HomeMy WebLinkAboutMinutes 10/08/1996I
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CITY OF PETALUMA
PLANNING COMMISSION MINUTES
REGULAR MEETING OCTOBER 8. 1996
CITY COUNCIL CHAMBERS 7:00 PM
CITY HALL - PETALUMA, CA
Commissioners Present: Bennett, Rahman (arrived: 7:10 PM), Thompson, vonRaesfeld,
Wick*
Commissioners Absent: Feibusch, Council Representative
Staff: Pamela Tuft, Planning Director
James McCann, Principal Planner
Chairperson
PLEDGE OF ALLEGIANCE.
APPROVAL OF MINUTES: Minutes of September 24, 1996 were adopted with
corrections to Page 7, Line 11 (Motion Commissioner Bennett - Second Commissioner
vonRaesfeld).
PUBLIC COMMENT: Lvnn Cambini - Invited interested persons to attend Petaluma
Issues Forum.
DIRECTOR'S REPORT: Updates on Corona Reach Specific Plan and Petaluma
Central Specific Plan; Upper Reach EIR/EIS; South Boulevard Specific Plan.
COMMIISSIONER'S REPORT: None.
CORRESPONDENCE: Letter from Kingsmill residents regarding Tuxhorn Estates
Subdivision.
APPEAL STATEMENT: Was noted on the agenda.
LEGAL RECOURSE STATEMENT: Was noted on the agenda.
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OLD BUSINESS
CONTINUED PUBLIC HEARING
I. CROSS CREEK DEVELOPMENT AGREEMENT; Mardel LLC; Ely Blvd.
So. & Casa Grande Rd., APN 017 - 050 -001; File REZ 96012 (jcm)
Consideration of a request for approval of a development agreement for the Cross
Creek Subdivision.
Continued from the September 24, 1996 meeting.
This item was continued to the October 22, 1996 meeting (Motion by
Commissioner Thompson - Second by Commissioner vonRaesfeld).
II. TUXHORN ESTATES; Tuxhorn Company; 370 Sonoma Mountain Parkway;
APN 136 -570 -017; File GPA96001/ TPM 96008/REZ960 I 3(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 miti negative declaration
2) General Plan amendment from Public and Institutional to Urban
Standard
3) Rezoning from PUD to PUD and development plan approval.
Continued from the September 24, 1996 meeting.
Principal Planner McCann presented the staff report.
The public hearing was opened.
SPEAKERS:
Commissioner Wick - Has survey been done to determine the location of the eucalyptus
trees? Questions regarding staff's recommendation for propem- line adjustments to allow
20 -foot setback from trees on the remaining lands (future minister's residence).
Tux Tuxhorn - Project Sponsor - 2400 Tesconi Circle, Santa Rosa; aware of concerns
regarding the eucalyptus trees; eucalyptus trees were topped several years ago, in need of
trimming; has written set of CC &R's for this subdivision: problem with suggestion of
minimum prices recommended by Kingsmill homeowners; agrees with all recommended
conditions.
Commissioner Bennett - Will homes be comparable with Kingsmill homes?
Tux Tuxhorn - Not the same floor plans, will be nice; because of economics, homes will
be high -end; large lots.
Commissioner vonRaesfeld - Concerned with level of exterior detail being comparable to
Kingsmill.
Tux Tuxhorn - Plans homes to fit into existing neighborhood that we built.
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I Principal Planner McCann - Clarification of PUD Development Standards - referenced
2 recommended condition: compatibility with adjacent development insured through
3 Development Standards.
4 Sandra Friedman - 802 Maiden Lane - Appreciates all information received from
5 staff/Planning Commission/meeting with developer; would like CC &R's to insure design
6 compatibility with existing neighborhood.
7 Mr. Friedman - 802 Maiden Lane - Wants to insure property values; staff report seems to
8 insure property values; Tuxhorn best builder around, believes he will provide quality
9 product; would like all trees to remain - back is built around shade of those trees:
10 question regarding dripline of Eucalyptus - will all lots become smaller because of lot
11 line reconfiguration? not concerned with size of lots: one or two trees probably cannot be
12 preserved per arborist's report.
13 Billy - 1421 E. Madison - Elder, Church of Christ - Worked with Mr. Tuxhorn
14 through entire project; very proud of housing area surrounding church, would not allow
15 low -cost housing to be built.
16 Chairman Wick - Staff- Address shifting lot lines and effect on tree preservation.
17 Principal Planner McCann - Discussed lot lines, no substantial changes - lot lines will
18 shift 1 D - ' over the entire frontage.
.19 Commissioner Bennett - Was Mr. Friedman talking about eucalyptus trees? (answer yes).
.20 Principal Planner McCann - The eucalyptus trees are not a part of this project; additional
2.1 setback will ensure these trees will be retained as significant element in a future public
22 park - they are a significant visual element as identified in the Corona/Ely Specific Plan:
23 trees will be under future public maintenance in park.
24 Commissioner Rahman - Agreed that eucalyptus trees should be maintained even though
25 they can be a problem.
26 Chairman Wick - Any concerns regarding design compatibility and quality? (No, the
27 conditions sufficiently address the design issues.) -
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29 The public hearing was closed.
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31 A motion was made by Commissioner Rahman and seconded by Commissioner
32 vonRaesfeld to recommend to the City Council adoption of a Mitigated Negative
Declaration and approval of the General Plan .=amendment to change the land use
34 designation from Public and Institutional to Urban Standard, rezone to PUD and approval
3'S of the PUD Development Plan for a four -lot custom home development, based on the
36 findings and subject to the mitigation measures listed below:
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38 Commissioner Maguire: Absent
39 Commissioner Bennett: Yes
4:0 Commissioner Feibusch: Absent
41 Commissioner Rahman: Yes
42 Commissioner Thompson: Yes
43 Commissioner vonRaesfeld: Yes
44 Chairman Wick: Yes
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4 "6 Findings for Mitigated Negative Declaration
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48 1. An Initial Study has been prepared and proper notice provided in accordance with
49 CEQA and local guidelines.
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511 2. Based upon the Initial Study and comments received, potential impacts could be
'52 avoided or reduced to a Ievel of insignificance by mitigation measures attached as
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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.
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 site consists of an infill property surrounded by
residential development and no wildlife are 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 `leasures
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
Citv Council Resolution.
