HomeMy WebLinkAboutMinutes 05/09/19954..27
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4 PLANNING COMMISSION MINUTES
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6 REGULAR MEETING May 9, 1995
7 CITY COUNCIL CHAMBERS 7:00 P.M.
8 CITY HALL PETALUMA, CA
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10 PLEDGE OF ALLEGIANCE.
ROLL CALL: Present: Feibusch, Stompe, Thompson *, Torliatt, Wick; Absent: Rahman,
vonRaesfeld
STAFF:. Pamela Tuft, Planning. Director
James McCann, Principal Planner
* Chairman
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APPROVAL OF MINUTES: Minutes of April 25, 1995 were approved as amended.
PUBLIC COMMENT: David Mayer - 34 Vallejo Street Read letter into record regarding
Taco Be' 11 site maintenance program compliance - needs hourly check, litter present at site;
police calls to site; not contacted by Taco Bell regarding participating in management
meeting.
DIRECTOR'S REPORT: $400,000 PCDC allocated from the Housing Set -Aside Funds for
commencement of the Railroad Center Specific Plan.
COMMISSIONER'S REPORT: Commissioner Thompson - Questions regarding status of
the Gatti property; Commissioner Torliatt - advised that she had spoken with Nadine
Sponamore, a consultant for Taco Bell.
CORRESPONDENCE: Memo from Darcy Henry with amended findings for Pamela Place;
APPEAL STATEMENT: Was read.
LEGAL RECOURSE STATEMENT: Was noted on the agenda.
NEW BUSINESS /PUBLIC'H_E
I. PAMELA PLACE; 911 SUNNYSLOPE ROAD; AP NO 019 - 201 -018;
REZ0047(dh).
Request to rezone a 3.5 acre property (containing one existing home) to a Planned
Unit Development (PUD); Consideration of an associated five -lot residential PUD
Development Plan, and consideration of a tentative Subdivision Map to subdivide
the parcel into five lots.
Principal Planner James McCann presented the staff report and introduced revised findings
for this request.
The public hearing was opened.
SPEAKERS:
Larry Jonas applicant - questioned the need and intent of several conditions.
Judy Linale 6.17 Jonas Lane - concern with impacts of this development on trees on the
site and on her property - 30 of the canopy of a large oak tree on her property is on the
site.
Commissioner Wick - Concerns with impact to tree, extreme size of the proposed building
envelope.
Principal Planner McCann - Suggested moving the driveway a little; fencing at dripline
during all construction activities, hand dig any trenches near this tree; significant trees on
Lot5 should be avoided.
Commissioner Stompe - Staff respond to drainage Swale question by Mr. Jonas.
Traffic Engineer Allan Tilton - Explained condition.
John Fitzgerald - Tentative Map prepared by his firm but speaking here as a Sunnyslope
resident; questioned the need for ' certain advisory conditions; took issue with Mr.
McCann's description of density determination within the Sunnyslope PUD area.
The public hearing was closed.
A motion was made by Commissioner Torliatt and seconded by Commissioner Feibusch to
recommend to the City Council that the project be found exempt from the requirernents of
CEQA, approval of the rezone to Planned Unit District (PUD) and ;approval of the
Planned Unit Development Plan and tentative Subdivision Map subject to the amended
findings and conditions listed below:
COMMISSIONER STOMPS: Yes
COMMISSIONER FEIBUSCH: Yes
COMMISSIONER RAHMAN: Absent
CHAIRPERSON THOMPSON: Yes
COMMISSIONER WICK: Yes
COMMISSIONER TORLIAIT: Yes
COMMISSIONER vonRAESFELD: Absent
Findings for the Rezone to PUD and the Planned Unit Development Plan
1. The Pamela Place PUD is proposed on property which has a. suitable relationship to
one or more thoroughfares ( Sunnyslope Road and "I" Street) and that said
thoroughfares are adequate to carry any additional traffic generated by the
development.
2. The plan for the proposed Pamela Place development presents a unified and
organized arrangement of buildings and service facilities which are appropriate in
relation to adjacent or nearby properties and that adequate landscaping and /or
screening is included if necessary to insure compatibility.
3. The natural and scenic qualities of the site are protected, with adequate available
public and private spaces designated on the Planned. Unit Development Plan..
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The development of the subject property, in the manner proposed by the applicant,
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will not be detrimental to the public welfare, will be in the best interests of the City
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and will be in keeping with the general intent and spirit of the zoning regulation of
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the City of Petaluma, with the Petaluma General Plan, and with any applicable
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plans adopted by the City.
