HomeMy WebLinkAboutMinutes 05/14/1996Planning Commission Minutes - 5/14/96
2 CI'T'Y OF PETALUMA
3 PLANNING COSSION MINUTES
4
5 REGULAR MEETING MAY 14, 1996
6 CITY COUNCIL CHAMBERS 7:00 PM
7 CITY HALL - PETALUMA, CA
8�.�,
9 Commissioners Present: Feibusch, Read, Thompson,''1E&att �hRaesfeld, Wick
10 Absent :
11 '
12 Staff. Pamela Tuft, Planning Director
13 James McCann, Principal Planner
14
15 * Acting Chairperson
16
17 PLEDGE OF ALLEGIANCE.
18
19
20 Planning Director Tuft asked the Commission if the minutes could be approved after
21 Bonne Diefendorf makes her public comment due to the need to clarify staff interpretation
22 of Commission direction.
23
24 PUBLIC COM3UNT:
25
26 Bonnie Diefendorfd, Mogel Engineering, - Requests Commission clarification of staffs
27 interpretation of the direction given at the previous Commission meeting regarding West
28 View density transition (mitigation measure 1.F., page 21 of the Initial Study).
29 Principal Planner McCann - Explained that the mitigation measure was drafted based upon
30 a very conservative interpretation of the Commission's discussion and direction regarding
31 the lot size transition to the larger rural lots to the west.
32 Bonnie Diefendorf - Believes that staff's interpretation is too extreme and described a
33 proposed lot layout/transition which she believes would provide a more gradual transition
34 and which would be more consistent with the Commission's discussion.
35 Commissioner vonRaesfeld - Questions regarding lotting and the number of lots near top
36 of Amber.
37 Planning Director Tuft - Discussed mitigation measure which requires the reduction of one
38 lot from this area.
39 Commission Member Torliatt - My recollection was that we wanted a less dense
40 development pattern nearer Urban Limit Line and a redistribution of density; move or take
41 out some lots closer to Urban Limit Line; does not go far enough on this distribution; need
42 for reducing some lots.
43 Commission Member Wick - Reminded that the majority of the Commission agreed that
44 one -lot reduction would be satisfactory.
45
46 Consensus of the Commission: To allow greater flexibility in transition of lot size
47 generally as reflected on Ms. Diefendorf s exhibit (amend mitigation measure 1.F.).
48
49 Commission Member Read - Add to Minutes, original minutes of last meeting -
50 Diefendorf s letter; these minutes all need to go to Council as addendum for their
51 information.
Planning Commission Minutes - 5/14/96
1 APPROVAL OF MINUTES: Minutes of Special Meeting of April 11 and April 23,
2 1996 were approved with corrections to the April 11 minutes on pages 2 and 3, and April
3 23 minutes on pages 21 and 33.
4
5 DIRECTOR'S REPORT: None
6
7 COM'MISSIONER'S REPORT:
8
9 Commission Member Feibusch - Attended emergency drill; Fire Chief invites the Planning
10 Commission to attend a field trip.
11 Planning Director Tuft - Will arrange field trip with the Fire Chief
12 Commission Member vonRaesfeld - Will be abstaining from item 5 (formerly property
13 owner's representative).
14 Commission Member Read - Is concerned with buildings that are in the railroad square
15 area; requested discussion by the Planning Commission on options to insure preservation.
16 Planning Director Tuft - Something could be added to the Zoning Ordinance that
17 buildings are subject to review before they can be demolished; will put on future agenda
18 for discussion.
19
20 CORRESPONDENCE: Letter from Capri Creek homeowner's Association regarding
21 Woodside Village; letter from Mogel Engineering regarding West View Estates.
22
23 Planning, Director Tuft Letter from Bonne Diefendorf.
24
25 APPEAL. STATEMENT: was read
26
27 LEGAL RECOURSE STATEMENT: Was noted on the agenda.
28
29
30 OLD BUSINESS
31
32 L WOODSIDE VILLAGE; MARDELL LLC; EAST OF CAPRI AVENUE;
33 AP NO. 137 - 061 -027; REZ96005; TSM96002(hg).
34
35 Continued consideration of a recommendation to the City Council for a 59 -lot
36 detached single -family home development on a 6.7 acre property on Capri Avenue.
37 The project includes requests for approval of 1) a Mitigated Negative Declaration;
38 2) a Rezoning of the site to PUD; 3) PUD Development Plan; and 4) a Tentative
39 Subdivision Map to create 59 parcels.
40
41 (Continued from March 26, 1996.)
42
43 (The public hearing was closed at the March 26 meeting.)
44
45 Principal Planner McCann presented the staff report.
46
47 Commission discussion:
48
49 Commission Member Wick indicated that he had reviewed the tapes from the last meeting
50 on this item.
Planning Commission Minutes - 5/14/96
1 Commission Member Thompson was concerned about the density of this project.
2 Principal Planner McCann stated it was mid- range.
3 Commission Member Read questioned. if the only remaining issue is parking.
4 Principal Planner McCann - parking, house design and density issues.
5
6 SPEAKERS:
7
8 Public comment:
9
10 Robert Brown, Representative of Home Owners Association Board, appreciates Mr.
11 Heaton's efforts; major concern with Capri Avenue providing parking on both sides;
12 requested consideration of atypical street (no parking on Capri).
13 Matt Hudson, Applicant's Attorney, applicant agrees with the Home Owners Association
14 representative (supports 28' width for Capri Avenue); applicant added elevation options
15 to provide a total of 11 elevations (suggested condition be added).
16 Doyle Heatoq Mandell, thanked the Home Owners Association for cooperative effort; he
17 feels that this is a far superior plan and the parking issues have been taken care of, he has
18 worked hard and looks forward to action from the Planning Commission; the elevations
19 are being worked on for SPARC review.
20 Scott Farrar. 1401 Capri Court, endorse agreement; future owners will be pleased to be on
21 an atypical road, please approve as proposed.
22 Dan Chambers. 1459 Capri Court, no one wants parking on the street; widening just
23 increases concept of density; concerned about the density of 8.6. du's/acre.
24 Bill Mathews, 1419 Capri Court, 8.6 units/acre - does not like the houses with garages
25 having no apron for third car, he does not like backing into the alley to get out of the
26 garage; not seeing garages from the street is not a virtue; all garages should have apron
27 driveways.
28
29 Public hearing closed.
30
31 Discussion:
32
33 Principal Planner McCann - The lack of aprons do exist in other settings and he is not
34 aware of unsafe conditions; common design element in the court yard homes; Engineering
35 recommended that the drawings be checked to be sure the cars can get in and out with
36 ease; SPARC approves of the concept.
37 Commission Member Read - What mechanism within the CC & R's allows for no parking;
38 any flexibility?
39 Planning Director Tuft - The existing Capri Ave. was built with 1/2 a street and was done
40 in a piece meal manner recognizing the remaining portion of the right -of -way would be
41 constructed with the development of the project site.
42 Commission Member Read - Is it by default?
43 Traffic Engineer Tilton - Roadway was built at 20 feet which provided 2 lanes of travel
44 and the roadway was signed for no parking; CC & R's do not restrict parking.
45 Commission Member Read - It has just occurred to me that it is because of the size of the
46 street; there is nothing in the CC & R's that say there is no parking; so it should be a 32
47 foot street with parking. Why ?, convince me.
48 Traffic Engineer Tilton - explained why parking should be in a residential area and why the
49 street should be 32 ft.; it is our normal standard, but conditions can be modified.
50 Planning Director Tuft - The City Council would not typically address or restrict parking
51 on a public street; only if the Planning Commission finds the need for restricting parking to
52 one side of the street.
Planning Commission Minutes - 5/14/96
1 Commission Member Feibusch - You are introducing a different architecture, if you don't
2 allow parking on the street you are asking for a problem.
3 Commission Member Wick - Unusual situation building half a street and not the other.
4 Commission Member Read - How is the parking going to be monitored with no parking
5 on either side of the. street; monitoring needs to be included before it goes to City
6 Council.
7 Commission Member Feibusch - Can people who are moving into the Woodside Village
8 be informed that there is no parking?
9 Planning Director Tuft - It can be required as a disclosure at time of sale.
10
11 A motion was made by Commissioner Wick and seconded by Commissioner vonRaesfeld
12 to recommend to the City Council adoption of a Mitigated Negative Declaration, and
13 approval of a rezoning from PUD to PUD; a PUD Development Plan and associated
14 Tentative Subdivision Map to create fifty -nine single - family residential lots, based on the
15 findings, and subject to the amended mitigation measures and conditions listed below:
16
17 Commissioner Read: Yes
18 Commissioner Feibusch: Yes
19 Commissioner Thompson: Yes
20 Commissioner Torliatt: Yes
21 Commissioner vonRaesfeld: Yes
22 Commissioner Wick: Yes
23 Chairperson Rahman: Absent
24
25 Findings for a Mitigated Negative Declaration:
26
27 1. An Initial Study has been prepared and proper notice provided in accordance with
28 CEQA and local environmental guidelines.
29
30 2. Based upon the Initial Study and comments received, potential environmental
31 impacts due to grading, as well as impacts on water quality, plant life, views,
32 aesthetics and traffic, will be avoided or reduced to a level of insignificance by
33 requiring the following mitigation measures as conditions of approval. There is no
34 substantial evidence that the project, as mitigated, will have a significant effect on
35 the environment.
36
37 3. A monitoring program has been included with the mitigations, where applicable, to
38 ensure compliance with the adopted mitigation measures.
39
40 4. An Initial Study has been conducted by this lead agency, which has evaluated the
41 potential for this project to cause an adverse effect -- either individually of
42 cumulatively — on wildlife resources. For this purpose, wildlife is defined as "all
43 wild animals, birds, plants, fish, amphibians, and related ecological communities,
44 including the habitat upon which the wildlife depends for its continued viability."
45 (Section 711.2, Fish and Game Code). The project does not have potential to
46 adversely affect wildlife resources as defined in the Fish and Game code, either
47 individually or cumulatively because the necessary improvements within Capri
48 Creek, as mitigated, will not have the potential to cause significant adverse effects
49 on lands which support fish and wildlife.
50
51 Mitigation Measures
52
4
Planning Commission Minutes - 5/14/96
z
Or
1 1. Earth
2
3 Mrti ag lions
4
5 (1) A soils ( geotechnical) report shall be prepared by a qualified geotechnical engineer
6 and submitted to the City prior to approval of the Final Map or grading permit.
7 The report shall address general soils conditions and any specific treatment related
8 to fill, if any, adjacent to the bank of Capri Creek. This report will be subject to
9 review and approval by the City Engineer prior to Final Map approval. Any
10 specific mitigations included in the revised report shall be incorporated into the
11 improvement plans for the project and development shall comply with all
12 recommendations in the report.
13
14 (2) Final project improvement and grading plans shall be prepared by a registered civil
15 engineer with assistance from a qualified geotechnical professional. The plans shall
16 be prepared in compliance with the City of Petaluma's Subdivision Ordinance and
17 Grading and Erosion Control Ordinance. The plans shall include a detailed
18 schedule for field inspection of work in progress to ensure that mitigation
19 measures are being properly implemented throughout construction of the project.
20 These plans shall be subject to the review and approval by City of Petaluma staff
21 prior to Final Map approval.
22
23 (3) - Construction of all cuts and fills shall be completed with strict adherence to
24 specific geotechnical recommendations , including engineering design reflected on
25 the Final Map improvement plans, and on -site inspection.
26
27 (4) All grading and erosion control measures shall conform to the City's Erosion
28 Control Ordinance No, 1576.
29
30 (5) An erosion and sedimentation control plan, as required by the City's Grading and
31 Erosion Control Ordinance 1576 (Petaluma Municipal Code - Chapter 17.31),
32 shall . be prepared by the applicant in conjunction with the preparation of the
33 improvement drawings. The plan shall include temporary erosion control measures
34 to be used during construction of cut -and -fill slopes, excavation for foundations,
35 and other grading operations at the site. The measures shall be adequate to
36 prevent erosion on -site and the resulting transport of sediment from disturbed
37 areas into natural or man-made drainage facilities beyond the project limits. Such
38 measures should include use of silt fences, diversion beams, hay mulch, and check
39 dams to prevent siltation. Special attention shall be given to prevent any increased
40 discharge of sediment into Capri Creek.