2. Proposed grading and drainage plans shall be submitted for staff review and
approval in conjunction with the Final Parcel Map and Public Improvements. Lot
specific grading and drainage improvements shall be reflected on plans submitted
for administrative SPARC approval.
1.D. Monitoring
1. Prior to issuance of development permits, City staff will calculate applicable
project fees, and determine appropriate timing for payment.
2. All required grading and drainage improvements shall be reflected on plans
submitted for City approval of the Public Improvement Plans and Final Parcel
Map, and the individual lot development permits.
AIR
2.C. Mitigations, if any
1. Motorized equipment operated during construction activities shall be properly
maintained and mufflered to minimize smoke and other air emissions. Equipment
shall be turned off when not in use. The project site shall be routinely sprinklered
as necessary to prevent dust generation during grading and construction activity.
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Tarps shall be utilized to contain soil and debris materials in open trucks during
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transport to and from the site.
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2.
Prior to issuance of building permits, all homes designed with fireplace units shall
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meet City specifications for reduction of emissions, as specified under City
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Ordinance 1881 NCS.
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2.D.
Monitoring
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Plans submitted for development permit approval shall contain specifications
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meeting requirements of Ordinance 1881 NCS.
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2.
Construction activities shall be monitored by Public Works and Building Division
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staff during the course of required inspections, to ensure compliance with
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mitigation measures.
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WATER
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3.C.
Mitigations. if any
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1.
See mitigation measure 4I.C.1.
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2.
Plans submitted at time of application for Final Parcel Map shall include
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provisions for storm water runoff management. in conformance with Cite
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Ordinance provisions and Engineering Department specifications. No lot to lot
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surface drainage across property lines shall be permitted.
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3.
Prior to recordation of the Final Parcel Map. a document which shall specify
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maintenance responsibility for the private drainage facilities affecting the rear
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portion of proposed Lots 1 -3 shall be prepared by the project proponents and
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submitted to Engineering staff for approval and recordation with the Final Parcel
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Map.
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3.D.
Monitoring
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1.
All required drainage improvements shall be reflected on plans submitted for City
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approval of the Public Improvement Plans and Final Parcel Map.
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2.
Plans submitted for approval of development permits shall be reviewed for
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compliance with the approved Public Improvement Plans and all applicable
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mitigations /conditions of approval.
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3.
All public improvements shall be subject to inspection by City staff for
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compliance with the approved Public Improvement Plans, construction permits
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and project mitigations /conditions of approval, prior to City acceptance.
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PLANT LIFE
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4.C.
Mitigations. if any
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1.
See mitigation measures under Aesthetics (Item 18).
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53 4.D. Monitoring
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1. See monitoring measures under Aesthetics (Item 18).
NOISE
6.C. Mitigations, if anv
1. Motorized equipment operated during construction activities shall be properly
maintained and mufflered to minimize smoke and other air emissions, as well as to
reduce noise. Equipment shall be turned off when not in use.
2. All City- authorized grading and construction activity shall be limited to the hours
between 7:00 AM and 7:00 PM Monday through Friday, except that indoor work may be
conducted on Saturdays provided noise levels generated are not disruptive to nearbv
residents. No construction work shall be permitted on City recognized holidays. and
Sundays. The project developer shall designate a construction management person
responsible for responding to any complaints generated regarding excessive noise during
construction. A telephone number for contacting the designated individual shall be
conspicuously posted at the construction site. The responsible authority shall determine
the cause of noise complaints received and implement reasonable measures to resolve the
issues. City staff shall monitor complaints received and take reasonable steps to resolve
issues in a timely manner as they arise, including enforcement of abatement procedures to
bring violations into conformance with City . General Plan and Zoning Ordinance
Performance Standards.
6.1). Monitoring
1. Construction plans submitted for grading /development permit issuance shall be
reviewed for conformance with adopted mitigation measures. All construction shall be
subject to inspection by City staff for compliance with all adopted mitigation measures
and project conditions of approval.
LIGHT AND GLARE
7.C. Mitigations, if and-
1. Plans submitted for administrative approval of individual lot development shall
include provisions to avoid lighting impacts to bedroom areas and other light- sensitive
living areas of proposed and existing homes, in conformance with City Performance
Standards.
7.1). Monitoring
1. Plans submitted for approval of construction permits shall be reviewed for
conformance with all adopted mitigation measures and project conditions of approval
pertaining to lighting impacts. All construction shall be subject to staff inspection for
conformance with the approved construction plans prior to City issuance of a Certificate
of Occupancy for each new unit.
LAND USE
13.C. Mitigations. if anv
1. Plans submitted for approval of the Public Improvements serving the proposed
lots shall include provisions for installation of /modification to necessary frontage
I improvements, including driveway curb cuts, street tree planter strips, sidewalk
2 improvements, street lights, etc., consistent with the design of existing improvements on
3 Castle Drive and Windmill Lane.
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5 2. A I' non - access easement shall be established along the Castle Drive frontage of
6 Lot 1, to preclude driveway access. The easement shall be reflected on the Final Parcel
7 Map submitted for review and approval by City staff prior to recordation.
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9 3. Written PUD Development Standards submitted for administrative SPARC
n approval shall contain provisions requiring the provision of a minimum of three (3) off-
I1 street parking stalls (two covered and one uncovered) for each new primary residence
12 constructed. Required parking for other uses shall be subject to applicable provisions of
13 the Zoning Ordinance. Parking dimensions shall conform to City standards.
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15 13.D. Monitoring
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17 1. Plans submitted for approval of the Public Improvements and development
18 permits shall be subject to staff review for compliance with all adopted mitigation
1 , 9 measures and project conditions. All site improvements shall be subject to inspection by
20 City staff for compliance with the approved plans prior to City acceptance of public area
21 improvements and issuance of a Certificate of Correction for each new home.
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23 PUBLIC SERVICE
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25 14.C. Mitigations. if any
26 e
27 1. The project sponsor shall be responsible for payment of all applicable special
28 development fees, including Community Facilities Development fees, Park and
29 Recreation Land Improvements fees, Traffic Mitigation fees and School Facilities fees.
'30 Fees shall be calculated and paid as specified by City Resolution.
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32 2. All requirements of the Fire Marshal, including specifications for emergency
33 access, hydrant location and fire flow pressure, and unit construction shall be reflected on
4 plans submitted for approval of the Public Improvements and development permits,
35 including the following specific requirements:
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37 a. Post address at or near main entry door - minimum four (4) inch letters on
38 contrasting background.
