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HomeMy WebLinkAboutMinutes 10/09/1990I' q I 2 7 CD REGULAR MEETING OCTOBER 9, 1990 CITY COUNCIL CHAMBERS 7:00 P.M. O CITY ALL PETALUMA, CA Q 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: Bennett, Libarle, Parkerson, Read, Tarr *, Thompson, Woolsey STAFF: Warren Salmons, Community Development Director Pamela Tuft, Principal' Planner Kurt Yeiter, Principal Planner Jenny Cavanagh, Assistant Planner * Chairman APPROVAL OF MINUTES OF September 25, 1990 were corrected to reflect a voting correction on page 16. PUBLIC COMMENT: None. DIRECTOR'S REPORT: None. COMMISSIONER'S REPORT: Commissioner Bennett thanked Community Development Director Salmons for information supplied regarding the LaMancha building - would l'i'ke to schedule Commission discussion regarding downtown architectural compatibility for an upcoming Commission meeting. CORRESPONDENCE: Letter from Mainstreet Association regarding street trees. i APPEAL STATEMENT: Was read. 1 276 OLD BUSINESS CONTINUED PUBLIC HEARING I. CITY OF PETALUMA, MISCELLANEOUS GENERAL PLAN AND CORONA /ELY SPECIFIC PLAN AMENDMENTS, FILE NO.8.120(ms /ky). 1. Consideration of EIQ: Negative Declarations. 2. Amendments to Corona /Ely Specific Plan: a. Relocate Waugh School on. Maria Drive (APN 137 - 060-01): b. Relocate Waugh School to Corona :Road (APN 137- 070 -07 08, and 16). C. Ten percent. variety in housing. d. Street widths. *e. Extension of Urban. Separator (APN 136 - 080 -01, 07; 136420 -10, 11; and 149- 180 -15). To be considered first. at hearing. 3. Amendments to General Plan: a. Park site and open. space at "D" Street, Windsor Drive, and Weise Creek (APN 019- 012 -41), b. Housing Element. C. Urban High density increase. d.. Mixed Use definition. *' *' e. Hazardous Waste Plan. * * Items 3 c and d were continued to the Planning Commission Meeting of October 23. The public hearing was opened. SPEAKERS: Regarding Item 2e (Urban Separator Extension) Commissioner Libarle Would these properties have to be'purchased'by the City? Director Salmons Answer to above Most probably yes. Commissioner Bennett - What would this do to density in this area? Commissio 'Tarr - Wouldn't there be buffers anyway? Bill Wilkinson ­ 1485 Ely - (cucumber farm) - .Lease option with .Church of Christ; property would be agri= business; Urban Separator' is an attempt to create park land; no one contacted di m regarsing,this, proposed change. S Go peaking- on behalf of Benjamin- Tuxhorn (Kingsmill Subdivision Developer) - distributed letter expressing developer "s concerns. Carlos Berguido - 1722 Capella Drive - opposed to extension of Urban Separator; access through park to Lynch Creek should be maintained. Trueman Horton - 901 St. Francis Drive - Church of Christ; where and when did this idea begin? What will happen, to this piece of land? Land becomes useless to church; hardship to church; this is a total misuse of Urban 'Separator. The public hearing was closed. A motion was made by Commissioner Bennett and seconded by Commissioner Libarle to recommend to the City Council denial of the extension of the Urban Separator. 2 r . 277 COMMISSIONER WOOLSEY: Yes COMMISSIONER PARKERSON: Yes COMMISSIONER:BENNETT: Yes COMMISSIONER` READ: Yes CHAIRMAN TARR: Yes COMMISSIONER LIBARLE: Yes COMMISSIONER THOMPSON: Yes Mike Gallagher - McBail Company - Negotiated with Waugh District. (� Mr. Karp = Waugh School District Superintendent - school sites have been negotiated with (� McBail; would like relocations approved. Regarding. Item 3a - Park site and Open Space at "D" Street. Windsor Drive and Weise Creek (AP No. 019 - 012 41) U . �[ No speakers. Regarding Item 3c - Urban High Density Increase Commissioners Thompson. Parkerson - need more reference to design. Commissioner Thompson - Questioned need for an amendment. Carlos Berguido - 1722 Capella Court wants Corona /Ely Specific Plan to remain as approved does not want density increase; distributed letter in opposition to density increase; not enough parking could be provided with higher density. Rico Cuneo - 903 Ely Blvd. - Agreed with Mr. Berguido - does not want density increase. Commissioner Bennett - Petaluma is running out of land - not enough apartment space available now. Commissioner Tan - Decided to continue public hearing on this item and 3d (Mixed Use Densities) - staff directed to incorporate findings for better design. Regarding Item 3b - Housing Element Associate. Planner Bonne Gaebler - Answered questions of Commission. Regarding Item 2c - Ten Percent Variety In Housing No speakers. Regarding Item 3e - Hazardous Waste Plan No speakers. A motion was made by Commissioner Parkerson and seconded by Commissioner Libarle to recommend to the City Council adoption of negative declarations for amendments 2a -d, 3a -b,e to the Corona /Ely. Specific Plan and amendments to the General Plan, based on the findings listed below. (The amendments are listed below, after the findings.) COMMISSIONER WOOLSEY: Yes COMMISSIONER PARKERSON: Yes COMMISSIONER READ: Yes CHAIRMAN TARR: Yes 3 2'78 COMMISSIONER BENNETT Yes COMMISSIONER LIBARLE: Yes COMMISSIONER THOMPSON: Yes FINDINGS FOR NEGATIVE DECLARATION: 1. The amendment 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. 