41
42 (6) Upon completion of any grading of the banks of Capri Creek a fast - growing
43 groundcover shall be planted/seeded to prevent erosion. Planting of trees and
44 shrubs adjacent to the westerly creek bank (the Open Space corridor) shall occur
45 immediately after completion of grading. In conjunction with all public
46 improvements associated with this development, the success of the landscaping on
47 and at the top of the creek bank shall be maintained and monitored by the project
48 proponent for a period of at least one year following acceptance by the City's
49 Director of Parks and Recreation.
50
51 (7) All construction and grading activities, including short-term needs (equipment
52 staging areas, storage areas, and field office locations) shall expose as little new
Planning Commission Minutes - 5/14/96
1 ground as possible. Whenever possible, existing disturbed areas shall be used for
2 such purposes, rather than disturbing additional new ground.
4 (8) Grading and excavation activities shall occur only during the dry season (April 15
5 though October 31) unless specific provisions to perform said work are permitted
6 with prior authorization from the City Engineer due to unforeseen circumstances.
7 All temporary and/or permanent drainage facilities shall be in place and in
8 operation prior to the onset of the rainy season.
9
to (9) The landscape plan for that area adjacent to and/or within the westerly bank of
11 Capri Creek shall be referred to the SCWA for review and input prior to submittal
12 of plans for .SPARC review. The landscaping plan shall be reviewed and approved
13 by SPARC, prior to Final Map approval.
14
15 Monitoring Provisions for and timing of all grading improvement mitigation measures
16 specified above shall be the responsibility of the project developer /owner to the
17 satisfaction of City Staff (enforced by the City). .
18
19 2. Air
20
21 Mitigations
22
23 (1) Standard grading dust control measures, including water applied to the areas of
24 grading, particularly on windy days, shall be incorporated into the erosion and dust
25 control plan submitted for review and approval by the City.
26
27 (2) Tarps shall be utilized to contain soil and debris material in open trucks during
28 transport to and from the site.
29
30 Monitoring Maintenance to insure insignificant dust levels occur shall be the
31 responsibility of the project developer and enforceable by the City.
32
33 3. Water
34
35 Mitigations
36
37 (1) The developer shall comply with the Petaluma Municipal Code Sections 20.36.010
38 and 20.36.020 which require the developer to pay storm drainage impact fees (as
39 calculated in Chapter 17.30) on construction in all sections of the City of
40 Petaluma.
41
42 (2) The storm drain system, and proposed planting plan. (specifically plantings
43 proposed adjacent to Capri Creek) shall be reviewed and approved by the Sonoma
44 County Water Agency prior to approval of the Final Map.
45
46
47 (3) If any of the proposed grading modifications will alter all or portions of the project
48 site within the 100 year flood plain, the applicant shall apply for a Conditional
49 Letter of Map Revision (CLOMR) to remove/amend the classification from the
50 Zoning Map and the Federal Emergency Management Agency (FEMA) Map prior
51 to the approval of the Final Map and timely conclude the LOMR process prior to
52 occupancy of any units within the Flood Plain Combining zone.
Planning Commission Minutes - 5/14/96
2 (4) Plans submitted at time of application for Final Map approval shall include
3 provisions for storm water runoff management. The submittal shall reflect
4 installation of permanent signs at drop inlets to the public storm drain system,
5 which prohibit the deposit of hazardous materials into the system.
6
7 (5) Pesticides and fertilizers shall not be applied to the project's landscaped areas
8 during the wet season (October - April, to the extent possible). When irrigating
9 the landscaped areas, avoid over watering so that runoff does not flow into streets
10 or into storm drains. These measures will reduce the discharge of water which
11 may have been contaminated with nutrients and pesticides. These requirements
12 shall be included in the project's landscape plan, and should be specified in any
13 landscape contracts let by the applicant prior to Final Map approval.
14
15 (6) Prior to construction, the applicant will be required to obtain coverage under the
16 State of California National Pollutant Discharge Elimination System (NPDES)
17 Permit for Construction Activities (General Permit) and develop and implement 'a
18 Storm Water Pollution Prevention Plan (SWPPP).
19
20 (7) Provide an energy dissipater i.e. rock, grouted rip -rap at any storm drain outfall(s)
21 in Capri Creek from the projects storm drain system, subject to staff review and
22 approval.
23
24 Monitoring Implementation and timing of the mitigations listed above shall be the
25 responsibility of the project proponent/owner and enforceable by the City as specified in
26 the mitigation measures.
27
28 4. Plant Life:
29
30 Mitigations
31
32 (1) The landscape plan including all public and private landscaping proposed and/or
33 required shall be submitted for review and approval by the City's Site Plan and
34 Architectural Review Committee ( SPARC), in conjunction with SPARC's review
35 of the PUD Development Plan and Tentative Map.
36
37 A creek corridor habitat restoration shall be prepared to revegetate (to the extent
38 acceptable to SCWA) the Capri Creek Open Space corridor. Said plan shall be
39 reviewed and approved by SPARC prior to Final Map approval. The SPARC
40 approved public (including the creek corridor plantings) and private planting plan
41 shall be installed, subject to City staffs review and approval prior to initial City
42 acceptance of the project's public improvements or issuance of a Certificate of
43 Occupancy respectively, unless additional time is authorized by the Planning
44 Director due to unforeseen time delays.
45
46 (2) The applicant/owner shall be responsible to enter this project into a Landscape
47 Assessment District (LAD) for the purpose of perpetual maintenance of all
48 landscape improvements within the Capri Creek Open Space corridor as approved
49 by SPARC and all street tree plantings prior to Final Map recordation. The
50 applicant/owner shall be responsible for the costs associated with establishing said
51 LAD. The applicant/owner shall enter into an agreement with the City which
52 authorizes the establishment of the LAD. During the first year after installation
7
Planning Commission Minutes - 5/14/96
1 and inspection/approval by the City of the project improvements, including public
2 area landscaping, maintenance of said plantings shall be the responsibility of the
3 applicant/owner.
4
5 Monitorin (1) All of the Capri Creek Open Space corridor plantings in addition to
6 street trees either proposed and/or required throughout the subdivision pursuant to the
7 landscape plans approved by SPARC, shall be installed by the app1 _. developer, subject
8 to City staffs review and approval prior to initial City acceptance of the project's public
9 improvements, unless additional time is authorized by the Planning Director due to
10 unforeseen time delays. (2) The applicant/owner shall agree to and pay for the
11 formation of a Landscape Assessment District to maintain all landscape improvements
12 within the Capri Creek Open Space corridor and all street tree plantings prior to Final
13 Map recordation.
14
15 5. Animal Life Mitigations None required.
16
17 6. Noise
18
19 Mitigations
20
21 (1) Grading and/or construction activities shall be restricted to the hours between
22 7:00am and 5:30pm Monday through Friday, and between the hours of 8:00am
23 and 4:00pm on Saturday. No construction shall be permitted on Sunday and
24 holidays recognized by the City.
25
26 Mont :Implementation and timing of the noise attenuation mitigation measure listed
27 above shall be the responsibility of the project proponent and enforceable by the City as
28 specified in the mitigation measure.
29
30 7. Light and Glare:
31
32 Mitigations
33
34 (1) All proposed exterior light fixtures shall be shown on plans subject to staff review
35 and approval prior to issuance of a building permit. All lights attached to buildings
36 shall provide a soft "wash" of light against walls. All- private lights shall conform
37 to City performance standards(e.g. no direct glare, no poles in excess of 20' height,
38 etc.) and shall compliment building architecture.
39
40 (2) Street lights shall be installed on all streets per the City of Petaluma Municipal
41 Code 20.36.130, including those along the Capri Avenue frontage prior to
42 acceptance of public improvements.
43
44 Monitoring Implementation and timing of lighting mitigation measures listed above
45 shall be the responsibility of the project proponent and enforceable by the City as specified
46 in the mitigation measures.
47
48 8. Land Use Mitigations None required.
49
50 9. Natural Resources Mitigations None required.
51
52 10. Risc of Upset Miti ations None required.
8
Planning Commission Minutes - 5/14/96
1
2 11. Population Mitigations None required.
3
4 12. Housing Mitigations None required.
5
6 13. Transportation/Circulation
7
8 Mitigations
9
10 (1) The pedestrian link shall be installed between Capri Creek and Lots 58 & 59 to
11 connect the sidewalk on Woodside Circle to Maria Drive. Said path shall be
12 reflected on the PUD Development plans, submitted for SPARC review and
13 approval prior to Final Map approval.
14
15 (2) The development of each home shall be required to contribute to the City's traffic
16 mitigation fee prior to issuance of a Certificate of Occupancy.
17
18 Monitoring The project proponent shall be responsible for the implementation of all
19 traffic mitigation measures enforceable by the City as specified in the mitigation measures.
20
21 14. Public Service
22
23 Mitigations, if any
24
25 (1) The developer shall be subject to pay City development fees as established in the
26 current Special Development Fees handout. Fees include: sewer connection, water
27 connection, community facilities development, storm drainage impact, parks and
28 recreation land improvements, school facilities, traffic mitigation, and in -lieu for
29 provision of low income housing.
30
31 Monitoring Special Development Fees shall be collected as prescribed in the City's
32 Special Development Fees handout.
33
34 15. Ener gy: Miti ons None required.
35
36 16. Utilities
37
38 Mitigations
39
40 (1) The project will be required to pay current standard sewer and water connection
41 fees prior to the issuance of a Certificate of Occupancy for each unit pursuant to
42 Municipal Codes 15.44 - 15.77 and 15.08 respectively.
43
44 (2) The project will be required to pay current standard storm
45 drainage impact fees on a house -by -house basis prior to issuance of a Certificate of
46 Occupancy pursuant to Municipal Code 17.30.
47
48 Monitoring The. project proponent shall be responsible for the implementation and
49 timing of all mitigations regarding utilities subject to City enforcement as specified in the
50 mitigation measures.
51
52 17. Human Health Mitigations None required.
9
Planning Commission Minutes - 5/14/96
2 1& Aesthetics
3
4 Mitig,tions
5
6 (1) All aspects of the Planned Unit Development Plan including the Development
7 Standards shall be subject to review and approval by the City Site Plan and
8 Architectural Review Committee. Areas of SPARC review shall include, but not
9 be limited to: use of landscaping to improve the view of the site following
to development of homes from Capri Avenue, Maria Drive and Sunrise Park; quality
11 of building design/construction including but not limited to: siding and roofing
12 materials and colors, architectural details including windows and doors and
13 associated trim elements, porch designs, garage door designs, attic and roof
14 vents/locations; all fencing.
15
16 (2) The Master Landscape Plan shall be subject to the Site Plan and Architectural
17 Review Committee's review and approval prior to Final Map approval. All
18 proposed and required landscaping improvements within the Capri Creek Open
19 Space corridor, and the public rights -of- -way shall be installed subject to staff
20 review and approval prior to acceptance of public improvements. All private yard
21 landscaping and fencing improvements shall be installed subject to staff review and
22 approval prior to issuance of a Certificate of Occupancy for respective units.
23
24 Monitoring All visual mitigations and the timing thereof shall be the responsibility of
25 the project proponent and enforceable by the City as specified in the mitigations above.
26
27 19. Recreation Mitigations None required.
28
29 20. Archaeological//Historical
30
31 Mitigation/Monitoring
32
33 (1) In the event that archaeological remains are encountered during grading, work
34 shall be halted temporarily and a qualified archaeologist shall be consulted for evaluation
35 of the artifacts and to recommend future action. The local Indian community shall also be
36 notified and consulted in the event any archaeological r emains are uncovered; a note to
37 this effect shall be shown on the improvement plans for the site.
38
39 Findings for Rezoning to PLD:
40
41 1. The proposed Amendment to Zoning Ordinance No. 1072 N.C.S., to reclassify
42 and rezone Assessors Parcel No. 137 - 061 -027, known as Woodside Village
43 Subdivision, to Planned Unit Development (PUD) district is in general conformity
44 with the Petaluma General Plan.
