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HomeMy WebLinkAboutMinutes 06/28/19941 2 3 4 5 6 7 8 9 10 11 C0 ca 20 21 PLANNING COMMISSION MINU'T'ES REGULAR MEETING June 28, 1994 CITY COUNCIL CHAMBERS 7:00 P.M. CITY HALL PETALUMA, CA PLEDGE OF ALLEGIANCE. ROLL `CALL: Bennett *, Rahman, Shea, Thompson, Torliatt, vonRaesfeld STAFF: Pamela Tuft, Planning Director Jim McCann, Principal Planner Chairman APPROVAL OF MINUTES: Minutes of June 14, 1994 were approved as printed. 22 23 PUBLIC COMMENT: None. 24 25 DIRECTOR'S REPORT: None. 1 6 7 COMMISSIONER'S REPORT: Commissioner vonRaesfeld has received 8 comments /complaints about the loud music being played by the Petaluma Queen and a 42" 29 high fence built between the river and Dempsey's Brew Pub. 30 31 CORRESPONDENCE: Revised Engineering Department conditions of approval for 32 Liberty; Farms Tentative Map; three letters regarding Grant Valley Appeal; two articles - 33 Oregon's Takings Tangle and Boulder Brings Back the Neighborhood Street 34 35 APPEAL STATEMENT: Was read. 36 37 LEGAL RECOURSE STATEMENT: Was noted on the agenda. 38 40 PUBLIC HEARING 41 NEW BUSINESS 42 43 I. SONOMA PARKWAY COMPANY; LIBERTY FARMS, A 13 ACRE PARCEL 44 WITHIN THE CORONA /ELY SPECIFIC PLAN AREA; APN 137- 060 -079. 45 46 Consideration of an environmental determination, rezoning from PCD to PUD, a 47 PUD Development Plan and a Tentative Subdivision Map to develop 45 single - 48 family homes on a 13 -acre parcel located west of Corona Creek between Ely Road 9 and Sonoma Mountain Parkway. 0 1 Principal Planner Jim McCann presented the staff report. 2 213 Planning Commission Minutes - June 28, 1994 1 The public hearing was opened. _ 2 3 SPEAKERS: 4 5 Commissioner Torliatt - Requested clarification of project density (3.46 du /acre). 6 Commissioners Thompson and vonRaesfeld - Questions regarding public road proposed to 7 access Matelli property for possible future development. 8 Doyle Heaton - Applicant - Lots are large (8,000 -9,000 sq.ft); 15 lots will face creek; 9 surprised by loss of one lot for access to adjacent parcel but agrees with all recommended 10 conditions; introduced project architect. 11 Al Burrell - Dahlin ,Group Architects - reviewed design; focus placed on de- emphasizing 12 garages (tandem, side- entry), all models have front porches. Commissioner Torliatt Clarify homes will not exceed maximum allowable height. Principal Planner McCann - Heights are measured as averages (between peak and eave); these do not exceed maximum allowable height. The public hearing was closed. A motion was made by Commissioner Rahman and seconded by Commissioner Thompson to recommend to the City Council that the previously certified EIR is adequate for this 21 development and to recommend approval of the Rezoning the Planned Unit Development 22 Plan submitted on April 19, 1994 and the Tentative Map submitted on June 3, 1994, based 23 on the findings and subject to the conditions (including the amended Engineering 24 Department Conditions) as follow: 25 26 COMMISSIONER SHEA: Yes 27 COMMISSIONER RAHMAN: Yes 8 COMMISSIONER THOMPSON: Yes 9 CHAIRMAN BENNETT: Yes 0 COMMISSIONER TORLIATT: Yes 31 COMMISSIONER vonRAESFELD: Yes 32 33 Rezoning Findings 34 35 1. The development plan as conditioned results in a more desirable use of the land and 36 a better physical environment than would be possible under any single zoning 37 district by allowing the construction of large single family units with substantial area 38 of landscaping along the creek in a separate open space parcel. 39 40 2. The plan for the proposed development, as conditioned, presents a unified and 41 organized arrangement of buildings which are appropriate in relation to nearby 42 properties and the PUD plan will be reviewed by SPARC to insure compatibility. 43 44 3. The development of the Liberty Farms property in the manner proposed by the 45 applicant, and as conditioned by the City, will not be .detrimental to the public 46 welfare, will be in the best interest. of the City, and will be in keeping with the 47 general intent and spirit of the Corona /Ely Specific Plan, the Zoning Regulations 48 and the General Plan of the City of Petaluma. 49 50 4. The circulation pattern of the proposed Planned Unit Development Plan has been 1 reviewed in the context of the development of the adjacent Colabianchi, Corona 2 Creek, Matelli and Chiosi properties, , and has been designed to be compatible with 3 the adjacent circulation patterns. Cumulative traffic impacts from the development Q I W 2 216 6 Planning Commission Minutes - June 28, 1994 of the Corona /Ely area have been addressed and mitigated through the implementation of the Corona /Ely Specific Plan. 5. The ,proposed. project .has complied with the requirements of CEQA pursuant to Section 1518.2 of the Guidelines, through preparation and certification of the EIR for the "Corona /Ely Specific Plan on May 1st, 1989 (Resolution No. °89 -.123 N.C:S.), which addressed the potential environmental impacts associated with the development of the Liberty Farms parcel, and no further environmental analysis is necessary. 6. Allowing the maintenance road on the southeast side of "Stonehenge Way" to function as the pedestrian sidewalk within the Corona Creek flood corridor will be consistent with the purpose of' the flood control corridor and.will.improve access to the creek. The reduction in creek corridor width by 5' will not negatively impact the hydrology of the creek corridor. The purpose of the corridor is to mitigate the loss of open space and mitigate the biological impacts of the Corona /Ely Specific Plan. 7. The, natural and scenic qualities of the site will be protected through the improvement, dedication and preservation of the Corona Creek corridor in conformance with the Corona /Ely Specific Plan. The development plan provides for adequate public open space along the creek and adequate private open space in the individual front and rear yards. Planned Unit Development Findings 1. The development plan as conditioned' results in a more desirable use of the land and a better physical environment than would be possible under any single zoning district by allowing the construction of large single family units with substantial area of landscaping along the creek in a separate open space parcel. 