HomeMy WebLinkAboutMinutes 06/05/1990124
,MINUTES
PLANNING COMMISSION
SPECIAL MEETING June 5, 1990
CITY COUNCIL CHAMBERS 7:00 P.M.
CITY'HAI -I- PETALUMA, CA
ROLL CALL:
COMMISSIONERS: Balshaw, Bennett *, Doyle, Libarle, Parkerson, Read, Tarr
STAFF: Pamela Tuft, Principal Planner
Teryl Phillips, Assistant Planner
* Chairman
APPROVAL OF MINUTES OF May 22, 1990 will be held at regular meeting of June 12,
1990.
PUBLIC COMMENT: (15 minutes maximum). None.
DIRECTOR'S REPORT: None..
COMMISSIONER'S REPORT: None.
CORRESPONDENCE:. Response to staff report by Cherry Lane Associates regarding
Morningside Subdivision,
APPEAL STATEMENT was read.
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OLD BUSINESS
I. CHERRY LANE /DELCO, MORNINGSIDE SUBDIVISION ELY BLVD. NORTH
AT ACADIA DRIVE, AP NO. 136- 120 45, FILE NO.'S 3.408, 6.979(tp).
1. Continued consideration of amendment to Development Agreement.
2. Continued consideration of' rezone to PUD (Planned Unit District).
3. Continued consideration of PUD Unit Development Plan.
4. Continued consideration of Tentative Subdivision Map for 183 unit single -
family subdivision.
Co
M (Public hearing was closed May 21, 1990)
DISCUSSION:
V Commissioner Tarr - question on parking adequacy for attached units.
Doyle Heaton - Cherry lane Associates; described newly designed project; revisions to
date, trying to work with Parks and Recreation Commission; patio homes
parking.
Commissioner Balshaw - Perpendicular parking against Urban Separator.
Commissioner Parkerson - Quantity of side loaded houses; landscape scheme on Rainier
Drive within Cader Farms and transition from one project to another;
alternate to provide side loading garages.
Commissioner Read - Is this best shot (10% unit : Plan 2; Lots 71 -76 backing back onto
park).
Discussion on lots adjacent to park; rocess options. What is a 10% different house?
Adequacy,of arking for patio homes ( - rollup doors, prohibit conversion, provide
guest parking Quality of projects within Corona /Ely. area (precedent setting); transition
from one development to another (policy 23 and Program 22); parking conflict between
Junior College and neighborhood.
A motion was made by Commissioner Doyle and seconded by Commissioner Libarle to
recommend to the City Council the adoption of an environmental determination that
project specific impacts anticipated through the preparation and certification of the
Corona /Ely Specific Plan Environmental Impact Report have been adequately identified.
and mitigated through the adoption of specific conditions of approval applicable to this
project.
COMMISSIONER BALSHAW:Yes
COMMISSIONER READ: Yes
COMMISSIONER PARKERSON: Yes
COMMISSIONER DOYLE- Yes
CHAIRMAN BENNETT:Yes
COMMISSIONER "LIBARLE :Yes
COMMISSIONER TARR :Yes
A motion was made by Commissioner Doyle and seconded by Commissioner Libarle to
recommend to the City Council approval of the proposed 'Development Agreement
Amendment to provide or the amended items listed below:
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COMMISSIONER BALSHAW :Yes
COMMISSIONER READ: Yes
COMMISSIONER PARKERSON: Yes
COMMISSIONER DOYLE: Yes
CHAIRMAN `BENNETT:Yes
COMMISSIONER LIBARLE :Yes
COMMISSIONER TARRYes
1. Inclusion of all conditions of approval pertaining to the PUD Unit Development
Plan and Tentative Map approvals.
2. Adjustment of the number of allotments set forth on the development. schedule
(page 11) to more accurately reflect present development potential of 199 °units (183
plus 16 low and moderate). This item to be deferred to City Council
3. Adjustment of the development schedule to reflect timing of the proposed three -
unit phasing schedule.
4. Deletion
of of sentence on page 12 which reads, "In any year in which the total number
City allotment requests is less than the. number of available discretionary
allotments, .Developer may apply for additional allotments through the standard
allotment application procedure.
