HomeMy WebLinkAboutMinutes 12/14/199371
— 1 PLANNING COMMISSION MINUTES
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8 REGULAR MEETING December 14, 1993
9 CITY COUNCIL CHAMBERS 7:00 P.M.
10 CITY HALL PETALUMA, CA
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(10 PLEDGE OF ALLEGIANCE.
ROLL CALL: Bennett *, Parkerson, Rahman, Shea, Thompson, Torliatt, vonRaesfeld
STAFF:' Pamela Tuft, Planning Director
Jim McCann, Principal Planner
Kurt Yeiter, Principal Planner
Teryl Phillips, Associate Planner
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21 Chairman
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24 MINUTES OF November 9, 1993 were approved as distributed.
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7 PUBLIC COMMENT: None.
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9 DIRECTOR'S REPORT: None.
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31 COMMISSIONER'S REPORT: None.
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33 CORRESPONDENCE: Letter from Gary Flynn (owner of McDonalds) regarding Taco
34 Bell; letter from applicant, Steve Hicks regarding Americana.
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36 APPEAL STATEMENT: Was read.
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38 LEGAL RECOURSE STATEMENT: Was noted on the agenda.
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40 CONSENT AGENDA: Items recommended for consideration under the Consent Calendar
41 are considered to be routine in nature by staff and are recommended to be acted upon by a
42 single motion by the Planning Commission at the beginning of the meeting with no further
43 discussion. The item may, however, be removed from the Consent Calendar for discussion
44 in its normal order on the agenda by the applicant, a Commissioner, or an interested
45 member of the public by a simple request.
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48 I. ROBERT LEE & ASSOCIATES, EXXON CONVENIENCE STORE, 5153 OLD
49 REDWOOD HIGHWAY, AP NO. 047-211-16, FILE NO. CUP93034(dh).
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1 Request for a Conditional Use Permit to legalize an existing service station and
2 allow an ancillary 1,134 sq. ft. convenience store in a Highway Commercial (C -H)
3 zoning district. The following actions are required:
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1. Adoption of a Mitigated Negative Declaration.
2. A Conditional Use Permit to legalize the existing service and to authorize
the conversion of service bays to a convenience store.
The application was removed from the consent calendar by Commissioner Torliatt and the
public hearing was opened.
SPEAKERS:
Principal Planner Jim McCann - Presented the staff report.
Gary Sembly - Robert Lee and associates - discussed options for providing security in the
public restrooms. Offered to allow patrons to utilize interior restroom.
The public hearing was closed.
A motion was made by Commissioner Parkerson and seconded by Commissioner
Thompson to adopt a Mitigated Negative Declaration and approve the Conditional Use
Permit for an existing service station and a proposed 1,134 sq.ft. convenience store in an
existing building at 5153 Old Redwood Highway based on the findings and subject to the
following mitigations and conditions:
COMMISSIONER SHEA: Yes
COMMISSIONER PARKERSON Yes
COMMISSIONER RAHMAN Absent
COMMISSIONER THOMPSON: Yes
CHAIRMAN BENNE'IT: Yes
COMMISSIONER TORLIATT: Yes
COMMISSIONER vonRAESFELD: Yes
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.
Findings for Conditional Use Permit
1. The existing service station and proposed 1,158 sq. ft. convenience store, as
conditioned, will conform to the requirements and intent of the Petaluma Zoning
Ordinance.
2. The existing service station and proposed convenience store, as conditioned, will
conform to the requirements and intent, goals, and policies of the Petaluma General
Plan.
3. The existing service station and proposed convenience store, as conditioned, will not
constitute a nuisance or be detrimental to the public welfare of the community.
Mitigation Measures
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- 1 1. Traffic mitigation fees shall be collected at time of building permit issuance.
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3 2. Proposed parking spaces adjacent to the motel shall be relocated farther away from
4 the motel subject to staff review and approval. Staff suggests relocating two parking
5 spaces along the southwestern property line as shown on Exhibit A.
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7 3. The proposed 5'6" equipment enclosure (for- the refrigeration /condenser
8 equipment) shall be of a masonry construction and include a roof, if feasible, subject
9 to administrative SPARC. Noise, as measured at the lot line shall not be allowed to
10 exceed decibel levels as specified in Zoning Ordinance Section 22 -301 regarding
Performance Standards (attached as Exhibit B).
4. Existing and proposed parking area lights shall be directed away from the motel, by
CM hoods or shields, subject to the regulations stipulated in Zoning Ordinance Section
22 -304.1 regarding direct glare (attached in Exhibit B).
5. All 'requirements of the County of Sonoma Public Health Department shall be met
prior to issuance of building permits, including:
20 a.; A leaking underground storage tank remediation plan is to be submitted and
21 approved by Sonoma County Environmental Health Hazardous Materials
22 Section. Implementation is to begin to the satisfaction of Environmental
23 Health.
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_25 b. Prior to issuance of building permits, complete plans and specification for all
1 6 areas where food or beverages are prepared, stored or handled and all
7 ancillary facilities must be submitted to the Health Department for review
, 8 and approval.
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30 C.I. All food service and sales must be conducted under a valid Food Industry
31 Health permit..
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33 6. Car noise in lube bay shall be removed and the soil tested in accordance with the
34 Sonoma County Health Departments, Hazardous Materials Division requirements.
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36 7. Surveillance cameras shall be installed in the convenience store to cover the
37 entrance' and cash register as a deterrent to robbery., type and location subject to
38 Police Department review and approval prior to building permit issuance.
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40 Conditions
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42 8. All requirements of the Fire Marshal shall be met, including:
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44 a.' Provide fire extinguishers 2A rated ABC dry chemical type as required by the
45 Fire Marshal.
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47 b. All compressed gas cylinders in service or in storage shall be adequately
48 secured to prevent falling or being knocked over (Section 74.107a of the 1988
49 Edition of the Uniform Fire Code).
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!3 c. No extension cords. All equipment and appliances shall be direct plug -in.
