HomeMy WebLinkAboutMinutes 04/23/1996Planning Co mmissi on Minutes - April 23, 1996
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CI'T'Y OF PETALUMA
PLANNING COMMISSION MINUTES
REGULAR MEETING
CITY COUNCIL CHAMBERS
CITY HALL - PETALUMA, CA
APRIL 23, 1996
7:00 PM
Comm 'issioners:Present: Feibusch, Rahman *, Read, Thompson, Torliatt, vonRaesfeld,
Wick
Staff. Pamela Tuft, Planning Director
James McCann, Principal Planner
Teryl Phillips, Associate Planner
• Chairman
PLEDGE OF ALLEGIANCE.
APPROVAL OF MINUTES: Minutes of April 9, 1996 were approved as printed.
PUBLIC COMMENT: Jack Metallinos - 1702 Creekview Court (owner - Jack's
Produce) - responded to previous discussion by Commissioners regarding Jack's Produce
at Lakeville and East "D" Streets; understands seasonal approval, Specific Plan underway
in this area; understands that his business is temporary and that improvements made to the
site are at his expense and entirely voluntary; offered to answer questions.
DIRECTOR'S REPORT: Preliminary Goals from City Manager's Office; draft Planning
Dept. Budget document including Department goals.
COMMISSIONER'S REPORT: Commissioner Torliatt - firm date for discussion of
Economic Plan? Planning Director Tuft - Will be on June 11 agenda.
CORRESPONDENCE: Letter from Capri Creek Homeowner's Association regarding
Woodside Village; letter from staff to Jack Metallinos (Jack's Produce); information on
Marin- Sonoma Land Use and Conference; letter from Mogel Engineering regarding West
View Estates.
APPEAL STATEMENT: Was read.
LEGAL RECOURSE STATEMENT: Was noted on the agenda.
1
Planning Commission Minutes - April 23, 1996
OLD BUSINESS
L WEST VIEW ESTATES SUBDIVISION; NORTHBAY CONSTRUCTION;
BODEGA AVENUE BETWEEN NORTH WEBSTER STREET AND RUTH
COURT; AP NO'S 006 -470 -010, 006 - 480 -003, 005, 011, 012, 016, AND 031.
8 Continued consideration of a revised proposal for a 43 -lot detached single - family
9 home development on 21.63 acres of hillside property in west Petaluma. The
10 project includes requests for approval of 1) a Mitigated Negative Declaration; 2)
11 Rezoning of the site to PUD; 3) Tentative Subdivision Map to create 42 parcels
12 and future development potential of one additional lot.
13
14. (Continued from December 5, 1995, February 27, and March 12, 1996.)
15
16 Associate Planner Phillips presented the staff report - Applicant agrees with staff report
17 (except 18.1 d).
18
19 (The public hearing was closed at the Planning Commission meeting of March 12, 1996.)
20
21 COMMISSION DISCUSSION:
22
23 Commissioner Torliatt - Questions regarding maximum footprint allowed for homes.
24 Commissioner Read - Reviewed tapes/minutes of previous meetings - concerns with.
25 nuisance created by pathways - need to add a notice on titles; concerns with proposed
26 Design Guidelines.
27 Planning Director Tuft - Excellent idea - will add recorded easement requirement.
28 Principal Planner McCann - Guidelines will be fine -tuned by SPARC with the direction
29 provided through the conditions of approval.
30 Commissioner Read - Where will lot (recommended by staff) be removed (in vicinity of
31 Joan Court?) - Yes
32 Commissioner Wick - Questions regarding traffic distribution.
33 Commissioner vonRaesfeld - Question regarding the pedestrian connection to Joan Court;
34 Will this be further reviewed by SPARC /Staff?
35 Planning Director Tuft - Yes.
36 Commissioner vonRaesfeld - Has staff received very much neighborhood response since
37 the previous meeting?
38 Associate Planner Phillips - No written correspondence, spoken with 2 neighbors.
39 City Engineer Hargis - Respond to traffic question; calculated to add one vehicle per
40 minute.
41 Commissioner Wick - Thanked staff for excellent staff report; concerned that the project
42 does not provide an acceptable transition to the more rural lands to the west; apparent
43 density is very uniform lotting, not less dense toward top of hill; comparing this project
44 with adjacent projects (sq.footage) pattern set in surrounding areas (denser lower on
45 hillsides); makes suggestion - remove about 13 units from project site; shift density
46 downward, eliminate lots 24,25,26,27; suggests overall density of 1.51 units per acre (32
47 lots).
48 Commissioner Torliatt - Found visual assessment disturbing (massing); should not always
49 approve densities at high end of range.
50 Commissioner Read - This is an in -fill project, complies with density in General Plan;
51 Commissioner Wick's ideas only being introduced tonight ?; this project is part of puzzle of
2
Planning Co mmissi on Minutes - April 23, 1996
i westside of Petaluma; lived on Webster for 20 years; no more dense than any other project
2 in this area; should be voted on by this commission.
3 Commissioner Wick - Has also lived on N. Webster - concerns regarding traffic; number
4 of AM peak hour trips very important - needs to be made safer in front of Valley Vista
5 School; need sidewalks in front of schools; Park Fees should be spent in this area, park
6 should be expanded, perhaps at Valley Vista School (school facilities function as a park).
7 Commissioner Read - Bodega Avenue improvements in CIP for 3 years from now?
8 City Engineer Hargis - Discussed anticipated projects in area - cumulative
9 traffic/improvements required with projects.
10 Commissioner Torliatt - Does not want to allow higher density in this area - creates lower
11 quality of living; lives in Kingsfield Subdivision - major traffic coming down N.
12 Webster/Bodega; was all traffic to come from Cherry Valley area coming through this
13 subdivision considered?
14 Planning Director Tuft - Yes - all traffic that would use N. Webster as an alternative route
15 was considered.
16 Commissioner Torliatt - Will be a short-cut from downtown, believes more traffic will be
17 generated than traffic study indicates.
18 Commissioner Rahman - Any thoughts on Commissioner Wick's suggestions regarding
19 density?
20 Commissioner Thompson - Willing to discuss density reduction; makes sense to match
21 existing densities and lotting pattern in area.
22 Commissioner vonRaesfeld - Density versus design/massing - not really a problem with
23 number of lots - what will finished project look like ?; have to assume that this project will
24 be pretty much the same as other hillside developments in Petaluma; look at keeping
25 proposed density, rearrange lots; look at introducing some faster - growing trees at lot
26 lines; proposed walkway good feature; Landscape Assessment District ?; agrees with
27 Commissioner Wick - not ideal subdivision layout - is most logical way to get a road
28 through; move some of the lots down off of hill - still allow proposed density.
29 Comrrvssioner Torliatt - PUD Guidelines not very stringent; going down Bodega - existing
30 homes have lots of character; Bodega View Estates - very large homes without character
31 of Petaluma; would like mixture of house sizes; lot of thought in staff report - very good.
32 Commissioner Feibusch - General Plan addresses issues on ridgelines; SPARC takes this
33 issue very seriously and will really address these issues; ridgeline is No. 1 concern - can be
34 adequately addressed by SPARC.
35 Commissioner Rahman - Has looked at density; would like to recommend moving some
36 lots down from ridgeline.
37 Commissioner Feibusch - (for SPARC benefit) - Requests copies of all Minutes regarding
38 this meeting be forwarded to SPARC during their review.
39 Commissioner Torliatt - Make sure SPARC understands all Planning Commission
40 comments/concerns.
41 Planning Director Tuft - Staff also struggled with lot sizes - took into account topography;
42 concerned with massing; concerns with higher density on Rebecca; trying to minimize
43 grading throughout entire subdivision; described lot sizes, density in relationship to
44 topography; staff has already recommended additional provisions in the Design Guidelines
45 consistent with Commissioner Torliatt's comments; condition could be added requiring a
46 greater transition of lot size from the rural lands to the west.
47 Commissioner vonRaesfeld - Issues - traffic, drainage, aesthetics - heard all concerns;
48 would like to see "tree corridor" on Rebecca; one upper lot should be eliminated or 1 -2
49 moved down lower on hill; Traffic Impact Fees should be used in this area including to
50 address continuing problems on N. Webster at the Valley Vista School.
51 Commissioner Thompson - Mild readjustment of lot sizes from east to west.
52 Commissioner Rahman - Concerns with views of rear of homes; focus on upgrades around
53 Valley Vista School (safety, traffic); concerns regarding traffic and drainage - believes
54 proposal will adequately address these issues.
Planning Commission Minutes - April 23, 1996
Commissioner Torliatt - Carry through to SPARC - make sure westside character is
carried through; regarding parking along streets (Rebecca) parking should be allowed on
Rebecca - would cause traffic to slow down.
5 A motion was made by Commissioner Thompson and seconded by Commissioner
6 Feibusch to recommend to the City Council adoption of a N Etigated Negative Declaration
7 and approval of the proposed Rezone to PUD, Development Plan and Standards, and
8 Tentative Subdivision Map for creation of the 43 -lot residential project known as West
9 View Estates, based on the findings and subject to the mitigations and conditions listed in
10 the staff report as amended by Commission.
11
12 Commissioner Read: Yes
13 Commissioner Feibusch: Yes
14 Commissioner Thompson: Yes
15 Commissioner Torliatt: Yes
16 Commissioner vonRaesfeld: Yes
17 Commissioner Wick: No
18 Chairperson Rahman: Yes
19
20 Findings for Mitigated Negative Declaration
21
22 1. An Initial Study has been prepared for the West View Estates project, and proper
23 notice provided in accordance with CEQA and local guidelines.
24
25 2. Based upon the Initial Study and comments received, potential impacts could be
26 avoided or reduced to a level of insignificance by mitigation measures attached as
27 conditions of approval. There is no substantial evidence that the West View
28 Estates project, as conditioned, would have a significant effect on the environment.
29
30 3. A monitoring program has been included to ensure compliance with the adopted
31 mitigation measures for the West View Estates project.
32
33 4. The West View Estates project does not have potential to affect wildlife resources
34 as defined in the Fish and Game code, either individually or cumulatively.
