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HomeMy WebLinkAboutMinutes 06/26/1990157 PLANNING COMMISSION MINUTES 0 U REGULAR MEETING June 26, 1990 CITY COUNCIL CHAMBERS 7:00 P.M. CITY HALL PETALUMA, CA The Planning Commission encourages applicants or their representatives to be available at the meeting to answer questions so that no ,agenda item need be deferred to a later date due to a lack of pertinent information. COMMISSIONERS: Balshaw, Bennett *, Doyle, Libarle, Parkerson, Read, Tarr STAFF: Warren Salmons, Planning Director Pamela Tuft, Principal Planner Gary Broad, Associate Planner Teryl Phillips, Assistant Planner * Chairman APPROVAL OF MINUTES OF May 22 (corrected), June 5, June 12, and June 19, 1990 - All minutes were approved as printed. PUBLIC COMMENT: None. DIRECTOR'S REPORT: None, COMMISSIONER'S REPORT: Letter regarding GSL was distributed by Commissioner Balshaw and read at the request of Mayor Hilligoss. Commissioner Read distributed outline of ideas regarding 10% units. CORRESPONDENCE: Memo from staff regarding G1enBrook; Letter regarding GSL. APPEAL STATEMENT: Was read. 1 158 OLD BUSINESS I. SCOTT ARCHITECTURAL GRAPHICS, G.S.L., 2199 SOUTH MC DOWELL EXTENSION, AP NO. 005-090-78, FILE NO.2.3940c). 1. Continued consideration of variance to allow a second free- standing sign. (Chairman Bennett abstained due to a possible financial conflict - Chair passed to Commissioner Doyle). This public hearing was closed at the Planning Commission Meeting of June 12, 1990. Commission Discussion: Commissioner Libarle Questions regarding square footage of allowable signs. Commissioner Balshaw Understands need for Zoning Ordinance - but reasonableness should be considered; two separate entrances. and corner location should warrant another sign; variance should de granted. Commissioner Parkerson Design issue, not variance issue; original sign should be redesigned. Commissioner. Tarr Can make findings .for a variance. Commissioner 'Balshaw Can Commissioner Parkerson suggest a sign design identifying two businesses at once? Commissioner. Parkerson Sign could.be designed to identify both uses. Warren Salmons Use of directional signs heie is appropriate. Commissioner Read' Does not object to a second sign - objects to precedence of granting variance. A motion was made by Commissioner Tarr and seconded by Commissioner- Libarle to approve the.,requested variance based on the five.findings listed below: COMMISSIONER BALSHAW: Yes COMMISSIONER READ: No COMMISSIONER PARKERSON: No COMMISSIONER DOYLE: Yes CHAIRMAN BENNETT: Abstain COMMISSIONER LIBARLE: Yes COMMISSIONER TARR: Yes Fin —dines 1. This site is an unusually large parcel. 2. This building contains two separate entrances. 3. This parcel is located on a corner. 4. The granting of a sign variance will not afford this business a special privilege not afforded other businesses with like or similar layout. 5. The granting of this variance will not result in detriment to any 'neighboring business /building. 7 y F �'n k Y w? s ' i OLD, BUSINESS CONTINUED PUBLIC HEARINGS e • • II. MCBAIL COMPANY, GLENBROOK, SONOMA MOUNTAIN PARKWAY, NORTH OF CAPRI CREEK, AP NO. 137-060-19, FILE NO.'S 6.951, 3.397(tp). The public hearing was continued. SPEAKERS: 1. Continued consideration of EIQ. 2. Continued consideration of amendment to Development Agreement. 3. Continued consideration of request to rezone from PCD (Planned Community District) to PUD (Planned Unit District). 4. Continued consideration of PUD unit development plan. 5. Continued consideration of tentative subdivision map to create 83 detached single- family dwelling lots on 19.87 acres. Alan Tilton - City Traffic Engineer - Described openings on Sonoma Mountain Parkway; parking in, subdivision for Jr. College will be minimized. Warren Salmons - Gatti Nursery property is across the street from this property - no development plans yet. Mike Gallagher - McBail Company - described project, recent changes; does not want to revegetate, south side of Capri Creek; answered questions. Commissioner Balshaw Can more single -story units be built backing onto Sonoma Mountain' Parkway to keep two-story "barrier" effect low. Commissioner Tarr - Asked Mike Gallagher for comments regarding garage setbacks, different arage door designs. Commissioner Balshaw - Would like to see different garage door only one parking space in street; parking on street will be a problem. Warren Salmons - Justified why creekbed on south side of creek should be improved - under new General Plan, grading should be redone.. Commissioner Tarr - Can driveway curb cuts be reduced in some cases? Alan. Tilton - City Traffic Engineer - 16' driveway curb cut minimum recommended; recommends specific site review; staggered pattern on both sides of street; adjoining driveways; should be considered. Jon Anderson - McKay and Somps - Applicant's Engineer - 50 -60' of creek was graded on Morningstar property - Fish and Game wants to leave existing slope on south side of creek at 6 to 1. Commissioner Balshaw - Does not feel regrading should be done. Warren Salmons - Explained importance of slope to natural habitat /shading, etc.; will still allow Water Agency access /maintenance. Commissioner Parkerson - Developer should do regrading work. Pamela Tuft - Described what City wants regarding creek slope grading. Commissioners Tarr, Parkerson. Doyle and Bennett - Lot 6 should be eliminated or SP to to gain the 100' setback. r Parkerson - 10% house should not be approved tonight - should be seen - Why should we have to review 10% houses prior to The public hearing was closed. 