45
46 2. The public necessity, convenience and general welfare clearly permit and will be
47 furthered by the proposed Amendment to the Zoning Ordinance, reclassifying and
48 rezoning the Woodside Village Subdivision to PUD.
49
5o 3. The proposed PUD Development Plan has complied with the requirements of
51 CEQA through the preparation and certification of the Mitigated Negative
52 Declaration prepared and adopted (Resolution No. N.C.S.) by the City
53 Council for this project which addresses the potential environmental impacts
10
Planning Commission Minutes - 5/14/96
associated with its development, and no further environmental analysis is
necessary.
Findings for Approval of the PUD Development Plan
6 1. The proposed Woodside Village PUD Development Plan, as conditioned, results in
7 a more desirable use of the land and a better physical environment than would be
8 possible under any single zoning district by allowing the establishment of quad -
9 lots, and lots with shared driveways with primary orientation to open space area,
10 including a portion of the Capri Creek corridor paralleling the site's easterly
11 boundary.
12
13
2.
The development of a single loaded street adjacent to the Capri Creek Open Space
14
corridor and the orientation of homes onto said corridor is consistent with General
15
Plan policies regarding the arrangement of adjacent development.
16
17
3.
The Development Plan for the proposed development, as conditioned, presents a
18
unified and organized arrangement of building envelopes, utilities, and landscaping
19
which are appropriate in relation to the Capri Creek Open Space corridor and
20
improvements on neighboring properties.
21
22
4.
The scenic qualities of the site are protected, with adequate available public and
23
private spaces, including enhancement of the Capri Creek Open Space corridor
24
habitat, through the Unit Development Plan.
25
26
5.
The development of the Woodside Village subdivision property in the manner
27
proposed by the applicant, and as conditioned by the City to provide vehicle and
28
pedestrian access including a public path/ sidewalk adjacent to Lots 58 & 59, will
29
not be detrimental to the public welfare, will be in the best interest of the City, and
30
will be in keeping with the general intent and spirit of the General Plan of the City
31
of Petaluma.
32
33
6.
The vehicle and pedestrian circulation pattern of the proposed Planned Unit
34
'Development Plan has been reviewed in the context of the traffic capacity on Capri
35
Avenue, Maria Avenue, N. McDowell Blvd. and the potential development of
36
adjacent properties and, has been designed to be compatible with the circulation
37
patterns, needs, and carrying capacity.
38
39
7.
The proposed PUD Development Plan has complied with the requirements of
40
CEQA, through the preparation and certification of a Mitigated Negative
41
Declaration prepared and adopted (Resolution No. N.C.S.) by the City
42
Council for this project which addresses the potential environmental impacts
43
associated with its development, and no further environmental analysis is
44
necessary.
45
46
47
48
Conditions for the PUD Development Plan:
49
50
1.
All requirements from the City Planning Department shall be complied with,
51
including:
52
11
planning Commission Minutes - 5/14/96
1 a_ All mitigation and monitoring measures of the Mitigated Negative
2 Declaration (Resolution No. N.C.S.) adopted for this project shall be
3 enforced, as applicable, with all components of the PUD Development
4 Plan, including but not limited to, the PUD Development Plan (site plan),
5 the PUD Landscaping and Fencing Plan, and the Development Standards.
6 b. All conditions of the Tentative Subdivision Map (Resolution
7 No. N.C.S.) adopted for this project shall be enforced, as applicable,
8 with all components of the PUD Development Plan, including but not
9 limited to, the PUD Development Plan (site plan), the PUD Landscaping
10 and Fencing Plan, and the Development Standards.
11 C. All aspects of the PUD Development Plan, including but not limited to, the
12 PUD Development Plan (site plan), the PUD Landscaping and Fencing
13 Plan, and the Development Guidelines shall be reviewed and approved by
14 SPARC, and amended accordingly, subject to staff review and approval
15 prior to Final Map approval.
16 d. A full scale reproducible copy of the PUD Development Plan, Landscaping
17 and Fencing Plan and a final copy of the Development Guidelines as
18 approved by SPARC shall be submitted to the Planning Department,
19 subject to staff review and approval prior to Final Map approval.
20 e. Development of all public and private improvements for this PUD
21 Development plan, including but not limited to, the PUD Development
22 Plan (site plan), the PUD Landscaping and Fencing Plan, and the
23 Development Standards must comply with all applicable mitigation and
24 monitoring measures of the Mitigated Negative Declaration (Resolution
25 No. N.C.S.), and all applicable conditions of the PUD Development
26 Plan and Tentative Subdivision Map.
27 f. Development of the residential lots within this PUD Development Plan
28 shall comply with all provisions of the Development Standards on file with
29 the City of Petaluma, subject to staff review and approval.
30 g. The applicants/developers shall defend, indemnify, and hold harmless the
31 City or any of its boards, commission, agents, officers, and employees from
32 any claim, action or proceeding against the City, its boards, commission,
33 agents, officers, or employees to attack, set aside, void, or annul, the
34 approval of the project when such claim or action is brought within the
35 time period provided for in applicable State and/or local statutes. The City
36 shall promptly notify the applicants/developers of any such claim, action, or
37 proceeding. The City shall coordinate in the defense. Nothing contained in
38 this condition shall prohibit the City from participating in a defense of any
39 claim, action, or proceeding if the City bears its own attorney's fees and
40 costs, and the City defends the action in good faith.
41 h. The PUD development plan shall include three (3) elevations for each
42 model.
43
44 2. All requirements from the City Building Division shall be complied with, including:
45
46 a. Grading plans must be certified when completed to indicate compliance
47 with approved plans and will be required for occupancy.
48 b. Certify finish floor elevation before occupancy.
49 C. Where ground slopes greater than .1 on 10, foundations shall be stepped per
50 Uniform Building Code 2907(c).
51 d. Soils with expansion index greater than 20 requires special design
52 foundation per Uniform Building Code 2904(b).
53 e. All roofing shall be "B" rated of better per Ordinance No. 1744/1988.
12
Planning Commission Minutes - 5/14/96
1
f. Show site drainage and grading topography.
2
g. Indicate all utilities. on site plan.
3
h. Responsible party to sign plans.
4
i. Submit soils report to verify foundation design.
' 5
j. Plans must show compliance to 1994 UBC, UPC, UMC, and 1993 NEC.
6
Plans must also show compliance to current Title 24 Energy Code.
7
k. Provide structural calculations for all non - conventional design items.
8
1. All walls within 3 feet of property line must have a 1 hour fire rating and no
9
openings are allowed.
10
11
Findings
for the Tentative Map:
12
13
1.
The proposed subdivision, as conditionally approved, together with provisions for
14
its design and improvement, is consistent with the General Plan as a well- designed
15
development that is harmonious with its setting within the east side of Petaluma
16
and provides adequate pedestrian and vehicle access and services to the proposed
17
lots.
18
19
2.
The site is physically suitable for the type of Urban Diversified (8.8 du/ac) density
20
single- family residential development as conditionally proposed with building
21
setbacks and specific unit plan layout.
22
23
3.
The Tentative Subdivision Map provides reasonable public access from Capri
24
Avenue and Woodside Circle to the proposed lots.
25
26
4.
The proposed map, subject to the following conditions, complies with the
27
requirements of the Municipal Code, Chapter 20.20 and the Subdivision Map Act.
28
29
5.
The proposed map has complied with the requirements of CEQA, through the
30
preparation and certification of a Mitigated Negative Declaration prepared and
31
adopted (Resolution No. N.C.S.) by the City Council for this project which
32
addresses the potential environmental impacts associated with its development, and
33
no further environmental analysis is necessary.
34
35
6.
The design of the subdivision and the type of improvements will not cause public
36
health problems as the improvements including sanitary sewer, storm drains and
37
water systems, designed to the satisfaction of the City Engineer.
38
39
7.
Omission of a public sidewalk on the easterly side of Woodside Circle will not
40
jeopardize public safety.
41
42
43
. 44
45
Conditions for the Tentative Mau:
46
47
1.
All requirements from the City Engineering Department shall be complied with,
48
including:
49
50
51
a. The e3dsfing WO PARKING" signslpreNisiew en the neFflwngefely side
of Capri "venue shag be r Parking shall not be permitted on the
52
southeasterly side of Woodside Circle. No parking shall be permitted
13
Planning Commission Minutes - 5/14/96
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tj
along Capri Avenue. "No Parking" signs and/or markings shall be
installed on Capri Avenue at the developer's expense, subject to the City
Engineer's review and approval prior Final Map recordation.
b. The- Capri Avenue half street improvements shall conform to the structural
section at the centerline of the right of way in order to eliminate the
existing longitudinal pavement cracks. Capri Avenue shall be improved to
a 32 -feet 28 foot curb -to -curb reduced minor residential street. Hlf
street improvements with this project shall be provided to include a width
of 14 feet 28 feet from eentedine -fie face of curb to face of curb.
Vehicular parking shall be allewed prohibited on both sides with this street
width.
C. City standard traffic control signing and pavement markings shall be
installed. Capri Avenue shall be provided with centerline markings which
shall continue with an arc around to Woodsorrel Drive. Stop sign, bar and
legend shall be installed on Woodside Circle at both locations intersecting
Capri Avenue. The curb neck down, as shown on the tentative map where
Woodsorrel Drive changes to Woodside Circle, shall not be installed.
d. No lot to lot drainage shall be allowed. Surface runoff shall be addressed
within each individual lot then conveyed to an approved storm drain
system.
e. The proposed declaration of covenants, conditions, and restrictions of
Woodside Village shall be submitted for City review and approval. The
document shall address all publicly and privately maintained facilities,
structures, easements, improvements, utilities, etc. within the development.
f. Pursuant to Municipal Code Section 20.36.140, all utility distribution
facilities shall be placed underground.
g. Improvement Plans shall be prepared per City Department of Engineering
minimum design criteria, improvement plan preparation and standard
details and specifications.
h. The developer shall comply with all requirements of the Petaluma
Municipal Code including but not limited to Chapter 20, SUBDIVISIONS.
i. A three percent (3 %) plan check/inspection fee shall be based upon the
estimated construction costs for the subdivision. The estimated cost shall
be based upon the "Improvements" as defined in the Municipal Code.
j. The Sonoma County Water Agency shall review and approve the
improvement plans for this subdivision.
All requirements from the City Fire Marshal's office shall be complied with,
including:
a. Post address at or near main entry door - minimum four (4) inch letters on
contrasting background.
14
Planning Commission Minutes - 5/14/96
1
b.
Address locator required to be posted at or near the driveway entrance.
2
Reflectorized numbers are acceptable. Location and design to be approved
3
by the -Fire Marshall's office.
4
C.
In residential buildings less than 3,500 sq.ft. in floor area, provide fire
5
suppression system at normal sources of ignition. These areas are
6
specifically at clothes dryers, kitchen stoves, furnaces, water heaters,
7
fireplaces and in attic areas at vents and chimneys for these appliances and
8
equipment. In addition, spare sprinklers (one of each type in the residence)
9
and wrench shall be provided in a red spare sprinkler head box in the
10
garage.
11
d.
Fire hydrants shall be spaced at a maximum of 300' apart. Location and
12
type of fire hydrants are to be approved by the Fire Marshall's Office.
13
e.
All roofing material shall be rated Class "B" or better, treated in
14
accordance with the Uniform Building Code Standard 32.7 and City of
15
Petaluma Ordinance 1744.
16
17 3.
All
requirements of PG &E shall be complied with, including:
18
19
a.
Gas and electric service to this development will be provided in accordance
20
with the applicable extension rules, copies of which are available from this
21
office upon request.
22
b.
The cost of any relocation of existing PG &E facilities necessitated by this
23
project will be the responsibility of the requester.
24
25 4.
All
requirements of Sonoma County Water Agency shall be complied with,
26
including:
27
28
a.
Grading and drainage requirements shall be designed in conformance with
29
the Agency's Flood Control Design Criteria.
30
31 5.
All
requirements from the City Planning Department shall be complied with,
32
including:
33
34
a.