2. The amendment :does not have the potential to achieve short -term to the disadvantage of long -term, environmental goals. 3. The amendment does -not have impacts which are individually limited," but cumulatively considerable. 4. The amendment does not have environmental effects which will cause substantial adverse effects on human beings, either. directly or indirectly. 5. The 'amendment is consistent with and further promotes the overall objectives, goals, and policies of the General Plan and /or Corona /Ely Specific Plan and allows the General Plan and /or Corona /Ely to more accurately reflect actual . conditions based on project approval records. A motion was made by Commissioner Read and seconded by Commissioner Parkerson to recommend to the City Council adoption of the proposed amendments to . Corona /Ely Specific Plan and amendments to the General Plan based on the findings ,listed below: COMMISSIONER WOOLSEY: Yes COMMISSIONER PARKERSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER ,READ: Yes_ CHAIRMAN TARR: Yes COMMISSIONER LIBARLE: Yes COMMISSIONER THOMPSON: Yes FINDINGS FOR GENERAL PLAN AND CORONA /ELY SPECIFIC PLAN AMENDMENTS: 1. The proposed amendment is deemed to be in the public interest. 2. The proposed General Plan, amendment, is consistent and compatible with the rest of the General Plan and any implementation programs that may be affected. 3. The potential impacts of the proposed amendment have been assessed and have been determined not to be detrimental to the public health, safety, or welfare. 4. The proposed amendment has been processed in accordance with the applicable provisions of the California Government Code and the California Environmental Quality Act (CEQA). 4 279 RECOMMENDATIONS SCHOOL SITE: MARIA DRIVE: Amend the Corona /Ely Specific Plan by relocating the Maria Drive Elementary School site from its present location as described by the Corona /Ely Specific Plan to the site described by the approved Sonoma Glen Tentative Subdivision Map; generally located east of Maria Drive and South of Yarberry Drive; Assessor Parcel Number 137 - 060 -01. Also amend the land use designation presently shown for the Maria Drive school site from Elementary School Site to Urban Standard. SCHOOL SITE: CORONA ROAD: Amend the Corona /Ely Specific Plan be relocating the elementary school site presently O shown on Assessor parcel Number 137- 070 -16 (Gatti Property), generally located in the northeast quadrant of the Corona /Ely Specific Plan to property generally located south of U Corona Road and east of Ely Boulevard (Assessor Parcel Numbers 137- 070 -07, 08). Also amend the land use designation for the presently depicted school site from Elementary school and Urban Separator to Urban Standard and Urban Separator. HOUSE DESIGN Design Variation Architectural monotony is generally caused by excessive repetition in the massing of structures (the shape and size of the houses), equal distances between houses, and the lack of variation in street facades. P- olio -�C- rid- �r ©ga- 2:1- a €- Ebpte� -3 �€ _the- General- Flan- Feq�tFo- �4�e�ext -� €- the- heusingnu��o-be- sigr�i�ic- arttl}+- dl€€erer�t € r© ���ir�g- xit�3rt- a�chit�e�r�rl�tyle b�rt -It will be up to the Site Planning and" Architectural Review Committee (SPARC) to Ele�eF xe �l�ether- Elie- ilrt���€ theli- l�as��een- �ttaed insure variety in design for a- particular development. General Plan Program 23 requires the City to establish strict standards, procedures, and review guidelines for SPARC; therefore, when a proposed development does not offer the desired variety, the proposed design may be amended by SPARC. Thy 0-- per -fle Individual unit design and lot placement. should be considered early in the design development process, since lot configuration often dictates house orientation and can limit opportunities for differentiation. Building massing should be varied. Elements which can be changed to avoid architectural monotony include entrance and garage locations, roof design and materials, siding materials, window design, colors, and other architectural details. CORONA /ELY STREET STANDARDS: Amend the-Corona /Ely Specific Plan to contain the following street widths, subject to the standard findings: _. a. Sonoma Mountain Parkway - Four lanes (instead of two). b. Local Cut -de -Sac - 32' if serving 20 or fewer homes (instead of 36). C. Local loop street - 32' if serving 40 or fewer homes (instead of 36). 