159 1 3 E A motion was made by Commissioner Parkerson And -seconded by Commissioner Libarle to recommend to the City Council adoption of an environmental determination that pro ect specific impacts anticipated through the preparation and certification of. the Corona Ely Specific Pl Environmental Impact Report have been adequately identified and mitigated through the adoption of specific conditions of approval applicable to the proposed .G1enBrook project. COMMISSIONER BALSHAW: Yes COMMISSIONER READ: Yes COMMISSIONER.TARKERSON: Yes COMMISSIONER DOYLE: Yes CHAIRMAN BENNE`IT: Yes COMMISSIONER LIBARLE: Yes COMMISSIONER TARR: Yes A motion was made by Commissioner Tarr and seconded by Commissioner Read to recommend to. the City Council approval of the proposed Development Agreement Amendment providing for the four items noted below: COMMISSIONER BALSHAW: Yes COMMISSIONER READ: Yes COMMISSIONER PARKERSON: Yes COMMISSIONER DOYLE Yes CHAIRMAN BENNETT: Yes COMMISSIONER LIBARLE: Yes COMMISSIONER TARR: Yes 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 12) to more accurately reflect present development potential of 83 units 3. Adjustment of the development schedule to reflect timing of the proposed two -unit phasing schedule. 4. Deletion of sentence on page 12 Which reads "In any year in which the total number of City -wide 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 Read and seconded by Commissioner Parkerson to recommend to the City Council approval of the proposed rezoning from PCD to PUD based on the following findings: COMMISSIONER BALSHAW Yes COMMISSIONER READ: Yes COMMISSIONER PARKERSON: Yes COMMISSIONERDOYLE: Yes CHAIRMAN BENNETT-. Yes COMMISSIONER :LIBARLE: Yes COMMISSIONER TARR: Yes 4 N Finings 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 projects and that adequate landscaping and /or screening is included if necessary to insure compatibility. 1 ' 00 3. That the natural and scenic qualities of the site will be protected through the 07 implementation of tree preserrv conditions of approval, and that adequate available public and private spaces are designated on the Unit Development Plan. - C) 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, wi'l be in th be st interests'of the City and Will be in keeping with the general intent and, spirit of the zoning regulations of the City of Petaluma and with the Petaluma General Plan. ! 5. That the PUD District is proposed on property which has a suitable relationship to one or more thoroughfares ( Sonoma Mountain Parkway, Maria Drive) 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 proposed GlenBrook Planned Unit Development Plan based on findings set forth within the rezoning action and subject to the amended conditions listed below: � COMMISSIONER BALSHAW: Yes COMMISSIONER READ: Yes COMMISSIONER PARKERSON: Yes COMMISSIONER DOYLE: Yes CHAIRMAN BENNETT: Yes COMMISSIONER LIBARL.E: Yes COMMISSIONER TARR: Yes PUD Conditions 1. Plans submitted at time of application for SPARC review shall reflect the following amendments: a. Redesign of the Marley Park cul -de -sac bulb to include a landscaped parking island. b. Adjustment of lot lines for Lots 6, 7, 16, and 83 to eliminate encroachment into the designated Open Space area adjacent to Capri Creek. Any necessary redesign of the public street to maintain a minimum 70 foot setback from creek centerline shall also be incorporated. i 1�1 5 162 C. Adjustment of common. property lines between Lots 36 and 37, 80 and 81 to improve usability of private yard areas. d. Adjustment of rear setbacks along Sonoma Mountain Parkway to conform with Corona /Ely Specific. Plan, minimum :setback standards. Single -story units shall be relocted to lots 75 through 83 adjacent to Sonoma Mountain Parkway. e. Modification of proposed setback standards to reflect a 10 :foot minimum front setback for purposes of achieving diversity. f. Modification of the landscape plan to address Department of 'Fish & Game and staff concerns relative to planting. size and density. g. Detail provided of landscaping /fencing along Maria Drive to address General and Specific Plan provisions for neighborhood entryways. An attractive streetscape shall be created consistent with the treatment proposed by the adjacent Sonoma Gateway subdivision. h. Unified landscape plan submitted for property within both the Sonoma Gateway and the Glen Brook PG &E 40 foot wide utility easement. Each project shall be responsible for provision of initial landscaping within its portion of this easement.. i. Landscaping within the Sunrise Parkway median designed to be compatible with adjacent subdivision landscaping and to be visually attractive (Maintenance of the median island shall be through a landscape, assessment district). 