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HomeMy WebLinkAboutMinutes 12/10/199134 Lj Ci Of Petaluma Planning Commission Minutes REGULAR MEETING CITY COUNCIL CHAMBERS CITY HALL December 10, 1991 7:00 P.M. PETALUMA, CA COMMISSIONERS: Bennett, Libarle *, Nelson, Parkerson, Tarr, Thompson ABSENT: Rahman STAFF: Pamela Tuft, Planning. Director Dede Dolan, Assistant Planner Jane Thomson, Sr. Planning Technician Hans Grunt, Planning Technician Jim Ryan, Transit Coordinator Chairman MINUTES OF NOVEMBER 26, and corrected Minutes of November 12 were approved. PUBLIC COMMENT: None. DIRECTOR'S REPORT: None. COMMISSIONER'S REPORT: Commissioner Parkerson shared an interesting article from Planning Commissioner's Journal Commissioner Bennett briefly discussed Bay Area Air Quality Management District's Trip Reduction Ordinance; Commissioner Tarr noted that the Sonoma State University Planning Seminar was well received and worthwhile. CORRESPONDENCE: Two letters regarding Twin Creeks; one letter regarding Cooper Appeal: memo regarding revised condition - Fantastic Foods. APPEAL STATEMENT: Was read. LEGAL RECOURSE STATEMENT: Was noted on agenda. � � - .:r.:,.t...`. - _b. r;.. rz `'if.i;#xi. h.., ;�v'f " "... - —} ... _ City of Petaluma Planning Commission Minutes 12/10/91 OLD BUSINESS CONTINUED PUBLIC HEARING I. TWIN CREEKS, HYH ASSOCIATES, AP NO.'s 007 - 221 -190, 136 -100- 21,26,29,31,32,33, AND A PORTION OF 34, FILE NO.'s 3.381A, 11.871A, 6.917A (d'd). 1. Continued consideration of the adequacy of the Supplemental Environmental Impact Report for the Twin Creeks Planned Unit Development and Tentative Map, a 44 -lot residential subdivision. 2., Consideration of Rezoning of Twin Creeks site R -1 6,500 to PUD. 3.; Consideration of PUD Development Standards. 4.; Consideration of Tentative Map for 44 -lot residential subdivision. co co 5.! Consideration of a Subdivision Ordinance ' Modification to permit four double frontage lots. The public hearing was continued: SPEAKERS: The staff report was presented by DeDe Dolan. Carolyn Mills - (Mills Associates - EIR Consultant) - Presented SEIR; concerns regarding lack of architectural mix, more floor plan diversity, variation of exterior materials, alternate garage lbcations, traffic impacts (stop sign at Ellis and Madison), adequacy of turning radius in interior cul -de -sac, pedestrian safety at Ellis /Madison, pedestrians should be kept away from riparian areas, recommended 20' average buffer along Washington Creek (no less than 15') should be provided, Lots 13 -17 to be deferred until Corps project finalized. Dave Harlin - Questa Engineering - EIR Consultant - Discussed hydrology of project; answered questions; defined "no net fill" restrictions; Responded to comments from Army Corps, Sonoma County Water Agency and City Engineering Department. Clark Thompson - How were calculations done? Were applicant's calculations used? (Answer - yes, they were checked for accuracy and used.) Commissioner Tarr - If there is no change in net fill allowed, how is this monitored? (Answer - By certification of grading by Project Engineer.) DeDe Dolan - Discussed level of roads as related to flood impacts and height above existing lots backing onto project; building pads may be one foot above lots on Wilmington; General Plan goal is to avoid flooding problems city -wide; additional conditions from City Engineer should be included in staff report (Tom Hargis letter dated 12/3/91). Commissioner Tarr - Does SCWA allow building in the flood plain? If not, we have a problem. Bob Mayes - SCWA - Tentative plans indicate water would back -up into intersections during 100 -year flood; Petaluma River requires 1 1/2 feet of freeboard; development may need to be raised to prevent flooding. Allan Tilton - City Traffic Engineer - Discussed additional CalTrans data; bridge width indicated that 36' -37' bridge width would be acceptable. Commissioner Libarle - Questions regarding detention ponds (addressed to Susan Lackie of City Engineering Department) How can detention ponds be kept aesthetically pleasing? Pamela' Tuft - Ponds could be part of Landscape Assessment District to include hydraulic maintenance. Commissioner Nelson - Will both single - family dwellings remain? DeDe Dolan - Only one will remain with some out - buildings. Commissioner Nelson - Will in -lieu fees be paid or will affordable units be built? DeDe Dolan - The developer hasn't decided.. 2 35 36 City of Petaluma Planning Commission Minutes 12/10 /91 Iry Piotrkowski - 35 5th Street - Applicant representative - Flooding will not be intensified by this project; Lots 14 -17 need to be dealt with in separate map; number of units has already been reduced. Bill Vandevear - Prepared hydraulic analysis on which EIR was based; no flooding impact due to development (at tentative map state); does not feel surface detention pond is necessary - oversized underground storm drains can be utilized. Irving Schwartz - Applicant's Civil Engineer - In general agreement with staff report; feels center pier bridge design. for Washington Creek would cause no problems; submitted graphic demonstration bridge capacity; no problem to raise bridge another 1/2 foot; width of bride is flexible. Commission Discussion - Commissioner's Tarr and Bennett - Inter- school transfers are not automatic any longer - comments should be placed in EIR allowing children from this project to attend nearest school. Commissioner Tarr - Would like discussion in EIR regarding where /how displaced people. (two homes on the property) will he moved /relocated? Commissioner Parkerson - Lots 13 -17 should not be developed; they should definitely be eliminated; planter strip (separation of curbs and sidewalks) is a design concern of City of Petaluma; SPARC review should be further emphasized. Commissioner Libarle Is the Commission saying that Lots 13 -17 cannot be developed until the Army Corps flood "fix" is developed? DeDe Dolan - (Answer to above question) Yes. Commissioner Bennett - Feels that wording regarding Lots 13 -17 development is adequate in the staff report. Commissioner Parkerson = How could lots be reconfigured or eliminated? DeDe Dolan - One. lot .may need to be eliminated. Commissioner Tarr - Where do Fish and Game come into the picture? Pamela Tuft - Fish and Game participation is covered in one of the conditions. The public hearing was closed. A motion was made by Commissioner Tarr and seconded by Commissioner Parkerson to direct that the Planning Director supervise the incorporation of tonight's comments and responses into the Final Supplemental EIR and the recommendation that the City Council certify the Final Supplemental EIR as amended based on the findings and subject to the amended mitigations listed below: COMMISSIONER NELSON: No COMMISSIONER. BENNETT: Yes COMMISSIONER.RAHMAN: Absent COMMISSIONER PARKERSON: Yes CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Fines 1. The FEIR and the FSEIR has been completed in compliance with the California Environmental Quality Act (CEQA). 