that 7 -1/2 foot wide
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p.u.e.'s be dedicated along the frontages of all lots bounding these roads.
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C.
The 4 -foot wide fee strip extending to the roadways on some interior flag
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lots, would not be sufficiently wide to permit the installation and
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maintenance of gas and electric service to these lots. Therefore, PG &E
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requests that p.u.e's contiguous to the 4 -foot wide trips be dedicated to
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create a minimum 10 -foot wide strip for the installation of gas and electric
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services to these lots.
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25 31:
The
following conditions of the Water Department shall be adhered to:
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Backyard storm drains are to be privately maintained.
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b.
Public storm drains need all- weather access to all manholes and inlets.
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Public water and sewer needs to be located under pavement.
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d.
Abandon any unused public utilities to the Public Works Department
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satisfaction.
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Cluster water meters at head of common driveways to Public Works
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Department satisfaction.
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Interior streets to be privately maintained unless streets meet City
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standards.
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No water meters to be located in driveway cuts and no water services are
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to be offset (dog legged) more than 6 feet.
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Each unit needs a separate water meter.
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I.
Water meter manifolds, if needed, must be built to the Public Works
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Department satisfaction.
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42 32.
The following conditions of the City Building Department shall be adhered to:
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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.
Where ground slopes greater than 1 on 10, foundation shall be stepped per
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Uniform Building Code 2907(c).
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C.
Soils with expansion index greater than 20 requires special design
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foundation per Uniform Building Code 2904(b).
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d.
All retaining walls shall meet the requirements of the 1991 UBC, and shall
51
comply with Petaluma Standards Ordinance No. 1727/1988.
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e.
All roofing shall be "B" rated or better per Ordinance No. 1744/1988.
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t' v
I f. Show site drainage and grading topography.
2 g. Indicate all utilities on site plan.
3 h. Responsible party to sign plans.
4 i. Submit soils report to verify foundation design.
5 j. Plans must show compliance to 1991 UBC, UPC, UMC, and 1990 NEC.
6 Plans must also show compliance to current Title 24 Energy Code.
7 k. Provide structural calculations for all non - conventional design items.
8 1. Plans submitted for Building Permit after January 1, 1996 must show
9 compliance to 1994 UBC, UPC, UMC and 1993 NEC, also current Title
10 24 Energy Code.
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12 33. The applicant must gain authorization from the State Lands Commission to quit
13 claim and relocate the 10' easement along the easterly property boundary prior to
14 recordation of the Final Map affecting these lots. This easement may be relocated
15 to the required City sidewalk and landscape areas and the paths through the public
16 park and open space area along the River, subject to review by City Staff.
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18 34. All street names shall be subject to review and approval of the Street naming
19 committee prior to Final Map approval.
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21 35. This project shall be subject to the City's Special Development Fees, including:
22 Sewer and Water Connection, Community Facilities Impact, Storm Drainage
23 Impact, Traffic Mitigation, In -Lieu Contribution for provision of affordable
24 housing, Park and Recreation Land Improvements, and School Facilities (paid
25 directly to the school district). No credit or reimbursement shall be given for the
26 proposed dedication of open space and/or park lands and proposed improvements
27 thereon.
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30 9:15 PM
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32 NEW BUSINESS
33 PUBLIC HEARING
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35 IV. ELLWOOD OPPORTUNITY CENTER; COMMITTEE ON THE
36 SHELTERLESS; 303 PAYRAN STREET; AP. NO. 007 - 031- 004(bg).
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38 Consideration of a Mitigated Negative Declaration and a Conditional Use Permit
39 to authorize the establishment of a Drop -In Day Center ( a public/quasi- public use)
40 at the Ellwood Community Center site.
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42 Housing CDBG /Administrator Gaebler - presented the staff report.
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44 The public hearing was opened.
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46 SPEAKERS:
47
48 Commissioner Rahman - Have you considered any other locations?
49 Housing Administrator Gaebler - since project must be handicap accessible, retrofit costs
50 become considerable and budget is a large consideration.
51 Commissioner Thompson - when kitchen was established, was it subject to a Conditional
52 Use Permit?
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1 John Records - COTS - introduced COTS Board Members; Library is now acting as a day
2 center; is certain that this is a good location for this use; noted that the population to be
3 served is already in this area, location will supply basic needs; there will be a neighborhood
4 . board; has heard many legitimate concerns from neighborhood; believes proposed center
5 in neighborhood will make conditions better, not worse; will work closely with Police to
6 discourage criminal activity; will be a hand -up kind of place, not a hand -out kind of place;
7 responded to several letters from neighborhood; challenged to serve community -
8 committed to community.
