HomeMy WebLinkAboutMinutes 09/24/1996Planning Commission Minutes - September 24, 1996
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CITY OF PETALUMA
PLANNING COMMISSION INM UTES
REGULAR MEETING
CITY COUNCIL CHAMBERS
CITY HALL - PETALUMA, CA
SEPTEMBER 24, 1996
7:00 PM
Commissioners Present: Bennett, Feibusch, Rahman, vonRaesfeld, Wick*
Commissioners Absent: Maguire, Thompson
Staff: Pamela Tuft, Planning Director
James McCann, Principal Planner
* Chairperson
PLEDGE OF ALLEGIANCE.
APPROVAL OF MINUTES: Minutes of September 10, 1996 were approved as
printed. (Commissioner Rahman reviewed tape and Minutes of last meeting.)
PUBLIC COMMENT: None.
DIRECTOR'S REPORT: None.
COMMISSIONER'S REPORT: Commissioner Rahman - Questions regarding
soundwalls on Caulfield and Washington - attractive treatments available, walls in
Petaluma should be attractive. Commissioner Bennett - Problem with wall
design/construction has been monetary. Commissioner Wick - Maybe Tree Committee
(through . Commissioner Feibusch) can consider embellishment with plantings.
Commissioner Feibusch - Will bring matter up at next Tree Committee meeting.
CORRESPONDENCE: Memo on future agenda items; 2 letters from Mr. and Mrs.
Hagopian, 1 letter from John and Patricia Dee regarding Salishan project; newspaper
article regarding housing project for disabled under construction in San Anselmo.
APPEAL STATEMENT: Was read.
LEGAL RECOURSE STATEMENT: Was noted on the agenda.
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Planning Commission Minutes - September 24, 1996
NOTE: Italic = Addition
Overstrike = Deletion
NEW BUSINESS
PUBLIC HEARING
I. CROSS CREEK DEVELOPMENT AGREEMENT; Mardel LLC; Ely Blvd.
So. & Casa Grande Rd., APN 017- 050 -001; File REZ 96012 Ocm)
Consideration of a request for approval of a development agreement of the Cross
Creek Subdivision.
A motion was made by Commissioner Bennett and seconded by Commissioner Rahman
to continue this item to the Planning Commission meeting of October 8, 1996.
Commissioner Maguire: Absent
Commissioner Bennett: Yes
Commissioner Feibusch: Yes
Commissioner Rahman: Yes
Commissioner Thompson: Absent
Commissioner vonRaesfeld: Yes
Chairman Wick: Yes
II. TUXHORN ESTATES; Tuxhorn Company; 30 Sonoma Mountain Parkway;
APN 136 -570 -017; File 6PA96001/ TPM 96008/REZ96013(tp)
Consideration of requests for General Plan Amendment and rezoning to permit a
4 -lot detached single family development on 0.97 acres. Required approvals
include:
1) Adoption of a mitigated negative declaration
2 General Plan amendment from Public and Institutional to Urban
Standard
3) Rezoning from PUD to PUD and development plan approval.
A motion was made by Commissioner Rahman and seconded by Commissioner
vonRaesfeld to continue this item to the Planning Commission meeting of October 8,
1996.
Commissioner Maguire: Absent
Commissioner Bennett: Yes
Commissioner Feibusch: Yes
Commissioner Rahman: Yes
Commissioner Thompson: Yes
Commissioner vonRaesfeld: Yes
Chairman Wick: Absent
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Planning Commission Minutes - September 24, 1996
III. SALISHAN APARTMENTS; Knight /Wagner /Stocksdale Architects; 780
Petaluma Blvd. S.; APN 008 - 281 -057; File REZ 96010; (tp)
Consideration of a request for rezoning and development plan approval including
a density bonus for a 13 unit residential complex for developmentally disabled
adults. The application also includes a request for approval of a certificate of
correction to modify recorded setbacks. Required approvals include:
9 1) Adoption of a mitigated negative declaration.
10 2) Rezoning from CN to PUD and development plan approval.
11 3) Approval of a certificate of correction.
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13 Principal Planner McCann presented the staff report.
14 Housing Coordinator Gaebler presented additional information on the project.
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16 The public hearing was opened.
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18 SPEAKERS:
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20 Commissioner Feibusch - How can neighborhood be assured that this use will remain and
21 that a more intense use not be established?
22 Housing Coordinator Gaebler - Assured through HUD funding and Zoning (PUD)
23 restrictions.