2. The FEIR and the FSEIR will have been presented to the decision snaking body of the Lead Agency, the City Council of the City of Petaluma, and the City Council will have reviewed and considered the information contained in the FEIR and the FSEIR prior to approving the project. 9 City of Petaluma Planning Commission Minutes 12/10/91 3. Required changes to the project, outlined by the following mitigations, and incorporated into the conditions of approval for the Tentative Map and PUD development Plan, will avoid or substantially lessen the environmental effects identified in the FEIR and FSEIR. 4. On the basis of the FEIR and the Supplemental Environmental Impact Report, the comments received, and the responses to those comments, there is no substantial evidence that the project as mitigated below, will have a significant effect on the environment. Mitigations: 1. The applicant shall provide 3 and 4 bedroom units and create architectural diversity (o with use of varying front yard setbacks, exterior material, windows treatment and garage design, subject to approval by SPARC prior to final map approval. Where feasible, SPARC shall require the applicant shall to provide alternate garage door locations by staggering placement of garages, locating to rear or side of house, or siting perpendicular to street frontage. -and t- yar , d- seVaeks: 2. The applicant shall be required to pay low and moderate income housing in -lieu fees of an amount to be determined according. to the schedule established by City Council Resolution No. 84 -199 N.C.S., or make alternative arrangements to meet low and moderate income housing provision requirements of the Petaluma General Plan, subject to approval of the City and prior to Final Map approval. 3. The applicant shall .provide for an attractive sign or bollard or other landscaped monument at the sites entrances. 4. The applicant shall provide stop sign at new Ellis Street approach to Ellis /Madison intersection. 5. The final Landscaping Plan shall be designed to avoid landscaping in front of units 27 -31 which could block motorists line -of =site when entering Holly Street. 6. The final map shall be modified to prohibit curb parking on the cul -de -sac and provide for parking in a landscaped parking island to discourage illegal parking around the cul -de -sac. 7. The applicant shall be responsible for installation of warning signs consistent with State of California Department of Transportation Guidelines for school area pedestrian safety prior to the issuance of building permits for the new homes. Appropriate signing includes a fixed (non- flashing) yellow warning pedestrian sign and SCHOOL sign located mid -block adjacent at MC Kinnley Elementary School on Ellis and Madison Streets. 8. The applicant shall eliminate lots 16 and 17 from the Tentative Map to avoid the Floodway or re- configure the Tentative Map to avoid the Floodway and continue the landscape openspace area behind lots 16 and 17. 9. The applicant shall delay construction of lots 13 -17 to avoid interference with the Corp Flood Control Project. The applicant shall delay filing the final map for this area until finalization of the Army Corp plans. 4 37 .. ..-.. .. N. !1_h+.:?'F`"_' ...e..F. s.d'a 38 City of Petaluma Planning Commission Minutes 12/10/91 10. The improvement plans for the bridge crossing shall provide a recommended minimum freeboard of 1.5 foot during 100 -year storm. 11. The tentative map and grading plan shall be modified to raise the roadway elevation or the project will have to be postponed until after construction of the Army Corps project. 12. Excavation at the Project site shall be of a volume no less than that analyzed in applicant's hydraulic study; location of excavation should be no further away from river than that analyzed in the hydraulic study. This will comply with the City's Ordinance requiring "zero net fill and a minimum 2 -foot freeboard." 13. The applicant shall be required to maintain "no net fill" throughout the construction process on areas of the site within the floodplain. 14. The project storm drain system shall conform to the criteria established by SWCA and the City of Petaluma. The storm drain shall be sized to accommodate runoff from existing homes to the north of the site. The discharge point shall be designed so as not to obstruct flow in the river or the creek. 15. Construction- related impacts shall be mitigated by limiting the grading to the dry season (May- October) when flows and run -off potential are lowest. Erosion control shall be provided in conformance with the city's erosion control standards. 16. Landscape plans shall . reflect plant species which are normally found in a natural riparian community, such a a Fremont Cottonwood, Alder, Sycamore and other species suggested in the EIR and SEIR. Exotics should not be used. 17. The landscape plan shall be modified to realign sidewalk to outer edge of the buffer with adequate space left between the edge of the sidewalk and the curb for a planter strip. 18. The landscape plan shall provide an average 20 -foot landscaped buffer along Washington Creek. At no point shall the buffer be less than 15 feet. 19. In keeping with SCWA policy, the slope of the north bank of Washington Creek shall be hydroseeded with a mixture of annual grasses. 4A:- - - - -=I �- PFOposed - rchitee ral- models =dial ie- r odifie - -to- vur3= - the -style -o€- gar -age deor&- and- 6taggef-- plat- ement --of -gnFages -b -- lecatin� -to -reams - oF- -Side--© €- house --E�F 20. The applicant shall incorporate seismic design parameters in construction, including foundations and structures, graded slopes, and retaining walls. 