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Conditions for the Rezone to PUD and the Planned Unit Development Plan
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Design Guidelines shall be subject to SPARC review and approval of Final Map
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with particular emphasis on the following:
a. Quality and variety of architecture and use of exterior materials.
b. Fencing and private front yard landscaping.
c. Compatibility with the neighborhood.
d. Privacy.
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e. On Lot 5, in order to minimize grading, the house should be designed to
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closely conform to the natural terrain of the site and kept as close to natural
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grade as possible.
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f. Avoidance and retention of significant trees.
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Individual lot compliance with these Design Guidelines shall be subject to
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administrative SPARC compliance.
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3.
All requirements of the Chief Building Official shall be met as follows:
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a. Grading must be certified when completed to indicate compliance with
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approved plans and will be required for occupancy.
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b. Certify finished floor elevation before occupancy.
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C. Soils with expansion index greater than 20 requires special design foundation
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per Uniform Building Code 2904(b).
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d. All roofing shall be "B" rated or better per Ordinance No. 1744/1988.
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e. Indicate all utilities on site plan.
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f. Responsible party to sign plans.
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9. Submit soils report to verify foundation design.
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h. Plans must show compliance to 1991 UBC, UPC, UMC, and 1990 NEC.
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Plans must also show compliance to current Title 24 Energy Code.
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i. Provide structural calculations for all non - conventional design items.
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j. What happens to building sitting on property line between Lots 1 and 2?
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k. Detail swale and indicate how water turns 90
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Findings
for Tentative Map
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1.
The proposed subdivision, as conditionally approved, together with provision for its
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design and improvement, is consistent with the General Plan as a well - designed
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development that is harmonious with its setting and provides adequate access and
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services to the proposed lots.
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2. The site is physically suitable for the type of lower density single-family residential
development proposed, as conditionally approved as the majority of the site is relatively
flat and free of physical constraints.
3. The Tentative Map provides reasonable public access from Sunnyslope Road on a
private road to the proposed lots.
4. The proposed map, subject to the following conditions, complies with the requirements
of the Municipal Code, Chapter 20.20 and the Subdivision Map Act by following the
procedure for application of Parcel Map Subdivision as provided therein.
5. The proposed map is exempt from the requirements of the California Environmental
Quality Act (CEQA) guidelines pursuant to section 15162 because a Final' EIR was
certified and adopted at the time of the Sunnyslope Area Annexation.
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 because the property is not proximate to any waterways and the
property is already a developed site within an urbanized area with no significant wildlife
habitat present.
7 The design of the subdivision and the type of improvements will not cause public health
problems as the improvements including sanitary sewer, storm drains and water systems
will be designed to the satisfaction of the City Engineer.
Conditions of the Tentative Subdivision Map
1. The PUD Development Plan shall be revised to show the following :prior to
approval of the Final Subdivision Map:
a. On Lot 5 the precise. building envelope shall be reviewed and approved by
administrative SPARC review prior to building permit application.
2. The following conditions of the City Engineer shall be met prior to Final Map:
a. The developer shall comply with all requirements of the Petaluma Municipal
Code including but not limited to Chapter 20 SUBDIVISIONS.
b. Pursuant to Municipal Code Section 20.32.200, City Standard sidewalk shall be
installed across the subdivision's Sunnyslope frontage. Additional right -of -way
may be required if necessary to accommodate the sidewalk and any planter strip.
C. Pursuant to Municipal Code Section 20.36140, all overhead utility distribution
facilities shall be placed underground.
d. The entrance driveway.shall be to City' Standards and centered on Pamela Place.
The: existing storm drain catch basin on Sunnyslope Road shall be relocated to
allow for the centering of the driveway.
e. Pamela Place roadway structural section shall be designed based on the City's
Minor residential Street Traffic Index or as recommended by a Soils
Investigation Report prepared for this project, whichever is greater. Adequate
area to provide for parking, as shown on the Tentative Map typical Section A -A,
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1 shall be constructed of the same structural section as determined for Pamela
2 Place.
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4 f. The downstream storm drain system shall be verified by a professional civil
5 engineer to be adequate to carry the additional surface runoff generated by this
6 project. A 100 year storm drain relief swale shall be provided to guarantee no
7 habitable structures will flood in the event the storm drain pipe system fails
8 during a one (1 %) percent frequency storm. The relief swale shall be contained
9 in a dedicated surface easement. Sonoma County Water Agency shall review
10 and approve this project prior to Final Map approval.
g. Positive lot drainage for each lot shall be provided to the street (Pamela Place).
h. No parking provisions shall be provided on the easterly side of Pamela Place.
i. All improvements proposed to be maintained privately shall be documented in
either a maintenance agreement or in convenants, conditions and restrictions to
assure the upkeep and maintenance.