24 Commissioner Rahman - Questions regarding staffs reference to senior housing
25 (Condition 3e); concerns regarding parking fun
; ding issue - CDBG funding - what type of
26 guarantee is 40 year requirement; how dependent is project on HUD funding?
27 Commissioner vonRaesfeld - Question regarding open space /decks and Zoning
28 Ordinance requirements.
29 Principal Planner McCann - This is proposed as a PUD - flexibility in design
30 requirements including open space is available through the PUD process; staff believes an
31 acceptable amount of useable open space is proposed throughout the site in various forms
32 - the balconies are not "required" open space.
33 Harold Shirlev - Project proponent - Unique program, explained the project financing; the
34 project will be professionally managed, well maintained.
35 Ray Gergas - 312/314 K Street (income property, does not reside on K Street); very
36 positively impressed with architecture; will be an asset to neighborhood; architecture in
37 tune with neighborhood; concern with five foot property line planting area adjacent to his
38 project - will have tree recommendations to SPARC; will talk to developer regarding
39 point responsibility of property line fence; very pleased with project so far•, not sure that
40 proposed five foot planting area will be adequate.
41 Planning Director Tuft Staff will look at Street Tree Planting List to determine tree
42 species required.
43 Arthur Hagopian - 34 Laurel - (owns property adjacent to this development) - Concerns
44 with privacy since this building is overlooking property; concerns with storm drainage
45 patterns that may affect his property; tenant selection criteria.
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47 The public hearing was closed.
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49 Discussion:
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51 Commissioner vonRaesfeld - Very supportive of project and location; would like to make
52 architectural suggestions - maybe there is a creative hardspace that can be used for
Planning Commission Minutes - September 24, 1996
1 parking area to allow multiple functions; entnivalk could be elaborated upon
2 (landscaping); north (Petaluma Blvd.) elevation needs more presentation scale and design
3 attention toward street - an entry porch should be provided; blank wall on east side could
4 use additional windows; front porch could come much closer to street into setback; K
5 Street elevation is essentially flat - large mass of roof needs to be broken - add a gable or
6 other roof element.
7 Commissioner Bennett - Will this go back to SPARC? (Yes).
8 Commissioner Rahman - How much street parking will be lost because of bus?
9 Traffic'Engineer Tilton - 3 spaces will be lost, Golden Gate and City busses will serve the
10 site.
11 Commissioner Rahman - Are you still working with businesses in this area to provide
12 off - street parking?
13 Traffic Engineer Tilton - Yes.
14 Commissioner Rahman - Very much in favor of this project; how will eligibility of
15 tenants be determined?
16 Mr. Shirlev - This project is for people living independently; mildly developmentally
17 disabled; there are people here tonight who may be living in this building; certain rules by
18 federal law; group of people will be formed to help choose tenants; personally watches
19 very closely to insure harmony.
20 Commissioner Rahman Monitoring program - is that discussed in Initial Study? (Yes);
21 recommends 7 parking spaces be provided.
22 Planning Director Tuft - There are 7 parking spaces provided (one of which is designated
23 for handicap access).
24 Commissioner Rahman - Regarding noise abatement - conditions are not specific enough
25 to insure noise levels adequate in outdoor areas.
26 Principal Planner McCann - Initial Study mitigations incorporated as conditions.
27 Commissioner Feibusch - Concerned with a potential traffic problem - making a left out
28 onto Petaluma Boulevard from K Street.
29 Traffic Engineer Tilton - This project will generate very minimal additional traffic: the
30 project will improve traffic with removal of parking spaces for bus stop - sight distance
31 will be improved.
32 Commissioner Bennett - Very much in favor of this project; very valuable need in this
33 community.
34 Commissioner Feibusch - Very excellent project; SPARC can address any architectural
'35 'concerns.
36 Chairman Wick - Welcome potential tenants in audience into community; apologize for
37 any intolerance shown this evening by the public.
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39 A motion was made by Commissioner Rahman and seconded by Commissioner Feibusch
40 to recommend to the City Council approval of the Mitigated Negative Declaration.
41 rezoning of 0.34 acres to PUD, the Unit Development Plan, the requested Density Bonus,
42 and that the Commission approve the proposed Certificate of Correction for the 13 - unit
43 Apartment complex based on the findings and subject to the conditions listed below, as
44 amended:
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46 Commissioner Maguire: Absent
4 :7 Commissioner Bennett: Yes
0 Commissioner Feibusch: Yes
49 Commissioner Rahman: Yes
R Commissioner Thompson: Absent
X51 Commissioner vonRaesfeld:Yes
52 Chairman Wick:Yes
Planning Commission Minutes - September 24, 1996
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Findings for Mitigated Negative Declaration
1. An Initial Study has been prepared and proper notice provided in accordance with
CEQA and local guidelines.