35
36 5. The West View Estates project is not located on a site listed on any Hazardous
37 Waste Site List compiled by the State pursuant to Section 65962.5 of the
38 Government Code.
39
4o 6. The Planning Commission reviewed the Initial Study/Negative Declaration and
41 considered the comments before making a decision on the project.
42
43 7. The record of proceedings of the decision on the project is available for public
44 review at the City of Petaluma, Planning Department, City Hall, 11 English Street,
45 Petaluma, California.
46
47 8. Potential circulation impacts resulting from development of the West View Estates
48 project as conditioned, will be adequately mitigated through improvement of the
49 Bodega Avenue arterial across the frontage of the project site and adjacent offsite
50 properties as necessary to provide safe and reasonable pedestrian, bicycle and
51 vehicular movement; implementation of a planned local residential collector loop
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Planning Commission Minutes - April 23, 1996
1 system (Rebecca Drive and N. Webster Street) within the boundaries of the project
2 site; and provision of a secondary means of public access (Larch Drive) via
3 connection to West Street. Further, the design of the proposed interior street and
4 bicycle/pedestrian systems, as conditioned, will not jeopardize the public safety and
5 will provide adequate parking facilities to serve residents of the development.
6
7 9. Potential grading and drainage impacts resulting from development of the West
8 View Estates project, as conditioned, will be adequately mitigated by use of
9 narrower public street designs, including omission of sidewalk and on -street
10 parking improvements, and use of hammerheads in lieu of cul de sacs where
11 possible to reduce the amount of required grading; establishment of grading
12 standards for application to lot- specific development proposals; and installation of
13 grading and drainage improvements designed to City and Sonoma Co. Water
14 Agency standards, in order to eliminate lot to lot surface drainage within the
15 project boundaries and improve current drainage conditions affecting downhill
16 properties.
17
18 10. Potential aesthetic impacts resulting from development of the West View Estates
19 project, as conditioned, will be adequately mitigated by establishment of
20 architectural design standards for application to lot- specific development proposals
21 and administrative SPARC review of design plans for all lots; implementation of a
22 visual mitigation landscape plan and installation of public area landscaping,
23 including large- canopied street trees.
24
25 Mitigation Measures
26
27 All mitigation measures as specified in the Initial Study (filing date January 16, 1996) for
28 West View Estates are herein incorporated as follows:
29
30 EAR'T'H Mitigations
31
32 1. Prior to SPARC review of the PUD Development Plan and Tentative Map,
33 the written PUD Standards shall be amended to incorporate detailed provisions
34 pertaining to permitted grading limits. These provisions shall limit excavation, fill
35 and significant grading and paving for lot- specific development to within the
36 approved building envelopes, except for necessary driveway and pedestrian access
37 and required utilities. Graded slopes in excess of 3:1 shall not be permitted for all
38 proposed private landscape areas, except where 2:1 slopes have been approved for
39 public street grading transitions. The height of exposed retaining walls and
40 underfloor areas for buildings shall be limited to a maximum of 6', and use of
41 retaining walls within private yard areas shall be limited to a maximum of 42 ". Lot
42 "padding" shall be prohibited. Cut and fill areas for private lot improvements shall
43 be limited to a maximum depth.of 5. Driveway slopes shall not exceed 18 %. All
44 measurements for development of individual lots shall be based upon the grading
45 conditions established with the Final Map and Public Improvement Plans for the
46 Subdivision.
47
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Planning Commission Minutes - April 23, 1996
1 2. An erosion control plan shall be prepared for all subdivision improvements,
2 in conformance with City Ordinance requirements, and submitted for staff review
3 and approval in conjunction with application for Final Map approval.
4
5 3. All lots shall be subject to administrative SPARC approval of grading
6 plans, for review of compliance with the SPARC - adopted PUD standards. Plan
7 submitted for approval of building permits shall include detailed grading plans in
8 conformance with the SPARC - approved plans and project conditions.
9
10 4. All recommendations detailed in the geotechnical report for the subdivision
11 dated August 29, 1994, prepared by John H_ Dailey, Consulting Geotechnical
12 Engineer, shall be incorporated into the grading and drainage plans submitted for
13 administrative approval of the Final Map and Public Improvement Plans. Plans
14 submitted for approval of individual lot development permits shall also reflect
15 compliance with the report recommendations as it relates to the specific site and
16 structural improvements proposed.
17
18 5. The following requirements of the City Engineer shall be met, and reflected
19 on plans submitted for Final Map approval:
20
21 Grading
22
23 a. Grading shall conform to the soils investigation report for this
24 subdivision. The geotechnical engineer shall make a
25 recommendation as to the construction and protection of graded
26 swales on steep slopes. Graded swales with a slope steeper than
27 5% shall be protected with a permanent method other than planting.
28
29 b. An Erosion Control Plan shall be prepared.
30
31 C. Drainage from sideyard swales shall be collected in a conduit and
32 directed through the curb face or to a storm drain system.
33
34 d. Any existing structures above or below ground that are abandoned
35 or not needed shall be removed. Structures shall include, but not be
36 limited to, fences, retaining walls, pipes, debris, etc.
37
38 Mom_toring:
39
40 1. Plans submitted for approval of the Final Map. and Public Improvements shall be
41 reviewed for compliance with the adopted mitigations and project conditions of
42 approval prior to recordation of the Final Map.
43
44 2. All public improvements shall be subject to inspection by City staff for compliance
45 with the approved Public Improvement Plans, construction permits and project
46 mitigation measures/conditions of approval, prior to City acceptance.
47
48 3. Plans submitted for approval of grading/building permits for lot- specific
49 development shall be subject to staff review for conformance with the SPARC-
50 adopted grading standards for the subdivision. All private lot construction shall be
51 subject to staff inspection for compliance with the approved plans and project
52 mitigations/conditions prior to issuance of a Certificate of Occupancy for each new
53 unit.
54
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Planning Commission Minutes - April 23, 1996
2. ABR
3 Mitigations
4
5 1. Motorized equipment operated during construction activities shall be
6 properly maintained and mufflered to minimize smoke and other air emissions.
7 Equipment shall be turned off when not in use. The project site shall be routinely
8 sprinklered as necessary to prevent dust generation during grading and
9 construction activity. Tarps shall be utilized to contain soil and debris materials in
10 open trucks during transport to and from the site.
11
12 2. Prior to issuance of building permits, all homes designed with fireplace
13 units shall meet City specifications for reduction of emissions, as specified under
14 City Ordinance 1881 N.C.S.
15
16 Monitorine
17
18 1. Plans submitted for development permit approval shall contain
19 specifications meeting City Ordinance requirements.
20
21 2. All homes proposed shall be subject to inspection by City staff for
22 compliance with approved construction plans prior to issuance of a Certificate of
23 Occupancy.
24
25 3. Construction activities shall be monitored by Public Works (for project
26 public improvements) and Building Division (for private lot improvements) staff
27 during the course of required inspections, to ensure compliance with Mitigation
28 Measure 2.1. above.
29
30 3. WATER
31
32 Miti ations
33
34 1. Plans submitted at time of application for Final Map approval shall include
35 provisions for storm water runoff management, in conformance with City
36 Ordinance provisions and Engineering Department specifications as identified in
37 the project conditions of approval. No lot to lot surface drainage across property
38 lines shall be permitted. The submitted drainage plans shall include provisions for
39 installation of permanent signs at drop inlets to the public storm drain system,
40 which prohibit the deposit of hazardous materials into the system.
41
42 2. The project proponents shall be responsible for compliance with all
43 applicable requirements of the California Water Quality Control Board within the
44 time frames specified by that agency.
45
46 3. All hydrologic, hydraulic and storm drain system design shall be subject to
47 review and approval of the Sonoma County Water Agency (SCWA) within the
48 time frames specified by SCWA, and prior to City approval of the Final Map.
49
50 4. Grading plans submitted for SPARC approval of the Tentative Map and
51 PUD Development Plan shall reflect all proposed graded swales, in conformance
52 with the construction recommendations of a geotechnical engineer, particularly
53 where proposed slopes exceed 4 to 1 gradients. Plans shall also reflect all
Planning Commission Minutes - April 23, 1996
1 necessary improvements to prevent drainage across property lines and private
2 roads/shared driveways.
3
4 5. The project shall be subject to payment of Storm Drainage Impact Fees as
5 specified by City Resolution prior to occupancy of each new unit constructed.
6
7 6. The following requirements shall be reflected on plans submitted for City
8 approval of the Final Map and Improvement Plans for all applicable phases of the
9 subdivision, subject to approval of the City Engineer:
10
11 a. Construct storm drain system from Webster Street to Lot 9 per
12 Sonoma County Water Agency Master Plan as part of the Bodega
13 Avenue frontage improvements for the project.
14
15 b. Provide necessary drainage improvements to prevent lot -to -lot
16 drainage.
17
18 C. Provide 100 -year overflow containment channels where public
19 storm drains cross private property.
20
21 d. The catch basin at Lot 6 shall drain via a storm drain pipe in
22 Hannah Lane to the end of the cul -de -sac. The catch basin in front
23 of Lot 5 shall be eliminated. An all weather access road shall be
24 provided over the proposed public storm drain system between the
25 end of Hannah Lane to the drop inlet on Lot 3 and between Fowler
26 Court and Hannah Lane. The access roads shall be ten feet wide.
27 Ten foot wide gates shall be provided between Lots 2, 3, 4, 5, and
28 8.
29
30 7. Prior to City approval of the Final Map and Public Improvement Plans for
31 the first phase of the project, additional study of project site subsurface drainage
32 conditions shall be conducted by a qualified geotechnical engineer, to determine
33 any potential impacts of proposed cut slopes to downhill properties, including
34 assessment of conditions that may be created by installation of residential irrigation
35 systems and excavation/fill for home construction. Based upon the results of the
36 study, a determination shall be made by City Engineering staff regarding the need
37 for additional measures to be incorporated into the project Public Improvement
38 Plans, and implemented by the project proponents. Costs of the study shall be
39 borne by the project proponents, with selection of consultant to staff approval.