2. The plan for the proposed development, as conditioned, presents a unified and organized arrangement of buildings which are appropriate in relation to nearby properties and the PUD plan will be reviewed by SPARC to insure compatibility. 3. The development of the Liberty Farms property in the mariner proposed by the applicant, and as conditioned by the City, will not be detrimental to the public welfare, will be in the best interest of the City, and. will be in, keeping with the general intent and spirit of the Corona /Ely Specific Plan, the .Zorung Regulations and the ,G. eneral Plan of the City of Petaluma. 4. The , circulation pattern of the proposed Planned Unit Development_ Plan has been reviewed' in the context of the development of the adjacent Colabianchi, Corona Creek, Matelli and Chiosi properties, and has been designed to be compatible with the adjacent circulation patterns: Cumulative traffic impacts from the development of the Corona /Ely area have 'been addressed and mitigated through the implementation of the Corona /Ely Specific Plan. 5. The proposed project has complied with the requirements of CEQA pursuant to Section 15182 of `the Guidelines, through preparation and certification of the EIR for the Corona /Ely Specific Plan on May 1st, 1989 (Resolution No; 89 -123 N.C.S.), which addressed the t p environmental impacts associated with. the deve opment of heLibertyFarms parcel, and no further environmental analysis is necessary. W, Planning Commission Minutes - June 28, 1994 1 6. Allowing the maintenance road on the southeast side of "Stonehenge Way" to 2 function as the pedestrian sidewalk within the, Corona Creek flood corridor will not 3 be inconsistent with the purpose of the flood control corridor but will improve 4 access to the creek. The reduction in creek corridor width by 5' will not negatively 5 impact the hydrology of the creek corridor. The purpose of the corridor to mitigate 6 the loss of open space and mitigate the biological impacts of the Corona /Ely 7 Specific Plan will be insured through the careful examination by SPARC of the 8 landscaping plan proposed for this area. 9 10 7. The natural and scenic qualities of the site will be protected through the 11 improvement, dedication and preservation of the Corona Creek corridor in 12 conformance with the Corona /Ely Specific Plan. The development plan provides for adequate public open space along the creek and adequate private open space in the individual front and rear yards. Planned. Unit Development Conditions 1. As required by the adopted Corona /Ely Specific Plan Mitigation Measures, the public right -of -way landscaping shall be maintained by an "LAD" (Landscape Assessment District). The applicant shall be res onsible for costs associated with 21 establishing an LAD (or joining an existing LAD. The owner shall enter into an 22 agreement (to be recorded with the Final Map) with the City which authorizes the 23 establishment of the LAD. The LAD will include: street trees and sidewalks within 24 the public right -of -way; the landscaping, irrigation, sidewalks and /or walkways, 25 maintenance paths, stairs and other improvements within parcel A (creek corridor; 26 said parcel shall be dedicated to the City). The LAD will not include other t 7 landscaping within the street tree planter strips or the irrigation for the planter 8 strips. The LAD landscaping and irrigation will be inspected and considered for 9 acceptance by the LAD one year after installation. Prior to start of the first year o maintenance period the landscape architect shall certify to the City in writing that 31 all landscaping and irrigation has been installed per the approved landscaping plan. 32 The one year maintenance period shall not begin until installation has been 33 inspected and authorized by City Planning and Parks and Recreation staff. During 34 the first year after installation and inspection /approval by the City, maintenance of 35 the landscaping in the LAD shall be the responsibility of the developer. 36 37 2. The applicant is obligated to comply with the landscape standards for Parcel "A" 38 (dedicated public open space) established under the Improvement Plans for Corona 39 Creek prepared in conjunction with the Corona /Ely Assessment District No. 21 40 project. The City supports efforts to expand upon the approved landscape plan for 41 Corona. Creek ((Parcel "A "), but notes that any additional improvements to be 42 installed are at the discretion of the project proponents. 43 44 3. All aspects of the proposed PUD plan including the Development Plan, 45 architectural drawings, written PUD standards, landscaping plan and Tentative Map 46 shall be subject to review and approval by SPARC prior to approval of the 47 Improvement Plans and Final Map with emphasis on the following: 48 49 a) Successful compliance with the conditions of project approval adopted by the 50 City Council. 51 52 b) Insuring that a balanced mix of model types is provided throughout the 53 subdivision. 54 217 4 218 Planning Commission Minutes - June 28, 1994 c) Provision of house. colors and roof materials that provide variety yet are complimentary both internally to the 'surrounding subdivisions. } d) Provision of a consistent, attractive master fencing plan to govern the installation of fencing throughout the PUD. Care shall be taken to provide and attractive transition. between fences on adjacent' parcels. e) Insuring 'that landscaping. along Corona Creek utilizes a variety of native species typical to the riparian and upland environments and conveys a natural appearance. 