2. Ownership of the property within the 40 .foot wide PG &E easement (Glen Brook Lot `B) shall be transferred from Glen Brook to Sonoma Gateway. Ownership of parcels H and .I and Lot 'B shall then be retained by the Sonoma: Gateway subdivision. Maintenance of these parcels shall be the responsibility of the Sonoma Gateway homeowners through a landscape. assessment district. 3. 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 for the 10% units shall be subject to approval by the Planning Commission prior to SPARC review. 4. Project CC &R's shall be subject to staff review and approval prior 'to Final Map and shall :include a reference to PUD Development. Standards for governing the following: a. Maximum lot coverage minimum setbacks height and design criteria for principal dwellings and accessIo uses and structures, including fences. b. Identification o£ options and /or restrictions applicable to homeowners relative to the construction of building additions, permitted detached accessory structures or other improvements (La., decks, patios, spas, pools, etc.). C. Garage conversions shall be permitted. However, provisions for replacement of off- street covered parking shall be required. 2 Al 1 d. Accessory dwellings shall be permitted subject to applicable regulations contained in the Petaluma Zoning Ordinance. 5. 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 CD provisions for diversity. Garage doors to be of var.)dng design, materials, etc. M b. Landscape plans for appropriate design linkage with different sections of the 0 development; building architecture and fencing; appropriate water, soil and space conditions. U C. Perimeter wall, creekside, and interior fencing design. Q U. oubdiv Sion entry treatment at both Maria Drive and Sonoma Mountain Parkway. e. Appropriate redesign of areas specified under Condition 1. 6. All landscaping and irrigation systems within the public right -of -way, in creekside public areas, street tree planting strips and landscape median/islands as well as hydrologic maintenance of the creek shall be maintained by an Assessment District through contract services, subject to approval of the City Council concurrently with the ,approval of the Final Map. Landscaping and irrigation systems within the areas 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. 7. All restoration, erosion stabilization and enhancement work either proposed and /or _required along the north bank of the Capri Creek waterway shall be subject to review and approval by all appropriate regulatory agencies to determine compliance with the City - adopted policy to retain the creek in a "natural state." Work shall be completed prior to issuance of the first Certificate of Occupancy, weather permitting. A monitoring program shall be required for five years following ..'installation of mitigation plantings and shall be prepared by the developer prior to Final Map application. Monitoring program shall be subject to regulatory agency and ,,City staff review and approval. A sinking fund shall be, established by the developer prior to Final Map approval in an amount sufficient to cover costs of the approved monitoring program. 8. Street names shall be subject to approval of the Petaluma Street Naming Committee prior to Final Map. 9. The following requirements of the Chief Building Inspector shall be met prior to issuance of building permits: a. Grading must be certified when completed to indicate compliance with approved plans and will be required for occupancy. 7 W119 b. Soils with expansion index greater than 20 requires special design foundation per Uniform Building Code 2904(b). C. Show site drainage and grading topography. d. Indicate all utilities on site plan. e. Verify utilities are adequate for building (i.e., size of water, electrical and gas service and size of sewer). f. Responsible party to sign plans. g. Submit soils report to verify foundation design. 10. The following, concerns of, the Police Department shall be addressed prior to issuance of building permits: a. Each house should have a lighted address number in clear view from the public street. b. Landscaping along the Capri Creek pathway should be designed to permit surveillance varieties and minimal shrubbery s recommended along th e wal Taller tree e walkway.. 11. Timing of the development and sales of the residential - units is subject to City staff decision, relative to Zone 4 Water System and Sonoma Mountain. Parkway completion. 12. A. grading- plan shall be submitted showing the final proposed contour levels for improvements along Maria Drive from the existing edge of pavement to the row' of houses proposed adjacent to Maria Drive. Grading, landscaping and :roadway improvements along Maria Drive shall minimize the impact of the gra approval. de differential between existing and proposed development, subject to SPARC review and A motion was made by Commissioner Parkerson and seconded by Commissioner Doyle to recommend to the City Council approval of the proposed Ten_ tative Map based on the findings and subject to the conditions listed. below: COMMISSIONER BALSHAW: Yes COMMISSIONER READ: Yes COMMISSIONER PARKERSON: Yes COMMISSIONER DOYLE: Yes CHAIRMAN. BENNETT: Yes COMMISSIONER LIBARLE: Yes COMMISSIONER TAR'R: Yes y ni i? r 11 1 "�tysi. uFj, 165 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 /orwildlife or their habitat. 