21. The use of expansive soils for use in structural fill would need to be evaluated in geotechnical investigations. A motion was made by Commissioner Thompson and seconded by Commissioner Bennett to recommend that the City Council approve the rezoning to PUD based on the following findings: 5 City of Petaluma Planning Commission Minutes 12/10/91 39 COMMISSIONER NELSON: No COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent COMMISSIONER PARKERSON: Yes CHAIRMAN L- IBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Findings 1. By providing the secondary access to Ellis Street, the Twin Creeks PUD district creates a suitable relationship to adjacent thoroughfare; and Traffic analysis of the area has indicated that said thoroughfare is adequate to carry the additional traffic co generated by the development. co 2. The proposed development plan `modified to provide a single loaded street and as conditioned to increase the number of single story homes parallel to the Wilmington Avenue homes, varying setbacks or providing landscaped screens, presents a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby properties and that a landscaping plan and /or screening will be presented for review and approval by Site Plan and Architectural Review Committee to insure compatibility. 3. The natural and scenic qualities of the site are protected, through the development of the single loaded street with the twenty "foot buffer and the open space area between the site and the Petaluma River at the Intersection of Twin Creeks Court and Holly Street to provide adequate available public and private spaces. 4. The development of the property as proposed. by the applicant, as mitigated by the FEIR and the FSEIR and as conditioned below 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 spirt of the Zoning regulation of the City of Petaluma, with the Petaluma General Plan, by improving access to the river and providing a secondary access for the residents of Holly street. A motion was made by Commissioner Thompson and seconded by Commissioner Parkerson to recommend conditional approval of the PUD development plan based on the findings and subject to the following conditions: COMMISSIONER NELSON: No COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent COMMISSIONER PARKERSON: Yes CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Findings? 1. By providing the secondary access to Ellis Street, the Twin Creeks PUD district creates a suitable relationship to adjacent thoroughfare; and Traffic analysis of the area has indicated that said thoroughfare is adequate to carry the additional traffic generated by the development. 0 al City of Petaluma Planning Commission Minutes 12 10 91 2. The proposed development plan modified to provide a single loaded street d conditioned to increase the number of single story homes parallel to the Wilmington Avenue homes, varying setbacks or providing landscaped screens, presents a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby properties and that a landscaping plan and/or screening will be presented for review and approval by Site Plan and Architectural Review Committee to insure compatibility. 3• The natural and scenic qualities of the site are protected, through the develment of the single loaded street with the twenty foot buffer and the open spac area between the site and the Petaluma River at the Intersection of Twin Creeks Court and Holly Street to provide adequate available public and private spaces. 4 • The development of the property as proposed by the applicant, as mitigated EIR and t b the ' he FSEIR and as conditioned below will not be 'detrimental to the public w will be in the best interest of the City, and will be in keeping with the general intent and spirt of the Zoning regulation of the City of Petal Petaluma General Plan, by improvi um with the ng access to the river and provide a second access for the residents of Holly street. g ary Conditions. 1 • The applicant shall submit PUD Development Standards for approval govern future development of the sites including: maxim building heights, t maxmum building envelopes and /or minimum setbacks, regulations. governing the rebuilding and or replacement of structures including accesso . bu' fences, garage conversions and minor additions subject to approval by SPARIC and 2. Review by SPARC shall concentrate on the following: a• emphasizing the neighborhood entryways; b. minimizing the importance of garages to the front elevations, reduction in the number of front entry garages; possibility of utilizing shared driveways; C. creating more diversity in the design of the buildings; d• minimizing impacts on Wilmington neighbors by increasing the number of single story houses adjacent to the existing homes, varying setbacks and /or providing screening at the back yards. If a retaining, wall is necessary between the neighborhoods it shall be constructed of masonry to avoid futur maintenance problems; e. use of native riparian and upland species in the landscaping plans; f. treatment of sidewalk or meandering path; L using varied building materials as suggested by the FSEIR. A motion was made by Commissioner Tarr and seconded by Commissioner Parkerson to recommend to the City Council approval of the Subdivision Ordnance,Modfication on the following findings: based 7 'I�l City of Petaluma COMMISSIONER NELSON: No COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent COMMISSIONER PARKERSON: Yes CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Planning Commission Minutes 12/10/91 41 Subdivision Ordinance Modification Findings 1. There are special circumstances applying to the property because of its unique shape and proximity to two creeks and the Petaluma River. co 2. The modification is necessary to create a viable 'subdivision while maintaining consistency with the goals of the City to avoid subdivision which turn their backs on the river. 3. The granting of this modification will not be detrimental to public welfare or safety. A motion was made by Commissioner Parkerson and seconded by Commissioner Bennett to approve the Tentative Map based on the findings and subject to the following conditions: COMMISSIONER NELSON: No COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent COMMISSIONER PARKERSON: Yes CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Findings: 1. The proposed subdivision, together with provisions for its design and improvement, as'conditioned to eliminate or reconfigure lots 16 and 17 and the modification of the .