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d. Provide metal or flame retardant plastic waste cans.
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e. Indicate on prints new location of underground tank storage monitoring
system equipment.
f. Provide signs over exit doors stating - "This door to remain unlocked during
business hours ". Letters shall not be less than 1" high.
g. Post address at or near main entry door - minimum four (4) inch letters.
h. Indicate location in cashier area for "emergency pump shutoff' switches.
i. Provide all required signage on building and dispenser islands.
j. Provide KNOX box for key control located on building as required by the
Fire Marshal.
9. All requirements of the Chief Building Official shall be met, including:
a. Construction plans must be submitted for all alteration changes.
10. This project shall be subject to administrative SPARC review with special emphasis
on the following issues:
a. The propane tank shall. be screened with landscaping or fencing, subject to
planning staff approval, prior to the issuance of a Certificate of Occupancy.
b. A masonry trash. enclosure shall be constructed, subject to staff approval,
prior to issuance of a Certificate of Occupancy.
C. The equipment enclosure shall be constructed of sound attenuating
materials. Otherwise, it shall. be relocated. If mounted on the roof, it shall
be required to be screened, subject to staff approval prior to Certificate of
Occupancy.
d. Signs not included on plans submitted at time of building permit shall require
separate sign permits. The maximum allowable area of signage is 42.5 feet,
based on the linear footage of the building's front elevation.
11. - Six (6) parking spaces shall be required:. one space for each pump island and
em n lo pee o largest shift (two spaces) and. one space for 300 sq. ft. of sales floor
area ( spaces), and one space for each employee on the largest shift (two
Spaces).
The two spaces proposed to be located adjacent to the motel along the western
property line shall be relocated. Staff suggests relocating them along the southern
property line as shown on Exhibit A.
12. Outdoor storage, banners, pennants or signs without permits shall not be permitted.
13. This project shall be subject to imposition of all applicable development fees,
including Traffic Mitigation. fees.
14. Should substantive complaints be received regarding the operation of the use
anOor compliance with mitigation measures and /or conditions of approval, this use
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1 permit shall be brought back to the Planning Commission for modification of its
2 conditions of approval or for revocation.
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5 NEW BUSINESS
6 PUBLIC HEARING:
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8 II. OTRIEN/HICKS, AMERICANA, ELY ROAD NORTH AT SONOMA
9 MOUNTAIN PARKWAY, AP NO.'s 137 - 070- 11(ptn), 137-070-24,137-060-75, FILE
10 N.O. TSM93006 and REZ93008(tp).
Request for rezonin of a ,15.22 acre portion of the 80+ acre Gatti property from A
(Agriculture District to PUD (Planned Unit Development District) and approval of
CM a P. UD Development Plan and Tentative Map for a 100 unit detached single family
development with a remainder of approximately 65.7 acres. Recommendation on
the following actions are required:
1.. Adoption of a Mitigated Negative Declaration.
2. Rezoning of the 15.22 acre site from the A to the PUD District.
20 3.. A Tentative Subdivision Map to subdivide the 80+ acre property into 100
21 residential lots (on 15.22 acres) and remainder lands.
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23 The public hearing was opened.
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25 SPEAKERS:
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7 Associate Planner Teryl Phills presented the staff report.
8 Steven Hicks - O'Brien and Hicks Associates - (Applicant), presented project.
29 Jon Anderson - Consulting Engineer - raised concerns regarding Engineering
30 recommendations pertaining to width of Reisling Road extension; 100 -year storm water
31 relief; confusion regarding Ely Road section.
32 Ron Malone - 909 Ely Road (Mr. Cuneo and Mr. Santos also present); requests that an
33 opening be permitted in the Sonoma Mountain Parkway median to allow left turns.
34 Mr. Rico Cuneo - 903 Ely Road - Endorses request for opening in the Sonoma Mountain
35 Parkway }median to permit left turns onto the Reisling Road extension.
36 Allan Tinton - Traffic Engineer - responded to comments.
37 Commission Discussion
38 Questions regarding site access and points raised by neighbors; preliminary SPARC review
39 comments and success achieved in addressing these comments; concern for pedestrian
40 access to future commercial site, comments that pedestrian access should be substantially
41 wider; an additional point of access should be provided; concerns with resolution of
42 Engineering issues; concerns with adequate access for neighbors; agree with staff that no
43 opening II n the Sonoma Mountain Parkway median unless all roads affected are fully
44 improved public roads; additional unit diversity is needed.
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46 The public hearing was closed.
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48 A motion was made by Commissioner Parkerson and seconded by Commissioner Torliatt
49 to recommend to the City Council adoption of a Mitigated Negative Declaration of
1 0 Environmental Impact, based upon findings and subject to mitigation measures listed
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3 COMMISSIONER SHEA: Yes
54 COMMISSIONER PARKERSON Yes
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COMMISSIONER RAHMAN: Absent
COMMISSIONER THOMPSON: Yes
CHAIRMAN BENNETT: Yes
COMMISSIONER TORLIATT: Yes
COMMISSIONER vonRAESFELD: Yes
Findings for Mitigated Negative Declaration
1. An Initial Study has been prepared and proper notice provided in, accordance with
CEQA and local guidelines.