All mitigation and monitoring measures of the Mitigated Negative
35
Declaration (Resolution No. N.C.S.) adopted for this project shall be
36
enforced, as applicable, with all components of the Final Map and
37
associated public/private improvement plans.
38
b.
All conditions of the PUD Development Plan (Resolution
39
No. N.C.S.) adopted for this Tentative Subdivision Map shall be
40
enforced, as applicable, with all components of the Final Map and
41
associated public/private improvement plans.
42
C.
The Tentative Subdivision Map shall be reviewed and approved by
43
SPARC, and amended accordingly, subject to staff review and approval
44
prior to Final Map approval.
45
id.
A full scale reproducible copy of the Tentative Subdivision Map as
46
approved by SPARC shall be submitted to the Planning Department,
47
subject to staff review and approval prior to Final Map approval.
48
e.
Development of all public and private improvements of the Final Map must
49
comply with all applicable mitigation and monitoring measures of the
50
Mitigated Negative Declaration (Resolution No. N.C.S.), and all
51
applicable conditions of the PUD Development Plan and Tentative
52
Subdivision Map.
1!
planning Commission Minutes 5/14/96
1 f. The applicants/developers shall defend, indemnify, and hold harmless the
2 City or any of its boards, commission, agents, officers, and employees from
3 any claim, action or proceeding against the City, its boards, commission,
4 agents, officers, or employees to attack, set aside, void, or annul, the
5 approval of the project when such claim or action is brought within the
6 time period provided for in applicable State and/or local statutes. The City
7 shall promptly notify the applicants/developers of any such claim, action, or
8 proceeding. The City shall coordinate'in the defense. Nothing contained in
9 this condition shall prohibit the City from participating in a defense of any
10 claim, action, or proceeding if the City bears its own attorney's fees and
11 costs, and the City defends the action in good faith.
12 g. Signs prohibiting parking shall be installed within the right -of -way of
13 Capri Avenue prior to the issuance of the first certificate of occupancy for
14 a new home in this subdivision.
15 h. The applicant shall record a notice on the deed of each new lot which
16 fronts on Capri Avenue in a form acceptable to the City Attorney, advising
17 prospective buyers that parking is prohibited on Capri Avenue. The
18 notice shall be recorded in conjunction with the Final Map
19
20
21 6. All requirements from the Public Works Department shall be complied with,
22 including:
23
24 a Locate the water meters on Capri Avenue or Woodside Circle, not up the
25 private drives.
26 b. Provide one water meter for each unit.
27 C. Sewer lines in private driveways should be privately maintained, if possible.
28
29 7. All street names shall be subject to review and approval of the Street Naming
30 Committee prior to Final Map approval.
31
32 8. This project shall be subject to the City's Special Development Fees, including:
33 Sewer and Water Connection, Community Facilities Impact, Storm Drainage
34 Impact, Traffic Mitigation, In -Lieu Contribution for provision of affordable
35 housing, Park and Recreation Land Improvements, and School Facilities (paid
36 directly to the School District).
37
38
39
40
41
42
43 NEW BUSINESS
44 PUBLIC HEARING
45
46 II. EAST "D" STREET GENERAL PLAN AMENDMENT; CITY OF
47 PETALUMA; (vcs).
48
49 Consideration of a Negative Declaration and a recommendation from the Traffic
50 Advisory Committee to amend relevant sections of the Circulation Element of the
51 General Plan and the Circulation Map to change the status of East "D" Street from
52 an Arterial to a Collector status road.
16
Planning Commission Minutes - 5/14/96
Principal Planner McCann presented the staff report.
4 Commission discussion:
5
6 Commission Member Read - Status for funding for overlay (overlay project).
7 Traffic Engineer Tilton. Did get overlay, we do not anticipate future maintenance projects
8 for this segment of street.
9 Commission Member Torliatt - Where would east traffic displaced from D Street go to?
to Traffic Engineer Tilton, Traffic count about 9,000 a day using East D Street and the level
11 will reduce to 7,000; will end up on Washington and a portion to Jefferson. Increase is
12 small with existing volumes on East Washington; improvements to Lakeville and East D
13 Street will greatly improve the circulation pattern, volumes will be monitored.
14 Commission Member Read When?
15 Traffic'Engineer Tilton - Improvements are anticipated in 1998.
16 Commission Member Read - Why are we doing the General Plan Amendment with a
17 Specific Plan underway?
18 Planning Director Tuft - We do not anticipate East D Street becoming an arterial with the
19 Specific Plan; Lakeville and the Blvd. will need to be improved; we are concerned with
20 the impact to East D Street from the projected development in the area subsequent to the
21 Specific Plan preparation.
22
23 The public hearing was opened.
24
25 SPEAKERS: None
26
27 The public hearing was closed.
28
29 A motion was made by Commissioner Thompson and seconded by Commissioner
30 Feibusch to recommend to the City Council adoption of a Negative Declaration and
31 approval of the General Plan Amendments to change East "D" Street between Payran and
32 Lakeville Streets from an Arterial Street to a Collector Street, based on the following
33 findings:
34
35 Commissioner Read: Yes
36 Commissioner Feibusch: Yes
37 Commissioner Thompson: Yes
38 Commissioner Torliatt: Yes
39 Commissioner vonRaesfeld: Yes
40 Commissioner Wick: Yes
41 Chairperson Rahman: Absent
42
43 PROJECT FINDINGS
44
45 Environmental Findings
'46
47 1. An Initial Study has been prepared and properly noticed for the East "D" Street
.48 General Plan Amendments in accordance with CEQA and local guidelines.
49
50 2. No substantial evidence has been presented to staff that the project would have a
51 significant effect on the environment. Therefore, the Initial Study concludes that no
52 significant impacts will result.
17
Planning Commission Minutes - 5/14196
1
2 3. Mitigation Measures are unnecessary because no potentially significant impacts have,
3 been identified that require mitigation; therefore, a monitoring program is also
4 unnecessary.
5
6 4. The project does not have potential to affect wildlife resources as defined in the Fish
7 and Game code, either individually or cumulatively, and therefore is exempt from Fish
8 and Game filing fees. Amending this roadway classification in no way affects plant
9 life, animal life, or the habitat in which wildlife resources are found.
10
11 5. The project is not located on a site listed on any Hazardous Waste Site List compiled
12 by the State pursuant to Section 65962.5 of the Government Code.
13
14 6. The Planning Commission reviewed the Initial Study/Negative Declaration and
15 considered the comments before making a decision on the project.
16
17 7. The record of proceedings of the decision on the project is available for public review
18 at the City of Petaluma, Planning Department, City Hall, 11 English Street, Petaluma,
19 California.
20
21 8. The Planning Commission finds that changing East "D" Street from an Arterial to a
22 Collector will result in less than significant impacts to air quality because the resulting
23 stop signs facilitated by the amendment will discourage through traffic and reduce
24 traffic volumes. Any potential increase in vehicular emissions due to added stops and
25 starts will be substantially offset by the reduced traffic volume.
26
27 9. The Planning Commission finds that changing East *D" Street from an Arterial to a
28 Collector Street will result in less than significant impacts to noise because the
29 resulting stop signs facilitated by the amendment will discourage through traffic and
30 reduce traffic volumes. Any potential increase in noise due to the added stop signs will
31 be substantially offset by the reduced traffic volume.
32
33 10. The Planning Commission finds that changing East "D" Street from an Arterial to a
34 Collector, will have no significant impacts to transportation/circulation. In addition,
35 any future stop sign installation will not significantly impact this segment of East "D"
36 Street because: this roadway is not vital to commerce or the transportation of goods
37 and services; the overall traffic network in the area is currently operating at less than
38 Arterial Street traffic volumes; and, the traffic projections for this portion of East "D"
39 Street are anticipated to remain constant or slightly decline.
40
41
42
43
44 DE MINIlVIIS IlVIPACT FINDING:
45
46 1. The Planning Commission finds that there is no evidence before the City that the
47 proposed project will have the potential for an adverse effect on wildlife resources or
48 the habitat upon which the wildlife depends; on the basis of substantial evidence, the
49 presumption of adverse effect is rebutted. A Certificate of Fee Exemption will be
50 completed and filed with the Notice of Determination for the project.
51
52 General Plan Amendment Findings
53
is
Planning Commission Minutes - 5/14/96
1 1. The proposed amendment is in the public interest because the current traffic volumes
2 on the roadway are not commensurate with the classification of the roadway and
3 traffic volumes are not projected to increase. In addition, traffic control devices,
4 permitted only on a Collector Street or lesser classification, are necessary to reduce
5 attractiveness of the roadway as a through street, improve pedestrian safety, and have
6 the indirect effect of reducing traffic speeds.
7
8 2. The proposed General Plan amendment is consistent and compatible with the rest of
9 the General Plan and any implementation programs that may be affected. The
10 Planning Commission finds that the proposed street change supports General Plan
11 Objectives and policies which encourage: the improvement of traffic flow, vehicular
12 safety and pedestrian safety; classifying streets dependent on the character of the
13 neighborhood; and, eliminating through traffic within a predominantly residential
14 neighborhood.
15
16 3. The potential impacts of the proposed amendment have been assessed and have been
17 determined not to be detrimental to the public health, safety, or welfare. Specifically,
18 the Planning Commission finds that there will be no adverse environmental impacts
19 resulting from changing East "D" Street from an Arterial to a Collector Street and that
20 pedestrian safety will be improved and vehicular accident rate may decline.
21
22 4. The proposed amendment has been processed in accordance with the applicable
23 provisions of the California Government Code and the California Environmental
24 Quality Act (CEQA). All noticing and review periods required by CEQA and the City
25 of Petaluma's Environmental Review Guidelines have been satisfied.
26
27
28 IM MICHAEL, PAUL. COMPANY; 1200 CASA GRANDE ROAD; AP NO. 005-
29 060 -011; CUP 96007(jkt).
30
31 Consideration of a Mitigated Negative Declaration and a Conditional Use Permit
32 to authorize a heavy equipment contracting office, vehicle maintenance and repair,
33 and a material and equipment storage yard.
34
35 Principal Planner McCann presented the staff report.
36
37 Commission discussion:
38
39 Commission Member Read - What is the Western Charter status?
40 Principal Planner McCann - Explained the status of Western Charter CUP.
41 Commission Member Read - Mchael Company /CUP; does it run with the land?
42 Principal Planner McCann - Yes it runs with land - CUP could be transferred; all
43 conditions would be applicable to any owner /operator.
44
45 The public hearing was opened.
46
47 Public comment:
.48
49 SPEAKERS:
50
19
Planning Commission Minutes - 5/14/96
1 Victoria Gel& Representative for Michael Paul Company, has read the staff report and is
2 in agreement with it but, requested modification of mitigation affecting 40' of buffer zone
3 and asked that it be part of SPARC review process.
4
5 Public hearing closed.
6
7 Discussion:
8
9 Commission Member Torliatt - Questioned why the buffer was required.
10 Principal Planner McCann - The buffer was identified through the Marsh Enhancement
11 Plan; if there are ways to reduce that we can certainly address them.
12 Commission Member Feibusch - Need to be aware of what is going on along the river and
13 pay attention to the need for screening of the river and the view.
14 Commission Member vonRaesfeld - Condition 15 focuses on landscape related/parking
15 issues; agrees but - SPARC should view a basic standard for landscaping
16 Commission Member Read - Has the negotiations between the Almans and City been
17 complete?
18 Principal Planner McCann - Negotiations are complete, lot line adjustment not recorded.
19 Commission Member Read - Is it safe to proceed?
20 Principal Planner McCann - Yes.
21 Committee Member Read - Will the CUP need to be changed?
22 Planning Director Tuft - CUP is held by Michael Paul; if property owner is unable to
23 comply with CUP conditions then revocation and abatement proceedings can happen.
24 Commission Member Torliatt - Applicant has not signed initial study, please make sure it
25 is signed.