40
41 8. A qualified geotechnical engineer shall be present on -site during grading
42 and excavation work conducted for the public improvements, as determined by
43 Engineering staff. Costs associated with staff - authorized consultant work shall be
44 borne by the project proponents.
45
46 Monl�
47
48 1. All required drainage improvements shall be reflected on plans submitted
49 for City approval of the Final Map and Public Improvement Plans for the
50 subdivision.
51
52 2. Plans submitted for approval of development permits shall be reviewed for
53 compliance with the approved Public Improvement Plans and all applicable
54 mitigations/conditions of project approval.
Planning Commission Minutes - April 23, 1996
1
2 3. Prior to recordation of the first Final Map, public improvement plans shall
3 be subject to review and approval by Engineering and Planning staff for
4 compliance with all required mitigation measures, including any resulting from
5 study of the project site subsurface drainage conditions.
6
7 4. All public improvements shall be subject to inspection by City staff for
8 compliance with the approved Public Improvement Plans, construction permits and
9 project mitigations/conditions of approval, prior to City acceptance. Grading and
10 excavation work for the public improvements shall also be subject to inspection by
11 a qualified geotechnical engineer during construction, as determined by the City
12 Engineer.
13
14 5. Storm Drainage Impact Fees shall be calculated prior to Final Map
15 approval by the City Council, and paid prior to issuance of a Certificate of
16 Occupancy for each new dwelling unit constructed.
17
18 PLANTLIFE
19
20 Mitigations, if any
21
22 1. Existing mature native oak trees located within the project site along the
23 northerly boundary of proposed Lots 32, 33 and 35 and trees numbered 55 and 56
24 (as identified in the Horticultural Associates Tree Preservation and Mitigation
25 Report dated November 1, 1995) shall be presented for nomination as Heritage or
26 Landmark trees by the Historic and Cultural Preservation Committee in
27 conjunction with application for SPARC approval of the project Tentative Map
28 and PUD Development Plan.
29
30 2. Plans submitted at time of application for SPARC approval of the Tentative
31 Map and PUD Development Plan shall incorporate a non - development easement
32 to contain the trees proposed for Heritage/Landmark designation within a
33 minimum 30' wide continuous mitigation area, measured from the northerly
34 property lines of proposed Lots 32 ,33 and 35. No structures, underground
35 utilities, grading, trenching or other construction activity shall be permitted within
36 the easement/mitigation area. For Lots 8 and 9 (affecting trees #55 and #56),
37 proposed site improvements and building envelopes shall be modified if necessary
38 to maintain a minimum setback of 5' outside the existing driplines of the trees.
39
40 3. The consulting arborist's recommendations for tree protection (e.g., mulch,
41 irrigation, setback, pruning etc.), as specified in the Horticultural Associates report
42 dated November 1, 1995, shall be implemented prior to issuance of a grading
43 permit for the subdivision, for all trees granted Heritage(Landmark designation.
44 Work shall be conducted under the supervision of an ISA Certified arborist or tree
45 worker, with selection of consultant subject to the mutual consent of staff and the
46 developer. All costs associated with implementation of the recommended tree
47 protection measures shall be the responsibility of the subdivider.
48
49 4. All specific recommendations contained in the Horticultural Associates
50 report for trees other than those granted Heritage/Landmark status, shall be
51 implemented as specified by the consulting arborist. Required pruning and
52 mulching activities shall be completed prior to City acceptance of the public area
53 improvements or occupancy of the affected lots, whichever occurs first. Work
Planning Commission Minutes - April 23, 1996
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shall be conducted under the supervision of a staff - approved arborist, with costs to
be borne by the subdivider.
5. Landscape plans for the subdivision right -of -way areas shall reflect use of
water conserving and native plant materials (including native oaks and other
species with high habitat value) and compatible irrigation system design. Plans
shall be included in the submittal for SPARC approval of the Tentative Map and
PUD Plan, and shall conform to City standards for street tree installation. All
public area landscaping shall be installed prior to acceptance of the public
improvements for each phase of construction or bonded for 100% of the cost of
materials and installation, with implementation to occur on a lot by lot basis. A
10% maintenance bond shall be retained by the City for a minimum of one year
following installation of the required landscape improvements, as maintenance
security during the establishment period.
7. Grading and landscape plans submitted for City approval of the Final Map
and Public Improvement Plans shall identify the location of existing trees to be
preserved, as well as incorporate a reference to mitigation measures applicable to
the trees.
6. The written Development Standards shall identify all proposed lots
containing existing trees to be preserved (including those granted
Heritage/Landmark status) and shall reference the mitigation measures contained
in the Horticultural Associates report dated November 1, 1995.
Monitoring
1. Plans submitted for SPARC approval of the Tentative Map and PUD
Development Plan shall be reviewed by Planning and Engineering staff for
conformance with Mitigation Measures 4.1. - 4.7. Public Improvement Plans
submitted for Final Map approval shall be reviewed for conformance with the
adopted SPARC conditions of approval. All public area improvements shall be
subject to inspection by City staff for compliance with the adopted conditions and
mitigation measures, prior to City acceptance.
2. Plans submitted for administrative SPARC/building permit approval of
individual lot development shall be reviewed by Planning and Engineering staff for
conformance with Mitigation Measures 4.1. - 4.7. and the adopted SPARC
conditions for the subdivision. All construction improvements shall be subject to
inspection by City staff for conformance with the adopted conditions and
mitigation measures prior to issuance of a Certificate of Occupancy for each new
unit constructed.
3. City staff shall be notified by the project proponents prior to
commencement of any work proposed closer than 5' outside the driplines of trees
recommended for preservation (as identified in the Horticultural Associates
report). All such activity, including excavation, pruning and root work shall be
conducted under the supervision of the consulting arborist authorized by staff.
ANIMAL LIFE:
Mitigations, if any
See Mitigation Measures under item 4 (Plant Life) above.
10
Planning Commission Minutes - April 23, 1996
2 Monitoring
3
4 1. See Monitoring Measures under item 4 (Plant Life) above.
5
6 6. NOISE
7
8 Mitigations
9
10 1. See Mitigation Measure 1 under item 2 (Air).
11
12 .2. All City - authorized grading and construction activity shall be limited to the
13 hours between 7:00 AM and 7:00 PM Monday through Friday, except that indoor
14 work may be conducted on Saturdays provided noise levels generated are
15 acceptable to nearby residents. No construction work shall be permitted on City
16 recognized holidays, and Sundays. The developer shall designate a construction
17 management person responsible for responding to any complaints generated
18 regarding excessive noise during construction. A telephone number for contacting
19 the designated individual shall be conspicuously posted at the construction site.
20 The responsible authority shall determine the cause of noise complaints received
21 and implement reasonable measures to resolve the issues. City staff shall monitor
22 complaints received and take reasonable steps to resolve issues in a timely manner
23 as they arise, including enforcement of abatement procedures to bring violations
24 into conformance with City General Plan and Zoning Ordinance Performance
25 standards.
26
27 3. A noise study shall be conducted prior to application for SPARC approval
28 of the Tentative Map and PUD Development Plan, to quantify the potential noise
29 impacts to any future units proposed along the Bodega Avenue frontage (Lots 1,
30 2, 9). The analysis shall be conducted by a qualified acoustical engineer under City
31 staff direction, with all costs associated with the study to be borne by the project
32 proponents. Recommendations for specific mitigation measures, if any, shall be
33 incorporated into project plans submitted for SPARC approval, and shall be
34 implemented as directed by SPARC.
35
36 Monitoring
37
38 1. Plans submitted for SPARC approval shall be reviewed for conformance
39 with Mitigation Measure 6.3. Construction plans submitted for development
40 permit approval shall be reviewed for conformance with SPARC adopted
41 mitigation measures if any, and conditions of approval. All new construction shall
42 be subject to inspection by City staff for compliance with all adopted mitigation
43 measures and project conditions of approval, prior to acceptance of public area
44 improvements and issuance of Certificates of Occupancy for all new units
45 constructed.
46
47 2. Construction activities shall be monitored by Public Works and Building
48 staff to ensure compliance with all mitigation measures under item 6.
49
50 7. LIGHT AND GLARE
51
52 Miti ations
53
11
Planning Commission Minutes - April 23, 1996
1 1. Plans submitted for SPARC approval of the Tentative Map and PUD
2 Development Plan shall incorporate lighting plans, which reflect the location and
3 design of all proposed street lights, and any other exterior subdivision lighting
4 proposed. Lighting shall be designed to prevent the intrusion of direct glare onto
5 adjacent residential properties. Standard City street light fixtures shall be utilized
6 unless otherwise approved by SPARC and City staff.
7
8 2. Plans submitted for administrative approval of individual lot development
9 shall include provisions to avoid vehicular lighting impacts to bedroom areas and
10 other light- sensitive living areas of proposed homes. Development plans for lots
11 proposed at street intersections or in other potentially light - sensitive locations shall
12 incorporate architectural or landscape design features to screen interior living
13 space from headlight glare.
14
15 Monitorinp,
16
17 1. Plans submitted for approval of the Final Map and construction permits
18 shall be reviewed for conformance with SPARC conditions of approval. All
19 construction shall be subject to staff inspection for conformance with the approved
20 construction plans prior to City acceptance of public improvements and issuance of
21 a Certificate of Occupancy for each new unit constructed.
22
23 8. LAND USE
24
25 Mitigations None required.
26
27 9. NATURAL RESOURCES
28
29 Mitigations None required.
30
31 10. RISK OF UPSET
32
33 Mitigation , s : None required.
34
35 11. POPULATION
36
37 Mitigations �
38
39 1. All lots shall comply with the minimum lot area standard of 11,426.38 sq.
40 ft., established for the site under the Hillside Residential Combining District
41 regulations of the Zoning Ordinance. Plans submitted for SPARC approval of the
42 PUD Development Plan and Tentative Map shall reflect this requirement. Further,
43 the PUD Development Standards for the subdivision shall specify a minimum lot
44 area consistent with this standard, and that future development potential for the
45 entire subdivision shall be limited to the future division of Lot 2, for a maximum
46 yield of one additional lot for the West View Estates project site.