2. Based upon the Initial Study and comments received, potential impacts could be
avoided or reduced to a level of insignificance by mitigation measures attached as
conditions of approval. There is no substantial evidence that the project, as
conditioned, would have a significant effect on the environment.
3. A monitoring program has been included to ensure compliance with the adopted
mitigation measures, if any.
4. The project does not have potential to affect wildlife resources as defined in the
Fish and Game code, either individually or cumulatively and is exempt from Fish
and Game filing fees because the project is located on an infill lot within an
urbanized area with existing infrastructure improvements, and no wildlife is
known to inhabit the site.
5. The project is not located on a site listed on any Hazardous Waste Site List
compiled by the State pursuant to Section 65962.5 of the Government Code.
6. The Planning Commission reviewed the Initial Study/Negative Declaration and
considered the comments before making a decision on the project.
7. The record of proceedings of the decision on the project is available for public
review at the City of Petaluma, Planning Department, City Hall, 11 English
Street, Petaluma, California.
Mitigation Measures
EARTH
I.C. Mitigations, if any
1. The project shall be subject to payment of all applicable special development fees,
including storm drainage impact fees, to be calculated and paid as specified by
City Council Resolution.
I.D. Monitoring
1. Prior to issuance of development permits, City staff will calculate applicable
project fees, and determine appropriate timing for payment.
WATER
3.C. Mitigations, if any
1. See mitigation measure 1.1.
.3.D. Monitoring
Planning Commission Minutes - September 24, 1996
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1.
See monitoring measure 1.1.
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NOISE
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6.C.
Mitigations, if any
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1.
Prior to issuance of development permits, the project proponents shall submit
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construction plans designed to meet City General Plan standards for acceptable
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interior residential noise levels.
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2.
Plans submitted for SPARC review of the proposed project shall reflect
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incorporation of a common outdoor open space area which is designed to shield
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residents from direct exposure to traffic noise.
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6.D.
Monitoring
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1.
Plans submitted for development permit approval will be reviewed by staff for
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conformance with all adopted mitigation measures and project conditions of
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approval.
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LIGHT AND GLARE
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7.C.
Mitigations. if any
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1.
Plans submitted for SPARC approval of the PUD Development Plan shall include
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lighting plans which reflect the location and design of all proposed exterior lights.
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Lighting shall be designed to prevent the intrusion of direct glare onto adjacent
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properties.
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7.D.
Monitoring
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1.
Plans submitted for approval of development permits shall be reviewed for
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conformance with SPARC conditions of approval.
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TRANSPORTATION /CIRCULATION
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13.C.
Mitigations, if any
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1.
Off - street parking shall be maintained at the rate of 1 stall for the resident
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manager and 0.50 stalls per resident.
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2.
A bus stop sign and bench ( "soft stop" improvements) shall be installed along the
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Petaluma Blvd. So. frontage of the project site to the specifications of City
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Engineering and Public Works staff. Improvements shall be reflected on plans
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submitted for development permit approval, and installed prior to issuance of a
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Certificate of Occupancy for the building.
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13.D.
Monitoring
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1.
Plans submitted for SPARC review shall reflect the required parking ratio,
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designed to City standards. Plans submitted for development permit approval
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shall be reviewed by staff for conformance with all project conditions and
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mitigation measures.
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Planning Commission Minutes -September 24, 1996
2 PUBLIC SERVICE
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4 N.C. Mitigations. if any
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6 1. The proposed project shall be subject to payment of all applicable special
7 development fees, including Community Facilities Development Fees, Park and
8 Recreation Land Improvement Fees, and School Facilities Fees. Fees shall be
9 calculated and paid as specified by City Resolution.
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11 2. All requirements of the Fire Marshal, including specifications for emergency
12 access, hydrant location and fire flow pressure, and unit construction shall be
13 reflected on plans submitted for approval of development permits, including the
14 following specific requirements:
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16 a. Provide one fire extinguisher, 2AIOBC type, for each 3,000 square feet of
17 floor space. and/or a maximum travel distance of 7� feet.
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19 b. Post address at or near main entry door - minimum four (4) inch letters on
20 contrasting background.
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22 C. Provide to the Fire Marshal's office, a minimum of two (2) sets of fire
23 sprinkler plans and calculations for approval and issuance of permit prior to
24 installation of system.