26
27 Consensus of Commission was to leave buffer distance as recommended by staff.
28
29 A motion was made by Commissioner vonRaesfeld and seconded by Commissioner Wick
30 to adopt a Mitigated Negative Declaration, and approve a Conditional Use Permit to
31 authorize the Michael Paul Company to operate a heavy equipment contractor's office,
32 vehicle maintenance, and material and equipment storage yard at the northeast portion
33 (appro)dmately 2.5 acres) of the property located at 1200 Casa Grande Road, based on the
34 findings and subject to the mitigations and amended conditions listed below:
35
36 Commissioner Read: Yes
37 Commissioner Feibusch: Yes
38 Commissioner Thompson: Yes
39 Commissioner Torliatt: Yes
40 Commissioner vonRaesfeld: Yes
41 Commissioner Wick: Yes
42 Chairperson Rahman: Absent
43
44 Findings for Approval of a Mitigated Negative Declaration of Environmental Impact
45
46 1. An Initial Study has been prepared and proper notice provided in accordance with
47 CEQA and local guidelines.
48
49 2. Based upon the Initial Study and comments received, potential impacts could be
50 avoided or reduced to a level of insignificance by mitigation measures attached as
51 conditions of approval. There is no substantial evidence that the project, as
52 conditioned, would have a significant effect on the environment.
53
20
Planning Commission Minutes - 5/14/96
1 3. The project does not have potential to affect wildlife resources as defined in the
2 Fish and Game code, either individually or cumulatively and is exempt from Fish
3 and Game filing fees because no significant wildlife resources have been identified
4 on the project site.
5
6 4. The project is not located on a site listed on any Hazardous Waste Site List
7 compiled by the State pursuant to Section 65962.5 of the Government Code.
8
9 5. The Planning Commission reviewed the Initial Study/Negative Declaration and
10 considered the comments before making a decision on the project.
F 11
12 6. The record of proceedings of the decision on the project is available for public
13 review at the City of Petaluma, Planning Department, City Hall, 11 English Street,
14 Petaluma, California.
15
16 Mitigation Measures
17
18 1. Earth
19
20 (1) Plans submitted for grading and/or site improvements shall include property
21 soil erosion control measures, as established in Title 17 of the Petaluma Municipal
22 Code. Said measures shall be implemented during construction activities.
23
24 (2) This project shall be responsible to pay the City s Storm Drainage Impact Fee
25 as established in the City's current Special Development Fee booklet (PMC Section
26 17.30). Fees are collected prior to issuance of a Certificate of Occupancy.
27
28 (3) All parking areas, aisles and access drives shall be graded, drained and paved
29 so as to dispose of surface water without damage to private or public properties,
30 or streets. Although existing drainage patterns may be continued, no increased lot-
31 to-lot drainage is allowed. Rainwater may be diverted into any storm drain and
32 sewer system connection, but shall be filtered so as to avoid the inclusion of
33 surface oils and/or debris. A plan identifying the filter location and providing
34 details of the filter system shall be submitted in conjunction with the plans
35 submitted for SPARC review. Improvements shall be installed prior to the
36 commencement of use.
37
38 (4) Watering of the site to reduce airborne dust levels shall be implemented if dust
39 generated during the grading process threatens to travel off site due to wind
40 currents.
41
42
43 Monitoring
44
45 (1) The applicant shall be responsible for compliance with conditions of approval
46 including application for all required permits and approvals including but not
47 limited to SPAR building permits, Fire Department permits, etc.
48
49 (2) The applicant shall be responsible for insuring that proper measures including
50 watering, as necessary during construction, to prevent dust emissions are
21
Planning Commission motes - 5/14/96
1 implemented. This responsibility shall include holidays and weekend periods when
2 work may not be in progress.
3 (3) All work performed shall be inspected by City inspectors.
5 2. Water
6
7 (1) The project proponent shall be responsible to pay a proportionate share for
8 storm drainage system impacts pursuant to the City's current Special Development
9 Fee booklet (reference Petaluma Municipal Code 11.80).
10
11 (2) All parking areas, aisles and access drives shall be graded, drained and paved
12 so as to dispose of surface water without damage to private or public properties,
13 or streets. Although existing drainage patterns may be continued, no increased lot -
14 to -lot drainage is allowed. Rainwater may be diverted into any storm drain and
15 sewer system connection, but shall be filtered so as to avoid the inclusion of
16 surface oils and/or debris. A plan identifying the filter location and providing
17 details of the filter system shall be submitted in conjunction with the plans
18 submitted for SPARC review. Improvements shall be installed prior to the
19 commencement of use.
20
21 (3) The construction drawings shall reflect containment improvements (le. curbs,
22 walls, etc.) to contain surface spills from the proposed above ground fuel tanks
23
24 Monitoring
25
26 (1) Storm Drain Mitigation Fees shall be due and payable prior to issuance of the
27 Certificate of Occupancy.
28
29 (2) All work performed shall be inspected by City inspectors.
30
31 3. Plant Life
32
33 (1) Development of the site along the westerly fence line shall conform to the
34 recommendations as set forth in the City of Petaluma Marsh Enhancement Plan
35 (draft 12/92) which recommends a setback from pickleweed wetland and moderate
36 quality /sensitivity salt marsh harvest mouse habitat of 40' -0" minimum. This 40' -0"
37 setback is shown as a buffer zone on attached Exhibit A; an approximately 20' -0"
38 area inside the fencing that borders the south west portion of this site is affected.
39 The type of development precluded from this buffer zone includes but is not
40 limited to parking areas, fuel tank(s), structures and materials storage. Therefore,
41 parking and parking improvements shall be prohibited within this buffer zone.
42 Plans submitted for SPARC review shall reflect improvements only outside of this
43 buffer zone.
44
45 (2) The Marsh Enhancement Plan recommends the installation of native plants and
46 shrubs (e.g. coyote bush, quail bush, salt bush, gum plant, jaumea, marsh
47 rosemary, etc.) in the buffer zone. Dense planting of these shrubs and
48 groundcover shall occur within this buffer zone as generally reflected on Exhibit A
49 to provide habitat and to serve as a natural filter for runoff from the site to the
50 adjacent marsh area.
51
22
Planning Commission I nutes - 5/14/96
1 (3) A double row of 15 gallon trees shall be installed along the westerly perimeter
2 of the site as generally reflected on Exhibit A Said trees shall be of a variety
3 compatible with the adjacent marsh area and consistent with recommendations of
4 the Enhancement Plan. The variety of said trees shall also be determined by their
5 ability to provide a fast growing, long -lived, dense, evergreen screen for the
6 storagelparking area. Said trees shall be irrigated by an automatic irrigation
7 system and maintained in a healthy state.
9 (4) A landscape and irrigation plan reflecting the requirements of the above
10 mitigation measures shall be prepared by the applicant and submitted for review
11 and approval by the Planning Director in conjunction with the SPARC application.
12 Said plan shall also reflect the landscape improvement of the "Casa Grande"
13 frontage.
14
15 Monitoring The applicant shall prepare a landscape plan reflecting the above
16 mitigation measures for review and approval prior to the issuance of a building
17 permit. All landscaping improvements shall be installed before a Certificate of
18 Occupancy is issued.
19
20 4. Animal Life
21
22 (1) Development of the site along the westerly fence line shall conform to the
23 recommendations as set forth in the City of Petaluma Marsh Enhancement Plan
24 (draft 12/92) which recommends a setback from pickleweed wetland and moderate
25 quality /sensitivity salt marsh harvest mouse habitat of 40' -0" minimum. This 40' -0"
26 setback is shown as a buffer zone on attached Exhibit A; an approximately 20' -0"
27 area inside the fencing that borders the south west portion of this site is affected.
28 The type of development precluded from this buffer zone includes but is not
29 limited to parking areas, fuel tank(s), structures and materials storage. Therefore,
30 parking and parking improvements shall be prohibited within this buffer zone.
31 Plans submitted for SPARC review shall reflect improvements only outside of this
32 buffer zone.
33
34 (2) The Marsh Enhancement Plan recommends the installation of native plants and
35 shrubs (e.g. coyote bush, quail bush, salt bush, gum plant, jaumea, marsh
36 rosemary, etc.) in the buffer zone. Dense planting of these shrubs and
37 groundcover shall occur within this buffer zone as generally reflected on Exhibit A
38 to provide habitat and to serve as a natural filter for runoff from the site to the
39 adjacent marsh area.
40
41 (3) A double row of 15 gallon trees shall be installed along the westerly perimeter
42 of the site as generally reflected on Exhibit A. Said trees shall be of a variety
43 compatible with the adjacent marsh area and consistent with recommendations of
44 the Enhancement Plan. The variety of said trees shall also be determined by their
45 ability to provide a fast growing, long -lived, dense, evergreen screen for the
46 storagelparking area. Said trees shall be irrigated by an automatic irrigation
47 system and maintained in a healthy state.
48
49 (4) A landscape and irrigation plan reflecting the requirements of the above
5o mitigation measures shall be prepared by the applicant and submitted for review
51 and approval by the Planning Director in conjunction with the SPARC application.
52
23
Planning Commission Minutes - 5/14/96
I Monitoring
2
3 The applicant shall prepare a Wx1scape plan reflecting the above mitigation
4 measures for review and approval prior to the issuance of a building permit. All
5 landscaping improvements shall be installed before a Certificate of Occupancy is
6 issued.
7
8 5. Light and Glare
9
10 (a) Exterior lighting shall be installed in order to increase night time visibility by
11 illuminating the entrance drive, buildings, immediate area surrounding building(s).
12 High intensity lighting shall be prohibited. All lighting shall conform to Section
13 22 -304 of the Petaluma Zoning. Ordinance with regard to direct and indirect glare,
14 and shall at no time be directed to surrounding properties or toward the marsh area
15 (lower portion of the site). A lighting plan, complete with detailed cut sheets and
16 photometric diagram(s), shall be submitted for review and approval in conjunction
17 with the SPARC submittal.
is
19 Monitoring
20
21 All lights shall conform to City Performance Standards (e.g. no direct glare, no
22 poles in excess of 20 feet high, etc.) prior to issuance of a building permit.
23
24 6. Risk of Upset
25
26 (1) All conditions shall be complied with prior to occupancy:
27
28 a. Provide one fire extinguisher, 2Al0EC type, for each 3,000 square feet
29 of floor space, and/or a maximum travel distance of 75 feet.
30
31 b. Address locator required to be posted at or near the driveway entrance .
32 Reflectorized numbers are acceptable. Location and design to be approved
33 by the Fire Marshal's office.
34
35 c. All compressed gas cylinders shall be adequately secured to prevent
36 falling or being knocked over. Fasteners used to secure the cylinders shall
37 be of non - combustible material.
38
39 d. Provide metal or flame retardant plastic waste cans.
40
41 e. Provide absorbent material for containment of spills. Proper tools and
42 container for handling spills shall be provided and available for employees'
43 use.
44
45 f. Installation of above ground flammabletcombustible liquid tank(s)
46 requires a permit and approval by the Fire Marshal's office.
47
M
Planning Commission Minutes - 5/14/96
1 g. A permit is required from the Fire Marshal's office for any alteration to
2 tanks, dispensers, product piping, vapor recovery piping, vent piping,
3 electrical, spill containment and like equipment.
4
5 h. Provide detail for double containment of hazardous materials showing
6 proposed location for containment.
7
8 i. Businesses storing hazardous materials require submittal of a Hazardous
9 Materials Management Plan to the Petaluma Fire Department. Before a
10 Certificate of Occupancy is approved, the following conditions must be
11 approved by the Office of the Fire Marshal:
12
13 a. Hazardous Material Management Plan is approved.
14 b. All storage and use of hazardous materials shall be in
15 conformance with the Uniform Fire Code.
16 c. A permit for Hazardous Materials Storage and use is issued
17 prior to occupancy.
18
19 j. A twenty ( 20) foot wide emergency access driveway shall be provided
20 and maintained clear at all times along the south side of the building to the
21 material storage area.
22
23 Monitoring
24
25 (1) The applicant shall be responsible for compliance with conditions of approval
26 including application for all required permits and approvals including but not
27 limited to SPARC, building permits, Fire Department permits, etc.