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.
2. A monitoring program has been included to ensure compliance with the adopted
mitigation measures, if any.
3. 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.
Mitigation Measures
1. To ensure adequate secondary access to the project site, Sandstone Drive or the
Reisling Road extension to Sonoma Mountain. Parkway shall be constructed prior to
occupancy of the first unit constructed for the subdivision. If the Reisling Road
extension is constructed, improvements shall include the construction of an opening
in the existing median. island in the Parkway to permit left turns into the Gatti
property and to the existing Reisling Road. Restriping of Sonoma Mountain
Parkway and existing Reisling Road shall be performed by the applicant as
necessary. The full right -of -way width (68') for the Reisling Road extension shall be
dedicated at time of Final Map for the subdivision, regardless of the timing of
installation of the improvements. The interim improvements to Reisling Road shall
include a 32' wide paved section only.
2. To avoid significant adverse traffic impacts to residents along Sandstone Drive, no
further development of the Gatti property shall be permitted until full improvement
of the Reisling Road extension to Sonoma Mountain Parkway is constructed,
including opening of the Parkway median. Signalization of the intersection shall be
required as determined by traffic warrants, and the timing, of future development
proposals for the remainder of the Gatti property. Cost of signalization and all road
improvements shall be borne by the property owner.
3. The existing driveway easement and access serving the 5 county :residents east
of the Urban Separator shall be replaced with vehicular access, along Sandstone
Drive or the extension of Reisling Road. Continuous access shall be reasonably
maintained throughout construction of the project, and plans for temporary
relocation of the driveway during construction of the permanent roadway shall be
subject to staff review and approval prior to approval of the Final Map. Evidence of
agreement between the affected parties regarding the interim relocation of the
private driveway shall be submitted at time of Final Map application or
abandonment of the Old Ely Road right of way, whichever occurs first. Upon full
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1 improvement of the Reisling Road extension and acceptance by the City as a public
2 street, permanent access for the county residents shall be maintained within the
3 right -of -way.
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5 4. A, written notice shall be recorded with the Final Map for this project which advises
6 future property owners of the existence of nearby agricultural uses and the
7 possibility of traffic, noise, odor and other impacts. In addition, a similar notice
8 shall be provided via certified letter to all property owners and residents situated
9 along Sandstone Drive within the Graystone Creek subdivision at time of Final Map
10 application.
5. All homes backing onto Sonoma Mountain Parkway and Ely Road shall meet
General Plan provisions for acceptable interior noise levels adjacent to arterials. A
noise study shall be conducted prior to building permit application which specifies
aw the projected noise levels based on buildout of the Corona /Ely area, and
recommendations for noise mitigation if necessary to bring the properties into
compliance. Project proponents shall be responsible for costs of the study, and
REP selection of consultant shall be to staff approval. A written notice shall be recorded
with the Final Map which advises future property owners of potential noise impacts.
20 Notice shall be to Planning staff approval prior to Council's approval of the Final
21 Map.
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23 6. This project shall comply with all applicable mitigations specified for properties
24 within the Corona /Ely Specific Plan Area as contained in Resolution No. 89 -122
25 which certified, approved and adopted the Environmental Impact Report for the
1 6 Corona /Ely Specific Plan.
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8 A motion was made by Commissioner Parkerson and seconded by Commissioner Torliatt
29 to recommend to the City Council approval of the proposed rezoning of approximately 14
30 acres of the 80 acre Gatti site from A (A &riculture) to PUD (Planned Unit District) to be
31 combined with portions of the Wisteria site and Sonoma Parkway Co. remainder site for
32 the development of a 100 unit residential subdivision on 15.22 acres, to be known as
33 Americana, based on the findings listed in the staff report and to recommend approval of
34 the proposed PUD Development Plan based on findings set forth under the rezoning
35 action and subject to the amended conditions listed below:
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37 COMMISSIONER SHEA: Yes
38 COMMISSIONER PARKERSON Yes
39 COMMISSIONER RAHMAN: Absent
40 COMMISSIONER THOMPSON: Yes
41 CHAIRMAN BENNETT: Yes
42 COMMISSIONER TORLIATT: Yes
43 COMMISSIONER vonRAESFELD: Yes
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45 Findings,for Rezoning
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47 1. The PUD Development Plan, as conditioned, results in a more desirable use of the
48 land, and a better physical environment than would be possible under any single
49 zoning district or combination of zoning districts through provision of medium
1 0 density, small lot detached single - family housing, with wide and shallow lot
1 configurations.
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3 2. The plan for the proposed development, as conditioned, presents a unified and
54 organized arrangement of residential buildings which are appropriate in relation to
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adjacent and nearby rural properties and associated .future residential and
commercial projects, and adequate landscaping and /or screening is included if
necessary to insure compatibility.
3. The natural and scenic qualities of the site will be protected through the
implementation of conditions of approval pertaining to pedestrian circulation, street
frontage , landscaping, and transition to the adjoining properties.
4. The development of the subject Americana Subdivision property in the manner
proposed by the applicant and conditioned by the City, 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 and
with the Petaluma General Plan.
5. The PUD District is proposed on property which has a suitable relationship to one
or more' thoroughfares (El Road /Sonoma Mountain Parkway and Corona Road)
to carry any additional traffic generated by the development.