47
48 Monitoring
49
50 1. Plans submitted for SPARC approval of the PUD Development Plan and
51 Tentative Map shall be reviewed for compliance with mitigations under item 11.
52 Plans submitted for Final Map and Public Improvement Plan approval shall reflect
53 all SPARC- imposed conditions of project approval, as well as the previously
54 adopted mitigation measures. Any future proposal for subdivision of Lot 2 shall be
12
Planning Commission Minutes - April 23, 1996
reviewed for conformance with the minimum lot area provisions established for the
subdivision.
4 12. HOUSING
5
6 Mitigations None required.
7
8 13. TRANSPORTATION /CIRCULATION
9
10 Mitigations, if any
11
12 1. A 1' non - access easement shall be dedicated across the Bodega Avenue
13 frontage of the project site, except where existing driveways serve homes on
14 proposed Lots 1 and 2. The Final Map and Improvement Plans submitted for
15 Council approval shall reflect the non - access easement. Access to the proposed
16 future lot created by division of Lot 2 shall be provided from interior public streets.
17
18 2. Plans submitted for SPARC approval of the Tentative Map and PUD
19 Development Plan shall include provisions for the improvement of Bodega Avenue
20 along the frontage of the project site. Improvements to be installed shall include
21 right -of -way dedication as necessary to accommodate half - street improvements
22 within an ultimate 86' right -of -way, curb, gutter, sidewalk, storm drains, sanitary
23 sewer, water mains, street lights, striping, traffic signs, and fire hydrants. Street
24 tree planter strips shall be provided with a minimum 6' -8' planter width,
25 (consistent with street standards presently under consideration for adoption by the
26 City). Plans shall also include provisions for transitioning of the frontage
27 improvements within the existing right -of -way, across those off -site properties
28 located between N. Webster Street and the proposed Lot 9, which contain
29 frontage on the north side of Bodega Avenue. All improvements to Bodega
30 Avenue shall be completed in conjunction with phase 2 improvements.
31
32 3. Rebecca Drive, Larch Drive, Hannah Lane, and Fowler Court shall be
33 modified to include additional right -of -way as necessary to provide for minimum 6'
34 public street tree planter areas on both sides of the street. Sidewalks may be
35 omitted from Hannah Lane, Fowler Court and Joan Court in order to reduce
36 grading impacts. Sidewalk shall be provided on the south side of Rebecca Drive
37 and along the east side of Larch Drive. These revisions shall be reflected on plans
38 submitted for SPARC approval.
39
40 4. The project sponsor shall be responsible for payment of all applicable
41 special development fees, including Traffic Mitigation fees. Fees shall be
42 calculated and paid as specified by City Resolution.
43
44 5. The private road access for Lots 3941 shall be modified to reflect a
45 standard private driveway approach, and shall be reflected on plans submitted for
46 SPARC approval.
47
48 6. To reduce grading and visual impacts, Joan Court shall be reconfigured as
49 a 28' public street terminating in a hammerhead turnaround. The street shall be
50 situated within a minimum 48' right -of -way, to permit public area street tree
51 plantings. No sidewalk shall be required. The street shall be situated at least 10'
52 from the common property line with the existing homesite to the north (identified
53 as AP No. 006 -543 -029) on Amber Way. If no lots are proposed along the north
54 side of the street, all area situated between the street and the existing home shall
13
Planning Commission Minutes - April 23, 1996
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be dedicated for public area landscaping. Lots 18-21 and 23 -28 shall be
reconfigured to create an open space band at least 40' an width connecting
Larch Drive and Joan Court The open space area shall be dedicated for public
use, and shall contain a pedestrianlbike path and tree plantings for visual
mitigation.. No vehicular access connection shall be permitted, except for
emergency service vehicles, as determined by Fire and Police staff. Lots 14-21 and
23 -28 shall be reconfigured as necessary to best accommodate the modified street
improvements, in order to minimiz required grading and maximize the visual
effectiveness of mitigation plantings. A master landscape plan shall be prepared, to
reflect planting of large- canopied trees within the public landscape areas, with trees
planted in a natural pattern where feasible, a maximum of 40' apart. Plans
submitted for SPARC approval of the Tentative Map and PUD Plan shall reflect
these requirements. Installation of the bike/pedestrian path and mitigation
plantings shall occur in conjunction with public improvements for Joan Court. The
Final Map shall include a description of the public path/mitigation area which shall
identify pedestrian access and landscaping as the primary permitted uses, and
prohibit location of structures within its boundaries.
7. The following circulation - related requirements shall be reflected on plans
submitted for City approval of the Final Map and Improvement Plans for
each applicable phase of the subdivision, and shall be subject to approval of
the City Engineer:
a. Frontage improvements for Bodega Avenue shall include, but not be
limited to, half street reconstruction, curb, gutter, sidewalk, storm drains,
sanitary sewer, water mains, street lights, striping, traffic signs, fire
hydrants, and landscaping. Street width shall be 48 feet with 86 foot right -
of -way. Improvements shall include frontage along AP No. 006 -221 -076
and 077, 006 - 048 -004, 008 and 013. These five lots are not a part of this
subdivision, therefore, the developer may apply to enter into a
reimbursement agreement. No parking shall be allowed along Bodega
Avenue.
b. Parking along Rebecca Drive shall be created within parking bays, located
beyond the 28' curb -to -curb pavement width. Parking on Joan Court shall
be staggered by driveway placement, to ensure continuous 20' vehicular
travelway clearance. No parking shall be allowed at the end of Hannah
Lane. Lots 7,8,9 and 10 shall be accessed only from the end of Hannah
Lane. Curbs shall be painted red and "No Parking" signs installed along
designated no parking areas. Larch Drive shall be 32' wide from curb to
curb with parking allowed on both sides of the street. Sidewalk shall be
provided on one side of the street, as proposed.
C. Streets, signs and striping shall conform to City Standards.
d. Right -of -way shall be wide enough to accommodate streets, parking bays,
planter strips, street lights, fire hydrants, catch basins, water meters, traffic
signs, sidewalks, etc.
e. To reduce the amount of hillside grading, the Engineering Department
supports either a separated sidewalk on one side of the street or a
contiguous sidewalk on both sides of the street. Sidewalks are required on
both sides of the street (P.M.C. 20.32.220), however, the Planning
14
Planning Commission Minutes - April 23, 1996
i Commission, at their discretion, may omit sidewalks per P.M.C. Chapter
2 20.32.230.
3
4 f. Connect existing private road serving Lot 38 to Larch Drive. Install a fire
5 access gate on the property line of Lot 38 at the private road.
6
7 g. The transition around the oak tree at Larch Drive shall be continuous curb
8 and gutter. The existing improvements on Larch Drive shall be modified to
9 create the transition.
10
11 8. A minimum of four (4) on- street parking spaces shall be provided within
12 parking bays along Rebecca Drive, between the easterly boundary of the
13 project site and Larch Drive. Plans submitted for SPARC review of the
14 Tentative Map and PUD Plan shall reflect this requirement.
15
16 Monitoring
X17 ..:.__......,_..
18 1. Plans submitted for approval of the Final Map and public improvement
19 plans shall reflect all adopted project conditions of approval and Mitigation
20 Measures.
21
22 2. All site improvements shall be subject to inspection by City staff for
23 compliance with the approved improvement plans and all adopted mitigation
24 measures and conditions of approval prior to City acceptance of the public area
25 improvements.
26
27 3. All private lot improvements shall be subject to inspection by City staff for
28 compliance with the approved building permits and all adopted mitigation
29 measures and conditions of approval, prior to issuance of a Certificate of
30 Occupancy for all lots with new home construction.
31
32 4. Traffic Mitigation fees shall be paid prior to issuance of a Certificate of
33 Occupancy for each new unit constructed.
34
35 PUBLIC SERVICE
36
37 Miti ations
38
39 1. The project sponsor shall be responsible for payment of all applicable
40 special development fees, including Community Facilities Development fees, Park
41 and Recreation Land Improvements fees, and School Facilities fees. Fees shall be
42 calculated and paid as specified by City Resolution.
43
44 2. All requirements of the Fire Marshal, including specifications for
45 emergency access, hydrant location and fire flow pressure, and unit construction
46 shall be reflected on plans submitted for approval of the Final Map and
47 development permits, including the following specific requirements:
48
49 a. Post address at or near main entry door - minimum four (4) inch
50 letters on contrasting background.
'51
52 b. Address locator required to be posted at or near the driveway
53 entrance. Reflectorized numbers are acceptable. Location and
54 design to be approved by the Fire Marshal's Office.
15
Planning Commission Minutes - April 23, 1996
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C. Residential buildings constructed outside the four minute response
area are required to have a residential fire sprinkler system designed
and installed in accordance with N.F.P.A 13 -D, in all areas
including attic, garage, bathrooms with combustible fixtures,
bathrooms over 55 square feet and closets over 24 square feet or
over 3 feet deep. This may apply to all lots beyond #5 and #16.
d. Minimum fire flow required for this project is 1,500 gallons per
minute at 20 pounds per square inch (psi). For buildings not
exceeding 3,600 square feet in area, a minimum fare flow
pressure of 1, 000 gpm is acceptable.
e. Residential buildings constructed at or above one hundred -sixty feet
in elevation are required to have a residential fire sprinkler system.
f. Fire hydrants shall be spaced at a maximum of 300 feet apart.
Location and type of fire hydrants are to be approved by the Fire
Marshal's Office. No house should be further than 150 feet from a
fire hydrant. Attention is directed to Lots 3941.
g. Add as a general note to plans:
No combustible construction is permitted above the foundation
unless an approved all- weather hard surface road is provided to
within one hundred -fifty (150') of the farthest point of a building or
structure.
All fire hydrants for the project must be tested, flushed, and in
service prior to the commencement of combustible construction on
the site.
h. All required fire lanes in which no parking is allowed shall be
designated by painting curbs red. Where no curbs exist, signs
approved by the Fire Marshal shall be installed. This applies to any
private drive or roadway 20 feet or less in width.