5 280 D STREET PARK LOCATION:. Amend the General Plan .Land Use Map to show a proposed Public Park Site located at "D Street and Windsor 'Drive and designating the Kelly Creek tributary corridor, running in a southwest direction .through said property, open space. HOUSING ELEMENT: Recommend adoption of the updated Housing Element based on the standard (findings. HAZARDOUS WASTE MANAGEMENT PLAN: Amend the City of Petaluma General Plan,- Community Health -and. Safety Element by adding Section 11.8 Hazardous Waste .:Management as described below, based on the standard findings; 11.8 Hazardous Waste Management. The need to develop a rational planned approach to long.term hazardous waste management became, increasingly evident during the 198ft Partly in response to this.need, Assembly Bill (AB) 2948, sponsored by Tanner and passed in 1986, gave California. counties the opportunity . to prepare county hazardous waste management plans and provided funds to be allocated to the counties for plan preparation. In Sonoma County,. the County Public Health Officer, the Hazardous Materials Management 'Commission, and the staff of the County Department of Public Health prepared a, plan. This plan was approved by the City Council in October, 1989. .The plan addresses hazardous wastes as defined in the State. Department of Health Services guidelines for plan preparation. Simply. stated, the plan addresses wastes which pose a threat to human health 'or the environment by being ignitable,1corrosive, reactive,, or toxic; radioactive and infectious wastes are not considered The ,plan is based on one goal The goal of the- plan is to provide protection for °the public health, safety, welfare, and the environment by establishing a framework for the responsible management of hazardous, wastes while maintaining economic vitality. The Plan contains a permitting' process and criteria for evaluating potential sites for hazardous waste facilities„ as well as facility and performance review requirements for particular projects, if and when proposed. Objective (1): Establish Sonoma County 's Hazardous Waste, Management Plan as the method to minimize: the danger to Petaluma citizens from the transport, - treatment and storage of hazardous waste. Policy 24 The City of Petaluma shall- use Sonoma County s Hazardous Waste Management. Plan when addressing how to handle waste that poses a, threat to human health or the environment by being ignitable, corrosive, reactive, or toxic. Program In order to minimize the dangers of hazardous waste, the City _ shall re ire ' the handling transport, treatment, storage or disposal of such ;waste in a manner that is consistent with Sonoma County's Hazardous Waste. Management Plan: - - on _ 3fY'; 'i 281 NEW BUSINESS PUBLIC HEARINGS IL COLVIN, 412 BODEGA AVENUE, AP NO. 006 - 480 -02 AND 006 - 221 -02, FILE NO. 3.4200c). 1. Consideration of rezoning of approximately 2 acres from R -1, 6500 to R -1, 20,000. The public hearing was opened. SPEAKERS: Commissioner Read There should be a specific plan for this area. 0 The public hearing was closed. A motion was made by Commissioner Parkerson and seconded by Commissioner U Thompson to recommend to the City Council approval of the rezoning of the lands of Colvin, 412 Bodega Avenue, Assessor Parcel Numbers 006- 480 -02 and 006- 221 -02, from R- 1, 6500 (Single- Family Residential, 6500 sq.. ft. minimum lot sizes) to R -1, 20,000, based on the findings listed below: COMMISSIONER WOOLSEY: Yes COMMISSIONER PARKERSON: Yes COMMISSIONER READ: Yes CHAIRMAN TARR: Yes COMMISSIONER BENNETT:. Yes COMMISSIONER LIBARLE: Yes COMMISSIONER THOMPSON: Yes Findings 1. That the proposed rezoning will make the zoning consistent with the General Plan. 2. That state law and local policy call for consistency between zoning and General Plan land use designations. 3. That public necessity, convenience, and general permit the adoption of the proposed amendment. 4. No additional environmental review is necessary for this project. II1. QUARRY GARDENS, McNEAR AVENUE SOUTH OF MISSION DRIVE, AP NO. 008- 471 -35, FILE NO.6.644(ic). 