PUD Conditions
1. Detailed review of the PUD Development Plan and associated architectural and
landscape plans shall be deferred to SPARC. Plans submitted at time of SPARC
application shall reflect the following amendments to the site plan:
a. Lot lines shall be shown for all parcels, with setback dimensions .shown for all
front yards, and setbacks from Sonoma Mtn. Pkwy and Ely Rd. for units
abutting those roads.
b. Minimum setback standards for the principal dwelling shall be shown on the
PUD plan as follows:
Front yard:
back of sidewalk to garage face - 18'
property line to living area /porch - 5'
Side yard:
interior property line to building wall - 3'
street side property line to building wall - 10'
Rear yard:
interior property line to building /porch - 10'
Ely Rd:
property line to building /porch - 20'
Sonoma Mtn Pkwy:
property line to building /porch - 30' single story homes, 39' two story
homes
C A fourth unit plan type shall be introduced, which shall be significantly
different in elevation from the other three. The new plan shall be used on a
minimum of 10, lots, but should be considered for use primarily in -lieu of
duplicate plan 2 units where side entry garages are proposed.
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d.
Front yard setbacks shall be modified to offer greater variation in yard depth
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along all street frontages. A minimum offset of at least 3' should achieved
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for adjacent units. Reduction in the width of the proposed PG &E easement
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to 5' shall be permitted to allow the increase in offset, subject to agreement
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by the utility company representatives.
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Units which do not presently meet the established minimum setback
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standards specified above (e.g., rear yards on Lots 52, 53), shall be modified
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to conform, or lot lines shall be adjusted to meet the minimum standards.
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Lot numbers shall be shown on the PUD Development Plan for
identification purposes.
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Street frontage fencing shall be set back a minimum of 5' from back of
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sidewalk. Greater setbacks for fencing shall be encouraged where possible.
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The development plan shall be drawn at a scale of not less than 1 " =40' and
shall be consistent with the Tentative Map.
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Plans
submitted at time of SPARC application shall include the following
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modifications to landscape plans:
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a.;
Fencing details shall be provided for perimeter and interior lot fencing.
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Retaining wall design shall be included where proposed in conjunction with
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fencing, and shall specify maximum height.
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b.
Proposed landscape plans for Sonoma Mountain Parkway frontage areas,
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including berming and sidewalk design shall be submitted. Plans shall be
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consistent with the concepts adopted under the Sonoma Mountain Parkway
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Design Guidelines.
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C.
Detailed landscape plans for the Ely Road frontage shall be submitted, which
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incorporate appropriate transition to the more rural landscape concept
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adopted for the Graystone Creek subdivision. Plans shall include special
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treatment at the Ely Road entry to the project. Any proposal for subdivision
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identification signs shall be incorporated into plans for this area.
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d.
A detailed landscape planting plan shall be developed for the subdivision,
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which offers variation in the streetscape for front yard areas, and includes
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more unusual shrub and groundcover varieties, to offer a more distinctive
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appearance to the project. Water conserving plants should be emphasized in
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non -lawn areas and street tree planter strips, cul -de -sacs, and median islands.
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Emphasis shall be placed on use of larger street tree varieties where planter
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width permits. 'Use of different species for various sections of the subdivision
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is encouraged.
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e.
Details for proposed walkway and driveway paving treatments for private lots
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and the pedestrian access adjacent to the retail site shall be incorporated into
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plans submitted for SPARC review.
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The following modifications to PUD Development Standards shall be made prior to
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application for SPARC review:
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a.
The following shall be deleted from the list of permitted uses:
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1. Raising of fruit and nut trees and horticultural specialties.
2. Small residential care facility.
3. Small family day care home.
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b. The following shall be included as accessory uses:
1. Small family day care home.
2. Accessory buildings and structures in conformance with applicable
provisions of the Zoning Ordinance.
C. The following shall be included' as conditional uses:
1. Accessory dwellings, in accordance with Zoning. Ordinance provisions.
d. Maximum - height for principal dwellings shall be restricted to two stories
adjacent to Sonoma Mountain Parkway and Ely Road, two and 1/2 stories
elsewhere. Height shall be measured in accordance with Zoning Ordinance
: provisions.
e. Administrative SPARC approval shall not be required for additions that
meet development standards.
L Maximum height for accessory structures shall be limited to 15' or 1 1/2
stories.
g. Provisions pertaining to setback requirements for animal enclosures shall be
deleted. Keeping of animals shall be regulated as specified for the R -1 6500
Zoning District.
h. Minimum parking requirements of two garage stalls and- two on -site driveway
stalls measuring at least 8'x18' each shall be maintained for all units with
front entry garages. Units with side entry garages shall provide a minimum
of two garage stalls. Flag lots shall provide a minimum of. three off - street
parking stalls per unit. In addition, street frontage parking, at the minimum
rate of one additional stall (8'x22') per unit shall be maintained within the
subdivision.
L Garage conversions shall be permitted for the subdivision, subject to the
replacement of the required on -site parking as specified above.
j. Setbacks shall be amended as specified under Condition Lb. above.
The proposed project architecture shall be modified prior to SPARC review to
include the following amendments:
a. Special emphasis shall be placed on the treatment of rear building elevations
for those units abutting Sonoma Mountain Parkway and. Ely Road as well as
those abutting the future commercial site, to ensure attractive views and
adequate variety in massing, orientation and building offsets.
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1 b.� Afourth unit plan shall be developed in accordance with condition lc above.
2 f The plan shall not be required to offer more than one exterior elevation;
3 however, the elevation shall be sufficiently different in character from the
4 other three plans offered to achieve the variety in streetscape for the
5 subdivision as intended under the Corona /Ely Specific Plan.