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26 d. Sprinkler system shall be provided with central station alarm monitoring
27 which shall notify the Fire Department in the event of water flow. In addition, a
28 local alarm shall be provided on the exterior and interior of the building.
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30 e. All emergency lighting, exit sign lights, shall have t separate sources of
31 power as required in the Building Code.
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33 f. Provide panic hardware on all required exit doors.
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35 g. Provide smoke detectors in all sleeping rooms and common hallways.
36 Detectors shall be provided hardwired with battery backup. Electrical circuits
37 supplying detectors shall be separate dedicated lines with no other devices on the
38 circuits.
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40 h. Contractor shall provide the Fire Marshal's office Mth two (2) sets of
41 plans for the underground fire service main for permit approval, prior to
42 commencement of work.
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44 3. The follo«zng recommendations of the Police Dep shall be addressed on
45 plans submitted for building permit issuance, subject to City staff approval:
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47 a. Each unit shall have its address posted at the front door area, in a manner
48 that is readily to emergency response personnel.
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50 b. A directory shall be located at a central point in the complex with the
51 manager's apartment number and phone number, as well as each individual
52 resident's last name and apartment number.
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Planning Commission Nlinutes - September 24, 1996
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C. An emergency alarm system shall be installed in a central location within
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each apartment. It is further recommended that the alarm be connected to the
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manager's office.
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d. Landscaping shall be maintained below window openings and away from
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walkways.
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e. It is recommended that all front door locks have a dual- security system
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which permits the use of a single key for the dead bolt and door knob, and allows
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opening of the door knob and deadbolt with one turn from the inside of the unit.
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14.D.
Monitoring
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1.
Plans submitted for development permit issuance shall be subject to review and
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approval by the Fire Marshal, Police Department, City Engineer and Public
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Works for compliance with all adopted project conditions and mitigation
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measures pertaining to City services.
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2.
All construction shall be subject to inspection by City staff for conformance with
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the approved plans and adopted mitigation measures and conditions of project
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approval, prior to issuance of a Certificate of Occupancy.
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UTILITIES
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16.C.
Mitigations. if any
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1.
The proposed project shall be subject to imposition of all applicable special
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development fees, including Sewer and Water connection fees. and Storm
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Drainage Impact fees. Fees shall be calculated and paid as specified by City
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Resolution.
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2.
The following requirements of the Chief Building Official shall be met and
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reflected on plans submitted for development permit approval:
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a. Grading must be certified when completed to indicate compliance with
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approved plans and will be required for occupancy.
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b. Certify pad elevations before building slab on grade is poured.
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c. Soils with expansion index greater than 20 requires special design
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foundation per Uniform Building Code 1803.2
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d. Mixed occupancy separation as described in Chapter 3 of the 1994 UBC
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must be followed.
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e. All roofing shall be "B" rated or better per Ordinance No. 1744/1988.
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£ Show site drainage and grading topography.
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g. Indicate all utilities on site plan.
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h. Responsible party to sign plans.
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i. Submit soils report to verify foundation design.
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Planning Commission Minutes - September 24, 1996
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2 j. Indicate group occupancy, type of construction, square footage.
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4 k. Plans must show compliance to 1994 UBC, UPC, UMC, and 1993 NEC.
5 Plans must also show compliance to current Title 24 Energy code.
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7 1. Provide structural calculations for all non - conventional design items.
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9 3. The following requirements of the Public Works Department shall be addressed
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12 a. Abandon any unused water services at the water main.
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14 b. Install new water service for the project as specified by City Ordinance.
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16 C. On -site water, sewer, drainage to be privately maintained.
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18 16.D. Monitoring:
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20 1. All required mitigation measures shall be reflected in plans submitted for City
21 approval of development permits, and shall be subject to the review and approval
22 of Building, Engineering, Public Works and Planning staff.
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24 AESTHETICS
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26 18.C. Mitigations. if MY
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28 1. The proposed project plans shall be submitted for SPARC review and approval,
29 and shall reflect the following requirements to address potential visual impacts:
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31 a. Incorporation of 6' solid fencing along the interior perimeter of the project
32 site, with design subject to SPARC approval.
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34 b. Installation of trees within tree planter strips along the street frontages, and
35 vegetative screening at visually sensitive locations within the site, to obscure
36 direct views into adjacent private yards. Placement of screening to be determined
37 by SPARC.
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39 C. Minimum building setback from Petaluma Blvd. So. shall be consistent
40 «ith other buildings within the immediate neighborhood, as determined by
41 SPARC, but shall not be less than 15'. A minimum landscape setback of 5' from
42 property line shall be maintained along interior property lines for parking
43 improvements and all accessory structures, and 10' for the primary building.