1. Consideration of EIQ. 2. Consideration of Tentative Map for a five -lot single - family residential subdivision. The public hearing was opened. 7 282 SPEAKERS: Bill Anrich (Surveyor for Mr. Gotel'li); 'No problems with staff report; sidewalk could meander around trees; answered questions., The public hearing was closed. A motion was made by Commissioner Parkerson and seconded by Commissioner Read to recommend to the City Council approval of a mitigated negative 'declaration based on the findings listed below: - COMMISSIONER WOOLSEY: Yes COMMISSIONER PARKERSON: 'Yes COMM- ISSIONER READ: Yes CHAIRMAN TARR: Yes COMMISSIONER BENNETT: Yes COMMISSIONER LIBARLE: -Yes COMMISSIONER T IOMPSON: Yes Findings 1. 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. 2. The project, as conditionally 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 traffic impact of this five -unit subdivision will be slight, relative to the required improvements and capacity of the existing road - and. the impact of the subdivision will be Mitigated through conditions o approval. 6. The. potential adverse drainage impacts of the project are adequately mitigated through conditions of approval. 7. Conditions of approval adequately mitigate potential adverse impacts on the scenic qualities and existing plant species of the site. A motion was made by Commissioner Libarle and seconded by Commissioner Parkerson ,to recommend approval to the City Council. of the proposed' Quarry Gardens. Subdivision (five lots, single - family), based on the. findings and subject to the amended conditions listed below: 283 COMMISSIONER WOOLSEY: Yes COMMISSIONER PARKERSON: Yes COMMISSIONER READ: Yes CHAIRMAN TA.RR: Yes COMMISSIONER BENNETT: Yes, COMMISSIONER LIBARLE: Yes COMMISSIONER THOMPSON: Yes Findings for Tentative Map 1. The proposed subdivision, together with provisions for its design and improvement, is consistent with the General Plan and Zoning Ordinance. 01 2. nel proposed subdivision is compatible with the objectives, policies, general land 0 uses and programs specified in said General Plan. U 3. Thei site is physically suitable for the type of development proposed. 4. The site is physically suitable for the proposed density of development. 5. The tentative map provides reasonable public access on a public road to the proposed lots. 6. The proposed map, subject to the following conditions, complies with the requirements of the Municipal Code, Chapter 20.16 and the Subdivision Map Act. 7. The` design of the subdivision and the proposed improvements therefore will not cause substantial environmental damage, and no substantial or avoidable injury will occur to fish or wildlife or their habitat. 8. The design of the subdivision and the type of improvements will not cause public health problems. Conditions 1. All requirements of the Engineering Department shall be complied with, including: 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 owner of this development shall be aware that the developer of Country Club Estates has requested sanitary sewer, water main and storm drain pay back agreements for those mains installed in McNear Avenue. If this is approved by the City Council, an additional connection charge will be required from those lots or development that tie into mains. C. Frontage improvements (curb, gutter, sidewalk, underground utilities and pavement) shall be constructed across this development. If field conditions prove the existing pavement to be satisfactory, the full pavement section will not be required. These frontage improvements required shall conform with those installed by the Country Club Estates development. 6 s d. Frontage improvements (curb, gutter, sidewalk, 'underground utilities and one -half street) - across the adjacent Parcel 3 and 4 of approved .Parcel Map 142, Lands of Gotelli, to the existing improved frontage are required prior to issuance of a building permit for this development. e. All frontage improvements installed within the County of Sonoma portion of McNear Avenue shall be subject to their review and approval. - f. This development shall contribute a proportionate share of the cost of. the traffic signal at Petaluma Boulevard South and Mt. View Avenue and McNear Avenue in the total amount of $678.70. g. All backyard and hillside drainage control must be within underground pipe system with surface concrete catchment swales and inlets and installed concurrently with the public °improvements required with this