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20 3. The following site drainage improvement shall be shown on the improvement plans
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23 a. The drainage swale shall be continued along the northwest property line of
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6 4. The following private road improvements shall reflected on the improvement
7 drawings prior to Final Map:
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29 a. Signs reading "No Parking - Fire Lane" shall be installed on the west side of
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32 b. A stop sign shall be installed at the opening of the road at Sunnyslope Road.
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34 5. Common Parcel "A ", containing the private road, private sewer system and
35 landscape improvements along the private road, shall be owned and maintained by a
36 Homeowner's Association or other vehicle acceptable to the City Engineer.
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38 6. Trees to be retained or removed shall be shown on plans at time of building permit
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41 7. Trees to be preserved shall be enclosed with temporary protective fencing five foot
42 outside the drip line prior to, and during all grading and construction activities.
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44 8. Buildings located on property lines shall be demolished or relocated to provide the
45 minimum setback prior to Final Map approval.
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47 9. Applicant shall be required to pay low and moderate income housing in -lieu fees of
48 an amount to be determined according to the schedule established by City Council
49 Resolution No. 84 -199 N.C.S., or make alternative arrangements to meet low and
50 moderate income housing provision requirements of the Petaluma General Plan
1 subject to approval of the City and prior to Final Map approval.
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53 10. All requirements of the Fire Department shall be met:
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1 a. Provide either a clear unobstructed access to Lot 5 or an approved gate at the
2 end of the fire apparatus turn- around.
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4 b. Provide an address locator at the driveway entrance of Pamela Place and
5 Sunnyslope Road for lots setback off the street. Address locator design to be
6 approved by the Fire Marshal's office.
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8 C. Post address at or near main entry door - minimum four (4) inch letters.
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10 d. Relocate proposed fire hydrant near Lot 1 onto the frontage of Sunnyslope
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13 e. Residential buildings less than 3,500 square feet in floor area are required to
14 have a fire suppression :system at normal sources of ignition. These areas are
15 specifically at clothes dryers, kitchen stoves, furnaces, water heaters, fireplaces,
16 and in attic areas at vents and chimneys.
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18 f. Residential buildings constructed over 3,500 square feet in area are required to
19 have a residential fire sprinkler system designed and installed, in accordance with
20 N F.P.A. 13 -D, including attics, garages, bathrooms with combustible fixtures,
21 bathrooms over 55 square feet and closets over 24 square feet or over 3, feet deep.
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23 g. All roof covering material shall have a Class 'B" .rating or better treated in
24 accordance with. the Uniform Building Code Standard 32.7 per the City of
25 Petaluma Ordinance 1744.
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27 h. All roof covering materials applied as exterior wall covering shall have a fire
28 rating of Class 'B or better; treated in accordance with Uniform Building Code
29 Standard 32.7 per City of Petaluma Ordinance 1744.
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31 i. Provisions for annual weed/brush abatement is required for Lot 5, until it is
32 developed further. A plan that outlines the criteria for provisions of weed
33 abatement shall be developed. This plan shall be approved by the Fire
34 Marshal's office prior to approval of Final Map project..
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36 11. Drainage design shall be in conformance with the Sonoma County Water Agency
37 Flood Control Design Criteria..
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39 12. SPARC review of the Planned Unit Development Plan and Tentative Subdivision
40 Map shall be required prior to Final Map.
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42 13. The following development fees shall be applicable to this project: water and sewer
43 connection, Community Facilities Development, Storm Drainage Impact Park and
44 Recreation Land Improvements, School Facilities and'TrafficMitigation.
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46 14. The applicant shall contact the County Special Assessments Department to
47 segregate the assessment lien for the proposed five lots in the Sunnyslope
48 Assessment District (Contact Carol Kelm at 707/527 -3220.
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50 15. The improvement plans shall be prepared to shift the driveway to Lot 5 sufficiently to
51 avoid the dripline of the oak tree on the Linale property °(AP No. 019- 460 -005). Hand -
52 trenching shall be required within the dripline for storm drainage system or other similar
53 underground improvements. Rigid protective fencing shall be erected 5 Meet from
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dripline of all trees identified by the Planning Director prior to any grading and /or
construction activity on the site.
II. PROJECT REPORTS:
Taco Bell:
Mike Patel - Taco Bell Manager
Discussed the status of the Taco Bell restaurant and their compliance with
conditions of approval. The Commission directed staff to discuss these issues
further with Mr. Patel.
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ADJOURNMENT: 8:20 PM.
min0509 / plan60
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