All roofing material shall be rated Class `B" or better, treated in
accordance with the Uniform building Code Standard 32.7 and City
of Petaluma Ordinance 1744.
All roofing material applied as exterior wall covering shall have a
fire rating of Class `B" or better treated in accordance with
Uniform Building Code Standard 32.7 and City of Petaluma
Ordinance 1744.
k. The maximum roadway grade is 12% which may be increased to
15% with special permission from the City Engineer and the Fire
Marshal. Special attention should be given to driveways of
individual lots.
1. For those lots situated along Larch Drive generally above the 190'
elevation, there is the potential that the standard fire flow pressure
requirement cannot be met. Prior to Final Map approval by the
16
Planning Commission Minutes - April 23, 1996
1
City Council, the project engineer shall submit plans reflecting
2
either 1) conformance with the standard fire flow pressure
3
requirement and hydrant locations, or 2) a combination of alternate
4
means and methods of providing adequate fire protection for homes
5
in this vicinity, in conformance with the Uniform Fire Code and
,kY 6
4 '
subject to Fire and Engineering staff approval.
7
°3 8
3. To ensure public safety within the public path/mitigation area situated
9
between Larch Drive and Joan Court, the development of all lots abutting this
10
open space area shall be designed to facilitate visual surveillance of the path by
11
Police staff and residents. The PUD Development Standards shall be modified to
12
specify that SPARC review of all lots directly abutting the mitigation area shall
13
emphasize visual orientation of units (windows, doors) and use of open fencing
14
and landscape treatments within the private lot areas. Private yard areas enclosed
15
with solid fencing shall be discouraged directly abutting the mitigation area. In
16
`
addition, landscape plans presented for SPARC approval of the mitigation area,
17
shall be designed to avoid use of shrub materials which achieve heights exceeding
.,, 18
36" at maturity. Trees to be planted within the area shall be selected for high
19
branching habits, or pruned to maintain a minimum 8' vertical canopy clearance.
20
21
4. Landscape plans submitted for SPARC approval of the Tentative Map and
_ 22
PUD Plan shall incorporate the use of plant materials and/or design strategies to
23
minimize maintenance requirements and fire risk for all right -of -way landscape
24
areas. Language encouraging use of fire resistant landscaping for private lot
25
development shall be incorporated into the PUD Development Standards subject
26
to SPARC approval.
27
,f 28
5. All street trees, perimeter fencing/walls, and other improvements within the
29
public right -of -way on Bodega Avenue and interior public streets, as well as
3v 30
landscaping located within the public access/mitigation area shall be maintained by
=; 31
a Landscape Assessment District (LAD) through contract services subject to
32
approval of the City Council in conjunction with the Final Map. Landscaping
33
within these areas shall be designed and installed to City standards acceptable to
34
City of Petaluma Planning, Engineering, Public Works and Parks staff. Irrigation
?' 35
to serve all landscaping in street tree planter strips adjacent to private residences
36
shall be designed to connect with the private lot irrigation systems of the adjoining
37
lots. Separate irrigation systems shall be established for street frontage landscape
38
areas located between the street curb and any subdivision perimeter walls,
39
landscape islands, and the public mitigation area, as determined by staff during
4o
review of the public improvement plans . Costs of formation of the required LAD
41
shall be borne by the project proponents at time of Final Map application.
42
43
Monitoring
44
45
1. Plans submitted for approval of the Final Map and development permits
46
shall be subject to Fire Marshal, Public Works, Parks, and Police Department
47
review, for incorporation of all City safety and maintenance standards, adopted
48
project conditions of approval, and Mitigation Measures.
.49
a�
50
2. All construction shall be subject to inspection by City staff for conformance
x' 51
h
with the approved plans and adopted mitigation measures and conditions of project
52
approval, nor to City acceptance of public area improvements and issuance of a im
PP , P� Y P p P
53
Certificate of Occupancy for each new unit constructed.
} 54
, ..
sw:
17
Planning Commission Minutes - April 23, 1996
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15.
16.
ENERGY
Miti ons None required.
UTELXTTES
Mitigations
1. The proposed project shall be subject to imposition of all applicable special
development fees, including Sewer and Water Connection fees, and Storm
Drainage Impact fees. Fees shall be calculated and paid as specified by City
Resolution.
2. Plans submitted for approval of the Final Map and Public Improvement
Plans shall reflect the following, subject to approval of Engineering staff:
a. Replace the existing 6 inch sanitary sewer main with an 8 inch main
between Webster Street and the manhole in front of AP No. 006-
480 -026. (The maximum permitted number of units on a 6"
sanitary sewer line is 40).
b. Underground all overhead utilities that traverse or run along the
frontage of this subdivision.
C. Bodega Avenue frontage improvements shall be constructed with
Phase 2 improvements.
d. The proposed water main system shall be capable of delivering a
continuous 1500 gpm fire flow with a residual pressure of 20 psi.
Any improvements necessary to provide the required capacity and
pressure shall be the responsibility of the subdivider. Necessary
facilities, improvements and supporting calculations shall be
provided as a part of the improvement plans for review and
approval by the City Engineer prior to the approval of the Final
Map.
e. Private sanitary sewer serving Lots 3,4,5,7,10, 11, 24, 25, 32, 33,
40 and 41 shall be privately maintained.
f. Connect existing water main serving Lot 35 to proposed water
main in Larch Drive.
g. Move existing fire hydrant at Lot 38 to Larch Drive.
h. Provide water and sanitary sewer services to future subdivision of
Lot 2.
i. All houses constructed above elevation 160 feet may require a
water pressure system installed for each unit to maintain adequate
house pressure.
j. Show all existing or proposed easements that are within the
boundary of this subdivision.
18
Planning Commission Minutes - April 23, 1996
1
k. Provide documentation of any existing off -site easements (public or
2
private) that are to be used by this subdivision.
3
4
1. Provide the necessary easements for public or private water,
5
sanitary sewer and storm drain facilities.
6
7
M. Each individual phase shall be designed to provide the required
8
utility service and street system independent of any other phase.
9
.10
n. Paved access shall be provided over public sanitary sewer and water
11
main easements.
12
13
0. Prepare the necessary private roadway, sanitary sewer, water line
14
and storm drain maintenance agreements for recordation with the
15
Final Map.
16
17
Monitoring:
18
19
1. All required mitigation measures shall be reflected in plans submitted for
20
City approval of the Final Map and Public Improvement Plans, and shall be subject
21
to the review and approval of Engineering and Planning staff.
22
23
2. All construction shall be subject to inspection by City staff for compliance
24
with the approved Public Improvement Plans prior to City acceptance of public
25
facilities.
26
27 17.
HUMAN HEALTH
28
29
Mitigations None required.
30
31 18.
AESTHETICS
32
33
Mitigations
34
35
1. Plans submitted for SPARC approval of the Tentative Map and PUD
36
Development Plan shall reflect the following amendments to address potential
37
visual impacts:
38
39
a. See mitigation 1 under item 11 (Population).
40
41
b. See mitigation 6 under item 13 (Transportation/Circulation).
42
43
c. Plans submitted for SPARC approval of the Tentative Map and
44
PUD Development Plan shall reflect incorporation of a non -
45
development easement not less than 40' in depth, between the rear
46
portion of Lots 14 -17 (north of Rebecca Dr.) and Lots 24 -26
47
(south of Joan Ct.). The easement shall be designed to permit
48
planting of large - canopied trees and other vegetation to a natural
" 49
pattern to screen uphill development and enhance views from
50
Bodega Avenue, N. Webster Street and Bantam Way. No utilities
51
or structures shall be placed within the easement boundaries. Open
52
fencing may be permitted within the easement to enclose private
53
yard areas, but any solid fencing proposed shall be located outside
54
the easement boundaries. Location of the easement and design of
19
Planning Commission Minutes - April 23, 1996
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the conceptual planting plan shall be subject to SPARC approval.
The minimum planting density for the easement corridor shall
reflect an average of 3 large- canopied trees (15 gallon size) per
affected lot, with an average spacing of 40' between trees.
Implementation of the planting plan shall occur on a lot -by -lot
basis, with design of private yard landscaping and irrigation plans
for each affected lot subject to administrative SPARC approval for
compliance with the intent of the masterplan. Trees consistent with
these provisions shall also be installed (and reflected on the
SPARC plans) in the southeasterly portion of Lots 3, 4, 5 and 7.
d. The total number of lots situated along the primary ridgeline in the
vicinity of Lots 14 -21 and 23 -28 shall be reduced by at least one
lot, to reduce the apparent density of development visible from the
primary public viewsheds, as identified in the visual analysis for this
project. The remaining lots in this area shall be reconfigured to
maximize the visual effectiveness of mitigation/street tree plantings,
and open space between homes.
e. The PUD Development Plan shall be amended to modify the
building envelopes proposed to incorporate greater variation in
minimum setback from public streets. Minimum street frontage
setbacks shall be reduced to 1.0' on at least 10 lots to encourage use
of a variety of garage solutions throughout the subdivision.
Minimum building setbacks shall respect the required non-
development easement and common property lines with the
required public access/mitigation area on applicable lots. All
proposed lot - specific setbacks shall be subject to SPARC approval
in conjunction with Tentative Map and PUD Plan approval.
&hag be
f To better achieve a more appropriate transition from the rural
Properties to the west, lots within the subdivision shall be
reconfigured as necessary to reflect a gradual transition to larger
lot sizes in the westerly portion of the subdivision. The project
proponents' Exhibit BB submitted May 14, 1996, is generally
consistent with the intent of this requirement.
2. The PUD Development Standards shall be amended prior to SPARC
approval of the Tentative Map and PUD Development Plan to incorporate more
detailed provisions pertaining to the following:
a. Maximum permitted building height for primary structures shall be
limited to 25', except that where roof pitches of 8:12 or steeper are
utilized, the maximum building height may be increased, subject to SPARC
approval, including a determination that no significant visual impacts will
be created. Building height shall be measured parallel to the existing grade
as defined on the Final Map and Public Improvement Plans to the highest
point of the roof. Maximum permitted building height for accessory
20
Planning Commission Minutes - April 23, 1996
21
1
structures shall be limited to 15', except as permitted for approved
2
accessory dwellings.