— map to provide a single loaded street is consistent with the General Plan policies pertaining to improving views and access of the Petaluma River. The elimination of these lots and the deferment of development of lots 13 - 17 will be consistent with the City's commitment to provide 100 -year flood protection. 2.. The site as conditioned to reduce impacts from flooding is physically suitable for the type of development proposed. 3. The density is comparable to the surrounding neighborhoods and the site is physically suitable for the proposed density of development. 4. The parcel map provides reasonable public access on a public road to the proposed lot's as modified to provide two access points. 5. The proposed map, subject to the following conditions, complies with the requirements of the Municipal Code, Chapter 20.20 and the Subdivision Map Act. 6. As demonstrated in the FEIR and the FSEIR, The design of the subdivision and the proposed improvements as mitigated and conditioned will not cause substantial F..M:`.T:4S[/.dT"' .... �£i�}a..rzw..-m ,,, »....- ..:. .......,.,..�"i'.�?'.'.,.. ,."''S^?i: _.. Te��. -..- : _.•T''p.TrSxib". J.T€:- "+Y'.,..K.':"�..�".r ?:F.:.�'._"..P: S3i:.c. ....;7T3- , -..R, _ }.'':*.:ai'F;';. &:..c -`;-. �._. .,... ...- .,.,i... �c^s.. T:.,. ..:q:e..: .: . -.� -. 42 City of Petaluma Planning Commission Minutes 12/10/91 environmental damage, and no substantial or avoidable injury will occur to fish or wildlife or their habitat. 7. The design of the subdivision as mitigated to require raising the roadway and the type of improvements will not cause public health problems. 8. An EIR and Supplemental EIR have been prepared to address potential impacts and the project has been reviewed in accordance with the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Section 15315, and the City Council has certified the adequacy of said EIR and SEIR. Conditions The applicant must comply with the following conditions of the City Engineering Department: 1. The bridge, across Washington Creek, shall be 32 feet from the face of .curb to face of curb as recommended by City Traffic Engineer and shall have the minimum freeboard, as required by Sonoma County Water Agency during the 100 -year discharge. Design constraints shall include balancing cut and fill according to the City of Petaluma Zero Net Fill requirements and avoiding any increase in the water surface elevation in a 100 -year event before and after bridge configurations. 2. No construction of buildings or net increase of fill shall occur within the Floodway. If stabilization and /or protection work is required, work shall be subject to review and approval of all appropriate regulatory and advisory agencies. 3. Grading plans shall comply with the City's Grading and Erosion Control Ordinance 1576 N.C.S. and include provisions to avoid silt entering the Petaluma River and Washington Creek from graded areas during construction periods, subject to review and approval of City staff. Grading plans shall also include an erosion control plan, subject to review and approval of City staff. The erosion control plan shall specify measures to reduce both short and long -term erosion problems. The plan shall address the following: a. Location of all areas where soil and vegetation are to be removed b. Location of fill C. Method of stabilizing the areas d. Areas to be re- vegetated, method, types of vegetation and time for re- vegetation. e. Methods. to reduce run -off from graded areas. L Grading shall not be allowed from October 1 through April 15, the rainy season. 4. This development shall comply with all recommendations as stated in the soils report for this project. 5. In order to maximize compliance with the -proposed Army Corps -of Engineers Flood Control Project and avoid any re- contouring of land in the future,. the 'location of the excavated area shall start at the existing top of bank, within the proposed channel portion of the Corps plan (not the bench area) as shown in the SEIR, Figure 8. Actual quantity of soil to be removed shall be no less than that, amount necessary to comply with. the City's Zero Net Fill policy. C City of Petaluma Planning Commission Minutes 12/10/91 43 6. In accordance with PMC Section 17.30.020 Storm Drainage Impact Fees; payment of fees is required for all residential developments which cause an increase in run- off less than two acre feet. Because of the sensitive nature of this area, it is recommended that the City Council require installation of a storm water detention basin. Design and construction of this basin shall comply with the City's Zero Net Fill Policy, Ordinance -1782 and reduce loss of riparian habitat, the development of the site shall be designed .in conformance to insure no net increase in flood elevations either upstream or downstream of the project site. To avoid increases in peak flows downstream from this development, all flows in excess of existing stormwater flows shall be detained on -site for up to 100 -year recurrence interval storm. Outflow from the stormwater detention facilities shall be regulated by a weir. The configuration co of the device shall be based upon the 100 -year recurrence interval storms. co A mechanism for perpetual maintenance of the detention pond in functional and aesthetically pleasing form shall be required for as long as detention pond is necessary. 7. Parcels B & C shall be dedicated to the City and transferred at such time as the agency responsible for maintenance is determined. 8. All sidewalks /meandering paths within this project shall be a minimum of 5' wide. 9. Clarification shall be provided as to what extent of grading is proposed at the confluence of the Petaluma River and Washington Creek at the time of improvement plan review. The extent of grading is unclear on the tentative map and appears to have inadequate drainage. 10. All drainage improvements including Petaluma River excavation, Zero Net Fill compliance and detention pond adequacy shall be to the satisfaction of the City Engineer and Sonoma County Water Agency. 11. A 4 -way stop shall be provided at the intersection of Ellis and Madison Streets, concurrently with construction of public improvements. 