4. The improvements for the creek area, including the sidewalk, landscaping and irrigation plans shall be included in the Public Improvement Plans submitted for the project. 5. If necessary as determined by SPARC, the street tree planter strips on the main interior streets (Streets B, C sand E) shall be increased to a minimum width of six feet to allow for larger street trees. 6. The landscaping plans shall be amended prior to consideration by SPARC to include the following: a) Details on the location, size, spacing and species of plants to be installed shall be shown on the plans' subject to approval by SPARC. b) Any neighborhood signage shall be included on the plans subject to approval by SPARC. 7. Pedestrian access .from parked cars to the sidewalks shall be provided for through the street tree planter strips through the use of stepping stones or equivalent at appropriate locations subject to staff review and approval prior to approval of public improvement plans. 8. The landscaping along Corona Creek shal be subject to review by the Department of Fish and Game prior to approval by SPARC. A streambed alteration agreement will be .required' for any additional channel grading in Corona Creek, or for the construction of the storm drain outfalls. Formal notification under Fish and Game Code Section_ 1603 shall be made after all other permits and certifications have been obtained. Work on the project cannot be initiated until a streambed alteration agreement has been executed. 9. The Written _PUD standards shall be modified., subject to review and approval by SPARC prior to issuance of any building permits as follows: a. The second sentence under #4 shall be amended: "All exterior architectural modifications to the front elevation deemed significant by the Planning Director including but not limited to building additions and remodels, shall be subject to administrative SPARC review and approval prior to issuance of a building permit ". b. A model home complex and temporary construction trailers shall be permitted uses. C. A section #8 shall be added stating: "All Permitted Principal Uses, Permitted Accessory Uses, and Conditional Uses, unless specifically prohibited within 5 Planning Commission Minutes - June 28, 1994 1 these Development Standards, shall be regulated ;.,by _ City staff through the 2 application of the City Zoning Ordinance (Ordinance 1072 N.C.S.) as it 3 applies to the R -1 6,500 zoning districts ". 4 5 d Under #3, the maximum height for primary residence shall be amended from 6 "29 feet" to "25 feet ". 7 8 Tentative Subdivision Map Findin,s 9 10 1. The proposed Tentative Subdivision Map, as conditioned, is in general conformity 11 with the provisions of the General Plan designation for the area. 12 2. SPARC review of the Planned Unit Development plan to insure compliance with the Corona /Ely Specific Plan and the conditions listed will sufficiently address the need for quality design on the site. 3. The proposed Tentative Subdivision Map as conditioned is in general conformity with the provisions of the Zoning Ordinance. 4. The proposed Tentative Subdivision Map as conditioned is in general conformity 21 with the Subdivision Ordinance. 22 23 5. The proposed Tentative Subdivision Map as conditioned complies with the policies 24 of the Corona /Ely Specific Plan and addresses the relevant mitigation measures 25 identified in the Environmental Impact Report. 26 27 6. The proposed project has complied with the requirements of CEQA pursuant to 9 8 Section 15182 of the Guidelines, through preparation and certification of the EIR 9 for the Corona /Ely Specific Plan on May 1st, 1989 (Resolution No. 89 -123), which 30 addressed the potential environmental impacts associated with the development of 31 the Liberty Farms parcel, and no further environmental analysis is necessary. 32 33 Tentative Subdivision Map Conditions 34 35 1. The applicants /developers shall defend, indemnify, and hold harmless the City or 36 any of its boards, commission, agents, officers, and employees from any claim, action 37 or proceeding against the City, its boards, commission, agents, officers, or employees 38 to attack, set aside, void, or annul, the approval of the project when such claim or 39 action is brought within the time period provided for in a plicable State and /or 40 local statutes. The City shall promptly notify the applicantsTdevelopers of any such 41 claim, action, or proceeding. The City shall coordinate in the defense. Nothing 42 contained in this condition shall prohibit the City from participating in a defense of 43 any claim, action, or proceeding if the City bears its own attorney's fees and costs, 44 and the City defends the action in good faith. 45 46 Planning Department Conditions 47 48 2. The following conditions of the Planning Department shall be conditions of 49 Tentative Map approval: 50 51 a. A Conditional Letter of Map Revision (CLOMR) from the Federal [54 2 Emergency Management Agency (FEMA) shall be obtained prior to the 3 issuance of any development permit by the City for any modifications made to a creek channel which change the 100 year floodplain as designated on the 219 r 22 0 Planning commission Minutes' - June.28, 1994 City of Petaluma's Flood Insurance Rate Map (FIRM). Note: "As- Built" improvement. plans must be submitted to FEMA to obtain the completed Letter Of Map Revision (LOMB) which officially revises the Flood Insurance Rate Map (FIRM). b. The project will be subject to the following development ent fees: Sewer and Water Connection, Community Facilities, Storm .Drain Impact, Park and Recreation