40 b. Residential buildings constructed over 3,500 sq.ft. in area are required to
41 have a residential fire sprinkler system designed and installed in accordance with
42 N.F.P.A. 13 -D. in all areas including attic, garage bathrooms with combustible
43 fixtures, bathrooms over 55 sq.ft. and closets over 24 sq.ft. or over 3 feet deep.
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45 C. In residential buildings less than 3,500 sq.ft. in floor area, provide fire
4.6 suppression system at normal sources of ignition. These areas are specifically at
4.7 clothes dryers, kitchen stoves, furnaces, water heaters, fireplaces and in attic areas
48 at vents and chimneys for these appliances and equipment. In addition, spare
49 sprinklers (one of each type in the residence) and wrench shall be provided in a
50 red spare sprinkler head box in the garage.
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52 d. Fire hydrants shall be spaced at a maximum of 300 feet apart. Location
53 and type of fire hydrants are to be approved by the Fire Marshal's office.
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e. Add as a general note to plans:
3 No combustible construction is permitted above the foundation unless an
4 approved all- weather hard surface road is provided to within one hundred -fifty
5 (150') of the farthest point of a building or structure.
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7 All fire hydrants for the project must be tested, flushed, and in service
8 prior to the commencement of combustible construction on the site.
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10 3. All safety recommendations of the Police Department, including specifications for
11 property addressing, and incorporation of residential security measures shall be reflected
12 on plans submitted for issuance of development permits.
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14 4. Landscape plans submitted for approval of the Public Improvement Plans shall
15 incorporate the use of plant materials and /or design strategies to minimize maintenance
16 requirements for all right -of -way landscape areas. Language encouraging use of fire
17 resistant landscaping for private lot development shall be incorporated into the PUD
18 Development Standards subject to staff review- and approval in conjunction with the Final
19 Parcel Map and Public Improvement Plans.
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21 5. All street trees. perimeter fencing and other improvements within the public right -
22 of -way on Castle Drive and Windmill Lane shall be maintained by a Landscape
23 Assessment District (LAD) through contract services subject to approval of the City
24 Council, prior to staff approval of the Public Improvement Plans and the Final Parcel
25 Map. Landscaping within these areas shall be designed and installed to City standards
26 acceptable to City of Petaluma Planning, Engineering, Public Works and Parks staff.
27 Irrigation to serve all landscaping in street tree planter strips adjacent to the private
28 residences shall be designed to connect with the private lot irrigation systems of the
29 adjoining lots. Costs of formation of the required LAD shall be determined by staff and
30 borne by the project proponents at time of Final Parcel 'T\/lap application. Installation of
31 all required public area landscaping may occur in conjunction with the adjacent private
32 lot improvements, but shall be installed prior to occupancy of each home.
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34 6. All requirements.of the Chief Building Official shall be met and reflected on plans
35 submitted for development permit approval, including the following:
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37 a. Grading must be certified when completed to indicate compliance with
38 approved plans and will be required for occupancy.
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40 b. Soils with expansion index greater than 20 requires special design
41 foundation per Uniform Building Code 1803.2.
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43 C. All roofing shall be "B" rate or better per Ordinance No. 1744/1988.
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45 d. Indicate all utilities on site plan.
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47 e. Responsible party to sign plans.
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49 f. Submit soils report to verify foundation design.
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51 g. Plans must show compliance to 1994 UBC, UPC, UMC, and 1993 NEC.
52 Plans must also show compliance to current Title 24 Energy Code.
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54 h. Provide structural calculations for all non - conventional design items.
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2 14.D. Monitoring
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4 1. Plans submitted for approval of the Public Improvements and for development
5 permits shall be subject to Public Works. Parks, Fire Marshal, Police, Building and
6 Planning staff review for incorporation of all City safety and maintenance standards.
7 adopted mitigation measures, and project conditions of approval.
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9 2. All construction shall be subject to inspection by City staff for conformance with
10 the approved plans and adopted mitigation measures and conditions of approval, prior to
1 t City acceptance of public area improvements and issuance of a Certificate of Occupancy
12 for each new unit.
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14 UTILITIES
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1'6 16.C. Mitigations, if any
17 e r
is 1. The proposed project shall be subject to imposition of all applicable special
19 development fees, including Se« - er and `rater Connection fees, and Storm
20 Drainage Impact fees. Fees shall be calculated and paid as specified by CitV
21 Resolution.
23 2. Plans submitted for approval of the Final Parcel Map and Public Improvements
24 shall reflect the following, subject to Engineering staff approval:
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26 a. The proposed extension of the 6 -inch sanitary sewer main along Windmill
27 Lane shall be increased in size, if needed, to accommodate the future development
28 of the adjacent lands of the y- IcDowell property.
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;30 b. All trench excavation within )Nndmill Lane shall be slurry sealed after
31 final paving. Slurry seal shall be 8 -feet in width or 2 -feet outside the trench cut.
32 whichever is greater.
34 c. All hydraulic, hydraulic and storm drain system design for this project
35 shall be subject to review and approval of the Sonoma County Water Agency.
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37 d. Improvement plans shall be prepared per City of Petaluma Department of
38 Engineering Minimum Design Criteria, Improvement Plan Preparation and
39 Standard Details and Specifications.
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41 e. This project shall comply with all requirements of the Petaluma Municipal
42 Code including, but not limited to, Chapter 20 "Subdivisions ".
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r 44 16.D. Monitoring:
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46 1. All required mitigation measures shall be reflected in plans submitted for Cit
47 approval of the Final Parcel Map and Public Improvement Plans, and . shall be
4;8 subject to approval of Engineering and Planning staff.
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50 2. All construction shall be subject to inspection by City staff for compliance with
�5'1 the approved Public Improvement Plans prior to City acceptance of public
'52 facilities.