4. The design of the Subdivision and the type of improvements proposed will not O conflict with easement, acquired by the public at large, for access through or use of property within the proposed subdivision. U 5. 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 Petaluma Municipal Code Sections 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. 0 166 e. All improvements and grading shall comply with SCWA's design criteria for natural waterways. L 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 ishall 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. g. Signing and striping shall conform to City standards. h. A landscaped parking island shall be installed in Marley Park Court. 2. The subdivider shall comply with requirements, of the public utility agencies and the City Department of Public Works, prior to Final Map approval. 3. 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. 4. 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. 5. Any labeling errors or other ,erroneous information appearing on the map, development or landscape plans shall be corrected prior to Final' Map approval. 6. A one (1), foot non- access strip shall be provided between. the residential lots and Maria Drive frontage and between the PG &E easement, and residential lots. 7. The developers of the Glen rBrook and Sonoma Gateway subdivisions shall be jointly responsible for the installation of 'the proposed Sunrise Parkway. A full . roadway section *shall be provided, prior to completion of the first phase of either development if necessary solely by the affected developer, prior to the issuance of certificate of occupancy for units in either subdivision. 8. Sonoma Mountain Parkway streetscape improvements (landscape; soundwall and entry treatment), :for the entire frontage of the project site, shall be completed concurrently with the subdivision's public improvements. Design shall be consistent with the, adopted Sonoma Mountain Parkway Design Plan,, timing shall. be subject to City staff s determination. 10 167 III. 'DELCO, SONOMA GATEWAY, (SONOMA GLEN) MARIA. DRIVE NEAR YARBERRY DRIVE, AP NO. 137-060-01, FILE NO.'S 3.417,6.998(gb). 1. Continued, consideration of EIQ. 2. Continued consideration of amendment to Development Agreement. 3. Continued consideration of request to rezone from PCD (Planned ­.. * Community - District) to PUD (Planned Unit District). - 4. Continued consideration of PUD unit development plan. 5. Continued consideration of tentative subdivision map to create 139 single- family detached and 102 single-family attached lots on 55 acres. The public hearing was opened. 0 SPEAKERS: Pamela Tuft - Met with Meadowpark homeowners (with Alan Tilton, City Traffic Engineer) -regarding traffic concerns and rumor that low/moderate housing was proposed on this site. Doyle Heaton - Developer - introduced the project architect. T1 1 1S.'eviii 1 IcCall' - Project Architect. - described planning process, project landscaping. Skip Rigby - Concerns regarding traffic - proposes splitting Ely - children could be dropped off at school easier. Preston Sherwood - Capri Court - Concerns regarding traffic patterns near schools; Maria as well as - Ely will be very busy. Duane Ballinger - Waugh School Board - ideas presented are interesting - 'would like Traffic Engineer to give his opinion. Alan Tilton - City Traffic Engineer - comments regarding traffic patterns; projected traffic volumes about 16,000 vehicles per day; projections typical in school area; feels submitted street layout more appropriate than proposal by Meadowpark area residents; answered questions regarding traffic signal and stop sign locations. DISCUSSION: Commissioner Tarr - Traffic Engineer should have time to respond to neighborhood street layout proposal. Commissioners Parkersbn. Bennett, Tarr - all agree area should be higher density; neighborhood proposal regarding street layout should be reviewed. Commissioner Tarr - Would like densities to be higher, more in line with General Plan. Commissioner Balshaw - Traffic signalization on Maria near school site is not really part of this development. Co mi§sioner Doyle - Ely Road will become a thoroughfare - needs modification. The public hearing was closed. A motion was made by Commissioner Parkerson 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 the proposed Sonoma Gateway project. 11 168 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 Libarle and seconded by Commissioner Doyle to recommend to the Ci Council approval of the proposed Development Agreement Amendment to provide for the four items listed below: COMMISSIONER BALSHAW: Yes COMMISSIONER READ: Yes COMMISSIONER PARKERSON: Yes COMMISSIONER DOYLE: Yes CHAIRMAN BEN'NETT Yes COMMISSIONER LIBARLE: Yes COMMISSIONER TARR: Yes Findings: 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 463 units. 3. Adjustment of the development schedule. to reflect timing of the proposed five -unit phasing schedule. 4. Deletion of sentence on page 1.2 which reads "In any year in which the total number of City -wide 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 seconded by Commissioner Tan .