A motion was made by Commissioner ;Parkerson and second_ ed by Commissioner Read to
.recommend to the City Council: approval of the proposed rezoning from PCD to PUD
based on the findings listed below:
COMMISSIONER BALSHAW:Yes
COMMISSIONER READ: Yes
COM'1VIISSIONER PARKERSON: Yes
COMMISSIONER DOYLE: Yes
CHAIRMAN BEINNETT :Yes
COMMISSIONER LIBARLE:Yes
COMMISSIONER TARR :Yes
Findings
1. That 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 or combination of zoning districts.
2. That the plan for the .proposed development, as conditioned, presents a unified and
organized arrangement of buildings -and service facilities which are appropriate in
relation to adjacent and nearby properties and associated. proposed proj e cts and
-that adequate landscaping and /or screening is •included if necessary to I insure
compatibility.
3. That the natural and; scenic qualities of the site will be protected through the
implementation of tree preservation conditions of approval,, and that adequate
available public and private spaces area designated .on the Unit. Development Plan.
4. That the development of the subject property, in the manner proposed by the
applicant and conditioned by'the City will not be detrimental to the. public welfare,
will be in the best interests of the City and will be in keeping with the general intent
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and spirit of the zoning regulations of the City of Petaluma and with the Petaluma
General Plan.
5. That the PUD ' District is proposed on property which has a suitable relationship to
one or more thoroughfares (Sonoma Mountain Parkway) to carry any additional
traffic generated by the development.
A motion was made by Commissioner Doyle and seconded by Commissioner Libarle to
recommend to the City Council approval of the Planned Unit Development Plan based on
findings set forthwith the rezoning action.and subject to amended conditions listed below:
COMMISSIONER BA.LSHAW: Yes
CD COMMISSIONER READ: No (lots adjacent to park should be eliminated)
(J) COMMISSIONER PARKERSON: No (lots adjacent to park should be eliminated)
0 COMMISSIONER DOYLE: Yes
CHAIRMAN BENNETT: Yes
COMMISSIONER LIBARLE: Yes
COMMISSIONER TARR: No (lots adjacent to park should be eliminated, lack of parking
for private driveways)
PUD Conditions:
1. Plans submitted at time of application for SPARC review shall reflect the following
amendments:
a. Widening of cul-de-sac streets in the Urban .Diversified portion of the site to
accommodate parking lanes or addition of head-in parking pockets.
b. Widening of Streets E & F, and redesign of cul-de-sac bulbs to include
parking islands as requited by Tentative Map conditions.
C. Redesign of the Common private street serving lots 96 through 107 to prevent
usage by throu&h-traffic as a shortcut.
d. Redesign of driveways for lots 83 and 84, 89 and 90 to better define them as
two-car spaces.
e. Redesign or elimination of the common area adjacent to lots 138, 148, 149
and 163 to better promote residential security.
f. Lots directly
abutting park site to be redesigned to provide a buffer.
g. Redesign of all subdivision fencing to incorporate a more cohesive and
decorative residential theme.
h. Information on the proposed grading plan relative to street and pad
levations on the ' neighboring Cader Farms project to ensure appropriate
interface..
L Rec'onfiguration of Lots 91 through 93 to avoid rear yard fencing along Rainier
Circle.
2. The proposed project architecture shall be modified prior, to SPARC review to
develop a more unique and identifiable exterior appearance, created through
further variation in materials, setbacks, and/or building form. Revised elevations
and' site plan shall be subject to final approval by the Planning Commission. Plans
shall-include provisions for the required 10% architecturally d1ferent unit.
3. Pro ct CC&R's shall be subject to staff review and approval prior to Final Map and
sirX include a reference to PUD Development Standards for governing the
following:
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a. Maximum lot coverage, minimum setbacks height and design criteria for
principal dwellings and aecesso uses and structures, including fences.
b. Identification of options and7or restrictions applicable to homeowners
relative to the construction of building additions, permitted detached
accessory structures or other improvements (i.e., decks, patios, spas, pools,
etc.):
C. Garage conversions shall be prohibited for attached dwelling units.
Provisions for replacement of off-street covered parking for detached units
shall be required'.
d. Accessory , dwellings shall be permitted subject to applicable regulations
contained in the Petaluma Zoning Ordinance.
4. All aspects of the proposed development plan are subject to review by the Site Plan
and Architectural Review Committee:.prior to application for Final Map including
but not limited to: architecture; public and private landscaping, hardscape surface
treatments, irrigation and fencing. Particular emphasis shall be placed on SPARC
review of'the following:
a. Unit architecture for the designated 10% units as well as for compliance of
all units with the intent of General Plan and Corona /Ely Specific Plan
provisions for. diversity.
b. Landscape plans for appropriate design linkage with. different sections of the
development; building architecture and fencing; appropriate water, soil and
space conditions.