28
29 7. Transportation/Circulation
30
31 (1) Parking shall be maintained on site at the rate of 1 space/300 sq.ft. of office,
32 and 1 space/500 sq.ft. of storage/warehouse/maintenance shop. The total number
33 of parking spaces to be provided shall be 18. All parking areas shall be graded,
34 drained and paved in accordance with the parking standards in the Zoning
35 Ordinance, and shall be subject to SPARC review.
36
37 (2) This project shall be subject to the City's current Traffic Mitigation Fee as
38 established in the City's Special Development Fee booklet (Petaluma Municipal
39 Code Section 11.80).
40
41 Monitoring
42
43 (1) Plans reflecting the parking lot improvements shall be prepared by the
44 applicant for SPARC review and approval before issuance of a building permit.
45 City staff shall inspect site improvements for conformance with approved plans.
46
47 (2) Traffic Mitigation Fees shall be paid at time of Certificate of Occupancy.
48
49 8. Public Service
50
KI
Planning Commission Minutes - 5/14/96
1 The project proponents shall be responsible for a fair share contribution to the City
2 Community Facilities Development Fee as outline in the current Special
3 Development Fees handout. School fees shall be paid directly to the School
4 District.
5
6 Monitoring Fees shall be paid prior to Certificate of Occupancy.
7
8 9. Aesthetics
9
10 (1) Before occupancy and commencement of use, this project shall be subject to
11 SPARC review for consideration of site improvements and building
12 repair /expansion plans. Particular attention shall be paid to landscaping of the
13 perimeter of the site. All SPARC requirements shall be completed or fully bonded
14 prior to commencement of use. If bonded, all improvements shall be completed
15 within 90 days of commencement of use.
16
17 a. A detailed site plan showing; (1) building location(s), (2) parking
18 location, and its compliance with the City's parking design standards; (3)
19 material and equipment storage area, and (4) the location of the trash
20 enclosure.
21 b. Architectural plans which contain detailed building elevations and a
22 floor plan. All proposed exterior materials should be identified, and
23 accompanied by a color board.
24 c. Plans specifically detailing the containment method for the materials to
25 be stored on site (gravel, topsoil, sand, etc.).
26 d. A detailed landscape plan that indicates the locations and species of all
27 trees, bushes, and ground cover. Plant material for the area bordering the
28 marsh must be chosen from the Marsh Enhancement Plan. The plan should
29 include details for all vegetation planting, staking, and fencing as
30 appropriate. All existing and proposed plant material must be shown.
31 e. location and configuration of new fuel tank(s) and enclosures
32 f. detail of the proposed signs(s)
33
34 (2) Development of the site along the westerly fence line shall conform to the
35 recommendations as set forth in the City of Petaluma Marsh Enhancement Plan
36 (draft 12/92) which recommends a setback from pickleweed wetland and moderate
37 quality /sensitivity salt marsh harvest mouse habitat of 40' -0" minimum. This 40' -0"
38 setback is shown as a buffer zone on attached Exhibit A; an approximately 20' -0"
39 area inside the fencing that borders the south west portion of this site is affected.
40 The type of development precluded from this buffer zone includes but is not
41 limited to parking areas, fuel tank(s), structures and materials storage. Therefore,
42 parking and parking improvements shall be prohibited within this buffer zone.
43 Plans submitted for SPARC review shall reflect improvements only outside of this
44 buffer zone.
45
46 (3) The Marsh Enhancement Plan recommends the installation of native plants and
47 shrubs (e.g. coyote bush, quail bush, salt bush, gum plant, jaumea, marsh
48 rosemary, etc.) in the buffer zone. Dense planting of these shrubs and
49 groundcover shall occur within this buffer zone as generally reflected on Exhibit A
50 to provide habitat and to serve as a natural filter for runoff from the site to the
51 adjacent marsh area.
52
26
Planning Commission Minutes - 5/14/96
1 (4) A double row of 15 gallon trees shall be installed along the westerly perimeter
2 of the site as generally reflected on Exhibit A. Said trees shall be of a variety
3 compatible with the. adjacent marsh area and consistent with recommendations of
4 the Enhancement Plana The variety of said trees shall also be determined by their
5 ability to provide a fast growing, long -lived, dense, evergreen screen for the
6 storagelparking area. Said trees shall be irrigated by an automatic irrigation
7 system and maintained in a healthy state.
8
9 (5) A landscape and irrigation plan reflecting the requirements of the above
10 mitigation measures shall be prepared by the applicant and submitted for review
11 and approval by the Planning Director in conjunction with the SPARC application.
12
13 Monitoring
14
15 (1) The applicant shall be responsible for compliance with conditions of approval
16 including application for SPARC.
17
18 (2) All work performed shall be inspected by City inspectors.
19
20
21 10. ArchaeologicaVHistorical
22
23 (1) In the event that archaeological remains are encountered during grading, work
24 shall be halted temporarily and a qualified archaeologist shall be consulted for
25 evaluation of the artifacts and to recommend future action. The local Indian
26 community shall also be notified and consulted in the event any archaeological
27 remains are uncovered; a note to this effect shall be shown on the improvement
28 plans for the site.
29
30 11. Mandatory Findings of Significance
31
32 (1) As outlined herein.
33
34 (2) This Conditional Use Permit shall be subject to an annual on -site review by the
35 Planning Director, Fire Marshal, and Wheelabrator EOS (sewer service) to insure
36 compliance with all conditions of approval as relates to disposal of all wastewater,
37 site drainage courses, compatibility with the adjacent marsh land site and City code
38 1. requirements.
39
40 Monitoring As outlined herein.
41
42 Findings for the Conditional Use Permit
43
44 1. The proposed operation, as conditioned, will conform to the requirements and
45 'intent of the Petaluma Zoning Ordinance and includes conditions requiring
46 improvements as relates to use, fire and explosion hazards, waste, parking,
47 lighting/glare, noise, landscaping/screening, and signs.
48
49 2. The proposed operation, as conditioned, will conform to the requirements and is
so consistent with the intent, goals, and policies of the Petaluma General Plan as
51 relate to land use, conservation (soils and erosion, waterways, waste) community
52 health and safety (hazardous materials storage, noise, air and water quality).
53
27
Planning Commission Minutes - 5/14/96
1
3.
The proposed operation, as conditioned, will conform to the recommendations as
2
set forth in Marsh, Enhancement Plan (draft 12/92) which recommends minimum
3
setbacks and buffer areas between the upland zone and this proposed industrial
4
use. Improvement plans for the bus operation will also be consistent with the
5
recommended landscaping concept contained in the Plan-
6
7
4.
The proposed operation will not constitute a nuisance or be detrimental to the
8
public welfare of the community as it is conditionally approved as a
9
contractor's
office and yard only at this location with no public traffic involved. Project
10
approval requires compliance with City of Petaluma Zoning Ordinance
11
Performance Standards (Article 22) and mitigation measures to reduce
12
potential
adverse affects.
13
14
Conditions
15
16
From the Water Department 7784392)
17
18
1.
Water Department shall be contacted for determination of any connection fees and
19
service sizes.
20
21
2.
Water service shall be split to provide for separate irrigation metering.
22
23
3.
Backflow preventers shall be provided.
24
25
4.
The entry gate shall be moved such that unrestricted access may be made by the
Z6
Water Department to the City fire hydrant and water meter.
27
28
From the Chief Building Official (7784302)
29
30
5.
Plans shall be submitted showing proposed alteration work to each building on
31
site.
32
33
6.
All new occupancies must comply with 1994 UBC, UPC, UMC and 1993 NEC.
34
35
7.
All new occupancies must show compliance to current energy code
36
conservation
and handicapped access.
37
38
8.
Each building's occupancy classification or portion thereof must be shown on the
39
plans.
40
41
9.
Indicate all utilities on site plan.
42
43
From the Sonoma CoqW Health Department (525-6500)-
44
45
10.
Connection shall be made to public water and sewer.
46
47
From Wheelabrator Environmental Operating Services Inc (sewer service) (762-5892):
48
49 11. If vehicle washing is proposed or drains are to be installed, a 1,250 gallon three
50 stage interceptor with a sample port at the discharge end shall be required. All
28
Planning Commission Minutes - 5/14/96
1 sewer lines (other than those generating from toilets) must go through the
2 interceptor.
3
4 From the Planning Department (778 - 4301)
5
6 12. This CUP shall be held by the Michael Paul Company exclusively, unless
7 transferred as permitted by the Zoning Ordinance. Any expansion of use to
8 include other activities not particular to the Michael Paul Company shall require
9 amendment of the Use Permit.
10
11 13. Occupancy of the site shall not commence until all mitigations and conditions of
12 approval are satisfied, and the site has been vacated by Western Charter Tours.
13
14 14. The City recognizes that in December 1992, the City Council approved in concept
15 a Marsh Enhancement Plan which contains recommendations for the development
16 of the marsh areas on the unused portion of this parcel. No expansion of the
17 Michael Paul Company's use beyond the area approved in the Conditional Use
18 Permit shall occur without amendment to this Conditional Use Permit.
19
20 15. As proposed by the applicant, parking shall be restricted to the area located
21 directly to the west of the building, and should be provided at the rate of one (1)
22 space per each 300 sq.ft. of office, and one (1) space per each 500 sq.ft. of
23 storage/warehouse, etc.
24
25 The parking lot(s) shall be subject to SPARC review and approval and comply
26 with the City's parking lot standards as relates to stall size and location, pavement,
27 curbing, landscaping/screening etc. Parking areas shall be clearly marked, and
28 spaces clearly striped. The area directly in front of the existing building, from its
29 most westerly side to the entrance gates of the property shall be paved. At no
30 time shall any vehicle parking space be closer than 5'-0" from any property line,
31 with the exception of the Marsh. Enhancement Plan buffer zone areas, where it
32 shall be a minimum of 20' -0" from the existing fence, in conformance with said
33 draft Plan. Landscaping within the 5' -0" setback shall be installed prior to issuance
34 of a Certificate of Occupancy pursuant to a landscape plan prepared by the
35 applicant and approved by SPARC.
36
37 16. No salvage operations or long term storage of inoperable vehicles may occur
38. unless wholly within an enclosed building. Notwithstanding the above, inoperable
39 company vehicles may remain on the site for a period of sixty (60) days during
40 which time diligent repair efforts shall commence.
41
42 17. As proposed by the applicant, the 3,625 sq.ft. area at the northeast corner of the
43 site shall be the approved location for the storage of crushed rock, gravel, topsoil,
44 and sand. Inclusion of other materials in this area, and/or expansion of the area for
45 storage shall require an amendment to this Conditional Use Permit.
46
47 18. Any new sign(s) shall be in compliance with the Zoning Ordinance, and must have
48 permits (obtained from the Building Division) prior to installation.
49
50 19. A trash enclosure shall be provided on the site. The location and design of said
51 enclosure shall be consistent with the SPARC standards, subject to review and
29
Planning Commission Minutes - 5/14/96
1 approval by the Planning Director in conjunction with review of the SPARC
2 application and shall be installed prior to commencement of use.
3
4 20. Copies of all easements and access agreements shall be submitted to the Planning
5 Department, before commencement of use, and shall be maintained by the Michael
6 Paul Company as long as such business shall occupy the site.
7
8 21. This Conditional Use Permit may be recalled for review by the Planning Director at
9 any time due to failure to comply with mitigation measures and/or conditions of
10 approval, or due to complaints regarding potentially detrimental operating
11 characteristics.
12
13 22. The applicants shall defend, indemnify, and hold harmless the City or any of its
14 boards, commission, agents, officers, and employees from any claim, action or
15 proceeding against the City, its boards, commission, agents, officers, or employees
16 to attack, set aside, void, or annul, the approval of the project when such claim or
17 action is brought within the time period provided for in applicable State and/or
18 local statutes. The City shall promptly notify the applicants of any such claim,
19 action, or proceeding. The City shall coordinate in the defense. Nothing
20 contained in this condition shall prohibit the City from participating in a defense of
21 any claim, action, or proceeding if the City bears its own attorney's fees and costs,
22 and the City defends the action in good faith.
23
24
25 IV. GRAYSTONE PLACE; MCBAIL COMPANY; SOUTHEAST CORNER
26 OF SANDSTONE DRIVE AND RIESLING ROAD; AP NO. 137- 070 -063,
27 a cm/ds).