9 Commissioner Rahman - How can you assure that you will always have two volunteers
10 and one paid staff member?
11 Commissioner Wick - Do you have a contingency plan if there is an overload?
12 John Records - no detailed contingency plan at this time.
13 Police Chief DeWitt - wholeheartly supports this project; knows that Bonne Gaebler and
14 John Records will run an excellent- facility and would be the first to close facility if there
15 are problems; will alleviate problems, not make them worse; cannot compare Santa Rosa
16 with Petaluma - facts are not the same - homeless people here in Petaluma are not a threat
17 to community.
18 Commissioner Rahman - Do you believe this will reduce Police effort?
19 Police Chief DeWitt - Yes, reduce effort.
20 Gary Flynn - in support of opportunity center; does small amount of volunteer work for
21 COTS; very impressed with John Records and management of existing projects; hope you
22 approve this project.
23 Vick Chip. tta - Neighbor on D Street - in support of COTS, however this center is within
24 one -half block of his house; should be out of a residential area; depleting property values.
25 Commissioner Rahman - Have you thought that this might make matters better in
26 neighborhood?
27 Vick Chipetta - does not believe that problem will be alleviated.
28 Jim Ricci - 316 Payran Street - storage building on the site is rented by Petaluma Valley
29 Hospital for their clinic; native Petaluman; volunteered at kitchen and many other
30 volunteer jobs for last 14 years; number of people served has grown throughout the years;
31 has implemented a rule that people must leave after lunch; if homeless center is placed
32 behind kitchen, old problems will come back; soil and water on site is contaminated;
33 would not be enough room for trucks to come and unload food; volunteers would have to
34 park on street - volunteers are most important asset, fears homeless with mental problems;
35 kitchen now near capacity; kitchen needs expansion room; Police Chief DeWitt recently
36 indicated that the kitchen might need to be closed down because of problems; not against
37 a homeless day center, just not at this location; neighbors of kitchen do care and that is
38 why they have put up with problems; do not place the center in the kitchen area.
39 Commissioner Torliatt - have you met with Mr. Records to discuss management of
40 center?
41 Victor Chekonover - volunteers at kitchen - homeless people appreciate the basic needs of
42 homeless people; they are not a threat.
43 Mary Kay Arnett - 717 E. D - built house in 1953 - was a quiet neighborhood - fire house
44 was built first, then Kenilworth, then freeway; street becoming very busy; fair, kitchen,
45 Salvation Army, now in neighborhood; afraid to go outside; fed up with everything being
46 in her neighborhood.
47 Vicki Maester - Works with Petaluma Valley Hospital - Representing Petaluma Free
48 Clinic - 2,500 people treated each year; community effort; needs private examination room
49 which John Records has volunteered to supply at new Opportunity Center; looks forward
50 to working with City on this project.
51 Christine Piper - operates 2 Children's Discovery Centers - management of centers
52 expresses concerns with locating center on this site; if site is utilized, modulars should be
53 placed on easterly property line.
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Ed Conroy - 419 6th Street - volunteers at kitchen; problems occur all over town, does
not believe kitchen should be an exception; people at poor end of economic ladder are
never planned for; various areas throughout City should be planned for these types of
centers in future.
CheI 1 Reese - Payran - operates daycare center; has met with John Records; very
worthwhile project; Petaluma needs to help people in need.
George Bergman - President of Sonoma County St. Vincent de Paul Society - certain
amount of problems with kitchen being where it is, but they have done a fantastic job;
disturbing that same people that have been serving people at kitchen are against project.
Karen Massey - 1260 Eastman Lane - emotional reaction is to close kitchen; works with
mentally ill in San Francisco/DA's office; here speaking as mother of small children - too
many facilities for children in this general area - would prefer another location like the one
on the Boulevard.
Dick Lieb - Lieb and Miller Architects - center has been kept on other side of property (as
requested by adjacent child care center).
Commissioner Rahman - went to kitchen at noon on Saturday; parking lot was full - will
there be enough parking if buildings are placed on this site?
Dick Lieb - If clinic is involved in project, existing container will be removed; describes
site review; parking and circulation have been designed with input from the City Traffic
Engineer.