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54 AESTHETICS
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2 B.C. Mitigations. if any
3 0
4 1. The proposed PUD Development Plan, perimeter fencing and public area
5 landscape plans, and preliminary grading plan shall be submitted for
6 administrative SPARC approval prior to Final Parcel Nlap approval, and shall
7 reflect the following to address potential visual impacts:
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9 a. The proposed easterly common lot line bet�.yeen Lot 4 and the remainder
to parcel shall be relocated toward Castle Drive, to permit a minimum 20' setback to
1 be established between the building envelope proposed for the future minister's
12 home and the easterly property line of the remainder parcel where the eucalyptus
13 grove is situated. Property lines for proposed Lots 1 -3 may be modified to
14 accommodate the increased setback from the trees: however, the total project area
15 for Lots 1 -4 shall not be reduced below 0.80 acres in order to maintain density
16 appropriate for the Urban Standard land use designation. The proposed rear
17 property line of Lot 1 shall be modified to retain the existing oak tree cluster
18 within the church site remainder parcel. The property line shall be relocated
19 beyond the dripline of the trees sufficiently to preclude significant impacts to the
20 root systems of the trees, as determined by a qualified arborist selected to staff
21 approval. and to retain an attractive visual landscape treatment along the Castle
22 Drive street frontage.
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24 b. Written PUD Development Standards shall be submitted, which contain
25 provisions regulating the project design quality, permitted uses and development
26 of the lots for detached single family custom homes. The Standards shall specify
27 that project architecture shall be compatible in design character and visual quality
28 (mass, materials, color, height) with surrounding residential development. The
29 Standards shall further specify that development of each lot shall be subject to
30 administrative SPARC review for compliance xvith the adopted PUD Standards,
31 and that no repetition of floor plans on Lots 1 -4 shall be permitted. Permitted
32 uses shall be limited to those identified under the R -1 6500 Zoning District and
33 those in the Kingsmill Subdivision PUD District. Minimum yard setbacks for
34 Lots 1 -4 shall be established in the Standards as follows, consistent with standards
35 adopted for Kingsmill Subdivision homes:
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37 Primary Building
38 Front 20' for residence or detached garage from property line
39 18' from back of sidewalk to face of garage
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41 Side street 10' from property line on Castle Drive
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43 Interior side 5' from property lines
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45 Rear 20' from property line abutting church site
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47 Accessory structures and uses shall be subject to applicable provisions of the
48 Zoning Ordinance as they apply to the R -1 6500 Zoning District.
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50 C. Pad elevations shall be designed to minimize grade discrepancies between
51 adjoining properties, and impacts to the existing eucalyptus windrow. Grade
52 discrepancies shall be limited to not more than 2 ft. where feasible, as determined
53 by staff.
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d. Perimeter fencing along the project boundary abutting the existing church
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development and Castle Drive shall be designed to be compatible in quality and
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treatment with street frontage fencing utilized in the Kingsmill Subdivision.
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Perimeter fencing shall be installed along the rear property line of all lots by the
project subdivider prior to occupancy of the first lot developed. The PUD
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Development Standards shall incorporate an exhibit reflecting fence construction
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design and permitted placement on the lots. and a written statement specifying
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that repair or replacement of perimeter fencing shall be consistent with the City -
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approved design and location.
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e. All public area landscaping shall be consistent in design and installation
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with existing street frontage landscaping within the Kingsmill Subdivision on
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Castle Drive and Windmill Lane. Automatic irrigation systems shall be installed
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and connected to the private irrigation systems of the adjoining lot.
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f Private front yard landscaping shall be subject to administrative SPARC
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review in conjunction with private lot development plans, and shall be designed to
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reflect compatibility in quality with the unit architecture and the street frontage
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landscaping on neighboring properties. Automatic irrigation systems shall be
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designed to serve all private street frontage landscaping.
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1 S.D.
N-lonitoring
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1.
Plans submitted at time of application for Final Parcel Map approval shall include
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the PUD Development Plan and Standards. Public Improvement drawings and
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public area landscape plans, and shall be reviewed by staff for compliance with all
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adopted mitigation measures and conditions of approval.
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2.
All construction shall be subject to Cite staff inspection for compliance with
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adopted mitigation measures and conditions of project approval (including
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administrative SPARC approvals for each lot development), the approved Public
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Improvement Plans and approved development permits, prior to City acceptance
of the public area improvements and issuance of a Certificate of Occupancy for
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each new unit.
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AESTHETICS
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19.C.
'Mi tigations. if any
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1.
See mitigation measure 14.C.1.
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19.D.
Llonitoring
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See monitoring measure 914.D.1.
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2.
See monitoring measure #14.D.2.
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4s
ARCHEOLOGICAUHISTORICAL
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20.C.
\ litigations. if any
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1.
All grubbing, clearing, trenching. excavation. and earth moving activities on Lots
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1 -4 shall be monitored by a qualified archaeologist, pursuant to the procedures
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identified in the Abacus Archaeological Associates report dated August 30, 1996:
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Prior to commencement of any of these activities the project proponents shall
enter into a monitoring agreement with a qualified archaeologist, subject to staff
approval of consultant. Costs of all consultant monitoring work shall be borne by
the project proponents, and the consultant's work plan shall be subject to staff
approval.
2. Home construction shall utilize pier foundation designs or other construction
methods which minimize penetration and disturbance of existing soils.
20.D. Monitoring
Coordination of all archaeological monitoring as prescribed in the mitigation
measures above shall be verified by Planning staff prior to commencement of site
clearing, grubbing, excavation or other earth moving activity. City inspectors
shall monitor construction activities for compliance with adopted mitigation
measures.
Findings for the General Plan Amendment
1. The proposed Amendment is in conformance with the Petaluma General Plan and
will help to implement goals, objectives and programs of the General Plan relating
to the development of underutilized properties with residential uses and
encouraging development within the Urban Limit Line.
2. The proposed Amendment is deemed to be in the public interest to provide for
orderly development of appropriate residential uses.
3. The proposed Amendment is consistent and compatible with the rest of the
General Plan and any implementation programs that may be affected.
4. The potential impacts of the proposed Amendment have been assessed and have
been determined not to be detrimental to the public health. safety or welfare.
5. The proposed Amendment has been processed in accordance with the applicable
provisions of the California Government Code and the California Environmental
Quality Act (CEQA).
Findings for Rezoning to PUD
1. The proposed Amendment to Zoning Ordinance No. 1072 NCS., to reclassify and
rezone a 0.97 acre portion of Assessors Parcel No. 136 -570 -017, known as
Tuxhorn Estates, to Planned Unit Development (PUD) is in general conformity
with the Petaluma General Plan.
2. The public necessity, convenience and general welfare clearly- permit and will be
furthered by the proposed Amendment to the Zoning Ordinance, reclassifying and
rezoning the Tuxhorn Estates site to PUD.