3
4
b. Architectural design standards shall be expanded to further define
5
elements that emphasize the "rural flavor" proposed, and to require that
6
individual building designs respect the natural grade by stepping
7
foundations. The design standards shall address building and roof
8
orientation, landscaping, decking, building projections, etc. Incorporation
9
of architectural forms, details, siding and window treatments found on
10
historic west -side buildings, use of detached garages, large porches, steep
11
roofs, garden gates, and other components characteristic of older rural
12
residences shall be encouraged. The rear elevations of homes oriented
13
toward Bodega Avenue shall have increased architectural interest and
14
detail.
15
16
C. Underfloor areas and building "skirts" shall be enclosed and
17
screened by use of landscape plantings.
L
18
19
d. Setbacks for the primary structure and all accessory structures in
20
excess of 6' in height shall be as defined by the SPARC- approved building
21
envelopes for each lot.
22
23
e. Language shall be incorporated which references the visual
24
mitigation planting plan within the non - development easement for Lots 14-
25
17 and 24 -26, as well as a requirement for installation of at least two 15
26
gallon sized trees within the private yard areas of all subdivision lots where
27
new home construction is proposed. Plans submitted for administrative
28
SPARC/building permit approval for individual lot development plans shall
29
reflect this requirement, and installation shall occur on a lot by lot basis.
30
All required mitigation plantings shall be installed prior to issuance of a
31
Certificate of Occupancy for each new unit.
32
33
3. All lots proposed for new home construction shall be subject to
.
34
administrative SPARC review for assessment of the sensitivity of the individual lot
35
development proposals, particularly as they relate to the following: 1)
36
preservation of visible open space along ridgelines, including conformance with the
37
intent of the dedicated public access/mitigation area and non - development
38
easements, 2) responsiveness to potential privacy issues where lots abut existing
39
development, 3) minimization of drainage and grading impacts, particularly as they
40
relate to downhill development and public views, and 4) avoidance of potential
.41
grading and irrigation impacts to existing trees (particularly native oaks) required
.42
to be preserved. Additional lot- specific analysis may be conducted and/or more
43
restrictive grading, height, floor area, lot coverage, exterior design, landscaping or
44
other standards may be imposed through the SPARC process as necessary to
45
ensure appropriate architectural and site design for the individual setting under
46
consideration.
47
48
Monitoring
49
50
1. Plans submitted for approval of the Final Map and development permits
51
shall be reviewed for compliance with all adopted mitigation measures and
'
52
conditions of project approval.
53
21
Planning Commission Minutes - April 23, 1996
1 2. All construction shall be subject to City staff inspection for compliance
2 with adopted mitigation measures and conditions of project approval, the approved
3 Public Improvement Plans and approved development permits, prior to City
4 acceptance of public area improvements and issuance of a Certificate of
5 Occupancy for each new unit constructed.
6
7 19. REC'REAT'ION
8
9 Mitt ations
10
11 1. Refer to Mitigation Measure 1 under item 14 (Public Service).
12
13 Monitoring
14
15 1. Refer to Monitoring Measures under item 14 (Public Service).
16
17 20. ARCHEOLOGICAL/HIS'I'ORICAL
18
19 Mitigations
20
21 1. All existing potentially historic buildings identified in the archaeological
22 study for the project received August 11, 1995 shall be preserved within the
23 project site. No significant alteration to the building exteriors or interiors shall be
24 permitted without further evaluation by a qualified architectural historian, selected
25 by City staff with developer concurrence. All costs associated with any required
26 further evaluation of these buildings shall be bome by the project proponents.
27 These requirements shall not preclude lawful demolition of the barns and chicken
28 houses situated on the property located at 648 Bodega Avenue, which have
29 already been documented by a qualified historian, and as a result of this study, have
30 not been recommended for preservation
31
32 2. Prior to grading activity, the project proponent shall advise all contractors
33 conducting soil disturbing activities of the potential for encountering buried
34 archaeological resources. If concentrations of historic or prehistoric materials
35 (e.g., adobe foundations or walls, structural remains with square nails, backfilled
36 privies, wells or other refuse deposits) are encountered during grading or other
37 ground - disturbing activities, work in the immediate area of the finds shall be halted
38 and City staff notified. A qualified historic archaeologist shall then be consulted
39 for further evaluation of the situation, and any subsequent recommendations
40 implemented.
41
42 Monitoring
43
44 1. All construction activities shall be routinely monitored by City Public
45 Works and Building staff during the course of required inspections.
46 Planning staff shall be notified of any findings of potential archaeological
47 significance for further referral.
48
49 )Findings for Rezoning to PUD
50
51 1. The proposed Amendment to Zoning Ordinance No. 1072 N.C.S., to reclassify
52 and rezone Assessor's Parcel Nos. 006 -470 -101; 006480 -003, 005, 011, 012,
22
Planning Commission Minutes - April 23, 1996
1
016, and 031, known as the West View Estates Subdivision, to Planned Unit
2
Development (PUD) is in general conformity with the Petaluma General Plan.
3
4
2.
The public necessity, convenience and general welfare clearly permit and will be
5
furthered by the proposed Amendment to the Zoning Ordinance, reclassifying and
6
rezoning the West View Estates Subdivision to PUD.
7
8
3.
The requirements of the California Environmental Quality Act (CEQA) have been
9
satisfied through preparation of an Initial Study/Mitigated Negative Declaration to
10
avoid or reduce to a level of insignificance, potential impacts generated by the
11
proposed West View Estates PUD.
12
13
Findings
for Approval of the PUD Development Plan and Standards
14
15
1.
The proposed West View Estates PUD District is proposed on property which has
16
a suitable relationship to one or more thoroughfares (Bodega Avenue, West
17
Street), and that said thoroughfares, with the improvements herein required, are
18
adequate to carry any additional traffic generated by the development.
19
20
2.
The plan for the proposed West View Estates development presents a unified and
21
organized arrangement of buildings and service facilities which are appropriate in
;'. 22
relation to adjacent or nearby properties , and adequate landscaping and screening
23
is included to ensure compatibility with surrounding uses.
24
25
3.
The natural and scenic qualities (hillside topography, significant public ridgeline
26
views) of the site are protected, with adequate available public and private spaces
27
designated on the PUD Development Plan.
28
29
4.
The development of the subject West View Estates property in the manner
. 30
proposed by the applicant, and as conditioned, will not be detrimental to the public
31
welfare, will be in the best interests of the City, and will be in keeping with the
32
general intent and spirit of the zoning regulations of the City of Petaluma, with the
33
Petaluma General Plan, and with other applicable plans adopted by the City.
34
35
Conditions for PUD Approval
36
37
1.
All mitigation measures adopted in conjunction with approval of the Mitigated
38
Negative Declaration (Resolution No. N.C.S.) for the West View
39
Estates Subdivision are incorporated herein by reference as conditions of project
40
approval.
41
42
2.
Prior to application for SPARC approval of the PUD Development Plan, the
43
written PUD Standards shall be amended to reflect the following:
44
23
Planning Commission Minutes - April 23, 1996
1 a. The minimum lot size shall be established consistent with mitigation
2 measures and the minimum lot area established under Hillside Residential District
3 provisions of the Zoning Ordinance, or 11,426.38 sq. ft. as determined for this
4 subdivision.
5
6 b. Maximum permitted building height shall be measured from the existing
7 grade as established for the City - approved Final Map and Public Improvement
8 Plans.
9
10 C. Written standards pertaining to grading and architectural design shall be
11 amended to conform to applicable mitigation measures adopted for the
12 subdivision. Language shall be incorporated which specifies that repetition of floor
13 plans and elevations within the subdivision shall not be permitted without City
14 approval of an application for Amendment to the PUD Development Plan and
15 Standards.
16
17 d. Landscape provisions shall be amended to specify that street frontage
18 landscaping (other than public area street trees) and irrigation systems serving
19 right -of -way landscaping shall be maintained by the adjacent lot owner. Private lot
20 landscaping and irrigation systems shall be compatible with the site - specific grade
21 conditions, and any adjacent landscaping, including required visual mitigation
22 plantings. Reference - shall be made to replacement provisions contained in the
23 arborist's report for the subdivision for any damage to protected trees.
24
25 e. Language pertaining to minimum setback standards for primary structures
26 shall be amended to reference the SPARC - approved building envelopes for each
27 currently undeveloped lot. All setbacks shall be measured from property lines.
28 Language shall be further amended to establish minimum standards consistent with
29 the R -1 20,000 Zoning District for any future development on Lots 1, 2, 8, 35, and
30 42, which contain existing residences, and for which building envelopes shall not
31 be shown on the PUD Plan.
iii)
33 f. Language pertaining to regulation of accessory structures shall be modified
34 to specify that accessory structures shall not be permitted in designated front yard
35 areas.
36
37 g. The maximum lot coverage for building footprints including all buildings,
38 accessory structures, covered decks, and open decks above the ground floor shall
39 not exceed 40% of the total lot area, to a maximum of 6,000 sq. ft.
40
41
h. The
Fxceptions section of
the written standards shall be deleted.
42
Provisions
shall be added to the written standards specifying that where the
43
development standards do not specifically
address a use or condition, applicable
44
provisions
of the Petaluma Zoning
Ordinance shall prevail for enforcement
45
purposes.
In addition, a statement
shall be added specifying that proposed
24
Planning Commission Minutes - April 23, 1996
1
modifications to the PUD standards must be approved by the City of Petaluma in
2
accordance with Zoning Ordinance provisions applicable to the PUD Zoning
3
District.
4
5
i. Provisions shall be added specifying all lots are subject to administrative
6
SPARC review as defined in the , adopted mitigation measures for the project, and
7
referencing all mitigation measures applicable to specific lot development.
8
9
j. The written standards shall be reformatted to provide a table of contents,
10
and enumerated sections for reference. The title shall be modified to identify the
11
document as the West View Estates Subdivision PUD Development Standards.
12
13 3.