Tim Kellaren - Pastor, Elim Lutheran Church - past president of COTS - recognize that
neighborhood is being asked to take a risk - a risk that problems in neighborhood will be
alleviated, not elevated; believes management will be committed to working with
neighborhood - work together with neighborhood to make it work.
Tim Ricci - there will be problems with large trucks being unable to maneuver in rear
parking lot.
Commissioner Feibusch - (to John Records) - there is a lack of a plan here - who will
manage this center, including the kitchen - how will plan be monitored?
John Records - there is a plan, it is in writing; will be run on a membership basis.
Commissioner Feibusch - who will be responsible for this facility - when there are
problems in neighborhood, who do neighbors go to?
Planning Director Tuft - COTS will as the applicant; added that the City has an excellent
relationship with COTS.
Commissioner Torliatt - How will general area (after closing) be monitored?
John Records - Communications networks already in place with Library, Police Chief, etc.
Commissioner Torliatt - concerns for inputs to the neighborhood.
John Records - the people (who will be served) are there now; they will now be able to be
identified and assisted.
Commissioner Torliatt - are we working with Armory to find other places to sleep?
Bonne Gaebler - Yes, but some will still choose to stay outside.
Commissioner Rahman - Supports project, but feels contingency plan needs to be
quantified.
Bonne Gaebler - Contingency plan that makes sense will be forthcoming (referenced CUP
Condition #6).
Commissioner Rahman - when will contingency plan be ready?
Planning Director Tuft - Referred to CUP Condition 6; contingency plan available prior to
Certificate of Occupancy.
Commissioner vonRaesfeld - How heavily was neighborhood opposition considered;
cannot make Finding 2; lack of information; supports idea, but does not have enough
information.
Commissioner Thompson - has a bad feeling about forcing this down the kitchen's throat.
Bonne Gaebler - Needs to explain - St. Vincent de Paul operates kitchen and is in total
agreement, wants this use.
26
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Commissioner Rahman - very proud of what kitchen has been doing, are we jeopardizing
the kitchen?
The public hearing was closed.
Commissioner Wick - Security Management Plan should be submitted to Police Chief and
Planning Director prior to operation.
Commissioner Feibusch - who will deal with problems (i.e. loitering, etc.)?
Bonne Gaebler - non - profits work together very well, if there are any problems, City is
responsible; City Council will hear about problems if they are not taken care of
immediately; Use Permit can be revoked.
Planning Director Tuft - Would Commission like to see Security Management Plan?
Commissioner Thompson - Would like to see history of the kitchen use at the site and the
proposed security plan.
Commissioner Torliatt - Would like to see status report added as a condition.
A motion was made by Commissioner Feibusch and seconded by Commissioner Torliatt to
adopt a Negative Declaration of Environmental Impact and approve a Conditional Use
Permit based on the Findings and subject to the amended Conditions listed below:
Commissioner Barlas: Absent
Commissioner Feibusch: Yes
Commissioner Thompson: No
Commissioner Torliatt: Yes
Commissioner vonRaesfeld: No
Commissioner Wick: Yes
Chairman Rahman: Yes
Finding of approval of negative declaration of environmental impact:
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, identified potential impacts
relating to intensification of use and adequacy of on -site parking are not
significant.
3. The project does not have potential to affect wildlife resources as defined in the
Fish and Game Code, either individually or cumulatively.
4. 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.l
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.
MITIGATION MEASURES
1. Plans shall be prepared for SPARC review /approval reflecting parking for 4
spaces.
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2. Mitigation measures as required by the Fire Marshal shall be implemented.
(See CUP conditions below.)
3. Mitigation measures as required by the Building Inspector shall be implemented.
(See CUP conditions below.)
4. The water and sewer billing rate shall reflect the additional use on this site.
5. The proposal shall be subject to SPARC review requirements with an emphasis on
screening and street scape improvements.
Findings for approval of the Conditional Use Permit
1. The proposed Ellwood Opportunity Center, as conditioned, will conform to the
requirements and intent of the Petaluma Zoning Ordinance, specifically Section 21-
300 (General Standards and Considerations Governing Conditional uses,
attached). The proposal is in conformance with Zoning standards.
2. The proposed Ellwood Opportunity Center, as conditioned, will conform to the
General Plan, specifically, the center will be compatible with surrounding
uses and will alleviate an existing neighborhood problem, i.e. homeless people
utilizing the neighborhood inappropriately.