3. The requirements of the California Environmental Quality Act (CEQA) have been
satisfied through preparation of an Initial Study/Mitigated Negative Declaration to
avoid or reduce to a level of insignificance, potential impacts generated by the
proposed Tuxhorn Estates PUD.
12
Findings for Approval of the PUD Development Plan
4 1. The proposed Tuxhorn Estates PUD District is proposed on property which has a
5 suitable relationship to one or more thoroughfares (Sonoma Mountain Parkway,
6 Castle Drive, Windmill Lane) and said thoroughfares with the improvements
"7 herein required, are adequate to carry any additional traffic generated by the
8 development.
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to 2. The plan for the proposed Tuxhorn Estates development presents a unified and
1 1 organized arrangement of buildings and service facilities which are appropriate in
12 relation to adjacent or nearby properties, particularly existing development in the
13 Kingsmill Subdivision, and adequate landscaping and screening is included to
14 ensure compatibility with surrounding uses, by conditions requiring consistent
15 lotting patterns, and design and development standards that are compatible with
16 neighboring development.
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18 3. The natural and scenic qualities of the site are protected, with adequate available
1'9 public and private spaces designated on the PUD Development Plan, through
20 mitigation measures and project conditions that provide for the protection of
21 existing significant tree clusters and adequate building setbacks.
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23 4. The development of the subject Tuxhorn Estates custom home project in the
24 manner proposed by the applicant, and as conditioned. will not be detrimental to
25 the public welfare, will be in the best interests of the City, and will be in keeping
26 with the general intent and spirit of the zoning regulations of the City of Petaluma,
27 with the Petaluma General Plan. and with other applicable plans adopted by the
28 City.
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3o 5. The Tuxhorn Estates project will help the City achieve its housing policies,
11 especially Policy 4 of the General Plan Housing Element, which encourages the
32 building of housing on underutilized land.
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34 6. The Tuxhom Estates project is designed to be compatible with surrounding uses
35 because it is residential in character and will not result in a more intensive use of
36 the land with operating characteristics that are incompatible with neighboring
37 single family residential uses.
39 Conditions for PUD Approval
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41 1. All mitigation measures adopted in conjunction with approval of the Mitigated
42 Negative Declaration (Resolution NCS) for the Tuxhorn Estates project
43 are incorporated herein by reference as conditions of project approval. The
44 project shall also comply with all applicable mitigations specified for properties
45 within the Corona/Ely Specific Plan Area as contained in Resolution No. 89 -122
46 NCS. which certified, approved and adopted the Environmental Impact Report for
47 the Corona/Ely Specific Plan.
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49 2. At time of application for administrative SPARC approval of the PUD
50 Development Plan, written PUD Development Standards shall be developed and
51 submitted for staff approval which reflect the following:
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2 a. Minimum building setback standards shall be as follows:
3
4 Primary Building
5 Front 20' for residence or detached garage from property line
6 18' from back of sidewalk to face of garage
Side street 10' from property line on Castle Drive
10 Interior Side 5' from property lines
12 Rear 20' from property line abutting church site
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14 Accessory structures and uses shall be subject to applicable provisions of
15 the Zoning Ordinance as they apply to the R -1 6500 Zoning District.
16 y V
17 b. Maximum permitted building height shall be 30' measured from finished
18 grade to the average height level between building eaves and the primary ridge of
19 the roofline.
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21 C. Minimum required off - street parking shall be two covered and one
22 uncovered parking stalls for the primary residence. Parking for accessory uses
23 shall be subject to applicable provisions of the Zoning Ordinance.
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25 d. The permitted principal use of the lots shall be limited to detached single
26 family custom homes and conditional and accessory uses normally associated
27 with residential development as identified under the R -1 6500 Zoning District,
28 including small family day care and accessory units. Uses not specified under the
29 PUD Zoning regulations or the Zoning Ordinance shall be subject to the Planning
30 Director's determination.
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32 e. Perimeter rear yard and side street fencing shall be maintained per the
33 approved PUD Development Plan. Interior lot fencing and front yard fences shall
34 be subject to applicable provisions of the Zoning Ordinance.
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36 f. Architectural design standards shall be developed which are compatible
37 with the design character and visual quality (mass, materials, color schemes) of
38 surrounding development in the Kingsmill Subdivision. The standards shall
39 specify that lots shall be developed with custom homes, and that repetition of
40 floor plans from one lot to another is not permitted within the subdivision.
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42 g. Development of each lot in the Tuxhorn Estates subdivision shall be
43 subject to administrative SPARC review with emphasis on compatibility with
44 existing adjacent development, appropriate grade and visual transitions at property
45 lines, preservation of the existing oak trees adjacent to Lot 1, appropriate design
46 of irrigation and landscaping to ensure compatibility with existing landscape
47 elements, preservation of privacy for residents on abutting lots, attractive views
48 from Sonoma Mountain Parkway and adjacent properties, and compliance with all
49 previously adopted project requirements.
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I h. No further development potential for the project site shall be permitted.
2 The PUD Standards shall contain provisions identiffi the minimum required lot
3 area for Lots 1 -4 as that which is consistent with the smallest lot proposed, and
4 specifying that no further subdivision of the lots is permitted.
5
6 3. The PUD Development Plan shall be subject to administrative SPARC review.
7 and shall reflect the following:
8
9 a. Building envelopes shall be consistent with the minimum required
10 setbacks adopted for the project.
1.1
12 b. Property lines shall be modified to permit an increased setback from the
I existing eucalyptus grove on the adjacent property to the southeast of the
14 remainder parcel as required under the adopted mitigation measures, and to avoid
15 impacts to the existing oak trees on proposed Lot 1 and the remainder parcel. The
16 property lines for Lot 1 specifically shall be modified to reflect retention of the
17 oaks within the planter area of the remainder parcel. Lot lines shall be relocated
18 beyond the dripline of the trees sufficiently to preclude significant impacts to the
1.9 root systems of the trees, and to retain an attractive visual landscape treatment
20 along the Castle Drive street frontage.
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22 C. A grading plan shall be submitted which identifies proposed cut and fill
2.3 areas. retaining walls and modifications to grades in the vicinity of the oak trees.
24 as well as the proposed transition at the rear of the lots and along the street
2s frontages. Plans shall identify all existing vegetation proposed for removal, and
26 the proposed location of driveway curb cuts.