C. Perimeter wall, Urban Separator, and interior fencing design.
d.. Subdivision entry treatment..
e. Appropriate redesign of areas specified under Condition 1.
L Appropriate design of perpendicular parking and landscape treatment within
the Urban Separator; incorporation; and recommendations of 'the Recreation
and Parks Commission..
5. Street names. shall be subject to approval of the Petaluma Street Naming
Committee prior to Final Map.
6. The following. requirements of the Chief 'Building Inspector shall be met prior to
issuance of building permits:
a.' One -hour wall without openings required at property lines.
b. '-Building overhangs may not cross property lines.
7. The following requirements of the Fire Marshal shall be_ met prior to issuance of
development permits:
a. Fire . hydrants shall be located a& required by the Fire Marshal's office and as
marked on the plans forwarded fo MacKay & Somps:
16 hydrants are required: 13 with,single 2 -1/2" and 4 -1/2" outlets
3 with double 2 -1/2" and 4 -1 /2" outlets
b. All' groups of attached tollhouses with 8,000 or more square feet total
combined floor area shall be protected by an approved automatic fire
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extinguishing system in accordance with Section 10.308(a) of the Uniform
Fire Code (see attached).
C. All attached tollhouses with a grouping of 3 or more units shall be equipped
with approved heat activated fire alarm systems.
d. Required fire flow for project is 3,500 gallons from any two hydrants at PSI
residual pressure.
e. All roof covering material shall a class "B" rating or better, treated in
accordance with the Uniform Fire Code Standard 32.7.
8. School buildings and parking shall not be located within the Urban Separator (per
the Corona /Ely Specific Plan). School structures may be placed within the Urban
Separator, for a temporary period of time, while construction on the permanent site
occurs, subject to City Council authorization. Placement of temporary structures
shall not - preclude development of a continuous pathway along the urban separator.
9. Proposed treatment along the Urban Separator shall include the following subject to
review and approval by the Recreation and Parks Commission prior to Final Map:
Specific reauirements (to be performed by developers):
a. Transition zone (interface) with similar treatment (parking, fencing,
landscaping, walking /bike path) as Wiseman Linear Park.
b. Grading (1 -1/2 2 %) to City specs (see N.A.) to accommodate playing
fields.
C. Utilities /sewer should be brought across road /parking area to U.S. property
line and stubbed.
d. Parking along Street F, design subject to SPARC approval.
10. The following Parks and Recreation Commission requirements on the park site
development, shall be followed:
a. No placement of extensive fill on park site, generally flat or gently consistent
grading shall be provided.
b. Turf and irrigation shall be provided within the park site, subject to - City staff
review and approval.
C. A sewer stub -out shall be provided to the park site, location subject to City
staff review and approval.
A motion was made by Commissioner Libarle and seconded by Commissioner Doyle to
recommend to the City Council approval of the Tentative Map based on the findings and
subject to the conditions listed below:
COMMISSIONER BALSHAW: Yes
COMMISSIONER READ: No (would like lots adjacent to park eliminated)
COMMISSIONER PARKERSON: No (lots adjacent to park should be eliminated)
COMMISSIONER DOYLE: Yes
CHAIRMAN BENNETT: Yes
COMMISSIONER LIBARLE: Yes
COMMISSIONER TARR: No (lots adjacent to park should be eliminated)
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Tentative Map .Findings:
1. The proposed subdivision, as conditionally approved, together with provisions for its
design and improvement, is consistent with the General Plan and Corona /Ely
Specific Plan - objectives, policies, general land uses and programs.
2. The site is physically suitable for the type and density of development proposed, as
conditionally approved.
3. The - design of the subdivision and the proposed improvements therefore, as
conditionally approved will not cause substantial environmental damage, and no
substantial or avoidable injury will occur to fish and /'or wildlife or their habitat.,
4. The design of the Subdivision. and the type of improvements ,proposed will not
conflict with easement, acquired by the public at large, for access through or use of
property within the proposed subdivision.
S. The .design of the Subdivision and the type of improvements proposed will not
conflict with easements, acquired by the public at large, for access through or use of
property within the proposed subdivision.