Land. Improvement, School .Facilities, In -Lieu for provision of Low Income Housing and Traffic Mitigation fees. C. The applicant shall submit a notice informing buyers of ongoing agricultural uses on adjacent lots which may impact their property with the Final Map application to be recordedmith the Final Map for the project: d. Street names shall be subject to review and approval by the street naming committee prior to Final Map approval. e. Rear yard elevations on Lots 17 - 24 and side yard elevations of Lots 1 and 25 shall be no more than 2' higher or lower than the adjacent development. L If the residential structure located on Lot 45 is within, 64' of the right -of -way for Sonoma Mountain Parkway an acoustical analysis showing that the structure meets the City and State (Title 24) noise standard of 45 dBA for all habitable rooms prior to issuance of , a building permit. g. The need, if any, for the construction 'of a portion of the privacy wall along the properties Sonoma Mountain Parkway frontage shall be determined prior to the approval of the Final Map. If, it is determined that. a portion of the privacy wall is necessary, the developer shall be responsible for the installation and cost of said wall.. 'The wall shall be at least six feet high and constructed to the specifications of the Sonoma Mountain Parkway Design Guidelines. Engineering Department Conditions 3. The following conditions from the Director of Engineering shall be conditions of Tentative Map approval: a. The subject property does not presently have adequate, access to improved F ur roads. Therefore, the subdivider shall. obtain necessary rights-of-way for dedication to the City and shall construct full improved. public road connections (pavement, curbs, gutters and utilities) to provide necessary access to the site. Said dedication shall occur prior to the approval of the Final Map and construction of improvements shall be completed prior to occupancy of any homes within this subdivision. The following shall be the minimum public access that shall be provided: 1. An extension of a public road with all appurtenant improvements from Ely Road through the proposed Corona Creek Subdivision (AP No. 137 -060 7095) and the construction of the bridge across Corona Creek providing access to Maria Drive; or 2. An extension of a public road with all appurtenant improvements from Sonoma Mountain Parkway through the proposed Corona Club 7 Planning Commission Minutes - June 28. 1994 1 Subdivision (AP No. 137 - 060 -077) and the construction of the bridge 2 3 across Corona Creek with a public road to Maria Drive; or 4 3. To allow occupancy of a limited number of new homes (not more than 5 30 homes): a public road with all appurtenant improvements shall be 6 extended from Sonoma Mountain Parkway to this project through the 7 proposed Corona Club Subdivision (AP No. 137 - 060 -077). 8 9 Should it become necessary for the City to become involved in the 10 acquisition of the above rights -of -way, the subdivider shall be 11 responsible for all costs and expenses resulting from this acquisition 12 action. eA b. The public storm drain proposed on Lots 3 and 16 shall be within a 10 -foot public storm drain easement two feet from the side lot lines. The said easement shall have a turf block surface treatment and a front yard gate which shall provide 24-hour a day access for the City to the satisfaction of the Department of Public Works. A deed restriction shall be placed on Lots 3 and 16 to restrict any change in the turf blocks and landscaping within the easement. 21 22 C. The existing 20 -foot utility and roadway easement to Corona Road shall be 23 quit claimed to the respective property owner. 24 25 d. A public street, including all utilities, shall be extended to provide access to 26 the Chiosi and Matelli properties. This street shall have a 40 -foot right of �7 way, 28 foot curb to curb width with a sidewalk on the southerly side and be 8 located in the vicinity of Lots 38 and 39. The private storm drain proposed 9 on Lots 38, 39 and 41 of the tentative map shall be directed to the north 0 along the subdivision boundary to this public street within a temporary 31 private storm drain easement in favor of the Matelli's property. The 32 temporary storm drain easement shall be quit claimed at such time the 33 Matelli's property develops and provides for the runoff to be directed to a 34 public street. 35 36 e. The grading and drainage at the rear of Lots 36 -41 shall address the 37 historical runoff from the adjacent Matelli and Chiosi properties. A 38 retaining wall shall be constructed at the rear of all lots which do not have 39 the right to overbuild (as shown on the tentative map "Typical Overbuild 40 41 Detail"). Back yard drains shall be provided to catch the historical runoff from the Chiosi property at the rear of Lots 36 -39. 42 43 f. The 8 -inch sanitary sewer main, at southerly end of Stonehenge Way which 44 runs thru the open space (see tentative map) and connects to the existing 10- 45 inch sewer main along Corona Creek, shall be beneath a 10 -foot paved 46 access path to the satisfaction of the Public Works Department. 47 48 g. A 12 -inch water main shall be installed beneath Stonehenge Way from the 49 Corona Creek Subdivision boundary to the Corona Club Subdivision 50 boundary on Monica Lane. 1 2 h. The easterly side of Stonehenge Way shall be no parking and "NO 3 1 PARKING" signs shall be installed. 4 221 222 Planning Commission Minutes - June 28, 1994 i. Monica Wa shall have a stop sign installed. at the intersection with Stonehenge f Andover and' a "FUTURE STREET EXTENSION" sign shall also be installed, at the end. A "FUTURE STREET EXTENSION" sign shall be installed at the end of the road to Chiosi and Matelli properties. j. Each phase of construction shall provide adequate infrastructure to serve the proposed development to the satisfaction of the Director of Engineering. k. An up to date soils 'investigation report shall. be prepared for this development per Article 7 Soils Report of the Subdivision Map Act. This development shall comply with all recommendations as stated in the soil investigation report. 