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d. A perimeter fencing plan shall be submitted which identifies the proposed
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location and design of fencing to be located adjacent to the remainder parcel and
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along street frontages.
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e. A specific planting plan shall be submitted which reflects the proposed
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materials and spacing of all landscaping in the public right -of -way.
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f The PUD Development Plan shall reflect the proposed lot areas.
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dimensions, the location of existing sidewalk and other improvements along the
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street frontage, easements, and other site and zoning information affecting the
38
preparation of lot specific development plans by individual lot buyers.
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40 4.
All requirements of the Building Division, Fire Marshal, Engineering and Public
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Works Departments shall be met and reflected on plans submitted for
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development permit issuance.
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44 5.
This project shall be subject to payment of a fair share contribution toward
4-'5
Sonoma Mountain Parkway benefit assessment district fees as specified under the
46
Corona/Ely Specific Plan, as determined by Finance staff at time of Final Parcel
.4
Map application.
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49 6.
Subdivision CC &Rs if proposed or required by other agencies, shall be subject to
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the review and approval of Planning and Engineering staff and the City Attorney
51
prior to recordation of the Final Parcel Map. Review- shall emphasize inclusion of
52
adequate language to ensure appropriate enforcement of maintenance provisions
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pertaining to proposed drainage facilities located within private easements along
the rear property lines, and consistency with adopted zoning provisions and other
City regulations.
7. The applicants /developers shall defend, indemnify, and hold harmless the City or
any of its boards, commission, agents, officers, and employees from any claim,
action or proceeding against the City, its boards, commission, agents, officers, or
employees to attack, set aside, void, or annul. the approval of the project when
such claim or action is brought within the time period provided for in applicable
State and/or local statutes. The City shall promptly notify the
applicants /developers of any such claim, action, or proceeding. The City shall
coordinate in the defense. Nothing contained in this condition shall prohibit the
City from participating in a defense of any claim. action, or proceeding if the City
bears its own attorney's fees and costs, and the City defends the action in good
faith.
NEW BUSINESS
PUBLIC HEARING
III. ZONING ORDINANCE AMENDMENTS, CITY OF PETALUMA (jb).
Consideration of various zoning text amendments and additions related to
Fencing. Planned Community District (PCD), Telecommunications,
Accessory Structures and Trailblazer Signs.
Continue discussion of Noise Provisions to November 12, 1996.
Planning Director Tuft presented the staff report.
The public hearing was opened.
SPEAKERS:
None.
The public hearing was closed.
A motion was made by Commissioner Rahman and seconded by Commissioner
vonRaesfeld to recommend to the City Council approval of the seven proposed changes
to the Zoning Ordinance based on the findings listed below:
Commissioner Maguire: Absent
Commissioner Bennett: Yes
Commissioner Feibusch: Absent
Commissioner Rahman: Yes
Commissioner Thompson: Yes
Commissioner vonRaesfeld: Yes
Chairman Wick: Yes
Findings
3 1. The proposed amendments to the text of the zoning ordinance are exempt from
4 the requirements of the California Environmental Quality Act (CEQA) under the
General Rule, Section 15061, because these changes represent minor
6 modifications which are intended to clarify provisions, streamline procedures and
7 implement existing adopted regulations.
8
9 2. The proposed amendments are in general conformity with the intent, goals_
10 policies and programs of the Petaluma General Plan and any applicable plans to
11 provide for orderly growth and development «Rhin the City.
12
13 3. That the public necessity, convenience and general welfare require or clearly
14 permit the adoption of the proposed amendment. r
15
16 AMENDMENTS
17
IS 1. ACCESSORY STRUCTURES IN CO'NBIERCIAL AND INDUSTRIAL
19 ZONES
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21 Amend Sections 10 -304, 11 -301, 12- 301, 13 -301, 14 -301 and 15 -301 as follows:
22 Accessory uses and buildings customarily appurtenant to a permitted use. in
23 accordance with provisions of n r iis- d TerSection 21 -?01. except when abutting a
2; residential zoning district then the provisions for priinary uses and structures in this
25 district shall also apply to accessory uses and buildings (Ord. 1962 KC.S, 10194.
26 Rev. Ord. 11/96)
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39 2. PLANNED COMMUNITY" DISTRICT
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31 A. Amend Sections 19 -705 as follows:
32
19 -705 Development in a Planned Community District. Following the adoption of
34 the P -C District amendment and the Planned Community Program, all development
35 within the district shall be in substantial conformity with the 4 adopted General
-36 Development Plan and Development Schedule or such modifications thereto as may
37 have been approved. Such development may proceed as follows:
38
39 1. The applicant may submit and the City may approve a Planned Unit
40 Development (P. UD.) rezoning application in conformity with the General
41 Development Plan for the area, together with any necessary tentative
42 subdivision map application. In the case of industrial or commercial
43 development, a conforming development plan application
44 tentative subdivision map application, or parcel map application may be
45 submitted without a Planned (. Development (P. U.D.) rezoning application,
46 provided that development standards and other applicable provisions of
47 Section 19A -200 and findings of 19A -300 have been approved with the P -C
48 zoning district. (Revised by Ord 4 11196).
49
50 B. Add the following to Section 19 -707 Modifications of the General
51 Development Plan:
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5. As determined by the Director, modifications which are minor in nature and
clearly inconsequential may be made administratively or in the gment of the
Director may be referred to the Site Plan and Architectural Review Committee
or the Planning Commission for review and approval 11inor modifications
include changes to development standards provided that no significant
alteration to road aliovnment is made and no increase in the development
intensity or building square footage results (Ord N C S 11196
3. EXCEPTIONS FOR ACCESSORY STRUCTURES
Amend. Section 21- 201.1(f) as follows:
The Planning Director mm grant an exception for the reconstruction renovation or
expansion of existing accessory buildings and structures, in the same manner as
provided in Section 26-512, from the above standards regulating required side and
rear yards in residential districts when the following can be demonstrated. .. .
4. TRAILBLAZER SIGNS
Amend Section 21-204.095 as follows:
Section 21- 201.9 91 Trailblazer Signs.