44 Building setback from K Street shall be not less than 10', and the building shall be
45 designed to meet sight distance visibility requirements at the street corner.
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47 d. Architectural plans shall be designed to reflect variation in building height
48 and massing, in order to create interest from view of adjacent properties and
49 Petaluma Blvd. So. Particular emphasis shall be placed on incorporation of
50 pedestrian elements, such as balconies and railing treatments, to provide
51 residential scale and appearance to the structure.
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53 18.D. Monitoring
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Planning Commission Minutes - September 24, 1996
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1.
Plans submitted for development permit issuance shall be subject to approval by
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City Planning staff for compliance with all adopted mitigation measures and
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project conditions of approval.
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RECREATION
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19.C.
Mitigations, if any
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1.
See mitigation measure 14.C.1.
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19.D.
Monitoring
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1.
See monitoring measure 14.D.1.
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ARCHEOLOGICALIHISTORICAL
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20.C.
Mitigations, if any
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1.
In the event that archaeological remains are encountered during grading, work
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shall be halted temporarily and a qualified archaeologist shall be consulted for
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evaluation of the artifacts and to recommend future action. The local Indian
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community shall also be notified and consulted in the event any archaeological
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remains are uncovered.
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20.D.
Monitoring
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1.
All construction activities will be routinel monitored by City Public Works
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and/or Building staff during the course of required inspections. Planning staff
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shall be notified of any findings of potential archaeological significance for
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further referral. `
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Findings for Rezoning to PUD
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1.
The proposed Amendment to Zoning Ordinance No. 1072 N.C.S. to reclassify
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and rezone Assessors Parcel No. 008 - 281 -057, kno as Salishan A artments, to
Planned Unit Development (PUD) is in general conformity with the Petaluma
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General Plan.
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2.
The public necessity, convenience and general welfare clearly permit and will be
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furthered by the proposed Amendment to the Zoning Ordinance, reclassifying and
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rezoning the Salishan Apartments site to PUD.
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3.
The requirements of the California Environmental Quality Act (CEQA) have been
satisfied through preparation of an Initial Study litigated Negative Declaration to
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avoid or reduce to a level of i by the
nsignificance, potential impacts generated
proposed Salishan Apartments PUD.
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Findings
for Approval of the PUD Development Plan Standards and Density Bonus
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1.
The proposed Salishan Apartments PUD District is proposed on property which
has a
suitable relationshi to one or more thoroughfares (Petaluma Blvd. So.,
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Mountain View Avenue said thoroughfares, with the improvements herein
required, are adequate to carry any additional traffic generated by the
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development.
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Planning Commission Minutes - September 24, 1996
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2. The plan for the proposed Salishan Ap artments development presents a unified
and
or arran gement of buildings an d service facilities which are
appropnate in relation to adjacent or nearby properties, and adequate landscaping
an d screening is included to ensure compatibility with surrounding uses.
3. The natural and scenic qualities of the site are rotected, with adequate available
public and private spaces designated on the PM Development Plan.
4. The development of the subject Salishan Apartments project in the manner
proposed by the ap�pplicant, and as conditioned, will not be detrimental to the
public welfare, will be in the best interests of the City, and will be in keeping with
the general intent and spirit of the zoning regulations of the City of Petaluma with
the Petaluma General flan, and with other applicable plans adopted by the City.
5. The Salishan Apartments project will help the City achieve its housing policies
relating to housing type, location, mix or affordability through the construction of
13 units for developmentally disabled persons of very low to low income.
6. The Salishan Apartments pro ect is designed to be compatible with surroundinQ
uses, because it is residential' in character and will not result in an automobile=
intensive use of the land, or other operating characteristics that are incompatible
with neighboring residential and commercial uses.
7. The project will not have a detrimental impact on existing infrastructure -
especial�y traffic and access to the street network because the resident population
will rely primarily upon pedestrian, bicycle and public transportation.
8. The project will not have a detrimental impact on the City's inventory of
commercially developable land, but will actually benefit the community by
bringing residents closer to commercial and retail services by constructing
housing on an appropriately located infill lot in close proximity to shopping and
services that will serve the daily needs of the residents.
9. The Salishan Apartments project is superior in design and will ensure an attractive
comfortable, and healthy living environment because it will achieve an efficient
use of the land through the construction of housing appropriately located,
designed, and managed` r occupancy by developmentally disabled adults.