12. All sanitary sewer manholes shall have watertight lids. 13. A private storm drain maintenance agreement between Lots served by this system shall be submitted in a recordable form. This agreement shall also specify timing of maintenance and be in a form acceptable to the City staff, and recorded concurrent with the final map. 14. 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. 15. All public storm drains shall be installed in a public street. A single outlet pipe into the River may be installed within the landscape open space, if contained within a 10 foot exclusive easement dedicated to the City. 16. All street lights within this development shall have standard 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. 10 44 City of Petaluma Planning Commission Minutes 12/10/91 17. Signing and striping shall conform to City Standards. 18. Water pressure calculations shall be required for this development verifying the system adequacy for fire flows and domestic service. (This item shall be verified concurrent with improvement plan review). 19. The storm drainage outfall shall be designed in accordance with Sonoma County Water Agency. 20. A 10' PUE shall be dedicated adjacent to the public right -of -way as required by the utility companies. 21. This development shall be required to contribute to the City's .Major Traffic Facilities Fee. 22. All overhead utilities fronting 'or traversing the site, 15KV or less, shall be underground. 23. Landscape parking island shall be provided in the cul -de -sac area of Twin Creeks Court. 24. Sidewalk. shall continue along the northerly lot frontages of Holly Court. 25. Hei &ht and extent of vegetation shall be to the satisfaction of the City Traffic Engineer along Lots 30, 29, 28 and 27 so as to provide adequate site distance. 26. "No Parking" signs shall be posted from the corner of Twin Creeks Court and along the frontages of Lots 30, 29, 28 and 27 to provide adequate site distance. Parking will be allowed across the street. The applicant must comply with the following conditions of the City Fire Marshall: 27. Provide and install equipment and computer monitoring hardware at the Washington Creek Bridge on Ellis Street and at Fire Department Headquarters. 28. Design cub -de -sac on Twin Creek Court with parking spaces in landscape island. Install "No Parking" signs around cul -de -sac bulb. The applicant shall comply with the following conditions of the Planning. Department: 29. The applicant shall satisfy all standards and design criteria of the Sonoma County Water Agency as outlined in their letter to the City of Petaluma dated 12/4/91. 30. The tentative map and related improvements shall be subject to approval by SPARC prior to the recordation of the final map. 31. The applicant shall be responsible for the formation of a landscape assessment district to establish and maintain,all landscaping within the public right of way and on mitigation areas to be dedicated to the City. 32. The applicant shall obtain an estimate on the cost of replanting the area within the 220.' Army Corp project, with riparian species which, is to be altered by the completion of this project. The applicant shall provide the City with a Certificate of 11 City - of Petaluma Planning Commission Minutes 12/10/91 45 Deposit prior to final map approval to cover the cost of this re- planting job to be used to replant the area after completion of the Army Corp Project. 33. The mitigation measures proposed by the Environmental Impact Report (as listed in Resolution No. 91- certifying the adequacy of the Supplemental EIR) are hereby incorporated as conditions of approval for the Tentative Map. NEW BUSINESS PUBLIC HEARING (� II. FANTASTIC FOODS, 1250 NORTH MCDOWELL BOULEVARD, AP NO. 137 - CY) 011 -19, FILE NO. CUP91037(tp). 1. Consideration of Mitigated Negative Declaration. 2. Consideration of conditianal use permit amendment to eliminate adopted conditions of approval requiring reduced driveway width along McDowell Boulevard. The public hearing was opened. SPEAKERS: The staff report was presented by Pamela Tuft. Dick Li`eb - Applicant Representative - Fantastic Foods cannot operate without a new traffic circulation plan; would like wording of Condition No. 12 to be changed (replace "shall" with "may "). Jim Rosen - Fantastic Foods owner - Only one 68 foot truck per week arrives at facility; standard size truck is 55 feet. George Wagner : 132 Vaughn Dr., San Anselmo - Keegan and Coppin, representing landowner - additional parking around side and back needs to be provided when rear of building is leased. Pamela Tuft - Answered questions regarding parking adequacy. Allen Tilton Trucks now use McDowell to turn around; this is a step in the right direction to alleviate the problem. The public hearing was closed. A motion was made by Commissioner Tarr and seconded by Commissioner Parkerson to issue a Mitigated Negative Declaration based on the findings listed below: COMMISSIONER NELSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent COMMISSIONER PARKERSON: Yes CHAIRMAN LIBARLE: - Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Findings 1. The proposed conditional use permit amendment as modified through mitigations specified under Conditions #1 and 12 will not result in an increase in traffic hazards to motor vehicles, bicyclists or pedestrians. 12 46 City of Petaluma Planning Commission Minutes 12/10/ 91 2. The proposed conditional use permit amendment, as modified, does not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self - sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory. 3. The proposed conditional use permit amendment, as modified, does not have the potential to achieve short -term to the disadvantage of long -term, environmental goals. 4. The proposed conditional use. permit amendment, as modified, does not have impacts which are individually limited, but cumulatively considerable. 