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7 C. All building plans shall include all four exterior elevations shown at a scale of
8 at least 1/4" =1', with siding, roofing and trim elements specified. At least
9 three different siding types shall be offered, and variations in window, front
10 door and garage door treatment shall be provided. Color schemes for
11 exterior paint and roofing materials shall be included with the SPARC
submittal.
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5. Street names shall be subject to approval of the Street Naming Committee prior to
SPARC approval of the project.
6. The following requirements of the Chief Building Official shall be met prior to
issuance of building permits:
20 a.. Grading must be certified when completed to indicate compliance with
21 approved plans and will be required for occupancy.
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23 b. Soils with expansion index greater than 20 requires special design foundation
24 per Uniform Building Code 2904(b).
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6 C. ; Show site drainage and grading topography.
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8 d. Indicate all utilities on site plan.
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30 e. Responsible party to sign plans.
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32 f. Plans must show compliance to 1991 UBC, UPC, UMC, and 1990 NEC.
33 Plans must also show compliance to current Title 24 Energy Code.
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35 g. Provide structural calculations for all non - conventional design items.
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37 7. The following requirements of the Fire Marshal shall be met prior to issuance of
38 building permits:
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40 a. Post address at or near main entry door - minimum four (4) inch letters.
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42 b. All roof covering material shall have a Class 'B" rating or better, treated in
43 accordance with the Uniform Building Code Standard 32.7.
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45 C. All roof covering materials applied as exterior wall covering shall have a fire
46 rating of class "B ", treated in accordance with UBC Standard 32.7, as per
47 Ordinance 1744 of the City of Petaluma.
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49 d. In residential buildings less than 3,500 square feet in floor area, provide fire
0 suppression system at normal sources of ignition. These areas are specifically
1 at clothes dryers, kitchen stoves, furnaces, water heaters, fireplaces, and in
2 attic areas at vents and chimneys for these appliances and equipment.
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54 e. ' Provide fire hydrants as required by the Fire Marshal's office.
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f. A fire hydrant is required on the north property line of Lot 19, not shown on
tentative map. All other hydrant locations are acceptable.
g. A roadway for secondary access shall be provided from Sandstone Drive or
Reisling Road to the McBail Graystone project.
8. The following recommendations of the Police Department shall be met:
a. Solid wood front doors with a deadbolt and 1 inch throw.
b. Illuminated addresses for emergency vehicles.
9. All trees and perimeter walls or fencing within the public right=of -way, street tree
planter strips and the pedestrian connection to the Gatti retail site, Sonoma
Mountain Parkway, and Ely Road frontage improvements and the cul -de -sac islands,
shall be maintained by an Assessment District (LAD) through contract services
subject to approval of the City Council in conjunction with the Final Map.
Landscaping within these areas shall be designed and installed to City standards
acceptable to 'City of Petaluma Planning, Engineering, Public Works and Parks
Departments. Irrigation to serve all landscaping in the street tree planter strips
.shall be. designed to connect with the private lot irrigation systems of the adjoining
lots. Separate irrigation systems shall be established for street frontage areas along
Sonoma Mountain Parkway and Ely Road, and the cul -de -sac islands. Costs of
formation of the required LAD shall be borne by the project proponent at time of
Final Map application. Following acceptance of right -of -way areas, landscaping
other than street trees, and the irrigation systems serving the landscaping in'street
tree planter areas, shall be maintained to City standards by owners of the adjoining
properties.
10. This project shall be subject to imposition of all applicable Special Development
Fees, including Water and Sewer Connection fees, Community Facilities
Development fees, Storm ,Drainage Impact fees, Park and Recreation Land
Improvement fees, School Facilities fees, Traffic Mitigation fees, and In -Lieu for
Provision of Low Income Housing fees. Fees shall be calculated at time of Final
Map, and payable as specified by Resolution of the City Council.
11. This project shall be subject to payment of a fair share contribution toward Sonoma
Mountain Parkway benefit assessment district fees as specified under the
Corona /Ely Specific Plan, as determined by Finance staff at time of Final Map
application.
12. Subdivision CC &Rs shall be subject to the review and approval of Planning and
Engineering staff and the City Attorney prior to Council consideration of the Final
Map. Review shall include emphasis on inclusion of adequate language to ensure
appropriate enforcement of maintenance provisions pertaining to shared driveways.
13. The PUD Development Plan (including landscape plans) shall be amended to
incorporate all Council and SPARC conditions of approval within 30 days of final
SPARC approval of the project or prior to Final Map application, whichever occurs
first. All revisions shall meet the specifications of Planning and Engineering staff,
and a reproducible copy of the finalized document submitted to the Planning
Department prior to recordation of the Final Map.
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1 A motionwas made by Commissioner Parkerson and seconded by Commissioner Torliatt
to recommend to the City Council approval of the proposed' .Americana Tentative Map
based on the findings and subject to the amended conditions listed below:
5 COMMISSIONER SHEA: Yes
6 COMMISSIONER PARKERSON Yes
7 COMMISSIONER RAHMAN: Absent
8 COMMISSIONER THOMPSON: Yes
9 CHAIRMAN BENNETT: Yes
10 COMMISSIONER TORLIATT: Yes
11 COMMISSIONER vonRAESFELD: Yes
CM Tentative Map Findings
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1. The proposed subdivision, as conditionally approved, together with provision for its
design and improvement, is consistent with the General Plan and Corona /Ely
Specific Plan objectives, policies, general land uses and programs.
2. The site is physically suitable for the type of medium density single - family
20 residential development proposed, as conditionally approved.