10. The Salishan Apartments project has met one or more of the criteria set forth in
the General Plan and in accordance with State law, for approval of a density
bonus of greater than 25% but not more than 50 % over the maximum allowable
density of 30 du/acre established for the Mixed Use land use category, by
constructing 100% of the units for persons of very low or low income. `"Further
the project design and location can accommodate the increased density proposed
without significant impact to surrounding uses or community facilities, and the
density bonus will help satisfy city housing policy.
Conditions for PUD Approval including a density bonus for 13 total units)
1. All mitigation measures adopted in conjunction with approval of the Mitigated
Negative Declaration (Resolution No. N.C;.S.) for the Salishan
Apartments project are incorporated herein
erein - 6y reference as conditions of project
approval.
2. Prior to application for SPARC approval of the PUD Development Plan, the
written PUD standards shall be amended to reflect the following:
a. The minimum setback standards shall be as follows:
Planning Commission Minutes - September 24, 1996
1
Primary Building Parking
Areas / Accessory Structures
2 Front:
4451to be set by SPARC
25'
3 Street Side:
q-&to be set by SPARC
10'
4 Interior Side:
10'
S'
5 Rear:
10'
5'
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b. Maximum permitted building height shall be 30', measured from finished
g rade to the average height level between building eaves and the primary ridge of
t11e roofline. "
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C. Minimum required off - street parking shall be established at the rate of
0.50 spaces per resident.
d. Maximum lot coverage shall not exceed 60% of total lot area for buildings
and parking areas.
e. The permitted principal use of the site shall be limited to multifamily
residential uses with reduced demands, such as developmentally disabled
and/or senior housing, designed to meet the s ecific needs of special o . ulations
within the commu h which will benefit from independent Firing faciilities in
close proximity to transit, shopping, parks and other services. `
f. Fencing and all other non - specified uses shall be subject to regulation in
accordance wi provisions of the Petaluma Zoning Ordinance. as they apply to
the RMG Zoning District, o if not addressed shall be subject to the Planning
Director's determination. '
3. Prior to application for SPARC approval, the PUD Development Plan shall be
amended to reflect the following:
a. Preliminary grading plans shall be submitted which reflect the proposed
grade elevations and drainage patterns proposed for the site as it relates to
adjoining properties.
b. A specific planting plan shall be submitted which reflects the proposed
materials and spacing of all landscape materials and fencing design. The planting
area bettiveen the parking area and the adjacent residence shall be increased in
width sufficiently to accommodate tree planting.
C. Details for the proposed common outdoor open space area and bus stop
improvements shall be incorporated into the site and landscape plans.
4. Architectural plans submitted for SPARC approval shall reflect variation in
building height and massing. in order to create interest from view of adjacent
properties and Petaluma Blvd. So.. Particular emphasis shall be placed on
incorporation of pedestrian elements, such as balconies and railing treatments,.to
provide residential scale and appearance to the primary building.` Exterior paint
scheme and materials shall be compatible with surrounding residential
development. SPARC review shall also emphasize placement of window
openings to minimize noise impacts to project residents, and visual intrusion to
neighboring residential uses. A more dejined pedestrian entry from Petaluma
Boulevard shall be created incorporating a landscaped athway link and an entry
porch. Windoivs shall be added to the easterl building elevation. Additional
interest shall be added to the K Street roof design by incorporating dormers,
gables or other roofforms.
5. The following requirements of the Chief Building Official shall be addressed in
plans submitted for building permit approval:
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Planning Commission Minutes - September 24, 1996
2 a. Grading must be certified when completed to indicate compliance with
3 approved plans and will be required for occupancy.
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5 b. Certify pad elevations before building slab on grade is poured.
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7 C. Soils with expansion index greater than 20 requires special design
8 foundation per Uniform Building Code 1803.2
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10 d. Mixed occupancy separation as described in Chapter 3 of the 1994 UBC
11 must be followed.
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13 e. All roofing shall be "B" rated or better per Ordinance No. 1744/1988.
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15 f. Show site drainage and grading topography.
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17 a.
18 Indicate all utilities on site plan.
y
19 h. Responsible party to sign plans.
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21 i. Submit soils report to verify foundation design.
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23 j. Indicate group occupancy, type of construction, square footage.
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25 k. Plans must show compliance to 1994 LTC, UPC, UMC, and 1993 NEC.
26 Plans must also show compliance to current Title 24 Energy code.
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28 1. Provide structural calculations for all non- conventional design items.