A. Locations Permitted: Trailblazer identification and directional signs man: be
installed only ivithin the public right -of -way of arterial status roads or on other
public property, extent tivhen ad
iacent to Caltrans right -o -ivav trailblazer signs
may be permitted on private property provided that the sign is not designed to be
viewed primarily Aoin the main traveled roadway of a fi•eeway or the in ramps
thereto. Trailblazer signs mcn- be visible from the fi•eelyay egress ramps
5. FENCING
Add to Section 23 -500 as follows:
23 -500 INSTALLATION. CONSTRUCTION, AND PLACEILIEAT OF IY :4LLS,
FENCES, AND HEDGES
A. General Provisions: Except as specifically authorized in this Chapter or as
provided in Section 23-500(b), the following height limitations shall apply to the
height of walls and fences... .
2. Six (6) feet when located in a rear yard, side yard, or other portion of a lot
excluding a front or street side setback. An additional two (2) feet of screening
at least fifth percent (30 %) open (i e lattice) may be added on to of any six foot
(67 tall fences walls or boundary screening. An additional two feet (2') of
fence height may be added to any yermi tted six foot (67 high fence located nn
vump house, etc.) as determined by the "Zoning Administrator (Ord
N.C. S. 11196)
6. TELECOMMUNICATIONS FACILITIES
18
2 A. Add to agricultural and residential districts as Permitted Accessory Uses
3 as follows:
4
5 Sections -309. 6 -310. 7 -307. 8 -306. 8.1 -305 and 9 -302
6
7 Exeml2t telecommunications facilities in accordance with all n licable rovisions o
8 Chanter 11.44 of the Petaluma Municipal Code except lvithin a recognized Historic
9 District where othenvise exempt fac are considered mini facilities subject to
10 administrative site plan and architectural review. (Ord VC . 11196)
11
,12 B. Add to agricultural, residential, commercial and industrial districts as
13 Permitted Accesson_- Uses as follows:
14
15 Sections 5 -310. _ 6 -311. 7 -308, 8 -307. 8.1 -306 and 9 -303 10 -306 11 -3041 12 -304
16 13-30.4-14-303. 13 -304 and 19.3 -303
17
is Mini telecomnnmications facilities in accordance tit•ith all a licable pr of
19 Chapter 14.44 of the Petaluma Municipal Code tivhich have received site plan and
20 architectural review and approval by the Planning Director (except it -ithin a
21 recognized Historic District or on a recognized Historic Landmark where mini
22 telecommunications facilities shall rerluire a minor conditional use permit and
23 Historic Site Plmz and Architectural Review). (Ord. V C.S. 11196)
24
25
26 C. Add to commercial and industrial districts as Conditional Uses as
27 follows:
28
29 Sections 10- 106.11 -417. 12 -418, 13 -429 14 -420, 13 -412
30
31 Minor telecommunications facilities, in accordance tivith all a p rovisions of
32 Chapter 14.44 of the Petaluma Municipal Code and approved by the Planning
33 Director in accordance with Article 26 of this Ordinance. subject to administrative
34 site elan and architectural review and approved by the Planning Director (except
35 within a recognized Historic District or on a recognized Historic Landmark a %here
36 minor telecommunication facilities shall require a maior conditional use permit and
3 7 Historic Site Plan and Architectural Review. (Ord. V C. S. 1119 6)
38
39 Sec tions 10- 107.11 -418. 12 -419 13 -430 14 -421, 13 -413
40
41 Major telecommunicarions facilities in accordance with all an provisions of
42 Chapter 14.44 of the Petaluma Municipal Code and approved b.v the Planning
43 Commission in accordance tivith Article 26 of this Ordinance and subject to Site Plan
44 and Architectural Re14etiv. (Ord. N.C.S. 1119 6)
45
46 D. Amend 16 -503 as follows:
47
48 Conditional L'ses. Floodwav District.
49
50 3. Above ground public utility and private service facilities such as, water and
31 sanitation pipe lines, telecommunication facilities in accordance tivith Chapter
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14.44 of the Petaluma 1unicipal Code, roads, bridges and similar facilities,
providing such facilities shall be designed and constructed so as not to restrict
the carrying capacity of the floodtivay. (Ord. N. C. S. 11/96)
E. Add to SPECIAL STANDARDS AND CONSIDERATIONS GOVERN NG
THE FOLLOWING PARTICULAR USES.
Add Section 21 -440 as follows:
Section 21 -405 TELECOillf -If NICATIONS FACILITIES - Telecommunications
provisions of Chapter 14.44 of the Petaluma Municipal Code and subiect to the
applicable provisions ofArticles 25 and 26 (Ord. N.C.S. 11196)
F. Amend Article 24 Exceptions and Modifications as follows:
24 -100 HEIGHT LL1111T_4TI0_ \S Height limitations established by this Ordinance
shall not apply:
24 -101 To church spires, belfries, cupolas and ... flagpoles, t,44a ,,,^s *c
aii <ae4 &4 public utilio' transmission ...
Add Section 24 -105
and this Ordinance (Ord. N.C.S. 11196)
G. Amend Section 25-401 as follows:
i!
25 -401 Site Plan And Architectural Approval. . . . No City permit or
license shall be issued for any of the following uses until site plan and
architectural approval has been obtained .. .
telecommunications facilities. exce,42t for exempt facilities (Ord N.C.S.
11 /96)
H. Add to Section 26 -512 Minor Use Permits as follows:
For purposes of this section, "minor use permits" include . . . minor
telecommunications facilities in accordance with the provisions of Section 2 1 -405
(Ord. N. C. S. 1J/) 6)
MISCELLANEOUS CLARIFICATIONS
A. Add to Section 1 -203 Definitions as follows:
7.
Telecommunication Facility - A facility that transmits andlor receives
electromagnetic signals. It includes antennas microwave dishes horns and other
types of equipment for the transmission or receipt of such sia als
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telecommunication towers or similar structures sitpporting said equipment
and major) in Chapter 14.44 of the Petaluma Municipal Code (Ord. \ C.S.
11 /96)
Trailblazer Sign - An identification or directional si to speck sites or uses that
are of regional importance or have a regional draw and provide a public benefit
(Ord. N. C. S. 11/9 6)
Conditional Use - .=1 use allowed by the provisions of anv zoninz district as a
N. G'. S. 11196) _
reviewed ana public notice is provided in accordance with the provisions of Section
26 - 500 and submitted to the Plcnmin� Commission or a public hearing and final
determination (Ord. N.C.S.11 /96)
Use Permit - Same cis conditional use
B. Renumber and amend Section 15-400 Conditional Uses as folloNvs:
SECTION 13 -400, CONDITIO-NAL USES. The following are the conditional uses in
the M -G District, subiect to revietit in accordance with Section 26 - 500 and the
provisions and standards ofArticles 21 and Article 22
15 -401 Public and Ouasi public uses such as major utility installations
appropriate to location in the M G District.