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22 3. The design of the subdivision and the proposed improvements, as conditionally
23 approved, will not cause substantial environmental damage, and no avoidable injury
24 will occur to fish and /or wildlife or their habitat.
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6 4. The design of the subdivision and the type of improvements proposed, as
7 conditionally approved, will not conflict with easements, acquired by the public at
8 large, for access through or use of property within the proposed subdivision.
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30 5. The discharge of waste from the proposed subdivision into the existing community
31 sewer system will not result in violation of the existing requirements prescribed by
32 the Regional Water Quality Control Board.
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34 Tentative ;Map Conditions
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36 1. The subdivider shall comply with the following requirements of the City Engineer:
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38 a. The full street section minus curb, gutter and sidewalk on easterly
39 undeveloped side shall be installed for Reisling Road adjacent to this
40 development.
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42 b.. Reisling Road alignment shall match that of the Graystone Creek
43 Subdivision northerly of this project.
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45 c. If this development precedes that phase of Graystone Creek which will
46 construct Reisling Road and Sandstone Drive, then this development shall
47 dedicate the ultimate right -of -way and construct Reisling Road extension as
48 shown on the tentative map including removal of the existing landscape
49 island in Sonoma Mountain Parkway and restriping as . necessary.
0 Maintenance of this portion of Reisling Road and all off -site drainage
1 ditches shall be the responsibility of the developer until such time as it is fully
2 improved.
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d. If Graystone proceeds ahead of Americana and Reisling Road (portion
adjacent to this project) and Sandstone Drive are constructed, then the
dedication of the ultimate right -of -way for Reisling Road extension with no
improvements shall be required.
e. Full improvements for the Reisling Road extension, including underground
utilities, shall be required with the next phase of development on the Gatti
parcel.
L The traffic signal at the .intersection of Reisling Road extension .and Sonoma
Mountain Parkway shall be funded by and installed with that phase of
development on the Gatti parcel that meets the traffic signal warrants.
g. Temporary access serving the County properties to. the east shall be
relocated. to gain permanent access to Reisling Road at such time as it has
been fully improved.
h. The 100 -year relief swale through lot 38, 39 and 40 shall be contained within
an adequate overflow channel free of permanent structures .and dedicated
surface easement to the City, or the 100 year storm waters shall be contained
within the public right -of -way.
L Prior to. approval of the final map for this development, the developer's_
engineer shall verify fire flow from a single source will be :adequate. If
adequacy cannot be obtained, then this development shall extend the water
main and connect back in Sonoma Mountain Parkway.
j. The existing Ely road Section "B-B" (page 2 of the tentative map) shall be
revised to match that section shown on the improvement plans for Sonoma
Mountain Parkway.
k. Until such time as the existing access through lots 4 -17 has been relocated
and quitclaimed by the owner of said easement, the City shall deny vacation
of Old Ely Road.
1. The developer shall comply with the Petaluma Municipal Code Section
20.36.010 and 20.36.020 which requires the developer to pay storm drainage
impact fees (as calculated in Chapter 17.30) on construction in all sections of
the City of Petaluma.
m. This development shall comply with all recommendations as stated in the
soils report for this project.
n. If positive lot drainage cannot be obtained, then all backyard drainage
control shall be within an underground pipe system with surface catchment
swales and inlets.
A private storm drain and driveway maintenance agreement ,between lots
served by these improvements shall be submitted in a recordable form. This
agreement shall, also specify timing of maintenance and 'be in a form
acceptable to City staff and recorded concurrent with the Final Map.
o. All grading and erosion control shall conform to the City's Erosion Control
Ordinance 15.76.
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p!.;
Signing and striping shall conform to City Standards.
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q.:
All overhead utilities fronting or traversing the site, 12KV or less, shall be
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underground.
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r.
This development shall be required to contribute to the City's traffic
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mitigation fee.
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S.:
All street lights within this development shall have standard Corona /Ely
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metal fixtures dedicated to the City for ownership and maintenance. Prior to
City acceptance, the developer shall verify all, lights meet PG &E's LS2 rating
system.
t.
10 -foot PUE shall be dedicated adjacent to the public right -of -way as
required by the utility companies.
W
A 1 -foot non- access easement shall be dedicated across all lots adjacent to
Sonoma.Mountain Parkway and Ely Road.
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21 2.
The
subdivider shall comply with requirements of the public utility agencies and the
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City
Department of Public Works prior to Final Map approval.
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24 3.
The
following revisions shall be incorporated into the Tentative Map prior to
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SPARC application:
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a.,
Lot lines shall be adjusted as necessary to meet minimum PUD Development
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standards for unit setbacks.
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b,
Signatures of all property owners shall.be shown on the map.
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32
C
section for the pedestrian pathway shall be amended to reflect right -of-
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way dedication of 12' 32'in -lieu of an easement. A second pedestrian pathway
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right -of -way of the same dimension and design providing a connection to the
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future commercial site shall be provided at the southeasterly terminus of Colony
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Street generally in the area of Lot 32
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d:'
The section for the connector street to, the Wisteria Subdivision shall be
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shown to reflect a 32' paved street, 4.5' street tree planter strip and 5' public
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sidewalk. A right of way width of 48' shall be dedicated, with 2' sidewalk
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easements on the adjoining Lots 8 and 9.
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e.
The section for Ely Road (B -B) shall be corrected to show 19' of right-of-way
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between face of curb to property line, consistent with existing conditions on
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neighboring projects under development. The proposed perimeter fence
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shall be shown within the right -of -way.