development. h. General note #6 document 87 -0604 (stated on the tentative map) allows AP No. 8- 471 -33 to install drainage improvements and surface drainage run off onto any portion of the proposed development. Prior to final map approval, an. adequate permanent drainage system for AP No: 8- 471 -33 shall be designed and installed with the on -site - private drainage system required with the proposed .development. These improvements for AP No. 8- 471 -33 shall be contained in a permanent' private 10 foot easement. i. Signing and striping shall conform to City standards. j. All driveways shall be designed with the public improvements required for this development. k. At the time the final map is prepared for this development, a standard City bench mark shall be used and not the top of an existing manhole rim. 1. A soils report shall be. prepared for this development. Improvements required by said report, such as subdrain and erosion control and any slide repair, shall be installed concurrently with the public improvements. m. 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. n. This. development shall contribute a proportionate share to. the cost of the proposed SCWA Master Drainage Plan im provements for the Rock Quarry Creek drainage system. 'The .contribution shall be determined by the developer's engineer and approved 'by the Cit Engineer based on.a ratio of run -off from the site to run -off from the watershed. 2. Design Guidelines , s_ha -11 be developed for the subdivision, and shall be subject, to SPARC review (Prior to application for Final Map) with particular emphasis on the following (individual lot compliance shall be, determined by staff through the building permit process): 10 AN I � a ,+ . 285 a. Landscaping including tree preservation and replacement and front yard and right -of -way plantings. A street tree master landscape plan shall be prepared by the developer. Responsibility for installation. of landscaping, in conformance with the Master Landscape Plan, shall rest with the individual property owners. b. In order to minimize grading, houses shall be designed to .closely conform to the natural terrain of the site and kept as close to natural grade as possible. C. House design shall be such that existing trees are preserved to the maximum degree possible. d. A high quality and variety of architectural styles and exterior materials shall W be provided. 0 e. Fencing shall be provided around the .project site perimeter and around all < private lots, subject to the setback requirements specified in the Zoning V Ordinance. Perimeter fencing shall be installed by the developer at the time public improvements are constructed- and may be supplemented by existing fencing if deemed appropriate by staff. Private lot fencing shall be installed as part of the development of each individual lot. Design of all fencing and any retaining walls shall be subject to SPARC review. 3. Prior to submission of the application for SPARC review of the Design Guidelines and Tentative Map, an inventory of existing sio iearrt trees on -site shall be made by 'a qualified arborist. The arborist's report shall include an assessment of the health and vigor of the trees; recommendations for retention or removal; identification of tree types, size, location of trunk, and measured location of canopy; and" anticipated impacts of the proposed project. Selection of arborist and scope of work shall be to staff approval at applicant's expense. The project applicant shall work with City staff and the arborist to preserve and protect healthy trees. In order to minimize impacts, revisions to sidewalk location (i.e. meandering may be required), driveway location and site development may be required. Ultimate determination regarding tree retention, sidewalk layout and fronta e improvements shall rest - with -stag be approved by Planning Commission prior to SPARC review 4. Plans submitted at application for SPARC review (prior to application for Final Map) shall reflect amendments resulting from efforts described under Condition 3, in addition to the following: a. To minimize driveways and garages on. McNear Avenue, access for Lots 1 and 3 shall be from the proposed private drive serving Lot 2. Lots 4 and 5 shall have a shared driveway. Non - access easements along McNear Avenue shall be executed for Lots 1 and 3. b. All trees proposed for removal shall be clearly identified. Tree replacement (2 new 15 gal. trees for each healthy tree to be removed) shall be required. C. Subdivision Landscape Plans shall include street trees placed no more than 25' on center along McNear Avenue. Proposed species shall be included. Rather than the monolithic curb, gutter and sidewalk proposed, a separated sidewalk which meanders in response to topography and existing trees shall 11 • be provided. If required. due to relocation of sidewalk, a public easement must be provided for sidewalk located on private property. 