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30 6. The following requirements of the Fire Liarshal shall be addressed in plans
31 submitted for buildng permit approval:
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33 a. Provide one fire extinguisher, 2AIOBC type, for each 3,000 square feet of
34 floor space, and/or a maximum travel distance of 75 feet.
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36 b. Post address at or near main entry door - minimum four (4) inch letters on
37 contrasting background.
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39 C. Provide to the Fire Marshal's office. a minimum of two (2) sets of fire
40 sprinkler plans and calculations for approval and issuance of permit prior to
41 installation of system.
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43 d. Sprinkler system shall be provided with central station alarm monitoring
44 which shall notify the Fire Department in the event of water flow. In addition. a
45 local alarm shall be provided on the exterior and interior of the building.
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47 e. All emergency lighting, exit sign lights, shall have two separate sources of
48 power as required in the Building Code.
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50 f. Provide panic hardware on all required exit doors.
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52 g. Provide smoke detectors in all sleeping rooms and common hallways.
53 Detectors shall be provided hardwired with battery backup. Electrical circuits
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Planning Commission Minutes - September 24, 1996
1
supplying detectors shall be separate dedicated lines with no other devices on the
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circuits.
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h. Contractor shall provide the Fire Marshal's office with two (2) sets of
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plans for the underground fire service main for permit approval, prior to
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commencement of work.
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7.
The following requirements of the Public Works Department shall be addressed in
for
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plans submitted building permit approval:
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a. Abandon any unused water services at the water main.
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b. Install new water service for the project as specified by City Ordinance.
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C. On -site water, sewer, drainage to be privately maintained.
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8.
The following recommendations of the Police Department shall be addressed in
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plans submitted for building permit approval:
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a. Each unit shall have its address posted at the front door area, in a manner
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that is readily visible to emergency response personnel.
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b. A directory shall be located at a central point in the complex with the
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manager's apartment number and phone number, as well as each individual
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resident's last name and apartment number.
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C. An emergency alarm system shall be installed in a central location within
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each apartment. It is further recommended that the alarm be connected to the
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manager's office.
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d. Landscaping shall be maintained below window openings and away from
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walkways.
3 ,
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e. It is recommended that all front door locks have a dual - security system
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which permits the use of a single key for the dead bolt and door knob, and allows
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opening of the door knob and deadbolt with one turn from the inside of the unit.
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9.
The existing overhead utility lines and easement shall be relocated to the
39
satisfaction of Engineering staff and PG &E. Plans submitted for approval of
40
development permits shalrreflect the roposed relocation of these facilities. A
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copy of the recorded document verifying relocation of the easement shall be
submitted to Planning and Engineering staff prior to issuance of a Certificate of
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Occupancy.
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10.
Prior to issuance of development permits, a Certificate of Correction shall be
recorded to remove the setbacks reflected for Lot 1 of Parcel Map No. 243.
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Standard SPARC Conditions
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11.
All trees shall be a minimum fifteen gallon size (i.e. trunk diameter of at least 3/4
51
inch measured one foot above the ground) unless otherwise specified (e.g.: 24"
52
box or specimen size) and double staked; all shrubs shall be five gallon size. All
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landscaped areas not improved with lawn shall be protected with a two -inch deep
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bark mulch as a temporary measure until the ground cover is established.
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Planning Commission Minutes - September 24, 1996
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2 12. All plant material shall be served by a City approved automatic underground
3 irrigation system.
4
5 13. All planting shall be maintained in good growing condition. Such maintenance
6 shall include, where appropriate, pruning, mowing, weeding, cleaning of debris
7 and trash, fertilizing and regular watering. Whenever necessary, planting shall be
8 replaced with other plant materials to insure continued compliance with applicable
9 landscaping requirements. Required irrigation systems shall be fully maintained
10 in sound operating condition with heads periodically cleaned and replaced when
11 missing to insure continued regular watering of landscape areas, and health and
12 vitality of landscape materials.
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14 14. Root barrier systems shall be utilized for trees near streets or walkways as needed,
15 subject to staff review and approval.
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17 15. All improvements and grading shall comply with the Sonoma County Water
18 Agency's Design Criteria.
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20 16. All work within a public right- of -�ti requires an excavation permit from the
21 Department of Public Works.
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23 17. Construction activities shall comply with applicable Zoning Ordinance and
24 Municipal Code Performance Standards (noise, dust, odor, etc.).
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26 18. A separate water meter shall be provided for landscape irrigation systems or as
27 required by staff.