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48
f;
The section for Sonoma Mountain Parkway (A -A) shall be modified to
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include a meandering sidewalk and soundwall within the ultimate right -of-
way, consistent with existing improvements across the frontage of other
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nearby projects, and in conformance with. adopted standards for the Parkway.
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g.
The section for all interior streets except the cul -de -sac shall include
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provisions for variation of the street tree planter width from a minimum of
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4.5' to a maximum of 6' to accommodate larger canopied trees wherever
feasible. A portion of the walkway may be located outside the right- of-way,
contained within a public sidewalk easement.
h. Proposed grades for the rear of all perimeter lots shall be shown unless
consistent with the specified pad elevation. Existing grade elevations for the
adjacent McBail and Wisteria properties shall be shown on the map.
Maximum height for all proposed retaining walls shall be indicated for
section C -C in this vicinity.
4. Prior to recordation of the Final Map, a lot line adjustment between the Wisteria
and Gatti /Sonoma .Parkway Co. properties shall be recorded to achieve the
proposed configuration and dimensions shown on the Tentative Map in the vicinity
of the Old Ely Road right -of -way.
5. Abandonment of the Old Ely Road right -of- -way shall not occur until satisfactory
agreement for the relocation of the existing access road serving the five county
residents to the east is reached. However, abandonment of the Old Ely Road right -
of -way shall be accomplished prior to recordation of the Final Map for this project.
6. Quitclaim of the existing access easement for the five county residents east of the
Urban Separator shall be required prior to recordation of the Final Map for this
project. The developer shall be responsible for submitting documentation of. the
recorded quitclaim to Engineering staff.
7. Improvement plans submitted at time of Final Map shall incorporate the following'
provisions:
a. -Grade transition and drainage information for the proposed Reisling Road
extension if implemented:
b. Grading and drainage information for the relocated temporary access road.
C. Proposed grade transition adjacent-to lots abutting the Gatti remainder lands
on the south side of the project.
d. Accurate representation of the proposed location and detail for the relocated
temporary - access driveway. Design and width of the driveway access shall be
subject - to approvals of the Penngrove Fire District prior to Final Map
recordation to ensure adequate emergency access.
8. A note shall be included on the Final .Map for the project referencing all project
approvals and other regulating documents.
9. A note shall be included . on the Final Map referencing the disclosure notice
pertaining to nearby agricultural uses as required under mitigation measure #4.
10. Any portion of the property affected by the 100 year storm flows shall be identified
on the Final Map, with boundaries clearly shown.
11. This. project is subject to the allotment schedule adopted under Resolution No. 93-
128 N.C.S., which provides 100- allocations for the Gatti property for the 1994
calendar year.
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1 12. The Tentative Map shall be amended to incorporate all Council and SPARC
2 conditions of approval within 30 days of final SPARC approval of the project or
3 prior to Final Map application, whichever occurs first. All revisions shall meet the
4 specifications of Planning and Engineering staff, and a reproducible copy of the
5 finalized document submitted to the Planning Department prior to recordation of
6 the Final Map.
7
8
9 III. HUGH MURPHY, TACO BELL, WASHINGTON SQUARE SHOPPING CENTER,
10 SOUTH MCDOWELL BOULEVARD AT EAST WASHINGTON STREET, AP NO.
X 11 007- 280 -049, FILE CUP92027(tp).
co Request for approval of a Conditional Use Permit to authorize construction of a
(T� 200 sq. ft. fast food restaurant with drive - through facility to be located on a vacant
site within Washington Square Shopping Center. The following actions are
required:
1. Adoption of a Mitigated Negative Declaration.
2. A Conditional Use Permit to authorize the construction of the fast food
20 restaurant.
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22 The public hearing was opened.
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24 SPEAKERS:
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6 Associate Planner Teryl Phillips presented the staff report.
7 City Traffic Engineer Allan Tilton - summarized the traffic study prepared by Walt Laabs
8 and Associates.
29 Gary Flynn - 103 N. McDowell - (owner of McDonalds) referenced letter submitted earlier
30 today; suggested that there are better locations for this use elsewhere in town; what
31 intersection improvements will be made; why not put improvements in first, rather than
32 later ?; what's happening with Rainier overpass - where does the money go?
33 Mary Pat Moore - concerns with traffic (horrendous access at McDowell); number of
34 restaurants (12 in Petaluma Plaza, Carrows, 11 at Washington Square) no other restaurants
35 are needed; concerns regarding 24 -hour business across the street from residential (crime,
36 littering; ;young people hanging out); Presented petition with 21 signatures of neighbors in
37 opposition to proposed fast -food restaurant.
38 Richard! "Meyers - Best Western Inns - Repeat business is vital; concerned with traffic and
39 noise (public address system); traffic noise .associated with Safeway is already substantial;
40 noise (from public address system) should be reduced to levels. of insignificance; 1% traffic
41 impact is significant; must reduce traffic congestion before development (need long -term
42 solution).
43 Jack Daniels - General Manager of Best Western Inns - Receives traffic complaints every
44 day; traffic noise is bad and will be getting worse; opposes any new development until
45 intersection (McDowell and E. Washington) is fixed; need to measure dB levels.
46 Ed Owen - Construction Manager for Taco Bell - Applied for Use Permit in 1992; operates
47 8 other 'restaurants in Sonoma County; will be a corporate owned store, not franchise; 1%
48 increase in traffic not significant; speaker (public address system) is within 18" to 24" away
49 from client in vehicle; speaker to be turned off at I1PM weekdays and midnight weekends;
0 regarding cooking odors - fryer used less than 5 hours /day, grease is trapped in exhaust fan
1 grease trap; litter program calls for Manager to do site inspection every hour and
52 employees pick -up litter twice a day (2 block radius).