5. Installation of private drive (to serve Lots 1, 2 and 3) shall be relative to development of lots to be served by it. If Lot 2 is developed first, :the full driveway shall be. installed. If Lot 1 or 3 develops first, driveway shall be installed to the point at which access to the lot occurs. Extension of driveway shall occur as'required for subsequent development of affected lots. 6. Due to irregular lot configuration, setback lines for Lot 4 shall be shown, subject to approval, by the Community Development Director. The notation "unless otherwise stated shall be added to Tentative Map note 4. 7. Lot lines shall be adjusted .to achieve a minimum lot size of 14,246 square feet or as needed to conform to Condition No. 9 below 8. Existing fencing which will cross new property lines shall be removed prior to final map approval. 9. Applicant shall initiate a rezoning of'subject property to R -1, 10,000 or Residential PUD prior to Final Map application. ( Standard Subdivision Conditions 10. The property owner shall execute a recorded easement providing for cross- access and maintenance of the proposed' common private drives. 11. Temporary protective fencing with in- ground poles shall be erected at the drip lines of all on -site trees to be preserved and all trees on neighboring property or in_ : the public .right -of -way in proximity to construction activities. The fencing shall be erected prior to any rough gradin& activity and shall be subject to staff' inspection prior to issuance of a grading permit. 12. All requirements of the Fire Marshal shall be complied with, including: a. Fire hydrant locations shown on the tentative map are acceptable. b. Fire hydrant shall have single 2 -1%2 inch and single 4 -1/2 inch outlets. C. All areas of building envelope on Lot 2 shall be within 150 feet of access driveway. d. All roofing materials and roofing materials used as exterior wall covering shall have a minimum Class "B" fire rating. 13. The requirements of Pacific Bell, as reflected in correspondence dated April 27, 1990, shall be .complied with. 14. All new utilities shall 'be underground, subject to staff review and approval. 15. _ The project sponsor shall execute a binding agreement which shall stipulate that upon close of escrow of each :residential dwelling unit in Quarry Gardens; developer shall pay $150.00 to the City per daily trip end estimated to be generated by said unit. Each unit is estimated to generate 10.0 trip ends per day.. If the. City 12 287 establishes a. Major Facilities Traffic Mitigation Fee prior to close of escrow of any unit(s), the fee for said unit(s) and all subsequent units in this project shall thereafter be the Major Facilities Traffic Mitigation Fee. 16. Construction activities shall comply with applicable Zoning Ordinance and Municipal Code performance standards (noise, dust, odor, etc.). 17. In; the event that archaeological remains are encountered during grading, the work shall be halted and a qualified archaeologist shall be consulted for evaluation of the artifacts and to recommend future action. The local Indian community shall also be notified and consulted in the event any archaeological remains are uncovered. • • 18. The following Development Fees shall be applicable to this project: Community Facilities, Storm Drainage Impact, Park and Recreation Land Improvement, and- School Facilities. 19. Applicant shall be responsible for complying with General Plan program regarding provision of affordable housing units. One option for compliance is payment of In- Lieu Housing fees. 20. Any signs erected to advertise or direct persons to ' the project shall meet the requirements of the City sign ordinance and obtain a sign permit from the City. 21. Individual property owners shall be responsible for perpetual maintenance of landscaping in the public right -of -way adjoining their property. Deed restrictions will be required. DISCUSSION ITEM IV. MAIN STREET 1. - Downtown Tree Program. SPEAKERS: Hamish Shaftner - Director of Main Street - Described Main Street program. Sandy Reed - Main Street - described Downtown Tree Program. All Commissioners wholeheartedly endorsed this tree planting program. ADJOURNMENT: 