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 COMMISSIONER PARKERSON: Yes COMMISSIONER DOYLE: Yes CHAIRMAN BENNETT: Yes COMMISSIONER LMARLE: 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. 12 7nn,. ,Cl ' M 1f�9 2. That the plan for the proposed development, as conditioned, resents a unified and organize of buildings and service facilities which are appropriate in relation to adjacent and nearby properties and associated proposed projects and that adequate landscaping and /or screening is included if necessary to 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 are designated on the Unit Development Plan. 4. That the development of the subject property, in the manner proposed by the CD applicant and conditioned by the City, will not be detrimental to the public welfare, CD will be in the best interests of the City and will be in keeping with the general intent and spirit of the zoning regulations of the City of Petaluma and with the Petaluma 0 General Plan. (, 5. That the PUD District is proposed on property which has a suitable relationship to one or more thoroughfares to carry any additional traffic generated by the development. A motion, was made by Commissioner Doyle and seconded by Commissioner Parkerson to recommend to the City Council approval of the proposed Sonoma Gateway Planned Unit Development Plan based upon findings set forth within the rezoning action and subject to the amended conditions listed below: COMMISSIONER BALSHAW: Yes COMMISSIONER READ: Yes COMMISSIONER PARKERSON: Yes COMMISSIONER DOYLE: Yes CHAIRMAN BENNETT: Yes COMMISSIONER LIBARLE: Yes COMMISSIONER TARR: No - Does not want Ely closed off. PUD Conditions 1. Project CC &R's shall be developed for both the detached single family units and the attached condominium units. The CC &R's shall be subject to staff review and approval prior to Final Map and shall include a reference to PUD Development Standards for governing the following: a. Maximum lot coverage, mi nimum setbacks height and design criteria for principal dwellings and accesso uses and structures, including fences. b. Identification of options and�or 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 rohibited 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. e. Protection of solar access. L Creation of a homeowner's association for private landscaping and improvement maintenance. 13 170 2. 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, for both the detached single family units and the attached condominium units as well as for compliance. of all units with the, intent of General Plan and Corona /Ely Specific Plan provisions for diversity. b. Additional distinction and variation between detached single family model types, particularly the two. story units. Additional distinction.and variation in townhousel cluster designs to avoid repetition. Further variety . provided between single family and townhouse units architectural styles and construction materials. C. Redesign of unit architecture /lot layout as necessary to further reduce prominence of garages. Further recessing of garages, detached garages, or side -entry garage (with doors not facing streets) are encouraged. U r% vision of lot pattern, as necessary; and redesign or Mountain' Way Circle to introduce a more curvilinear roadway section. along lots 1- 9/50 -59 and 18- 3:1/38-49. e. Introduction of greater front yard setback variety for lots 33 -48. Attempt, to incorporate additional variety in front yard and side yard setbacks throughout the development. 3. Landscape plans for the development shall be revised for SPAR, C review and approval to include the following: a. Provision of landscape buffer of trees on school site and minimum eight (8) foot high solid fence on private parcels (school to act as "good neighbor" for fence maintenance.) b. - Detail provided of landscaping /fencing along Maria Drive. An attractive streetscape shall be created consistent with the treatment proposed by the adjacent G1en.Brook subdivision. C. Unified landscape plan submitted for property within both the Sonoma Gateway and the Glen Brook PG &E 40. foot wide utility easement. Each project shall be responsible for provision of initial landscaping within its portion of this easement. d. Landscaping within the Sunrise Parkway median designed to be compatible with adjacent subdivision landscaping and to be visually attractive (Maintenance of the median island shall through a landscape .assessment district.). e. Appropriate design `linkage with different sections of the development building architecture and fencing; appropriate water, soil and space. conditions. £ Perimeter- wall and interior fencing design. Enhancement of fencing detail through the incorporation of special design features (e.g., substantial corner posts with decorative capes, lattice height addition, etc,) g. Subdivision. -entry treatment. h. Addressing Parks and Recreation Department concerns related to public- landscape areas. i. Provision of landscaped parking; island within. the interior of all cul -de -sac bulbs, including the knuckles serving lots 12 -16, 52 -57 and 93 =97. 