53 Terry Finn - General Manager, Washington Square - On -site maintenance person presently
54 provided from 7:30 AM to 3:30 PM, 5 days a week and security person from 3:30 PM to
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1:00 AM 5 days a week. Each store also may provide their own security; will probably
extend center security service to 24 hours per day.
Hugh Murphy - Fredric C. Divine Associates, project architect - substantial changes made
to prt ct based on recommendations of staff and SPARC; undergrounding transformers
cost ,000; would be screened by landscaping; off -site improvements (bus stop,
intersection, etc.).
The public hearing was closed.
Commission Discussion
Commission concerns: hours of operation; noise from speaker; more landscaping,
particularly trees in entry median; traffic issue must be addressed; might need more
"stacking" area on McDowell moved south; security concerns; exterior. /neon lighting (glare
to residential across McDowell); proposed sign size and need for creative and attractive
signs; pedestrian access from bus stop; underground tanks /soil contamination; roof
mounted exhaust filters; trash enclosure detail; exterior electrical service panel.
This item was continued to the Planning Commission meeting of January 11, 1994 to allow
these issues' to be addressed.
IV. VETERAN'S AUTO BODY AND TOWING, 715 PETALUMA BOULEVARD
SOUTH, AP NO. 008-194-028, FILE NO. CUP92043(dh).
Request to amend a condition of approval to allow an alternate landscape approach.
The public hearing was opened.
SPEAKERS:
Principal Planner Jim McCann - Presented staff report.
Joe Durnev - 622 2nd Street - (Neighbor) - Problem with noise; hours reasonable but
people work late into night and on weekends; problem not frequent but when it happens,
its very annoying at 11:30 PM; needs screening, would like cinder-block, wall.
Principal Planner Jim McCann - Staff will remind the operator of conditions of approval.
The public hearing was closed.
A motion was made by Commissioner Thompson and seconded by Commissioner
vonRaesfeld to modify Use Permit Condition No., 14 as follows:
COMMISSIONER, SHEA: Yes
COMMISSIONER PARKERSON Yes
COMMISSIONER RAHMAN: Absent
COMMISSIONER THOMPSON: Yes
CHAIRMAN BENNETT: Yes
COMMISSIONER TORLIATT: Yes
COMMISSIONER vonRAESFELD: Yes
14. A 24 -inch above- ground landscape planter shall be established within the required
setback adjacent to the fence at the entry to the site and wrap around the corner
along the westerly property line €aF -54ee4 to the nearest parking space (per attached
exhibit). Planting consisting of screening shrubs and climbing vines shall be
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installed within this planter. Landscape improvements shall be installed within 30
days of the date of the Planning Commission's approval.
DISCUSSION
V. GENERAL PLAN TOPICS FOLLOW -UP DISCUSSION (ky).
Review proposed schedule for discussing topics concerning possible General Plan
amendments and recommendation to the City Council. This is a follow -up to the
four workshops held by the Commission this summer.
DISCUSSION:
Commissioner Bennett - Problems with timing - August too late, 3 Commissioners will be
gone in July; too much in outline; why is Economy at the end? should be one of the first
items.
Commissioner Parkerson - Disappointed, thought this would be further along; need to
utilize existing Commission's history; need to finish by May.
Planning Director Pamela Tuft - Will schedule Special General Plan meetings for every
third Tuesday through mid -May.
VI. STREET AND DRAINAGE CAPITAL IMPROVEMENT PLANS (ky).
Request to find 5 -year street and drainage capital improvement plans consistent
with the General Plan.
DISCUSSION:
Principal Planner Kurt Yeiter presented the staff report.
Commissioner Torliatt - What is priority? Would like to see alternatives to soundwalls.
Commissioner Bennett - Presently there is no alternative technology to soundwalls.
City Traffic Engineer Allan Tilton - Priority is reflected in the timing, as allowed by funding
availability.
A motion'was made by Commissioner Thompson and seconded by Commissioner Torliatt
to find that the Drainage and Streets 5 -Year Capital Improvement Plans conform to,
further the interests of, and help implement the goals, o6jectives and programs of the
General Plan.
COMMISSIONER SHEA: Yes
COMMISSIONER PARKERSON Yes
COMMISSIONER RAHMAN: Absent
COMMISSIONER THOMPSON: Yes
CHAIRMAN BENNETT: Yes
COMMISSIONER TORLIATT: Yes
COMMISSIONER vonRAESFELD: Yes
VII. PROPOSED MEETING SCHEDULE FOR 1994.
The meeting schedule for 1994 was adopted as follows:
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NT - Al
REGULARLY SCHEDULED MEETINGS:
January 11
January 25
February 8
February 23 (Wednesday)
March 8
March 22
April 12
April 26
May 10
May 24
June 14
June 28
July 12
July 26
August 9
August 23
September 13
September 27
October 11
October 25
November 8
November 22*
December 13 .
December 27*
SPECIAL MEETINGS FOR GENERAL PLAN REVIEW:
January 19 (Wednesday)
February 15
March 15
April 19
May 17
SPECIAL MEETINGS FOR RIVER ACCESS AND ENHANCEMENT PLAN:
January 5
January 12
January 26
February 2
February 9.
February 24 (Thursday)
VIII. PROJECT STATUS:
1. Petaluma Cinema DEIR.
2. Roundwalk Village DEIR.
3. River Access and Enhancement Plan.
ADJOURNMENT: 10:50 . m1214 / pcmin9
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