Prior to application for SPARC approval, the PUD Development Plan shall be
14
amended to reflect the following:
15
16
a. Property lines shall be modified as necessary to reflect minimum lot area
17
and street design specifications contained in the adopted mitigation measures for
18
the project.
19
20
b. All conditions of the Tentative Map applicable to the Development Plan
21
shall be consistently reflected.
22
23
C. Building setback envelopes shall be modified to reflect shallower front
24
setbacks for some lots, particularly along Rebecca Drive, where grading impacts
25
may be reduced by bringing buildings closer to the public street. In accordance
26
with the adopted mitigation measures, minimum front setbacks shall be reduced to
27
10' for at least 10 lots within the subdivision. SPARC review of development
28
plans shall be utilized to ensure that sufficient variation in building setback and
29
reduction in required grading is achieved.
30
31
d. The boundaries of the public pedestrian path/mitigation area proposed for
32
dedication to the City and the 40' non - development easement (vicinity of Lots 14-
33
17) shall be reflected on the PUD Plan as specified in the adopted mitigation
34
measures.
35
36 4.
The subdivider shall be responsible for installation of property line fencing around
37
all perimeters of the subdivision, with plans subject to SPARC approval in
38
conjunction with review of the PUD Development Plan. SPARC review of fencing
39
plans shall stress preservation of privacy for downhill neighbors, protection of
40
existing trees, compatibility with the existing setting including topographical
41
elements, and visual impact from the primary public view corridors. Fencing shall
42
not be required along the Bodega Avenue frontage of the project. Any future
43
proposal for fencing along Bodega Avenue shall be subject to Administrative
44
SPARC review for visual and safety analysis. Fencing design, materials, height
I
Planning Commission Minutes - April 23, 1996
1 and setback from Bodega Avenue shall be determined on a lot by lot basis, to City
2 staff approval-
3
4 5. Landscape plans shall be amended to incorporate street frontage landscaping for all
5 right -of -way areas, all landscape treatment proposed within the public pedestrian
6 pat/mitigation area (linking Larch Drive and Joan Court), and other mitigation
7 plantings required, in conformance with adopted mitigation measures. Plans shall
8 be subject to SPARC approval in conjunction with review of the PUD
9 Development Plan.
10
11 Findings for Tentative Mau
12
13 1. The proposed West View Estates Tentative Subdivision Map, as conditioned, is in
14 general conformity with the Suburban land use category and other applicable
15 provisions of the General Plan.
16
17 2. The proposed West View Estates Tentative Subdivision Map, as conditioned, is in
18 general conformity with the standards and intent of the Hillside Residential
19 Combining District, PUD Zoning District, and other applicable provisions of the
20 Petaluma Zoning Ordinance.
21
22 3. The proposed West View Estates Tentative Subdivision Map, as conditioned, is in
23 general conformance with the Petaluma Subdivision Ordinance and other
24 applicable provisions of the Petaluma Municipal Code (PMC). In accordance with
25 the provisions of PMC Section 20.32.230, the public safety is not jeopardized by
26 the omission of sidewalks on Hannah Lane and Joan Court, and omission on one
27 side of Fowler Court, Larch Drive and Rebecca Drive . Further, the use of
28 reduced street standards pursuant to PMC Section 20.32.270 will result in the best
29 possible utilization of the land to be subdivided given consideration to the
30 topography and natural cover of the land and the general character of the proposed
31 subdivision.
32
33 4. Pursuant to Ordinance 1994 N.C.S., regulating access for lots to public streets, the
34 most logical development of the land requires that proposed Lots 39 through 41,
35 and the proposed future division of Lot 2 be served by private driveway access
36 easements, in order to minimize the grading impacts to the land, and establish
37 lotting patterns for the West View Estates Subdivision which are consistent with
38 neighboring development.
39
40 5. The requirements of the California Environmental Quality Act have been met
41 through preparation of an Initial Study and adoption of a Mitigated Negative
42 Declaration, to avoid or reduce to a level of insignificance, potential impacts of the
43 West View Estates Subdivision.
44
26.
Planning Commission Minutes - April 23, 1996
1 6. The West View Estates Subdivision has met all requirements of the City of
2 Petaluma Residential Growth Management System, as specified under Chapter
3 17.26 of the Municipal Code.
4
5 Tentative lean Conditions
6
7 1. The following requirements of the City Engineer shall be met prior to City
8 approval of the Final Map:
9
10 A. Frontage Improvements (Bodega Avenue)
11
12 a. Frontage improvements shall include, but not be limited to, half street
13 reconstruction, curb, gutter, sidewalk, storm drains, sanitary sewer, water
14 mains, street lights, striping, traffic signs, fire hydrants, and landscaping.
15 Street width shall be 48 feet with 86 foot right -of -way. Improvements
16 shall include frontage along A.P.N. 006 - 221 -076 and 077, 006- 048 -004,
17 008 and 013. These five lots are not a part of this subdivision, therefore,
18 the developer may apply to enter into a reimbursement agreement. No
19 parking shall be allowed along Bodega Avenue.
20
21 b. Construct storm drain system from Webster Street to lot 9 per Sonoma
22 County Water Agency Master Plan.
23
24 C. Replace the existing 6 inch sanitary sewer main with an 8 inch main
25 between Webster Street and the manhole in front of A.P.N. 006480 -026.
26 (The maximum number of units on a 6" sanitary sewer line is 40.)
27
28 d. Underground overhead utilities that traverse or run along the frontage of
29 this subdivision.
30
31 e. Frontage improvements shall be constructed with Phase 2 improvements.
32
33 B. Grading
34
35 a. Grading shall conform to the soils investigation report for this subdivision.
36 The geotechnical engineer shall make a recommendation as to the
37 construction and protection of graded swales on steep slopes. Graded
38 swales with a slope steeper than 5% shall be protected with permanent
39 method other than planting.
40
41 b. An erosion control plan shall be prepared.
42
43 C. Sideyard swales shall be collected in a conduit and directed through the
44 curb face or to a storm drain system.
45
46 d. Any existing structures above or below ground that are abandoned or not
47 needed shall be removed. Structures shall include, but be limited to,
48 fences, retaining walls, pipes, debris, etc.
49
50 C. Streets
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Planning Co mmissi on Minutes - April 23, 1996
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a. There shall be no parking along Rebecca Drive. Parking shall be created
along this street with parking bays. No parking shall be allowed at the end
of Hannah Lane. Lots 7, 8, 9 and 10 shall be accessed only from the end of
Hannah Lane. Red curbs shall be painted and "No Parking" signs installed
along designated no parking areas. Larch Drive shall be 32 feet wide from
curb to curb with parking allowed on both sides of the street.
b. Streets, signs and striping shall conform to City standards.
C. Right -of -way shall be wide enough to accommodate streets, parking bays,
planter strips, street lights, fire hydrants, catch basins, water meters, traffic
signs, sidewalks, etc. -
d. Sidewalks are required on both sides of the street (P.M.C. 20.32.220),
however, the Planning Commission, at their discretion, may omit sidewalks
per P.M.C. Chapter 20.32.230. To reduce the amount of hillside grading,
the Engineering Department supports either a separated sidewalk on one
side of the street or a contiguous sidewalk on both sides of the street.
e. Connect existing private road serving Lot 38 to Larch Drive. Install a fire
access gate on the property line of Lot 38 at the private road.
f. The transition around the oak tree at Larch Drive shall be continuous curb
and gutter. The existing improvements on Larch Drive shall be modified to
create the transition.
D. Site Drainage and Storm Drains
a. Provide necessary drainage improvements to prevent lot - to-lot drainage.
b. Provide 100 -year overflow containment channels where public storm drains
cross private property.
C. The catch basin at Lot 6 shall drain via a storm drain pipe in Hannah Lane
to the end of the cul -de -sac. The catch basin in front of Lot 5 shall be
eliminated. An all weather access road shall be provided over the proposed
public storm drain system between the end of Hannah Lane to the D.I. on
Lot 3 and between Fowler Court and Hannah Lane. The access roads shall
be ten feet wide. Ten foot wide gates shall be provided between Lots, 2, 3,
4,5 and 8.
E. Site Sanitary Sewer and Water Systems
a. Private sanitary sewer serving Lots 3, 4, 5, 7, 10, 11, 24, 25, 32, 33, 40
and 41 shall be privately maintained.
b. Connect existing water main serving Lot 35 to proposed water main in
Larch Drive.
C. Move existing fire hydrant at Lot 38 over to Larch Drive.
28
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Planning Commission Minutes - April 23, 1996
1
2
d. Provide water and sanitary sewer services to fixture subdivision of Lot 2.
3
4
e. All houses constructed above elevation 160 feet may require a water
5
pressure system installed for each unit to maintain adequate house pressure.
6
7
f. The proposed water main system shall be capable of delivering a
8
continuous 1500 gpm fire flow with a residual pressure of 20 psi. Any
9
improvements necessary to provide the required capacity and pressure shall
_
10
be the responsibility of the subdivider.
11
12
F.
Final Map
13
14
a. Show all existing or proposed easements that are within the boundary of
15
this subdivision.
16
'17
b. Provide documentation of any existing off site easements (public or
18
private) that are to be used by this subdivision.
19
20
C. The centerline offset in Bodega Avenue, as indicated on the tentative map,
21
shall be resolved prior to final map approval.
22
23
d. Show a one foot non - access easement across the Bodega frontage of Lot
24
8.
25
26
e. Provide the necessary easements for pubic or private water, sanitary sewer
27
and storm drain facilities.
28
29
f. Provide the necessary easements for private or public access.
30
M
G.
All hydrologic, hydraulic and storm drain system design shall be subject to review
32
and approval of the Sonoma County Water Agency.
33
34
H.
The improvement plans and final map shall be prepared per the latest City policies,
35
standards, codes, resolutions and ordinances.
36
37
I.
The applicant shall be advised that there are two reimbursement agreements for a
38
traffic signal and storm drain currently on file that affect this subdivision
39
(Resolution No. 92 -22 and 92 -87). There also is an intent to enter into a
40
reimbursement agreement on file that affects this subdivision (Resolution No. 94-
41
33).