14 r p 111 4. Parcels H and I of the Sonoma Gateway Subdivision and Lot B of Glen Brook shall be offered for dedication. The parcel southeast of the intersection of Sonoma Mountain Parkway and Maria Drive shall' be offered for dedication. Maintenance of these parcels shall be through a landscape assessment district. 5. Development of the townhouse condominium project shall be revised to increase the density to a minimum of 10 units /acre. Townhouses abutting Sonoma Mountain Parkway shall be revised to not exceed one story or 15 feet at a distance of 30 feet from Sonoma Parkway. An additional one foot of building height shall be permitted for each added foot of setback. Revised plans shall be brought to the Planning Commission for review °prior to undergoing. SPARC review and approval. CD 0) 6. Street names shall be subject to approval of the Petaluma Street Naming 0 Committee prior to Final Map. 7. U The following requirements of the Chief Building Inspector shall be met prior to issuance of building permits: Q a. 1-7rading must be certified when completed to indicate compliance with approved plans and will be required for occupancy. b. Soils with expansion index. greater than 20 requires special design foundation per Uniform Building Code 2904(b). C. Show site drainage and & rading topography. d. Indicate all utilities on site plan. e. Verify utilities are adequate for building (i.e., size of water, electrical and gas service and size of sewer). f. Responsible party to sign plans. g. Submit soils report to verify foundation design. h. Pool must have the approval of Sonoma County Health Department. L Sound wall must be detailed. j. Any abandoned wells require Health Department permit. 8. Site drainage design shall be ;in conformance with the Sonoma County Water Agency Flood Control Design Criteria. 9. A bus pullout shall be provided on Maria Drive between Ely Road and Gate Way at or near the - proposed elementary school site, subject to the approval of the City Transit Coordinator. 10. The following requirements of the Fire Marshal shall be met prior to issuance of development permits: a. All dwelling groups including garage areas with 8,000 or more square feet in area, shall be protected by an approved automatic fire sprinkler system. b. All dwelling groups with three or more units, but having less than 8,000 square feet shall be provided with an approved fire alarm system. C. All roof covering material shall have a class "B" rating or better, treated in accordance with the Uniform Fire Code Standard 32.7. d. Provide fire hydrants as required by the Fire Marshal's Office. 43 fire hydrants for projects. Hydrants shall have a single 2 1/2 and single 4 1/2 inch outlets. Fire flow required 2,250 gallons per minute at 20 PSI residual pressure. 15 172 11. Hours of construction activity shall be limited to the hours of 7 AM to 6 PM, Monday through Friday (non- holiday.) 12. Timing of the development and - sales. of the residential areas is subject to City staff decision. relative to Zone 4 Water System completion and Sonoma Mountain Parkway completion. 13. A grading ,plan shall be submitted showing the, final proposed contour levels for improvements along Maria Drive from the existing edge of pavement to the row of houses proposed adjacent to. Maria Drive. Grading, landscaping and roadway improvements along Maria Drive shall .minimize the impact of- the grade, differential between existing and proposed development, subject to SPARC review and approval. and approval of City staff. 17. Garage doors to be a variety of materials and designs A motion was made by Commissioner Parkerson -and seconded by Commissioner Doyle to recommend to the City Council approval of` the proposed Sonoma Gateway Tentative Map based on the findings .and subject to the amended conditions listed below: COMMISSIONER BALSHAW: Yes COMMISSIONER READ: Yes COMMISSIONER PARKERSON: Yes COMMISSIONER DOYLE: Yes CHAIRMAN BENNETT: Yes COMMISSIONER LIBARLE:.Yes COMMISSIONER TARR: No - Because of closing of Ely. 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 Wand 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. 16 14. 10% units to be reviewed by Planning Commission prior to SPARC approval 173 5. 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 D 1. The; subdivider shall comply with the following requirements of the City Engineer: M a. The developer shall comply with the Petaluma Municipal Code Section 0 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 U the City of Petaluma. b. Temporary emergency turnarounds shall be installed as required by the Fire Marshal on all street stubbed out for future extension. C. All street lights used Within this .development s hall 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. d. Signing and striping. shall conform to City Standards. e. 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. f. 