28
29 Consideration of a request to subdivide a 4.29 acre site in the Corona/Ely area into
30 44 single - family lots. The project includes requests for approval of 1) a Mitigated
31 Negative Declaration; 2) a Rezoning of the site to PUD; 3) a PUD Development
32 Plan; and 4) a Tentative Subdivision Map to divide the property into 44 single -
33 family lots.
34
35 Principal Planner McCann presented the staff report.
36
37
38 The public hearing was opened.
39
40 SPEAKERS:
41
42 Mike Gallagher, McBail and Company, - Gave a presentation and explained the concept of
43 the 44 lots; only 29 face the existing public streets - the privately owned access areas are
44 small, the landscaping is brought out to the street; adequate parking - should reduce the
45 size of the street visually; the private street maintenance will be the responsibility of the
46 tenants; street houses are 2 story with detached garages.
47 Paul Gerard, 1853 Sandstone, Representative for residents along Sandstone Drive; not
48 happy with proposal; when we purchased our homes we asked what could be built on the
49 vacant property near our residence and were told the development would be surrounded
50 by a tall fence that would separate the property - higher density will be walled off from the
51 single family residence; there should be separation between communities.
52 Commission Member Read - Who was the developer that you purchased from?
30
Planning Commission Minutes - 5/14/96
1 Paul Gerard McBail Company, and it was a verbal agreement. Mr. Gerard read letters
2 from concerned residents on Sandstone Drive and submitted them for the record.
3 Kevin White 1833 Sandstone, Concerned about the property values decreasing if the
4 Graystone Place is not fenced in; no confusion on Wisteria.
5 Steve Bailey. Project Manager, Read the disclosure statement used for Graystone when
6 houses are sold; no misleading occurred.
7 Commission Member Thompson Agent did not tell these people what was being
8 proposed?
9 Steve Bailey - I was not there I do not know.
to Commission Member Thompson - (directed to McBail Company) Hope you have told
11 your agent not to mislead the public.
12 Steve Bailey - I deny that they intentionally mislead anyone.
13 Commission Member Read - Questions regarding the wall issue.
14 Steve Bailey - Wisteria does have a wall that backs up to Sandstone, but until last fall we
15 had no idea what this site was going to be like.
16 Doug Andrews - Agrees with Paul Gerard's comments; and the wall is a good idea; he
17 was told it was going to be a park.
18 Tom Voll ert. 1821 Sandstone, Agree with previous speakers; led_ to believe that the area -
19 should be fenced or a park and was not confused with the Wisteria development; also
20 safety is a issue with children.
21 Mark Adams 1838 Heather Lane, If the number of units were reduced the land could be
22 used to fence off with greenery.
23 Stephanie Joanisse - Adams, 1838 Heather Lane; Agrees with Mark Adams, also there is no
24 place for children to play.
25 Bob Fox, 755 Riesling Road, Questions regarding Mello-Roos costs; suggest no access
26 from Sandstone.
27 Answer from staff - This project will participate in the Mello-Roos assessment.
28 Paul Gerard - This project does not add to the quality of the neighborhood.
29 Kevin White - Bought house March 1996 and there was no confusion that it would be
30 fenced.
31
32 The public hearing was closed.
33
34 Discussion:
35
36 Commission Member VonRaesfeld - Earlier application with central street ( "dragstrip ")
37 was that fenced along Sandstone?
38 Principal Planner McCann - No, it was not fenced, it was individual driveways facing
39 Sandstone.
40 Commission Member vonRaesfeld - Tentative map lot 18 is this Graystone or Wisteria?
41 Planning Director Tuft a manufactured house within the Wisteria project; we have not
42 encouraged walling off one subdivision from another, we have tried to add through
43 diversity in architecture and entry treatments; the Corona/Ely Specific Plan recognizes s a
44 park needs in the area; information was given to the Commission of the projects that will
45 link everything together (Gatti 7 acre Park and Commercial Area; Waugh School District
46 Elementary School, Petaluma School District Middle School etc.); Sandstone is designed
47 to handle a good amount of traffic for the neighborhood; if there is a cookie cutter pattern
48 of unit architecture it needs to be addressed by SPARC.
49 Commission Member Torliatt - Has a problem with elevations all being 2 story; needs
50 diversity; questioned how people are noticed.
51 Planning Director Tuft explained how the community is noticed for public hearing.
52 Commission Member Torliatt questions regarding parking issue. -
31
Planning Commission Minutes - 5/14/96
1 Principal Planner McCann The homes proposed all have 2 car garages; some attached,
2 some not; with aprons to accommodate there are guest parking spaces within the private
3 streets.
4 Commission Member Torliatt - More communication between the City and the residents is
5 needed; she suggests that the sales office have a copy of the Corona/Ely Specific Plan in
6 the office with a list for prospective buyers to contact within the City. _
7 Planning Director Tuft would be glad to send the developers another copy of the
8 Corona/Ely Specific Plan and business cards; be glad to do outreach to the developers, but
9 little enforcement strength.
10 Commission Member Torliatt - Could we require with approval that the developers have a
11 copy of the Corona/Ely Specific Plan kept in the sales office?
12 Planning Director Tuft - Yes it can be a condition of approval.
13 Commission Member Thompson A year ago or longer, we had other complaints with
14 McBail; it is by no means satisfactory and we need to get the attention of the developer -
15 he does not know quite what to do.
16 Commission Member vonRaesfeld believes this issue should be taken to the civil courts if
17 needed. A wall is not a good idea and recommends 43 lots instead of 44 and to have more
18 diversity in elevations which will improve the appearance of density.
19 Commission Member Read - This is one of the last pieces of the Corona/Ely Specific Plan
20 being developed; surprise element that when Graystone and Americana residents bought
21 their house this is not what they expected; agrees that there needs to be one or two more
22 elevations.
23 Commission Member Torliatt landscaping and conditions of approval question.
24 Planning Director Tuft explained the landscaping conditions; she would like to work with
25 the developer to get improvements in place.
26 Commission Member Wick - Is there assurance that landscaping will happen?
27 Planning Director Tuft - They are bonded and are required to do the landscaping.
28 Commission Member Torliatt - She will be voting for the project because of design and it
29 has provided for the density of the area; Mr. McBail needs to make sure that they are
30 servicing the clients they have sold the homes to because I will not vote for another
31 project of yours if I do not see some of this.
32
33 A motion was made by Commissioner vonRaesfeld and seconded by Commissioner Wick
34 to recommend that the City Council find that the previously prepared EIR and Initial
35 Study/Negative Declaration adequately evaluated the potential impacts of the project,
36 approve an amendment to the Development Agreement; rezoning the project from PUD to
37 PUD, and approve the amendment to the existing Planned Unit Development Plan to
38 allow the construction of 43 two story homes as shown in the plans dated February 1996
39 and submitted to the Planning Department on February 23rd, 1996 and April 22, 1996,
40 and approve the Tentative Subdivision map to create 43 separate residential lots based on
41 the findings and subject to the conditions below.
42
43 Commissioner Read: Yes
44 Commissioner Feibusch: Yes
45 Commissioner Thompson: Yes
46 Commissioner Torliatt: Yes
47 Commissioner vonRaesfeld: Yes
48 Commissioner Wick: Yes
49 Chairperson Rahman: Absent
50
51 Development Agreement Amendment Finding:
52
32
Planning Commission Minutes - 5/14/96
1 1. The second amendment to the Development Agreement between the City of Petaluma
2 and the McBail Company regarding the Graystone Creek (Glenbrook North) project,
3 (dated March 19, 1990 and amended July, 6. 1992) to include the new project
4 conditions relating to Graystone Place is consistent with the General Plan, Corona/Ely
5 Specific Plan and other applicable plans, policies, ordinances, and regulations of the
6 City of Petaluma.
7
8 Rezoning Findings:
9
to 1. The previously- prepared Corona Ely Specific Plan EIR and the subsequently prepared
11 Graystone Creek Initial Study/Negative Declaration adequately examined the potential
12 environmental impacts of the proposed development of the site and there have been no
13 changes in circumstances which would result in additional impacts on the environment
14 and therefore pursuant to Section 15162 and 15168 of the CEQA Guidelines, no
15 additional environmental review is necessary.
16
17 2. The proposed development plan, as conditioned, results in a more desirable use of the
18 land, and a better physical environment than would be possible under any single zoning
19 districts or combination of zoning districts by providing additional more affordable
20 opportunities for single family detached and attached home ownership.
21
22 3. The plan for the proposed development, as conditioned presents a unified and
23 organized arrangement of residential buildings which are appropriate in relation to
24 adjacent and nearby land uses and appropriate landscaping is included to insure
25 compatibility.
26
27 4. The natural and scenic qualities of the site have been protected through the
28 development of Corona Creek during previous phases of the Graystone Creek
29 development and adequate available public (Urban Separator) and private spaces were
30 designated and/or developed on the original Planned Unit Development.
31
32 5. The development of Graystone Place in the manner proposed by the applicant and
33 conditioned by the City will not be detrimental to the public welfare, will be in the best
34 interests of the City and will be in keeping with the general intent and spirit of the
35 zoning regulations of the City of Petaluma and with the Petaluma General Plan.
36
37
38
39 PUD Conditions:
40
41 1. Plans submitted to SPARC for review shall address the following:
42
43 a. Landscaping and a pedestrian walkway shall be added to connect the Mayflower
44 Street private road segment to the Sandstone Place road segment (currently
45 proposed to be blocked by parking).
46
47 b. A detailed 0" = 40') master landscape plan shall be submitted which includes right-
48 of -way landscape treatment along all public and streets serving the subdivision,
49 including sidewalks and street cross sections, private lot front yard landscaping,
50 entry way pilasters and signs and special paving details, and details of pedestrian
51 walkways.
52
33
Planning Commission Minutes - 5/14/96
1 c. Proposed street names shall be reflected on the development plan.
2
3 d. Curb cuts from proposed private streets to existing public streets shall be shown
4 on the development plan.
5
6 e. An additional model type (a single story) shall be provided
7
8 f. One (1) additional elevation shall be provided for each model.
9
10 g. Twenty percent (20%) of homes shall be single story, 112 of the homes on
11 Sandstone Drive shall be one story.
12
13 2. Application submitted for review by SPARC shall focus on the following:
14
15 - a. Provision of architectural and landscaping diversity throughout the project,
16 including the use of a variety of exterior materials, garage treatments and color
17 schemes, as well as elements which distinguish the project from other Corona/Ely
18 subdivisions.
19
20 b. Provision of a continuous system of pedestrian and bike paths through the project
21 to ensure the safe and convenient access to school sites, the Urban Separator and
22 Corona Creek.
23
24 c. Appropriate location of all utility boxes, street lights and mailboxes to minimize
25 their visual obtrusiveness.
26
27 3. The project site is currently within the Graystone Creek Landscape Assessment
28 District and will be assessed a fair share of the costs of maintaining public landscaping,
29 lighting and sidewalks within this district as determined by the City's Finance Director.
30 The applicant/developer shall be responsible for maintaining all landscaping within the
31 public right- installed as a part of this project for a period of one year after the
32 landscaping has been installed and inspected to the satisfaction of the City Public
33 Works, Park and Recreation and Planning Departments. After the one year
34 maintenance period, all landscaping and irrigation systems within the public right -of-
35 way shall be maintained by the existing Graystone Creek Assessment District.
36 Landscaping and irrigation systems within these public areas shall be separate from all
37 private landscaping and shall be designed to standards acceptable to the City of
38 Petaluma Planning, Engineering, Public Works and Parks Departments. A fair share of
39 the costs associated with adding the new Graystone Place public landscaping to the
40 existing Graystone Creek Assessment District shall be borne by the project proponent
41 as determined by the City Finance Director. Any amendments to the Assessment
42 District shall be completed at the time of Final Map approval.
43
44 4. The subdivision name shall be subject to the approval of the Petaluma Street Naming
45 Committee prior to SPARC approval of the project.
46
47 5. Maintenance easements shall be provided to adjacent property owners for homes with
48 side yard setbacks that are less than 5.