1. Lot to lot drainage shall not be allowed. All lots shall drain to the street or drainage shall be collected in a privately owned and maintained storm drain system. To minimize runoff over the sidewalk, utilize under sidewalk drains to catch on -site surface runoff, then direct pipes to the street gutters thru curbs, to the City Engineering Departnient Standards and staff review and approval. m. The City of Petaluma Engineering Department "minimum design criteria ", "improvement plan preparation ", and standard details and specifications shall be utilized to design this development and shall be incorporated into the improvement plans and final map preparation. n. Street lights shall be installed within this development and shall have Corona/Ely standard metal fixtures dedicated to the City for ownership and maintenance. The street 'lighting plans shall include electrical line location and service points for this service. o. All &rading and erosion control shall conform to the City of Petaluma Erosion Control Ordinance 15.76. P. Water pressure calculations shall be required for each phase of this development verifying the system's adequacy for fire flows and domestic service, said calculations shall be submitted as part of a complete improvement plan and final map review submittal. q. The final map shall show the approximate boundaries of areas subject to inundation in a 100 -year storm per Section 20.24.210 of the Petaluma Municipal Code. r. Signing and pavement marking plans shall be included with the improvement plans. Fire Department Conditions 4. The following conditions from the Fire Department shall be conditions of Tentative Map and /or subsequent house development approval: a. In residential buildings less than 3,500 square feet in floor area, provide fire suppression system. at normal sources of ignition. These areas are specifically at clothes dryers, kitchen stoves, furnaces, water heaters, fireplaces, and in attic areas at vents and chimneys for these appliances and equipment. Z Planning Commission Minutes - June 28, 1994 1 2 b. All roof covering material shall have a Class 'B" rating or better, treated in 3 accordance with the Uniform Building Code. Standard 32.7. 4 5 C. All roof covering materials applied as exterior wall covering shall have a fire 6 rating of class "B ", treated in accordance with UBC Standard 32.7, as per 7 Ordinance 1744 of the City of Petaluma. 8 9 d. Post address at or near main entry door - minimum four (4) inch letters. 10 11 e. Project needs secondary access /egress for emergency incidents. 12 f. Required fire flow 2000 GPM at 20 PSI residual pressure. Building Division Conditions 5. The following conditions from the Fire Department shall be conditions of Tentative Map and /or subsequent house development approval: a. Grading must be certified when completed to indicate compliance with 21 approved plans and will be required for occupancy. 22 23 b. Soils with expansion.index greater than 20 requires special design foundation 24 per Uniform Building Code 2904(b). 25 26 C. Responsible party to sign plans. W 90 d. Submit soils report to verify foundation design. e. Plans must show compliance to 1991 UBC, UPC, UMC, and 1990 NEC. 31 Plans must! also show compliance to current Title 24 Energy Code. 32 33 f. Provide structural calculations for all non - conventional design items. 34 35 g. Demolition permit required to remove any structure. 36 37 h. Abandonment, of water, well or septic system must be done under permit 38 from County of Sonoma Public Health Department. 39 40 Mitigation Measures 41 42 5. The following Mitigation Measure (not addressed by other conditions of PUD or 43 Tentative Subdivision Map approval) adopted with the Corona /Ely Specific Plan 44 shall be conditions of Tentative Map approval: 45 46 In the event that archaeological remains are encountered during grading, work shall 47 be halted temporarily and a qualified archaeologist shall be consulted for evaluation 48 of the artifacts and to recommend future action. The local Indian community shall 49 also be notified, and consulted in the event any archaeological remains are 50 uncovered. A note to this affect shall be included on the Improvement Plans for the 51 project. _ "3 223 10 224 Planning Commission Minutes - June 28, 1994 II. BRYANT MOYNIHAN; GRANT VALLEY PARCEL MAP APPEAL; 104 GRANT AVENUE-, APN 008 - 520 -016. Consideration of an appeal by the subdivider of the mitigation measures and conditions of approval imposed by the Directors of Planning and Engineering for a four -lot residential parcel map on a 1.98 acre parcel located on Grant Avenue. Principal Planner Jim McCann presented the staff report. The public hearing was opened. SPEAKERS: Commissioner Shea - Are we talking about widening Grant at frontage of this development Principal Planner Jim 'McCann - Yes, by a width of 8' along the approximately 100 foot frontage. Commissioner Torliatt - Safety concerns - driveways will act as runways for vehicles accessing Grant. Tom Hargis. 