5. The proposed conditional use permit amendment, as modified, does not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly. 6. The proposed conditional use permit amendment, as modified, is consistent with and further promotes the objectives, goals, and polices of the General Plan. Findings of Exemption for Department of Fish and Game De Minimis Impact T. An initial study has been conducted by this lead agency, which has evaluated the potential for this project to cause an adverse effect - either individually or cumulatively on wildlife resources. For this purpose, wildlife is defined as "all wild animals, birds, plants, fish, amphibians, and related ecological communities, including. the habitat upon which the wildlife depends for its continued viability." (Section 711.2, Fish and Game Code). There is no evidence that, the proposed project would have any potential for adverse effect on wildlife resources. A motion was made by Commissioner Thompson and seconded by Commissioner Tarr to amend the adopted use permit conditions of approval for food manufacture and wholesale within a 5.7,200 sq.ft. lease area located at 1250 McDowell Blvd. North, based on the findings and subject to the amended conditions listed below: COMMISSIONER NELSON: Yes COMMISSIONER BENNETT: Yes. COMMISSIONER RAHMAN: Absent COMMISSIONER PARKERSON: Yes CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Findings 1. The proposed 'conditional. use permit amendment, as modified, will conform to the requirements and intent of the Petaluma Zoning Ordinance. 2. The proposed conditional use permit amendment, as modified, will conform to the requirements and intent, goals, and policies of the Petaluma General Plan. 13 .,�"xn _I?xn,!; , .. ""x'rt. s.?9 .<�r: �� . '.� .:_ ",�.....a.ia,. L::,..:T^:._.. _ _ ., . :; "� ,:�.c :- . -- r — .:. •.: i . 3, _:.fit -° _ . . _ _ "_ .., .. , . _ r ._ . —,. .... - City of Petaluma Planning Commission Minutes 12/10/91 3. The proposed conditional use permit amendment, as modified, will not constitute a nuisance or be detrimental to the public welfare of the community. Conditions 1. Prior to application for SPARC review, plans shall be revised to reflect the following requirements: a. On -site parking shall be provided at the rate of one space per 500 sq. ft. of building lease area. All,parking shall be curbed and striped in accordance with City Standards. Parking at south end of the building shall be relocated to permit future circulation around the back and south side of the building. b. All recommendations contained in the preliminary traffic study prepared by co TJKM dated 11 -26 -91 shall be incorporated into plans to the specifications of AO the City Traffic Engineer. C. The front parking lot aisle shall -be extended south to connect with the loading area to provide a continuous access loop between the two project driveways on McDowell Blvd. Street frontage improvements, including sidewalk, shall be extended across the entire property frontage. d.' Complete SPARC application to be submitted within 30 days. 2. This project shall be subject to SPARC review with special emphasis on the following: a.; Landscape screening shall be installed within the 25' front setback adjacent to the loading area located at the southwesterly portion of the building. b. Landscaping shall be provided along the north and south perimeters of the site, and adjacent to front. and side building walls as feasible. C. Any areas reserved for future development shall be planted with groundcover sufficient to maintain an attractive and weed -free appearance. d.; A separate trash enclosure shall be provided on -site for this use. 3. No outdoor storage shall be permitted and premises shall be maintained in a litter - free condition. Existing outdoor storage and debris located in the rear portion of the lot shall be removed prior to issuance of a Certificate of Occupancy for this use. 4. A sign permit shall be obtained from the Planning Department prior to erection of any signs for this use. Existing illegal or non - conforming signs shall be brought into compliance with Zoning Ordinance Standards prior to application for SPARC review. 5. A good faith cash bond or other security for all required site and landscape improvements required for Donal and Fantastic Foods shall be posted with the Planning Department by the project proponents within 10 days of use permit amendment. All improvements specified under conditions 1 and 2 shall be installed within 60 days of SPARC approval. 14 M .^ ^+. •2� saT �.rr+sxz - ;• �^^ + ^ ^. -;-^^. �. p''� d +. -� � < _ _r Mme ,__. �.r.:r s .sa . �.-f. :. , _ }:7r , � yxr, r 48 City of Petaluma Planning Commission Minutes 12/10/91 6. This project shall be subject to review and approval by the California Department of Health. 7. The following requirements of the Chief Building Inspector shall be met: a. Provide energy calculations for all new conditioned space. b. Indicate group occupancy, type of construction and square footage. C. Detail all new construction and show sections. d. Label all areas. 8. The. following requirements of the Fire Marshal shall met: a. Provide fire extinguishers 2A rated ABC dry chemical type as required by the Fire Marshal. b. Extend sprinkler system to protect all areas of tenant space alterations. C. Permit required from Fire Marshal's Office for sprinkler system alteration prior to work being started. Two sets of plans are required. d. Post address at or near main entry door minimum two inch letters. e. Storage shall be maintained a minimum of eighteen (18) inches below sprinkler heads. f. Provide key with tag indicating address and suite number for KNOX box. g. Exiting: Exit ways, exit .doors shall conform to 1988 Edition. of the Uniform Fire Code and Uniform Building Code. h. No extension cords. All equipment and appliances shall be direct plug -in. i. Provide metal or flame retardant plastic waste cans. 9. The following requirement of the City Engineer shall be met: a. Adequacy of positive on -site drainage shall be verified prior to building permits. If additional drainage installations are determined necessary, improvements shall be provided as a requirement of the use permit. 10. This use permit may be recalled to the Planning Commission for review at any time due to complaints regarding, lack of compliance with conditions of approval, traffic congestion, noise, generation, or other adverse operating characteristics. At such time, the Commission may. revoke the, use permit or add /modify conditions of approval. 