3. The proposed Ellwood Opportunity Center, with restrictions on hours of
operation, the provision of adequate vehicle circulation and parking will not
constitute a nuisance or be detrimental to the public welfare of the community.
CUP Conditions:
From the Planniniz Department:
1. Site plans, building plans and landscape plans will be submitted to SPARC for
review and approval prior to issuance of a building permit. Emphasis should be
placed on screening of portable buildings and improvement of streetscape.
2. Develop a contingency plan for overflow prior to Certificate of Occupancy.
3. Normal operating hours for the Center will be 8 :00 AM to 6:00 PM, seven days a
week. Related activities may be allowed in other hours with the approval of the
Planning Director and Housing Administrator.
4. The normal scope of services to be provided will include counseling services,
information and referral, classes, and any other activities which a reasonable
person would relate to assisting the homeless people.
5. Any signs proposed by the applicant will be reviewed by SPARC.
6. A security management plan (loitering control, etc.) will be in place prior to
issuance of Certificate of Occupancy. Plan shall include telephone numbers of
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contacts to be distributed to neighbors within 300 feet of project. Plan shall be
subject to approval by Police Chief and Planning Director.
From the Building Division:
7. Before commencement of use, the applicant shall comply with all Building
Division requirements:
a. The proposed use of the building will place it in a B -2 occupancy group in
the Building Code.
b. The portable buildings will require a concrete foundation with anchor
bolts.
C. Plans must comply with the 1994 UBC, UPC, UMC and 1993 NEC, along
with title 24 Energy Code.
d. If temporary toilet facilities are utilized, access for persons with a
disability must be provided.
From the Fire Marshal:
8. Ensure that the temporary buildings do not cover the monitoring well in the
northeastern portion of the lot.
9. Provide one fire extinguisher, 2A10BC type, for each 3,000 square feet of floor
space, and/or a maximum travel distance of 75 feet.
10. Use of extension cords in lieu of permanent wiring is prohibited.
11. Provide metal or flame retardant plastic waste cans.
12. Locking devices on exit doors shall conform to the Building Code. Only one lock
or latch requiring one motion/operation to open/unlock is required. No double
keyed deadbolts are permitted on exit doors.
Standard Conditional Use Permit Conditions:
13. This use permit may be recalled to the Planning Commission for review at any
time due to complaints regarding lack of compliance with conditions of approval,
traffic congestion, noise generation, or any other adverse operating characteristics.
At such time, the Commission may revoke the use permit or add/modify
conditions of approval.
14. At no time shall future activities exceed Performance standards specified in the
Uniform building Code, Section 22 -301 of the Zoning Ordinance, and the General
Plan.
15. The applicant shall defend, indemnify, and hold harmless the City or any of its
Boards, Commissions, agents, officers, and employees from any claim, action or
proceeding against the City, its Boards, Commissions, agents, officers, or
29
1 employees to attack, set aside, void, or annul, the approval of the project when
2 such claim or action is brought within the time period provided for in applicable
3 State or local statutes. The City shall promptly notify the applicant of any such
4 claim, action, or proceeding. the City shall coordinate in the defense. Nothing
5 contained in this condition shall prohibit the City from participating in a defense
6 of any claim, action, or proceeding if the City bears its own attorney's fees and
7 costs, and the City defends the action in good faith.
8
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10 10:00 PM
11
12 V. ASAP STORAGE CENTER, CHARLE BRADLEY; 800 LINDBERG
13 LANE; AP. NO. 005-020-034; File CUP 95043(dh).
14
15 Consideration of a Mitigated Negative Declaration and a Conditional Use Permit
16 to allow a storage facility with up to 284 pre - manufactured storage containers at
17 the 800 Lindberg Lane site.
18
19 The public hearing was opened.
20
21 SPEAKERS:
22
23 Victor Nagel - 980 Lindberg Lane - this property needs to be developed to same high
24 standards as existing projects; undergrounding of utilities should be required with
25 development of this project; shouldn't turn into another Lakeville 11iighway, proposed
26 fences - should be more substantial than 4xTs in adobe soil; should be paved so dust, mud
27 is not a problem; proposed landscaping - wider landscaping on adjacent projects; there
28 needs to be an on -site manager for safety reasons; needs to match with other development
29 in this area (especially in 5 years); how will these containers be vented ?; City will not make
30 any tax money for these portable/temporary containers; high traffic area; should not be
31 substandard project.