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. g. Full 1[2 street improvements to Maria Drive from the southeasterly property boundary to Morning Glory Drive shall be required with the first phase of this development. These improvements shall consist of curb, gutter, sidewalk, street structural section, underground ing of utilities, and utility extensions subject to the approval of the City Engineer and SCWA. h. Frontage improvements and dedications for the school site shall be the responsibility of the project developer and be in place prior to the project commencing, subject to the approval of the City Engineer. L The cul -de -sac areas shall be enlarged and contained within the public right - of -way to accommodate island parking. Said revision shall be provided on plans submitted for SPARC review. j. The following street sections (face of curb to face of curb) shall be widened within the right -of -ways proposed by this development. a) Mountain Way Circle and Gateway widened to 32 feet, with the sidewalks meandering into a 10 foot public access easement as required. b) Mound Court widened to 32 feet, with the sidewalks meandering into a 10 foot public access easement as required. 17 174 k. The intersection of Mountain Way Circle (knuckle area) and the common area driveway (adjacent to Lots 32, 38,. 214 and 239) shall be reconfigured to provide adequate sight distance, subject to the approval of the City Engineer. Said revision shall be provided on plans submitted for, SPARC review. 2. The developer shall comply, with the requirements of PG &E regarding the .development of'this subdivision. 3. All landscaping and irrigation systems within the public fight-of-way, :street tree planting strips, and landscape islands or other public areas shall be maintained through an Assessment,District,, subject to approval of the City Council concurrently with the approval. of the Final Map. Application for an Assessment District shall be made prior to final map application. '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 d maintenance shall be incorporated into the Landscape /Lighting Assessment District, subject to staff determination prior to Final Map approval. 4. 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. 5. The above conditions of approval. for the PUD unit development plan are hereby incorporated by reference to this approval. The tentative map shall, be amended prior to, final map submittal to incorporate all applicable conditions I of the PUD unit development plan and SPARC approval. 6. The developer shall make arrangements to the school districts satisfaction for the acquisition of the school site. 7. A one (1) foot non - access strip shall. be provided, between the school site and the adjacent residential lots, along Sonoma Mountain. Parkway: a nd Maria Drive, and between the PG &E easement and lots in the Glen Brook Subdivision. 8. Access locations to the school site shall be subject to the approval of the City Traffic Engineer. 9. The developers of the Sonoma Gateway and the Glen Brook subdivisions shall be jointly responsible, for the . installation of - the proposed .Sunrise- `Parkway. A full roadway section shall be provided prior to completion. of the first phase- of development in either-subdivision.. 10. Phasing shall be subject to staff review and approval. 11. Lot 139 shall have a finished floor elevation no more than one (1) foot above the finished floor elevation of the adjacent Glen Brook residence. 12. This development shall be responsible for the improvement of the area from the edge of curb up to and including the construction of the soundwall,. along Sonoma Mountain .Parkway, 'consistent with the Sonoma Mountain Parkway plan. Said improvements shall -be constructed in .their entirety in conjunction with the development of residential units along,Sonoma Mountain Parkway. e • I� NEW BUSINESS PUBLIC HEARINGS IV. DICK LIES, SHEETMETAL WORKERS, 1250 PETALUMA BOULEVARD NORTH, AP NO. 019-020-12, FILE NO. 1.676(tl). 1. Consideration of EIQ. 2. Consideration of Conditional Use Permit to allow operation of a trade (sheetmetal) school. The public hearing was opened. SPEAKERS: Dick Lieb - 1 Bodega Avenue - Applicant representative disagrees with conditions 4b, 9b; answered, q( estions. Richard Mikelson - 618 Mendola Drive, San Rafael - Sheet Metal Workers Representative - answered questions regarding building useage, parking, use of power tools. Alan Tilton - City Traffic Engineer - Describes potential for assessment district formation. Dick Lieb - Mr. Mikelson would be willing to put up a cash bond for public improvements. Bryant Moynihan - 111 Post -Improvement assessment district could be tied to use permit. The public hearing was closed. A motion.was made by Commissioner Tarr and seconded by Commissioner Parkerson to direct staff to prepare a Mitigated Negative Declaration of Environmental Impact based on the findings listed below: COMMISSIONER BALSHAW: Yes COMMISSIONER READ: Yes COMMISSIONER PARKERSON: Yes COMMISSIONER DOYLE: Yes CHAIRMAN BENNETT: Yes COMMISSIONER LIBARLE: Yes COMMISSIONER TARR: Yes Findings The project, as conditionally approved 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 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. 1 IV 176 2. The project, as condition ally. approved, does not have the potential to achieve short - term to the disadvantage of long =term, environmental goals. 3. The project, as conditionally approved, does not have impacts which are individually limited, but cumulatively considerable. 