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29 19. In the event that archaeological remains are encountered during grading, work
30 shall be halted temporarily and a qualified archaeologist shall be consulted for
31 evaluation of the artifacts and to recommend future action. The local Indian
32 community shall also be notified and consulted in the event any archaeological
33 remains are uncovered. `
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35 20. Any future color schemes that vary- from those approved shall be subject to
36 SPARC review.
37
38 21. Driveway and parking surface areas shall be improved with a City approved
39 surface of asphaltic- concrete or concrete pavement. All parking surface areas
40 shall be bordered with concrete curbing which is designed to meet at least the
41 minimum specifications of the City Parking Design Standards.
42
43 22. The applicants /developers shall defend, indemnify, and hold harmless the City- or
44 any of its boards, commission, agents, officers, and employees from any claim,
45 action or proceeding against the City, its boards, commission, agents, officers, or
46 employees to attack, set aside, void, or annul, the approval of the project when
47 such claim or action is brought within the time period provided for in applicable
48 State and/or local statutes. The City shall promptly notify the
49 applicants /developers of any such claim. action, or proceeding. The City shall
50 coordinate in the defense. Nothing contained in this condition shall prohibit the
51 City from participating in a defense of any claim, action, or proceeding if the City
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Planning Commission Minutes - September 24, 1996
I bears its own attorney's fees and costs, and the City defends the action in good
2 faith.
3
4
5 Findings for Approval of Certificate of Correction
6
7 1. Changes in circumstances (rezoning of the property from CN to PLED) have
8 occurred which make conditions of Parcel Map No. 243 pertaining to the recorded
9 setbacks on Lot 1 no longer appropriate or necessary, because the proposed use
10 and setbacks will be compatible with existing surrounding uses.
1I
12 2. The proposed modification to Parcel Map No. 243 does not impose any additional
13 burden on the present fee owner of the property.
14
15 3. The proposed modification to Parcel Map No. 243 to delete the recorded setbacks
16 does not alter any right, title, or interest in the real property reflected on the
17 recorded map.
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19 4. The proposed modification/certificate of correction to Parcel Map No. 243
2 0 conforms to the Subdivision Map Act, specifically provisions set }orth under
21 Section 66472. 1, pertaining to amendment of a recorded parcel map.
22
23 5. Appropriate public notice w given and a public hearing was held by the
24 Punning Commission on the proposed modification to Parcel Map No. 24'). in
25 accordance with Section 20.2 0. 110 of the Petaluma Municipal Code and Sections
26 66451.3,
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29 OTHER BUSINESS:
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31 IV. GENERAL PLAIN AINIENwIENT DISCUSSION; City of Petaluma.
32
33 Conclusion of the general discussion of issues associated with requests for
34 amendments to the General Plan.
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36 Commissioner Rahman - Would like list of recent General Plan Amendments (over last
37 several years).
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39 All agree.
40
.41
42 V. PLANNING COMMISSION RULES AND REGULATIONS; City of
43 Petaluma.
44
45 Commission's adoption of amendments requested by the Planning Commission's
46 Rules and Regulations for the Transaction of Business.
47
48 Principal Planner McCann presented the staff report.
49
`50 The Minutes as approved (September 10, 1996) will be reflected in amended Rules and
51 Regulations.
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Planning Commission Minutes - September 24, 1996
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Commissioner Rahman - Was it suggested that meetings might go past 11 PM?
Commissioner Feibusch - Not past 11PM, just budget time to allow all items to be heard
in a timely manner.
Commissioner Bennett - There may be times when it may be obvious that some items
may not be able to be heard, might be able to notify audience early on (9PM or so).
VI. ELECTION OF SECOND VICE CHAIRMAN; City of Petaluma.
Selection of a second Vice Chairman pursuant to the amended Planning
Commission Rules and Regulations.
Commissioner Feibusch was nominated by Chairman Wick with second by
Commissioner Bennett.
Commissioner Maguire: Absent
Commissioner Bennett: Yes
Commissioner Feibusch: Abstain
Commissioner Rahman: Yes
Commissioner Thompson: Absent
Commissioner vonRaesfeld: Yes
Chairman Wick: Yes
VII. PLANNING COMIVIISSION APPOINTMENT TO LAFFERTY ACCESS
COMMITTEE; City of Petaluma
Appointment of one Commissioner to the Lafferty Access Committee.
Planing Director Tuft - Council will be appointing a Committee.
Chairman Wick - Commissioner Thompson has expressed interest.
Commissioner Thompson was appointed.
VIII. LIAISON REPORTS - None.
ADJOURNMENT: 8:25PM
min0924 / plan73
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