42
43
1
Each individual phase shall be designed to provide the required utility service and
` 44
street system independent of any other phase.
° 45
46
K.
Paved access shall be provided over public sanitary sewer and water main
47
easements.
48
49
L.
Prepare the necessary private roadway, sanitary sewer, water line and storm drain
50
maintenance agreements for recordation with the final map.
29
Planning Commission Minutes - April 23, 1996
1
2 M. The developer shall keep the existing public streets clean that are used for access
3 to this site during construction.
4
5 2. The following requirements of the Fire Marshal shall be met:
6
7 a. Post address at or near main entry door - minimum four (4) inch letters on
8 contrasting background.
9
10 b. Address locator required to be posted at or near the driveway entrance.
11 Reflectorized numbers are acceptable. Location and design to be approved by the
12 Fire Marshal's office.
13
14 C. Residential buildings constructed outside the four minute response area are
15 required to have a residential fire sprinkler system designed and installed in
16 accordance with N.F.P.A. 13 -D, in all areas including attic, garage, bathrooms
17 with combustible fixtures, bathrooms over 55 square feet and closets over 24
18 square feet or over 3 feet deep. This may apply to all lots beyond #5 and #16.
19
20 d. Minimum fire flow required for this project is 1,500 gallons per minute at
21 20 pounds per square inch (psi).
22
23 e. Residential buildings constructed at or above one hundred -sixth feet in
24 elevation are required to have a residential fire sprinkler system.
25
26 f. Fire hydrants shall be spaced at a maximum of 300 feet apart. Location
27 and type of fire hydrants are to be approved by the Fire Marshal's office. No
28 house should be firrther than 150 feet from a hire hydrant. Attention is directed to
29 lots 39-41.
30
31 g. Add as a general note to plans:
32
33 No combustible construction is permitted above the foundation unless an
34 approved all- weather hard surface road is provided to within one hundred -
35 fifty (150') of the farthest point of a building or structure.
36
37 All fire hydrants for the project must be tested, flushed, and in service prior
38 to the commencement of combustible construction on the site.
39
40 h. All required fire lanes in which no parking is allowed, shall be designated
41 by painting curbs red. Where no curbs exist, signs approved by the Fire Marshal
42 shall be installed. This applies to any private drive or roadway 20 feet or less in
43 width.
44
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Planning Commission Minutes - April 23, 1996
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i. All roofing material shall be rated Class `B" or better, treated in
accordance with the Uniform Building Code Standard 32.7 and City of Petaluma
Ordinance 1744.
j. All roofing material applied as exterior wall covering shall have a fire rating
of Class `B" or better treated in accordance with Uniform Building code Standard
32.7 and City of Petaluma Ordinance 1744.
k. The maximum roadway grade is 12% which may be increased to 15% with
special permission from the City Engineer and the Fire Marshal. Special attention
should be given to driveways of individual lots.
3. The following requirements of the Chief Building Official shall be met:
a. Grading must be certified when completed to indicate compliance with
approved plans and will be required for occupancy.
b. Certify finished floor elevation before occupancy.
C. Any holding tank required for elevations above 160 feet must meet
Engineering Department design requirements.
d. Where ground slopes greater than 1 on 10, foundation shall be stepped per
Uniform Building Code 1806.2.
e. Soils with expansion index greater than 20 requires special design
foundation per Uniform Building Code 1803.2.
f. All roofing shall be "B" rated or better per Ordinance No. 1744/1988.
g. Driveway gradient shall comply with Ordinance No. 1533/1982.
h. Responsible party to sign plans.
i. Submit soils report to verify foundation design.
j. Plans must show compliance to 1994 UBC, UPC, UMC, and 1993 NEC.
Plans must also show compliance to current Title 24 Energy Code.
k. Provide structural calculations for all non - conventional design items.
1. Demolition permit required to remove any structure.
m. Abandonment of water well or septic system must be done under permit
from County of Sonoma Public Health Department.
4. All mitigation measures adopted in conjunction with approval of the Mitigated
Negative Declaration (Resolution N.C.S.) for the West View Estates
Subdivision are incorporated herein by reference as conditions of project approval.
31
Planning Commission Minutes - April 23, 1996
1 5. Prior to application for SPARC approval, the following modifications shall be
2 incorporated into the Tentative Map:
3
4 a. All adopted mitigation measures applicable to the Tentative Map shall be
5 reflected.
6
7 b. The Tentative Map shall reflect consistency with the PUD Development
8 Plan as conditionally approved.
9
10 C. The private driveway access to Lots 39-41 shall be designed as a standard
11 driveway approach.
12
13 d. All lots shall be reconfigured as necessary to meet the minimum net lot area
14 requirement of 11, 426.38 sq. ft., as established for the site under Hillside
15 Combining District provisions.
16
17 e. The common property line between Lot 2 and Lots 5 and 6 shall be
18 relocated to the north, to place the 10' public storm drain easement and
19 proposed driveway access for the future lot within the boundaries of Lot 2.
20
21 f. The proposed turnaround for the private road serving Lot 38 shall be
22 omitted, and a paved emergency access connection (with gate or bollards
23 to preclude public access) made to Larch Drive, in accordance with
24 Engineering and Fire Marshal specifications. The driveway access for Lot
25 38 shall be established from the required private road connection to Larch_
26 Drive.
27
28 6. The applicants/developers shall defend, indemnify, and hold harmless the City or
29 any of its boards, commission, agents, officers, and employees from any claim,
30 action or proceeding against the City, its boards, commission, agents, officers, or
31 employees to attack, set aside, void, or annul, the approval of the project when
32 such claim or action is brought within the time period provided for in applicable
33 State and/or local statutes. The City shall promptly notify the
34 applicants/developers of any such claim, action, or proceeding. The City shall
35 coordinate in the defense. Nothing contained in this condition shall prohibit the
36 City from participating in a defense of any claim, action, or proceeding if the City
37 bears its own attorney's fees and costs, and the City defends the action in good
38 faith.
39
40 7. Prior to City approval of the Final Map, the project proponents shall enter into an
41 agreement with the City for payment of an In -Lieu Contribution, to meet
42 affordable housing requirements for the West View Estates project, as specified
43 under Program 11 (iii) of the Petaluma General Plan Housing Element.
44
45 8 The location of all proposed electrical transformers, or other utility structures shall
46 be identified on plans submitted for Final Map and Improvement Plan approval,
47 and located underground in accordance with adopted City policy.
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Planning Commission Minutes - April 23, 1996
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6 10.
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Following acceptance of public area landscape improvements, the subdivider shall
post a maintenance bond to cover 100% of the cost of materials and labor for a
period of 5 years, to ensure survival of all required mitigation plantings.
A disclosure notice shall be added to the Final Map for all lots abutting the 40'
public access/mitigation area connecting Joan Court and Larch Drive, speciffing
that the lots . abutting the public access route may be exposed to disturbances
associated with pedestrian and bicycle traffic such as noise, visual intrusion,
trespass, litter, landscape damage, and/or private lot security impacts
COMMISSION )BUSINESS
II. QUARTERLY GOALS
Planning Director Tuft listed Planning Department goals - hope to do Zoning Ordinance
re -write this year.
Commissioner Rahman - Where is City regarding computer hardware and software?
Commissioner Read - Address issues through (Warner Study) budget.
Commissioner vonRaesfeld - Supports all goals - especially goal 2; in -fill project in San
Luis Obispo - definitely worth looking into for railroad area.
Commissioner Read - Agrees with Commissioner vonRaesfeld.
Commissioner Rahman - Referenced a parking garage in Los Gatos - lower than street
level; must do something very creative in railroad area; corner of Washington and Ely -
northeast corner had a turn lane (paved over) - very ugly corner - needs landscaping.
Planning Director Tuft - Will share Commission concerns with Engineering.
Commissioner Read - Idea was to get signalization fast - needed to look at signalization;
maybe we could look at Church of Christ property.
Commissioner Wick - Look at refining PUD Standards for hillside development.
Planning Director Tuft - Would like to work on Hillside Standards.
Commissioner Torliatt - Would like to see Economic Development Plan as a goal - put
something together in detail.
Commissioner Rahman - Would like Engineering Department to advise Commission when
meetings concerning transportation are upcoming; transportation not given necessary
importance.
Commissioner Read - Sonoma County Transportation Authority - meets monthly (Mary
Stompe attends for Petaluma).
Commissioner Rahman - South Petaluma Specific Plan - more emphasis on transportation.
41
42 III. PROJECT STATUS:
43
44 1. Colombard Extension - Met with Waugh School District representative -
45 will meet May 29 - will notice neighborhood, all interested, etc.; will
46 discuss options.
47 2. Nessco CUP - SPARC approval letter expected end of this week - 60 days
48 from March 26.
49 3. Jack's Produce - Commissioner Rahman - felt badly that Mr. Mettalinos
50 was upset - not coming from Commission; Conunissioner Torliatt - spoke
51 with Mr. Mettalinos; Commissioner Thompson - does have a concern with
33
Planning Commission Minutes - April 23, 1996
1 traffic into this lot; Commissioner Rahman - delighted with efforts on this
2 lot.
3 4. Industrial Activity (Lakeville Business Park, Cader, Oakmead Northbay, N.
4 McDowell) - City has seen upsurge in business park activity recently -
5 rundown on planned buildings.
6 5. Marina Plaza Shopping Center - Meeting last week with 8 -10 consultants
7 regarding environmental document - EIR will commence shortly thereafter.
8 6. Elwood Opportunity Center - SPARC application will be forwarded -
9 working with Bonne Gaebler.
10
11
12 Discussion:
13
14 Commissioner Rahman - Regarding Payran Bridge project - would like brief staff report
15 regarding better understanding of traffic study /requirements.
16 Planning Director Tuft - Payran Street Bridge issue appealed to City Council; Petaluma
17 Queen has received County approval to allow cardroom on Petaluma Queen; River Inn /
18 Petaluma Queen requesting cardroom; working with applicant regarding removal of
19 floating commissary.
20
21
22 ADJOURNMENT: 9:05 PM
23 min0423 i plan69
34