32 Dick Lieb - Lieb and Miller - this project will pay property /school taxes; electronic punch
33 gate allows tracking of everyone entering project; traffic count will be very low; 250 -260
34 units: will pay share of storm drainage; undergrounding of power lines is very expensive;
35 Payran is being widened; sidewalk being placed on Payran; CH Zoned property - less
36 landscaping required than adjacent property.
37 Victor Nagel - The City Engineer did not indicate there should be relief from
38 undergrounding requirements; even if only Lindberg Lane is undergrounded, it would start
39 the project.
40 Skip Sommer - 814 I Street - doesn't know why Mr. Nagel is so adamantly against this
41 project; definite need for storage units in Petaluma; Mr. Barella owns property across the
42 street, is in favor of this project; only difference with this storage project and others is that
43 containers are portable; undergrounding costs should not be placed on this project only.
44
45 The public hearing was closed.
46
47 Commissioner Rahman - looked at project site; project seems like it will fit.
48 Commissioner Feibusch Fees that undergrounding should be. done as project is built.
49 Planning Director Tuft - Sometimes it ends up with more poles if undergrounding is done
50 piecemeal.
51
30
I A motion was made by Commissioner Vick and seconded by Commissioner vonRaesfeld
2 to adopt a Mitigated Negative Declaration and approve a Conditional Use Permit based on
3 the Findings and Mitigation Measures and subject to the amended Conditions listed below.
4
5 Commissioner Barlas: Absent
6 Commissioner Feibusch:Yes
7 Commissioner Thompson: Yes
a Commissioner Torliatt: Yes
9 Commissioner vonRaesfeld: Yes
A Commissioner Wick: Yes
41 Chairman Rahman: Yes
12
13 Findings for Approval of a Mitigated Negative Declaration of Environmental Impact
14 a. An Initial Study has been prepared and proper notice provided in
15 accordance with CEQA and local guidelines.
16 b. Based upon the Initial Study and any comments received, there is no
17 substantial evidence that the project would have a significant effect on the
18 environment.
19 C. A monitoring program has been included to ensure compliance with the
20 adopted mitigation measures, if any.
21 d. The project does not have potential to affect wildlife resources as defined
22 in the Fish and Game code, either individually or cumulatively.
23 e. The project is not located on a site listed on any Hazardous Waste Site List
24 compiled by the State pursuant to Section 65962.5 of the Government
25 Code.
26 f. The Planning Commission has reviewed the Initial Study/Negative
27 Declaration and considered the comments before making a decision on the
28 project.
29 g. The record of proceeding of the decision on the project is available for
30 public review at the City of Petaluma, Planning Department, City HA 11
31 English Street, Petaluma, California.
32 Mitigation Measures
33 1. All exterior light fixtures shall be shown on plans subject to staff review and
34 approval. All lights attached to buildings shall provide a soft "wash" of light
35 against the wall. All lights shall conform to City Performance Standards. No
36 reflection or direct glare shall be permitted to the adjacent lots, no poles in excess
37 of 20 feet height shall be permitted and proposed light fixtures shall compliment
38 the building architecture.
39 2. Construction activities shall comply with applicable Zoning Ordinance and
40 Municipal Code Performance Standards (noise, dust, odor, etc.)
31
1 3. At no time shall future business activities exceed Performance Standards specified
2 in the Uniform Building code, Section 22 -301 of the Petaluma Zoning Ordinance,
3 and the 1987 General Plan-
4 4. In the event that archaeological remains are encountered during grading, work
5 shall be halted temporarily, and a qualified archaeologist shall be consulted for
6 evaluation of the artifacts and to recommend future action.
7 5. This project shall be subject to the following development fees pursuant to the
8 relevant City Resolution:
9 a. Community Facilities Impact Fee
10 b. Storm Drainage Impact Fee
11 C. Traffic Impact Mitigation Fee
12 d. School Facilities Fee
13 e. Water Connection
15 7. All requirements of the City Engineer shall be met, including the following items to
16 be shown on improvement plans at the time of building permit application:
17 a. The applicant shall be responsible for the construction of a storm drain pipe
18 along the frontage of the property according to the Sonoma County Water
19 Agency Master Drainage Plan.
20 b. Frontage improvements shall be required along Payran Street and Lindberg
21 Lane and shall consist of, but not be limited to, pavement, pavement
22 markers, curb, gutter, sidewalks, street lights, and landscaping.