11. This project shall be subject to • imposition of all applicable development fees, including - but not limited to, water and sewer connection fees, storm drainage impact fees, and traffic impact fees. 15 City of Petaluma Planning Commission Minutes 12/10/91 49 12. Overall parking requirements and truck operations for entire site to be reviewed at time of submittal of improvement plans for rear lease space. At such time, modifications shall be made to the loigFea- s�riciagr}ta F�ds�do -the s©�h -- driveway to preclude obstruction of traffic along McDowell Blvd. All proposed improvements shall be subject to staff review and approval, with installation to occur prior to occupancy of the rear portion of the building. III. CITY OF PETALUMA, TRANSIT ROUTE AMENDMENT Or /jkt). 1.; Consideration of changes to Petaluma Transit System bus routes. The public hearing was opened. SPEAKERS: The staff report was presented by Jane Thomson. Jim Ryan - Transit Program Coordinator - Presented an overview of the current Petaluma Transit System and the proposed. changes. Commissioner Bennett - Would like to see the transit system designed to encourage more commercial (not just residential) use. Commissioner Parkerson - Concern with idleing buses (fumes, noise). Jim Ryan - Buses are shut -down if parked for more than 3 minutes. Commissioner Parkerson Will these changes cut down on routes at night? Geoff Straw - Project Manager for CTS - bus routes will terminate at 6:30 PM versus 7:30 PM with - existing routes. ' Commissioner Tarr - When will' transit building be built? Jim Ryan - Transit building could cost about $2 Million, no projected date by Council as yet. The public hearing was closed.. A motion was made by Commissioner Tarr and seconded by Commissioner Bennett to recommend to the City Council approval of the following proposed Transit Route changes: COMMISSIONER NELSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent COMMISSIONER PARKERSON: Yes CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Transit Route: 1. Moving the main transfer point for all Petaluma Transit Routes from 4th and C Streets to the Library at Washington Street and Fairgrounds Drive. 2. Splitting the current 60- minute Ely Boulevard route into two smaller 30- minute routes (all four eastside routes would be 30- minute loops; both westside routes would be 60- minute loops). 3. Diverting Bus Route #2_ (Cherry Valley) service to the west side of Petaluma only, requiring transfer to bus routes #3 (South McDowell), #5 (North Ely), and #6 16 1°;✓�°!s?t3fA+s,:.�l.�T,;?.?::. Go-, 2s" R,.. �' s^ �:°! 8'"_`". s' Z: A? asT. 7u T B 3 ".- 43.,., �.'* �.:; h.. �3 fr :�..;:;t'� . > »_swiwt,r_ i+ �...:..s_ :_... ._�ii.ix ?�...- �,e�r..�. i ... .i�r'_' xw.. .r.'GtR.ac' r - �.. _r .n�}�r _y,: .._ ...�. ... 50 City of Petaluma Planning Commission Minutes 12/10/91 (South Ely), for travel on east side of Petaluma only (this helps devote some of the current weekday service to. Saturday service in order to bolster Saturday ridership). This new proposal would put all six Petaluma Transit routes on one -hour memory headways at -any given bus stop, and would require no "tripper" runs to the High Schools /Junior High Schools. IV. PARENT SORENSON FUNERAL HOME, 850 KEOKUK STREET, AP NO. 006- 031-09, FILE NO. CUP91034(hg). 1. Consideration of Negative Declaration. 2. Consideration of conditional use permit to allow the addition of a second floor two bedroom apartment. The public hearing was opened. _SPEAKERS: The staff report was presented by Hans Grunt. Susan. Porcaro - 43 Liberty Lane - Presented letter expressing concerns with project; where will dumpster be moved? Will old trees be removed? Where will funeral home cars be cleaned? Dick Lieb Architect - Described project; large oak in southeast corner will not be removed; new trees will be planted to further screen building; apartment is to provide low - cost housing for a funeral home employee. Commissioner Parkerson - Unit should be moved further away from oak tree. Jim Smith 850 Keokuk (Parent Sorenson owner) - with the limousines in the garage, there will be7 less noise (vacuuming; etc.). Bonnie Nelson - Concerns regarding traffic and parking. The public hearing was closed. A motion was made by Commissioner Thompson and seconded by Commissioner Parkerson to approve a mitigated negative declaration based on the findings listed below: COMMISSIONER NELSON` Yes COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent COMMISSIONER PARKERSON: Yes CHAIRMAN'LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Fin dings 1. On: the basis of the initial study and any comments received there is no substantial evidence that the proposed project with the mitigation listed' per. condition #4 will have a significant: impact on the environment. Department of Fish and Game De Minimis Impact 2. An initial study has been conducted by this lead agency, which has evaluated the potential for this project to cause an effect -- either individually or cumulatively - -on 1 17 City of Petaluma Planning Commission Minutes 12/10/91 51 wildlife resources. For this purpose, wildlife is defined as "all wild animals, birds, plants, fish, amphibians, and related ecological communities including the habitat upon which the wildlife depends for its continued viability ". 3. There is no evidence that the proposed project would have any potential for adverse effect on wildlife resources. A motion was made by Commissioner Thompson and seconded by Commissioner Parkersoh to approve a Conditional Use Permit for the development of a second floor apartment in connection with construction of office and garage facilities for he Parent - Sorensen Funeral Home at 850 Keokuk Street based on findings and subject to the following amended conditions: COMMISSIONER NELSON: Yes CQ COMMISSIONER BENNETT: Yes (V) COMMISSIONER RAHMAN: Absent COMMISSIONER PARKERSON: Yes' CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Findings 1. The proposed second floor apartment, as conditioned, will conform to the requirements and intent of the Petaluma Zoning Ordinance in that the project has adequately addressed all. applicable section of the ordinance pertinent to the issuance of a use permit within the C -H zone. 2. The proposed second floor apartment will conform to the requirements and intent, goals, and policies of the Petaluma General Plan - in that the project,. as conditioned, is an allowable development within Public and Institutional land designations. 3. The proposed second floor apartment, as conditioned, will not constitute a nuisance or be detrimental to the public welfare of the community. Conditions 1. All requirements of the Fire Marshal shall be met, including: a. 