13 -402 Automobile and truck repair service stamens including minor grid ma or
repairs 2 .
15 -403 45 40?. 4 Automobile service stations and car wash operations, in
accordance with the provisions of Section 21 -403
13 -404 4:� 43 Automobile and metal appliance manufacturing and assembly,
structural steel fabricating shops, machine shops, forges, and foundries.
1540 4: - 4 plant facturing of alcoholic beverages or per f Imes.
21
Conditional Use Permit Minor - An application for a conditional use im•olving
minor modifications to an existinP use certain accessory uses or new uses a -hich ar
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13 -406 Sugar Refinery.
15 -407 Brick or pottery manufacturing, stone or monument works.
15 -408 Open Storage
15-409 Day Care Center
15 -410 Junkyard or recvcline center
15 -411 4-5- _198.9 Stockyards, slaughter houses, and meat packing s' .
15412 Minor telecommunications (as previously noted).
13 -413 Moor telecommunications (as previously noted).
13 -414 through 419 Reserved
13 -420 43 40t4 Any manufacturing use, involving primary production of the
following products from rain materials, sti to a
with
provided that
such uses are located not less than five hundred (5 00) feet fi•orn the
nearest R District; C -A_ District: or C -C District: or A District designated
for residential development in the Petaluma General Plan.
13 -420.1 45 408. 1 Asphalt, charcoal, fitel briquettes.
15 -420.2 15 408.? Aniline dyes, ammonia. carbide, .. .
13 -420.3 ij 408.3 Coal, coke. and tar- products ...
15-420.4 45 -; 08.4 Turpentine. matches, paint ...
13 -420.3 1.}-19 .3 Rubber: soaps .. .
13 -420.6 !3 -;986 Flour, feed and ...
13 -420 !J 408.7 Gravel, rock, and ...
13 -420 15 40 .8 The following processes: nitrating of cotton ...
(Ord. N. C. S. 1119 6)
C. Amend language in Section 21 -403 to be consistent with definitions and zoning
district language as follows.
21 -403 F ame Automobile service stations
22
2 D. Amend Section 6 -500 in the R -1 district to clarify height limit for guest houses is
3 the same as for any accessory buildings as follows:
4
5 6 -500 Height Regulations. No principal building, or principal building that
6 includes an attached accessory dwelling, shall exceed tit enty -free (25) feet in height.
7 No accessory building shall exceed fifteen (1 5) feet in height. except
8 as provided in Section 24 -100. Detached accessory dwellings may not exceed
9 twenty -one (21 feet in height. (Ord. 1962 N.C.S., 10194) (Ord N.CS. 11/96)
10
11 8. NOISE STANDARDS. Section 22 -301 to update the performance standards for
12 noise as an objectionable element.
13
14 Recommendation: Continue the public hearing on this item until November 12th
1s for additional staff recommendations in response to the Commission's previous
16 comments.
r7
18 The public hearing regarding Noise Standards was continued to the November 12,
19 1996 meeting.
20
21
22 OTHER BUSINESS:
23
24 IV. MCNEAR LA \DING PUD ARCHITECTURAL CHANGES; Young
25 America Homes, Inc.; APN 008 -530 -004; file TSM /REZ 0139 (hg).
26
27 Consideration of a new house design (floor plans and elevations) and renderings
28 of the project prepared in response to the conditions of approval.
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30 Chairman Wick abstained from this item (ViceChair vonRaesfeld Acting Chair).
�1
32 Principal Planner McCann presented the staff report.
33
34 DISCUSSION:
35
36 Jesse Couch - Young America Homes representative - 404 Park Place Drive - Presented
37 colored renderings (view from Petaluma Blvd. and view from River), realigned entrance
38 from Petaluma Blvd.; story and one -half plan required by Planning Commission - very
3.9 attractive, probably most attractive plan; fairly mature landscaping sho«vn; working on
40 project since 1995; project seems to be getting better.
41 Commissioner Bennett - What are we supposed to approve tonight?
42 Principal Planner McCann - Concerns of Commission regarding bland designs, this is
43 confirmation that this plan is what Commission expected.
44 Commissioner Bennett - Are we to approve massing?
45 Principal Planner McCann - Requesting direction that this is essentially in conformance
46 with approved project and that SPARC will approve more detailed architecture.
4;7 Planning Director Tuft - An approval tonight will not take away SP ARC flexibility in
48 setting conditions to their review and approval.
4 Commissioner Rahman - Whole walls on two -story buildings that have no windows.
X50 Commissioner vonRaesfeld - We should address reason for lack of wiindows - Building
51 Code reasons?
23
1 Jesse Couch - I thought we would be hammering out details of design at SPARC; didn't
2 know level of detail Planning Commission was looking for.
3 Commissioner Rahman - To SPARC - whatever SPARC can do to eliminate "canwon-
4 like" tunnel appearance; trusts members of SPARC to mitigate these concerns.
5 Commissioner Thompson - Agrees with Commissioner Rahman - something should be
6 done about blank two -story walls.
7 Commissioner Bennett - Would like to send to SPARC to work out all details.
8 Jesse Couch - Blank walls to be upgraded and detailed through SPARC.
9 Commissioner vonRaesfeld - Agrees with other Commissioner's comments; leave to
10 SPARC for details; would like SPARC to pay particular attention to one and one -half
11 story design, not quite there, garage does not fit.
12
13 A motion was made by Commissioner Bennett and seconded by Commissioner Rahman
14 to accept the revised plans as adequately reflecting the previously imposed conditions of
15 approval.
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Commissioner Maguire: Absent
Commissioner Bennett: Yes
Commissioner Feibusch: Absent
Commissioner Rahman: Yes
Commissioner Thompson: Yes
Commissioner vonRaesfeld: Yes
Chairman Wick: Abstain
V. LIAISON REPORTS
Commissioner vonRaesfeld - Requested status of Downtown Specific Plan. Planning
Director updated Commission; first Advisor Committee scheduled for October 15th.
ADJOURNMENT: 8:15 PM
agen1008 / plan73
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