49
34
Planning Commission Nfinutes - 5/14/96
6. CC &R's, if proposed, will be subject to the review an approval of the Planning
Director to determine consistency with the standards of the Planned Unit Development
District.
5 7. The - applicants/developers shall defend, indemnify and hold harmless the City or any of
6 its boards, commission, agents, officers and employees from any claim, action or
7 proceeding against the City, its boards, commission agents, officers, or employees to
8 attack, set aside, void, or annul, the approval of the project when such a claim or
9 action is brought within the time frame provided for in applicable State and/or local
10 statutes. The City shall promptly notify the applicants/developers of any such claim,
11 action or proceeding. The City shall coordinate in the defense. Nothing contained in
12 this condition shall prohibit the City from participating in a defense of any claim,
13 action. or proceeding if the City bears its own attorney's fees and costs, and the City
14 defends the action in good faith.
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16 8. The PUD plan shall be modified to delete one lot, not more than 43 homes shall be
17 constructed
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19 Tentative Subdivision Map Findings:
20
21 1. The previously prepared Corona/Ely Specific Plan EIR and the subsequently prepared
22 Graystone Creek Initial Study/Negative Declaration adequately examined the potential
23 environmental impacts of the proposed development of the site and there have been no
24 changes in circumstances which would result in additional impacts on the environment
25 and therefore pursuant to Section 15162 and 15168 of the CEQA Guidelines, no
26 additional environmental review is necessary.
27
28 2. The proposed subdivision as conditionally approved, is consistent with the General
29 Plan and the Corona/Ely Specific Plan objectives policies general land uses and
30 programs.
31
32 3. The site is physically suitable for the type and density of single - family and high density
33 residential development proposed as conditionally approved.
34
35 4. The design of the subdivision and the proposed improvements as conditionally
36 approved will not cause substantial environmental damage and no avoidable injury will
37 occur to fish and/or wildlife habitat.
38
39 5. The proposed private streets will provide adequate access to the proposed lots and
40 will permit a more unique and cohesive neighborhood consistent with the provisions of
41 the Corona/Ely Specific Plan and the 1987 - 2005 General Plan.
42
43 Tentative Map Conditions:
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45 1. The subdivider shall comply with the following conditions of the Fire Marshal:
46
47 a. Post address at or near main entry door - minimum four (4) inch letters on
48 contrasting background.
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50 b. In residential buildings less than 3,500 sq. ft. in floor area, provide fire suppression
51 system at normal sources of ignition. These areas are specifically at clothes dryers,
52 kitchen stoves, furnaces, water heaters, fireplaces and in attic areas at vents and
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Planning Commission Minutes - 5/14/96
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chimneys for these appliances and equipment. In addition, spare sprinklers (one of
each type in the residence) and wrench shall be provided in a red spare sprinkler
head box in the garage. -
c. Residential buildings constructed over 3,500 sq. ft. in 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 sq. ft. and closets over 24 sq. ft. or over 3 feet deep.
d. Fire hydrants shall be spaced at a maximum of 300 feet apart. Location and type of
fire hydrants are to be approved by the Fire Marshal's office.
e. Add as a general note to plans:
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.
f. Minimum fire flow required for this project is 1,500 gallons per minute at 20
pounds per square inch (psi).
g. All required fire lanes in which no parking is allowed, shall be designated by
painting curbs red. Where no curbs exist, signs approved by the fire marshal shall
be installed.
h. The maximum allowable grade for driveways and roadways is 12 %. Special
allowances for up to a maximum of 15% may be granted with the approval of the
Fire Marshal and City Engineer.
i. Provide smoke detectors in all sleeping rooms and common hallways. Detectors
shall be provided hardwired with battery backup. Electrical circuits supplying
detectors shall be separate dedicated lines with no other devices on the circuits.
j. All contractor's shall have a City business license and a worker's compensation
certificate on file in the Fire Marshal's office, listing the City as certificate holder.
k. 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.
1. 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.
m. Open space adjoining the developed parcels shall be disked around the perimeter
to provide a fire break.
2. The subdivider shall comply with the following conditions of the Building Division:
36
Planning Commission Mmntes - 5114/96
1
a.
Grading must be certified when completed to indicate compliance with approved
2
plans and will be required for occupancy.
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4
b.
Soils with expansion index greater than 20 requires special design foundation per
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Uniform Building Code 1803.2
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c.
All roofing shall be `B" rated or better per Ordinance No. 1744/1988.
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d.
Indicate all utilities on site plan.
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=
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e.
Responsible party to sign plans.
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f.
Submit soils report to verify foundation design.
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g.
Plans must show compliance to 1994 UBC, UPC, UMC, and 1993 NEC. Plans
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must also show compliance to current Title 24 Energy Code.
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h.
Provide structural calculations for all non - conventional design items.
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i.
Detail site drainage swales.
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3. The
subdivider shall comply with the following conditions of the City Engineer:
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a.
Per Petaluma Municipal Code 20.28.020, "All lots or parcels created by the
25
subdivision of land shall have access to a public street." By the same code section,
26
the Planning Commission may find and recommend that the subject subdivision, as
27
proposed, can be served by private streets. If the Planning Commission makes
28
such a finding and recommendation, the Engineering Department shall require that
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Mayflower, Sandstone and Riesling Place be separate parcels commonly owned. If
30
the streets are to be public then the street geometry shall be 32 -feet wide curb to
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curb with sidewalks on both sides and adequate right -of -way dedication.
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b.
Mayflower Street and all public utilities serving this subdivision shall be
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constructed prior to issuing any building permits for Lots 33-44.
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c.
Sidewalk along the Mayflower Street frontage is required and shall be shown on
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the improvement plans.
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d.
Sandstone Drive shall be overlaid with 1 1 /2- inches of asphalt concrete from lip of
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gutter to lip of gutter between Riesling Road and Mayflower Street after
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construction of water, sanitary sewer and storm drain lines and laterals.
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e.
Parking in Mayflower Place, Sandstone Place and Riesling Place shall be limited to
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parking bays and the end of hammerheads. As proposed, a 24 -foot wide private
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street with no parking shall provide access to all lots not accessed by a public
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street. No parking areas shall be signed and curbs painted red.
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f.
The developer shall demonstrate that a standard passenger vehicle can negotiate
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the private street areas as proposed. Vehicles should be able to park, drive into
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garages, back out of garages and utilize these areas with the same amount of
51
turning movements associated with a typical parking lot.
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planning Commission Minutes - 5/14/96
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g.
Sidewalks are required on both sides of the street per Petaluma Municipal Code
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Section 20.32.220. Due to the street configuration and combination of no parking,
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5
the Engineering Department takes no exception to the Planning Commission
omitting the requirement for sidewalks along the streets as proposed by the subject
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tentative map (Petaluma Municipal Code 20.32.230).
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h.
Proposed private street entrances shall be standard driveway approaches with signs
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indicating private streets. Drive approaches shall be designed to accommodate
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commercial vehicle turning radius and loading.
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i.
If traffic bollards separating Sandstone and Mayflower Place are for emergency
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access, then no parking shall be allowed at that location. If the bollards are to be
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permanent, then a curb or planter shall be constructed with parking allowed.
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j.
Provide calculation for private pavement section in street areas. Consider garbage
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vehicles when determining traffic index.
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k.
The storm drain system within Mayflower Place, Sandstone Place and Riesling
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Place shall be privately owned and maintained by the homeowners of this
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subdivision.
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1.
The water main and sanitary sewer system shall be publicly owned and maintained.
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Public water main and sanitary sewer easements shall be shown on the final map as
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separate easements.
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m.
A 10 -foot wide paved access shall be provided between Riesling and Sandstone
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Drive.
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n.
Existing sanitary sewer mains, water mains or storm drain stubs shall be eliminated
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if not used for this subdivision.
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0.
A recordable document shall be created to provide a maintenance mechanism for
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the private streets and storm drain systems.
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p.
Grading shall conform to the soils investigation report prepared for this site.
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q.
An erosion control plan shall be prepared and submitted with the improvement
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plans (Ordinance 1576). The cost for erosion control shall be included in the bond
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for the subdivision with an additional 10 percent cash deposit.
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r.
Lot to lot drainage shall not be allowed.
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s.
All hydrologic, hydraulic and storm drain system design shall be subject to review
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and approval by the Sonoma County Water Agency, including 100 -year overflow
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swale between Riesling and Sandstone Drive. This overflow area shall have a
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surface flow easement that must be kept free and clear at all times.
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t.
Submit fire flow calculations for the proposed water system.
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Planning Commission Minutes - 5/14/96
1 u. Provide a signed letter from PG&E that the P.U.E. configuration has been
2 reviewed and approved.
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4 v. The developer shall prepare improvements plans, prepare a final map, pay
5 applicable fees and contributions and submit the required reports and/or
6 documents according to latest City of Petaluma codes, ordinances, resolutions,
7 policies and standards.
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9 4. Any labeling errors or other erroneous information appearing on the map development
10 or landscape plans shall be corrected prior to Final Map Approval.
11
12 5. The applicants/developers shall defend, indemnify and hold harmless the City or any of
13 its boards, commission, agents, officers and employees from any claim, action or
14 proceeding against the City, its boards, commission agents, officers, or employees to
15 attack, set aside, void, or annul, the approval of the project when such a claim or
16 action is brought within the time frame provided for in applicable State and/or local
17 statutes. The City shall promptly notify the applicants/developers of any such claim,
18 action or proceeding. The City shall coordinate in the defense. Nothing contained in
19 this condition shall prohibit the City from participating in a defense of any claim, action
20 or proceeding if the City bears its own attorney's fees and costs, and the City defends
21 the action in good faith.
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23
24 V. 117 UPHAM STREET; GINA BENEDETTI- PETNIC; AP NO. 008-161-003;
25 acm).
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27 Consideration of a request to apply the Historic Preservation District Overlay to
28 the 0.38 acre property.
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30 Planning Difector Tuft presented the staff report.
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32 SPEAKERS: none
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34 The public hearing was closed.
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36 A motion was made by Commissioner Wick and seconded by Commissioner Feibusch to
37 recommend that the City Council adopt a Negative Declaration and approve the Rezoning
38 based on the findings below:
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40 Commissioner Read: Yes
41 Commissioner Feibusch: Yes
42 Commissioner Thompson: Yes
43 Commissioner Torliatt: Yes
44 Commissioner vonRaesfeld: Abstained
45 Commissioner Wick: Yes
46 Chairperson Rahman: Absent
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48 Environmental Findings:
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50 1. On the basis of the Initial Study, there is no substantial evidence that the project as
51 conditioned would have a significant effect on the environment.
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Planning Commission Minutes - 5/14/96
2 2. Through the Initial Study, Planning Staff has evaluated the potential for this
3 project to cause an adverse effect -- either individually or cumulatively on wildlife
4 resources and there is no evidence that the proposed project would have any
5 potential for adverse effect on wildlife resources because the property is located
6 within an entirely developed neighborhood and will not involve any physical
7 changes to the property or to its use.
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Rezoning Findings:
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1.
The subject property has a number of structures having a special historic
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architectural and aesthetic interest and value which would qualify it as a Historic
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District.
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2.
The proposed amendment is in conformance with the Petaluma General Plan and
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will help to implement goals, objectives and programs of the General Plan relating
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to the preservation of Petaluma's historical heritage.
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3.
Public necessity, convenience and general welfare require or clearly permit the
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adoption of the proposed amendment as identified by Section 17 -101 of the City's
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Zoning Ordinance because Uniform Building Codes relating to setbacks from
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buildings to property lines would otherwise require substantial alterations to the
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exterior walls of the historic structures to accommodate the proposed Tentative
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Parcel Map.
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4.
Any future development or alterations to the property shall be subject to the
27
provisions of the Oakhill Brewster Historic District Design Guidelines.
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VIL
PROJECT STATUS:
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32
1. Payran Bridge CUP Appeal - was denied by the City Council.
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2. Maxwell Subdivision - was approved by City Council.
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36 ADJOURN fEENT: 10:00 PM
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38 mino5 mipi= 69
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