4. The project,, as conditionally approved, does not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly. 5. The project is consistent with and further promotes the objectives, goals, and policies of the General Plan. A motion was made by Commissioner Tarr and seconded by Commissioner ,Parkerson to approve the conditional use permit based on the findings and subject to the amended conditions' listed below: COMMISSIONER BALSHAW: Yes COMMISSIONER READ: Yes Cviv"MISS PARKERSOiv: Yes COMMISSIONER DOYLE Yes CHAIRMAN BENNETT: Yes COMMISSIONER LIBARLE: Yes COMMISSIONER TARR: Yes Findings: 1. The proposed use, subject to the conditions of approval, conforms to the intent and requirement of the'zomng Ordinance and the General Plan. 2. The proposed use will not constitute a nuisance nor be detrimental to the public welfare of. the community due to the conditions of approval. Conditions 1. Hours of operation for student workshop activities shall be limited to between 8:00 AM and 9 :00 PM: 2. All activities conducted on the site shall comply with Zoning Ordinance and Municipal .Code: performance standards (noise, dust, odor, etc.). In particular, any noise disturbance created by student activities will be required to be adequately mitigated through the City noise performance standards. 3. This use permit may be recalled to the Planning Commission for review, at any time following complaints regarding noise generation or other objectionable operating characteristics. At such time the Commission may add and /or modify conditions of approval. . 4. This project shall be subject to SPARC review with particular emphasis upon the following: a. Grading_ and - drainage plans to bring- the property into conformance with current City design standards. 20 177 • b. I3esigF� - ©f- pan g -ta eli a e =€ eed -f tke €ive�gaees- PFapOse" lest Pe-ta1u+a& BeulevaFd- N&Fth: Five parking spaces nearest Petaluma Boulevard North shall be brought into conformance with City Standards. C. Landscape plans to address the need for significant upgrade in areas visible from the public street (i.e., street frontage, against building walls, along side lot lines). d. Design of public street improvements to incorporate a street tree planting strip if feasible, and appropriate grade transition in the front setback area. e. Assessment of proposed exterior building alterations and the need for painting and other minor improvements. 5. No, storage of machinery, parts, equipment, debris, etc., shall take place outdoors unless adequately screened to City staff approval. 6. All trash containers shall be stored either indoors or behind the building within an appropriate enclosed area out of public view. 7. Any. future signs shall conform to Zoning Ordinance Standards, and shall be submitted for staff review prior to issuance of a sign permit. 8. Tlie following requirements of the Chief Building Inspector shall be met prior to issuance of building permits: a. Architect to indicate UBC occupancy classification for existing and proposed uses. 9. The following requirements of the City Engineer shall be met: a: Adequate lot drainage shall be provided. The entire drainage system shall be investigated and upgraded to the satisfaction of the City Engineer and Sonoma County Water Agency. Grading and drainage plans shall be submitted at tune of building permit application for Engineering staff approval. 'Installation of improvements shall occur prior to issuance of a Certificate of Occupancy. b: Project proponent shall be responsible for installation of curb, gutter and sidewalk across the frontage of the site. Plans; for public_ improvements shall be submitted at time of building permit application, and shall be subject to City staff approval. Installation or a cash bond or other method satisfactory to the City Engineer to insure installation shall occur prior to issuance of a Certificate of Occupancy. 10. The following requirements of the Fire Marshal shall be met prior to building permit issuance: a.. Provide fire extinguisher 2 A rated A B C dry chemical type as required by the Fire Marshal. b. Extend sprinkler system to protect all areas of tenant space alterations. Pal 178 C. Permit required from Fire Marshal's office for sprinkler system alteration prior to work being started. Two sets of plans are required. d. Storage shall be 'maintained a minimum of eighteen. (18) inches below sprinkler heads. e. No extension cords. All equipment and' appliances shall be direct plug -in. f. Provide metal or flame retardant plastic waste cans. 11. If parking in rear unimproved area occurs - this use permit shall return to Planning Commission for review, and in any case parking area shall be brought into. conformance with City Standards if parking use occurs. V. EDWARDS /MOGEL, MAGNOLIA TERRACE, MAGNOLIA AVENUE, AP NO.'S 006-012-15,20 AND 006 - 402 -08, FILE NO. 6.9520c). 1. Consideration of EIQ. 2. Consideration of tentative subdivision map to create 12 single- family 'Lots. (Continue to July 24, 1990 at request of applicant, to incorporate PUD rezoning) . VI. DISCUSSION ITEMS 1. 1990-91 Manager Recommended Budget. 2. Referred from City Council: a. Improve back -on development treatment on arterials.. ADJOURNMENT: 11:25 PM. min0626 / pcmin 22