'City Engineer - Answered questions relating to roadway width, frontage improvements required. Kurt Yeiter - '54. Grant - Concerns with widening Grant; staff s reasoning for recommending widening is consistent with other projects; Grant is a narrow, awkward road in this area; cars slow down because of curve; if street is improved °there may be a false sense of a wider street and people may speed; street is not striped; secondary concern is loss of rural character of the street. Debra Hill 110 Grant - rainwater runoff will .come right down this hill into her yard; how will street be widened - where will property be taken from? Flooding has occurred in the past. Brvant Moynihan Applicant - 111 Post - Brief history of project; worked with staff on this subdivision; private storm drain and private driveways are necessary tq keep costs down. On storm drain issue - prefers Alternative "B "; existing 15" drain in I Street is already inadequate for existing development;' proposes to take 15" drain down. h Street with City to reimburse improvements on I Street to 24 system is currently deficient. Street improvements are required, this would be the only frontage area with widening and improvements on Grant; the improvement of this small section won't make much difference to entire street; concerns that widening will 'encourage speeding; offers to place deed restriction on each lot requiring payment of pro -rata fair share of street improvements when they mi &ht occur. On. requirement to supply Design. Guidelines - other projects of this size not required to supply Design Guidelines; would like to leave design to architects in the future; lots will be, large custom. John Fitzgerald - Project Engineer - Discussed storm drainage;, driveway visibility not a problem because of length of driveway (precludes backing out);. perceived safety is a real phenomenon with. widening - people tend to drive faster. Commissioner Torliatt - A speed reduction device (or signage) should be put into place in area where driveway enters onto Grant Avenue. Commissioner_ Rahman - Can. driveway be curved instead of straight 'to discourage speeding? John Fitzgerald - Described proposed private storm drainage system. Commissioner vonRaesfeld Are you proposing a deed restriction that requires an assessment when street widening occurs? Bryant Moynihan - Details of how this assessment would work are not worked out yet. Jim McCann - Question of encumbering future lot owners would need to be discussed with City Attorney; Design Guidelines have been required of several small subdivisions - 11 Planning Commission Minutes - June ?8, 1994 1 Groody, Sonoma Glen, etc.; guidelines can be very general - privacy, grading, massing, 2 fencing;. etc.; sewer easement issue to be addressed by,, City Engineer; many ways to 3 mitigatet safety problem from driveway - stop sign, striping, etc.. 4 Tom Hargis - Addressed questions regarding public versus private sewer and noted that 5 some mechanism to insure maintenance of private system needs to be in place 6 (Homeowner's Association, etc.); four separate sewer laterals could be run; either method 7 could be acceptable to Engineering Department; regarding street improvements - fire 8 hydrants are a necessity; if no parking is allowed, 2 feet could be eliminated; street could 9 have a 12 -14 foot one -half width. 10 11 The public hearing was closed. 12 Commissioners noted that the applicant must pursue the reimbursement for storm drainage improvements with the City Council. In regard to the street widening, the Commission agreed that the timing of the improvements would be awkward but that the subdivider, not future homebuyers, should fund the improvement. They agreed that right -of -way dedication should occur but that the improvements should be deferred (with a cash bond posted) until a larger street improvement project is undertaken concurrent with future development or by the City. 21 22 A motion was made by Commissioner Torliatt and seconded by Commissioner 23 vonRaesfeld to deny the appeal, sustaining the Planning Director's and the Director of 24 Engineering's findings, mitigation measures and revised conditions of approval contained 25 in the approval letter dated June 2, 1994, as follows: 26 7 COMMISSIONER SHEA: Yes 8 COMMISSIONER RAHMAN: Yes 9 COMMISSIONER THOMPSON: Yes 0 CHAIRMAN BENNETT: Yes 31 COMMISSIONER TORLIATT: Yes 32 COMMISSIONER vonRAESFELD: Yes 33 34 35 Mitigated Negative Declaration Findings (.Tune 2 Revised Letter) 36 37 1. An Initial Study has been prepared and proper notice provided in accordance with 38 CEQA and local guidelines. 39 40 2. Based upon the Initial Study and comments received, potential impacts could be 41 avoided or reduced to a level of insignificance by mitigation measures attached as 42 conditions of approval. There is no substantial evidence that the project, as 43 conditioned, would have a significant effect on the environment. 44 45 3. The project does not have potential to affect wildlife resources as defined in the 46 Fish and Game code, either individually or cumulatively and is exempt from Fish 47 and Game filing fees. 48 49 Subdivision Findings (.Tune 2 Revised Letter) 50 1 1 1. The proposed Tentative Parcel Map, together with provisions for its design and "2 improvement, is consistent with the General Plan in that it provides for reasonable 3 infill development, preserves views of the hillside, avoids unnecessary site 5 4 disturbance and provides adequate services to accommodate the development. 225 12 " 226 Planning Commission. Minutes - June 28, 1994 2. The proposed Tentative Parcel Map, together with provisions for its design, is consistent with the Zoning Ordinance by satisfying, the development standards of R- 1 6500 Zoning District and the Hillside Combining. District as well as other applicable zoning standards. 3. The property located at 104 Grant Avenue is physically suitable - for the type and density of development'permitted in the R -1 6,500 zoning district. 4. The Tentative Parcel Map, with the creation of cross -over access and maintenance easements provides reasonable public access to a public road' from the proposed lots. 5. The proposed Tentative Parcel Map, subject to the following conditions, complies with the requirements of the Municipal Code, Chapter 20.20 and the Subdivision Map ,Act. 6. The design of the subdivision and the proposed improvements will not cause substantial environmental damage, and no substantial or avoidable ;injury will occur to fish or wildlife or their habitat. 