6. The discharge of waste from the proposed subdivision into the existing community
sewer system will not. result in violation of the. existing requirements prescribed by
the.Regional Water Quality Control Board.
Tentative Map Conditions
1. The subdivider shall comply with the following requirements of the City Engineer:
a. The developer shall comply with the Petaluma Municipal Code Section
20.36.010 and 20.36.020 which require the developer to pay storm drainage
impact fees (as calculated in Chapter 17.30) on construction in all sections of
the City of Petaluma.
b. The Wilmington Sewer Pump Station is at capacity during wet weather
conditions.
The proposed five year capital improvement program includes provisions for..
expansion of. the Wilmington_ Pump Station to handle proposed development
as well as improvements to better :serve existing development. This
development shall pay a pro -rata share. of the costs of these improvements.
C. This development may be dependent upon utility improvements to be
installed by adjacent developments. Appropriate calculations shall be
submitted to verify their adequacy. If off -site improvements are required, as
determined by the City Engineer, they shall be installed concurrent with
these improvements.
d. All street lights used 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.
e. _The unit phasing shown on the Tentative Map does not indicate phasing of
the streets and utility improvements. Therefore, all :streets: and utilities
shown within this development shall -be constructed with the ;first phase. It is
recommended this first final map dedicate all these improvements and all
future lot areas be labeled as remainder.
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f. Signing and striping shall conform to City Standards.
9- The cul-de-sac areas shall be enlar&dd and contained within the public right-
of-way to accommodate island parking.
h.. The following street sections (face 'of curb to face of curb) shall be widened
within the right -of -ways proposed by this development.
a) Street "F' widened to 32 feet, adjacent to Lois 52 through 70, with the
sidewalks meandering into a 10 feet public, access easement as
required.
b) Street ."E" widened to 36 feet, adjacent to Lots 59 and 20 through 36,
with the sidewalks meandering into a 10 foot public access easement
as required.
0) 2., The subdivider shall comply with requirements of the public utility agencies and the
0 ' City Department ofPublic Works, prior to Final Map approval.
3. Dedication of park site, school site, and urban separator shall be completed in
C) conjunction and concurrently with the approval of the Unit 1, Phase 1 Final Map.
4. :All landscaping and, irrigation systems within the public right-of-way, street tree
planting strips and landscape islands shall be maintained through an Assessment
District, subject to approval of the City Council concurrently with the approval of
the Final Map. Landscaping and irrigation systems within the public right-of-way
shall be designed to standards acceptable to the City of ,Petaluma. Cost of
formation of the required Assessment District shall. be borne by the project
proponent. Street lighting operations and maintenance shall be incorporated into
the Landscape/Lightmg Assessment District, subject to staff determination prior to
Final Map approval.
5. The. Tentative Map shall be amended prior to submittal for Final Map review and
-approval to reflect all applicable modifications required under the PUD Conditions
of Approval. Said map amendment shall meet specifications of the City Engineer
and Community Development Director and shall also incorporate any SPARC
- conditions of approval pertinent to the map.
6. This development shall be subject to all appropriate development fees, and on and
off -site improvements as set forth within the adopted Development Agreement or
any subsequent amendment thereto.
CONTINUED PUBLIC HEARING:
II. RIVER OAKS, BETWEEN PETALUMA BOULEVARD NORTH. AND HIGHWAY
1 AP NO.' S 007-391-09, 007-401-10, 48-080-13, 48-190-09, FILE NO. 3.391, 8.113,
11.878(pt).
1. Consideration of Draft Environmental Impact Report (public hearing has
been closed).
'2. Continued consideration of proposed General Plan Amendments (land use
- designation and circulation exhibit).
3. Continued consideration of proposed Rezoning/Prezoning.
4. Continued consideration of proposed PCD Master Plan Program.
.5. Continued consideration of application for Annexation (portion of site).
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This item was continued to a Special Planning Commission Meeting of June 19, 1990.
III. DISCUSSION ITEMS.
1. 1990 -91 Manager Recommended Budget.
2.. R. eferred from City Council:
a. -Tree protection.
b. Institute an annual General Plan implementation progress report.
c. Improve back- on.development treatment on arterials.
d. Strengthen ordinances to preserve ridgelines.
e. Establish zoning for . manufactured housing /mobile - home
development.
These items were not discussed and will reappear on the. next agenda.
ADJOURNMENT: 8:30 PM
min0605 /pcom6
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