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. b. Provide one fire extinguisher 2A rated ABC dry chemical type for each 3,000 square feet of floor space. C., Post address at or near main entry door - minimum two inch letters. d: No extension cords. All equipment and appliances shall be direct plug -in. e Provide metal or flame retardant plastic waste cans. IM 52 City of Petaluma Planning Commission Minutes 12/10/91 f. All roof covering materials applied as exterior wall covering shall have a fire rating of class "B ", treated in accordance with UBC Standard 32.7, as per Ordinance 1744 of the City of Petaluma. g. It is recommended that a heat activated fire alarm system be installed throughout the building. 2. All requirements of the Chief Building Inspector shall be complied with, including: a. Certify pad elevation before building slab on grade is poured. b. Soils with expansion index grater than 20 requires special design foundation per Uniform Building Code 2904 (b). C. Mixed occupancy separation as described in Chapter 5 of the 1988 UBC must be followed. d. Show site drainage and grading topography. e. Indicate all utilities on site plan. f. Responsible party to sign plans. g. Submit soils report to verify foundation design. 3. All requirements of the City Engineer shall be complied with, including: a. Handicap ramps shall be installed at the corners of Magnolia and Keokuk and Magnolia and Liberty. b. Additional lands shall be dedicated to the City for the right -of -way of Magnolia Avenue. Lands to be dedicated include the'area up to behind the back of walk along Magnolia Avenue. Recordation of such action shall be completed prior to occupancy. 4. The proposed structure shall be subject to all requirements of SPARC, including: a. A landscape plan shall be submitted for SPARC review and approval that clearly locates and identifies (botanical and common names) all existing trees within or immediately surrounding the project area,. those trees to be preserved, those proposed for removal and a proposed replanting plan. All trees with a 2" diameter base or greater shall be indicated on the landscape plan. b. A - ©verhefd- c�ef /foo4 -- shall -- be-- ineoFpof�atedThe feasibility of adding an overhead cover /roof above the stairs leading to the second floor shall be explored C. The space beneath the staircase leading to the second floor be enclosed in order to provide area for additional storage if floor plans do not include` adequate storage space. d. The unscreened trash dumpster referred to under Architecture above shall be screened behind a trash enclosure, subject to SPARC review and 19 ^+ �. t* k«+ rmnsi. rra.* asnn, m;.... o.:,.>...,. R.-.+.....,. ...... .. y.. .:..,....,.,..<...,::....-..............-...-..,._.... ......,..._•___..___..._._._._. .._ .. _ ....,...._ City of Petaluma Planning Commission Minutes 12/10/91 53 approval. The location and design of the trash enclosure shall be submitted at time of SPARC review of the proposed building. e. Possible need for additional screening between existing Liberty Meadows townhomes and new construction shall be explored. f. ; If necessary, the unit shall be relocated to avoid injuring the existing oak tree in the southeast comer of the site. - ADMINISTRATIVE MATTERS V. APPEAL OF ADMINISTRATIVE DECISION, DODIE COOPER, 46 GRAYLAWN co AVENUE, AP NO. 006-431-02 (pt). co 1.! Consideration of appeal of administrative decision on denial of a building permit to reconstruct non - conforming building (residential unit). SPEAKERS: i Pamela Tuft presented the staff report. Ron Andrews - Applicant's contractor - Presented package describing work and reasons why building, was demolished. Bonnie Nelson - If these units are to be represented as low- income housing, I am offended, they appear to be in such poor condition to be uninhabitable. Commissioner Parkerson Staff s proposal would benefit the City. Commissioner Nelson - Are all units rentals? (Answer: Yes). Dottie Cooper - 322 Post Street (property owner) purchased 8 units about 12 years ago; not willing to give up any of the units; was not trying to do anything, illegal ; - will change one "illegal" ,unit (now 2 units) into one unit in exchange'for being allowed to finish this unit. Ron Andrews - Since Title 24 Energy Calculations and window and, roof framing specifications were required, it seem obvious that the City knew the extent of the rebuilding. Pamela Tuft - Cannot respond to any Energy Calculation requirements, was not aware that the City; had required them for the entire building, no Building Division representative here to clarify. A motion was made by Commissioner Parkerson and seconded by Commissioner Thompson to uphold the appeal based on the findings and subject to the amended conditions listed below: COMMISSIONER NELSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent COMMISSIONER PARKERSON: Yes CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Findings 1. That the upholding of the appeal, through the constitute a grant of special privilege to the owner. 20 conditions . of approval, does not r.+cY.a"ctT.inrtT£PL^' �•:: 3: n" OPr* mr..°± 3'! A'.• dS+» S* Jt3' 4%! �° 6SPSRRraxlZ •••+••••••1•••••""'�I :. ^. °FR ..?F:�?Sf... ... :...t_ fn ei.7�".i...i!:�F.S^'S^' -7 T :':ii$n'lE ?? +a........ . x... }o-...1H= ii`,3... r.sS1 �.rn�IZ:i.,�3 =_ ,a..13?... ".Sr�,...,.i..rt ;a"':�z ^.` 54 City of Petaluma Planning Commission Minutes 12/10/91 2. That the conditions of approval will insure that the degree of nonconformity will improve (per Section 25 -502 - non - conforming dwelling group without benefit of conditional use permit). Conditions 1. Prior to reinstatement of permit #91002610, owner shall submit full ap lication for -p Feel-map = rid a conditional use permit (2 1 dwelling groups�,a&- A*e4l - -as sep�Fting- e� }den£e�o-r- ��a�ra�ee�as�ee dell. 2. Prior to final inspection of and issuance of a certificate of compliance for the reconstructed unit, one Of the two illegal non- conforming uses shall be eliminated (demolished), subject to staff review and approval. Permits for demolition shall be obtained prior to demolition work. 3. Prior to reinstatement. of permit x#91002610, owner shall submit written concurrence with the conditions as set forth herein. ADJOURNMENT 11 :15 PM. min1210 / pcmin5 21