7. The design of the subdivision and the type of .improvements will provide adequate drainage and sewer services and will therefore not cause public health problems. Mitigations Measures (June 2 Revised Letter) 1. To mitigate the temporary impact of noise generated during the construction of this project's public and Private improvements, all construction activities shall, comply with applicable Zoning Ordnance and Municipal Code performance standards regarding grading and construction noise. Grading and all subsequent construction activities, including individual home construction, shall be limited to the following hours: Monday - Friday, 7 :00 a.m, - 6:00 p.m. No work which creates appreciable noise shall occur on Saturdays, Sundays or holidays recognized by the City of Petaluma. 2. The project sponsor shall be responsible for the payment of Storm Drain Impact fees as established in the City's. Special Development Fee Handout to mitigate increased storm water runoff from the site resulting from paving and building. 3. Grading and drainage plans shall be prepared by a qualified professional and submitted for review and approval by the City, Engineer as; apart of the. (final) Parcel Map. Measures for erosion control shall be reflected on said plans and implemented during construction activities. 4. Individual grading and home construction plans for the resulting lots shall be subject to Admim'strative SPARC, review to guarantee that grading is limited and that homes "step" into the hillside. 5.- The project proponent shall be responsible for the installation of a new public storm drainage system in Grant Avenue to accommodate increased drainage generated by this project as demonstrated through alternative "B" on the Tentative Parcel - Map. The storm drain system shall be approved by the Sonoma County Water Agency. The private storm dram,system (Alternative "A ") may be utilized provided any street storm water is channelized to remain within the public right -of -way in the street 13 Planning Commission Minutes - June 28, 1994 1 system and not allowed to flow down the proposed private street from this 2 vdevelopment. This option (Alternative "A ") was not included in the original Initial 3 Study f p Negative Declaration and therefore requires reposting of the environmental 4 document pursuant to the CEQA Guidelines. Should Alternative "A" be selected, 5 an assessment of the existing trees along the.drainage course between 1323 and 1327 6 I Street shall be performed by a qualified arborist. Said assessment shall be under a 7 contract administered by the City at the subdivider's expense. The assessment shall 8 identify existing trees, evaluate the impact that the drainage improvements may 9 cause to these trees, and present recommendations to reduce impacts to avoid 10 damage to these trees. Additionally, measures shall be taken to address potential 11 erosion in Thompson Creek , created by the new outfall. 12 6. To mitigate the incremental impact this project will have on the City's roadways, the project proponent shall be responsible for the payment of Traffic fees as defined in the City's Special Development Fee handout. 7. To mitigate the incremental impacts this project will have on Public Services, the project proponent will be responsible for development impact fees including Water and Sewer Connection, Parks and Recreation Land Improvements, School Facilities, and Community Facilities Development all of which shall be calculated 21 and paid as defined in the City's Special Development Fee handout. 22 23 8. The subdivider shall dedicate necessary right -of -way along the frontage of this 24 property (30' from center line to property line, for ultimate right -of -way of 60'). 25 Fire 26 hydrant shall be installed prior to issuance of development permits. Estimated cost of 27 one -half street frontage improvements shall be paid to City prior to Final Parcel Map 28 recordation and held until such time as improvements are made. Improvements shall 29 include but not be limited to curb, gutter, sidewalk, street light, fife-hydr -alt, etc. 30 31 9. Design Guidelines shall be prepared by the subdivider and submitted with the 32 (Final) Parcel Map for review and approval by the Planning Director prior to 33 recordation. Individual home construction shall be subject to these Design 34 Guidelines and to Administrative Site Plan and Architectural Review (SPARC) 35 prior to issuance of a building permit. The Guidelines shall also address lot fencing. 36 37 10. In the event that archaeological remains are encountered during grading, work shall 38 be halted temporarily and a qualified archaeologist shall be consulted for evaluation 39 of the artifacts and to recommend future action. 40 41 11. A mitigation monitoring plan shall be prepared by the Planning Director to 42 implement the mitigation measures. Said monitoring plan shall be prepared prior to 43 approval of the (Final) Parcel Map and /or within ten weeks of the approval of the 44 Tentative Parcel Map. 45 46 Parcel Map Conditions (June 2 Revised Letter) 47 48 1. All conditions of the Engineering Department shall be met, including: 49 50 a. This parcel map shall dedicate necessary right -of -way along the frontage of 51 this property (30' from center line to property line, for ultimate right-of-way 52 of 60'). 