23 C. The applicant shall demonstrate that aisle widths between containers are
24 adequate for the turning radius of vehicles using the facility.
25 d. Surface drainage from the site shall not cross over sidewalks.
26 8. All requirements of the Fire Marshal shall be met, including:
27 a. Provide one fire extinguisher, 2A1OBC type, for each 3,000 square feet of
28 floor space, and/or a maximum travel distance of 75 feet.
29 b. Fire hydrants shall be spaced at a maximum of 300 feet apart. At least one
30 fire hydrant shall be located on -site.
31 C. Any building, where the farthest portion of an exterior wall is constructed
32 in excess of 150 feet from a public way shall be provided with an access,
33 minimum twenty (20) feet unobstructed all weather hard surface with
34 thirteen feet -six inches (._13'6 ") vertical height clearance. Armour -cote is an
35 acceptable surface.
36 d. Provide an approved sign, at each entrance, stating gasoline, explosives or
37 other hazardous materials shall not be stored.
38 a ch the aeee ,,, Pa yfan S e t be deleted it rt,..n b .,t., ed wit
^ LZ�Y114i
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1
2 Findings for a Conditional Use Permit:
3 1. The proposed self storage facility will conform to the requirements and intent of
4 - the Petaluma Zoning Ordinance for a business within a Highway Commercial
5 district.
6 2. The proposed self storage facility; as conditioned, will conform to the requirements
7 and intent , goals, and policies of the Petaluma General Plan by providing
8. convenient storage needs for both residents and businesses thus bolstering local
9 residential and business needs.
10 3. The proposed self storage facility, as conditioned, to receive design review by the
11 City's Site Plan and Architectural Review Committee, and with provisions for
12 recall of the CUP for failure to comply with acceptable operating characteristics,
13 will not constitute a nuisance or be detrimental to the public welfare of the
14 community.
15 Conditions:
16 1.
Overhead utilities shall be placed underground along the frontage of Payran Street
17
and Lindberg Lane.
18 2.
The building permit application shall show all the following applicable information:
19
* Pad elevation
20
* Drainage pattern
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* Top of curb elevations at property corners
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* Rear property corner elevations
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* Slopes or retaining walls
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* Existing or new frontage improvements (curb, gutter, sidewalk, fire
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hydrant, street light, catch basins, etc.)
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* Driveway
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* Water meter
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* Property line dimensions
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* Building setback lines
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* Existing or new easements
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* Reference topography (if applicable)
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1 3. SPARC review shall be required prior to submittal for building permits with an
2 emphasis on:
a. landscaping
4 b. fence/wall design
5 C. building design
6 d. location and design of trash enclosure
7 4. This use permit may be recalled by the Planning Director for review at any time
8 due to complaints regarding lack of compliance with conditions of approval, traffic
9 congestion, noise generation, or other adverse operating characteristics. At such
10 time, the Planning Director may revoke the use permit or add/modify conditions of
11 approval.
12 5. The applicants/developers shall defend, indemnify, and hold harmless the City or
13 any of its boards, commission, agents, officers, and employees from any claim,
14 action or proceeding against the City, its boards, commission, agents, officers, or
15 employees to attack, set .aside, void, or annul, the approval of the project when
16 such claim or action is brought within the time period provided for in applicable
17 State and/or local statutes. The City shall promptly notify the
18 applicants/developers of any such claim, action, or proceeding. The City shall
19 coordinate in the defense. Nothing contained in this condition shall prohibit the
20 City from participating in a defense of any claim, action, or proceeding if the City
21 bears its own attorney's fees and costs, and the City defends the action in good
22 faith.
23
24 Planning Director Tuft: requested clarification on approved Conditions of approval for
25 parking on Westrim Project; intensification/change of use would require more parking.
26
27 Planning Director Tuft: - Lafferty staff report on General Plan conformity is being
28 drafted; awaiting receipt of one easement document from Open Space District;- hoping for
29 completion soon.
30 Commissioner Rahman - how complicated will this be - do you think this will be an easy
31 read? Simply written, clear (hopefully).
32
33
34 VT. PROJECT STATUS:
35
36 1. Upcoming Agendas
37 2. Gatti Property
38 3. Kodiak Jack's (appeal)
39
40
4 ADJOURNMENT: 12:58 ATNI. min 1205 plan64
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44
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