153 U 14 228 Planning Commission Minutes - June 28, 1994 91 sidewalk,-- str-e e4-- libh€, -- dire -- hydrant --etc. The subdivider shall dedicate necessary right -of -way along the frontage of this property (30' from center line to property line, for ultimate right -of -way of 60). G%�hal €- street €r ©nage- rno�je €s� be -Fein aloes- G�aet -A}te: Fire hydrant shall be installed prior to issuance of development permits. Estimated cost of one -half street frontage. improvements shall: be paid to City prior to Final Parcel Map recordation and held until such time as improvements are made. Improvements shall include but not be limited to curb, gutter, sidewalk, street light, fife -hydrant, etc. C. Existing overhead utilities fronting or traversing this property shall be placed underground. d. The public water and sanitary. sewer .mains serving this project shall be evaluated to determine fire flow and sewer flow adequacy. If existing mains are inadequate these mains shall be replaced to provide required flow. e. The proposed. 6 -inch sanitary sewer line serving Parcels "2,, 3 and 4 shall be public with necessary easement. unless adequate provisions: for on -going maintenance are provided to the satisfaction of the Director of Engineering. L A 10 -foot public utility easement shall be dedicated across the frontage of this property. 2. A44 The following conditions of the Building Department shall be met, - including in conjunction with home construction: a. Grading must be certified when completed to indicate compliance with approved plans and will be required for occupancy. b. Where ground slopes greater than l on 10, foundation shall be stepped per Uniform Building Code 2907(c). C. Soils with expansion, index greater than 20 requires special design foundation per Uniform Building Code 29.04(b). d. All roofing shall be "B rated or better per Ordinance No. 1744/1988. e. Responsible party to sign plans. f. Submit soils report to verify foundation design. g. Plans must show compliance to 1991, UBC, UPC, UMC, and 1990 NEC. Plans must also show compliance to current Title 24 Energy Code. h. Provide structural calculations for all non - conventional design items. i. Demolition permit required to remove any structure. j. Abandonment of water well or septic ,system must be done under permit from County of Sonoma Public Health Department. 15 Planning Commission Minutes - June 28, 1994 1 3. All conditions of the Water Department shall be met, including: 2 3 a. Separate water meters shall be provided for each lot. 4 5 b. All water, sewer, and storm drain service lines located outside of the public 6 right -of -way shall be privately owned and maintained through a mechanism 7 acceptable to the Director of Public Works. 8 9 4. All conditions of the Planning Department shall be met, including: 10 11 a. A note shall be included on the title-shee-t Public Agency Sheet of the (Final) 12 Parcel Map that references the Design Guidelines required pursuant to Mitigation #9 as follows: Site improvements including but not limited to house construction, accessory structures, decks, and building additions on parcels created pursuant to this map are, subject to site specific Design Guidelines for this subdivision, on file with the City of Petaluma Planning Department, 11 English Street, Petaluma, California 94952. 21 b. To reduce site disturbance and to retain the hillside topography on Lots 2, 3, 22 and 4, the Design Guidelines shall specify design techniques that reduce the 23 need for grading including raised foundations, multi -level floor plans, and 24 short, narrow driveways, subject to staff review and approval. 25 26 c. The northerly building setback line on Lot 2 shall be increased from 6 feet to 9 3 7 10 feet, prior to Parcel Map recordation. �8 9 d. The southerly building set back lines on Lots 3 and 4 shall be increased from 0 20 feet to 25 feet, prior to Parcel Map recordation. 31 32 e. A landscape plan, including irrigation systems, for planting on both sides of 33 the private driveway shall be submitted for staff review and approval prior to 34 Parcel M. ap recordation, and installed prior to acceptance of public and 35 private improvements. 36 37 f. Note on the Public Agency Sheet of the (Final) Parcel Maps All public and 38 private landscaping shall be maintained by the project sponsor following 39 acceptance of public and private improvements. Upon sale of the lots, the 40 maintenance of the landscaping shall become the responsibility of the 41 respective property owner(s). 42 43 44 III. GENERAL PLAIT AMENDMENTS. 45 46 Consideration of General Plan text amendments resulting from General Plan review 47 and public and Commission workshops. 48 49 Planning Director Pamela Tuft - Presented the staff report. 50 '1 The public hearing was opened. 2 3 SPEAKERS: 16 230 1 3 4 5 7 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 Planning Commission Minutes - June 28, 1994 This items was continued to the July 12 meeting as old business, first item on agenda. COMMISSION DISCUSSION Land Use - When Riverfront Districts are developed (Program 9) respect .adjacent historic districts. Local Economy - language should be stronger regarding local economy policy. Add Growth. Management Statement to findings. Encourage use of reclaimed water. . Sign Section to allow signs s een ng, Work on Work on wording regarding - economic lanni from freeway to be more consistent with GP economic policies. Painting guidelines for downtown area buildings. Overlay zoning for gateways more details, create policy. Consider creating historic zone for downtown. Terry Kosewic - 826 D Street - Heritage Homes `is pursuing having the downtown area listed on the National Historic Register; density calculations for in -fill projects need to take storm drainage calculations into account; parking requirements for Mixed -Use developments should be reviewed; Heritage Homes would like to install historic district street signs. The public hearing was continued to the July 12 meeting. IV. PROJECT STATUS: 1. Petaluma Cinemas FEIR - On July 12 Planning Commission Agenda. ADJOURNMENT 10:10 PM minO628'f planjil 17