9:50 PM. min1009 /pcmin -2 /jt 13 22. Final landscape and irrigation plans for public areas shall be subject to review by the Parks and Recreation Department prior to final map. S OCTOBER 23,1990' REGULAR MEETING 7.00 P M CITY COUNCIL PETALUMA, CA CITY HAI-I- encourages applicants or their representatives deferred bo a late available dae Th Planning Comrjnssion agenda item need b the meeting to answer questions so that no due to a.lack of pertinent information. Parkerson, HERS: Bennett, Libarle . (left at 9:25 - after Roseview Item), COlVI1VIISS* Th ompson Read, Tarr , Absent: Woolsey STAFF: Warren Salmons, Director Pamela Tuft, Principal Planner Jenny Cavanagh, Assistant Planner Chairman S OF October 9, 1990 were approved with corrections 'to pages APPROVAL- OF MINUTE 2 and 5. PUBLIC COMMENT: None DIRECTOR'S REPORT: None REPORT: Commissioner Parkerson. attended �a one -day seminar - CO M MI S SIONERS os ta Rosa Cultural Heritage Board - St. Rose Walking Tour Brochure - Seminar was very Santa informative. CORRESPONDENCE: None. APPEAL STATEMENT: Was read. OLD BUSINESS: I, ROSEVIEW `SUED IVISION, LARRY JONAS, BETWEEN HALSEY AVENUE AND OLIVE STREET, AP NO. 008-401-11, FILE NO.6.995(�c 1 Consideration of EIQ. 2. Consideration of Tentative Map for 1.4 single- family lots. 289 (Public hearing was closed at previous meeting). Terry Krout - Fire Chief - Answered questions; gave taped demonstration of turning tests done to demonstrate dimensions necessary for fire apparatus accessibility. Commissioner Bennett - Why wasn't this information presented before the public hearing was closed last time? Terry Krout - Cul -de -sac design being presented this evening is a proposed standard, not an alternative to proposed hammerhead design. Allan Tilton - Traffic Engineer - Traffic alternatives analyzed; described cul -de -sac bulbs. Warren Salmons - Some other treatment may be better at top of Halsey - the cul -de -sac bulbs are definitely needed inside the subdivision. John Fitz' erald - Applicant's Engineer - distributed written comments to new staff report; (3) compared to "K" Street access to PEP Mt. View senior citizens rental project, this project 0 has greater street widths; formal cul =de -sac at top of Halsey is not wanted by applicant; if landscaping was eliminated at cul -de -sac bulbs and 3 more spaces were added, idea would U be more feasible. Commission Discussion Discussion centered on the following: Right -of -way access off of Olive Street Turn- around at Halsey Cul -de -sacs in subdivision Access to neighboring properties Sewer alternatives 10' sewer easement (improvements and location) Phase 2 items (public improvements) being included in Phase 1. Commissioner Parkerson - concerns regarding access from Olive Street; access width should be per City Engineering Standards; sidewalk could be eliminated. Commissioner Bennett - All aspects of this project are still not clear. Commissioner Parkerson - Believes cul -de -sac bulb should be at terminus of Halsey. Commissioner Read - It was stated at the last public hearing that there would be no cul -de- sac bulb on Halsey. Commissioner Libarle - Does'not think cul -de -sac bulb on Halsey would be desirable. motion was made by Commissioner Parkerson and seconded by Commissioner Read to recommend to the City Council adoption of a mitigated negative declaration based on the findings listed below: COMMISSIONER WOOLSEY: Absent COMMISSIONER PARKERSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER READ: Yes CHAIRMAN TARR: Yes COMMISSIONER LIBARLE: Yes COMMISSIONER THOMPSON: Yes Findings 1. 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 2 species, cause a fish or wildlife4 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. 2. The project, as conditionally 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. Potential adverse impacts related to traffic, circulation, drainage, noise, scenic, and historic /archaeological feature are mitigated through project 'design and /or conditions of approval. A motion was made by Commissioner Libarle and seconded by Commissioner Bennett to recommend to the City Council- approval of the Tentative Subdivision Map based on the findings and subject to the amended conditions as follows: COMMISSIONER WOOLSEY: Absent COMMISSIONER PARKERSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER READ: Yes CHAIRMAN TARR: Yes COMMISSIONER LIBARLE: Yes COMMISSIONER'THOMPSON': Yes Findings for Tentative Map 1. The proposed subdivision, together with provisions for its design and improvement, is consistent with the General Plan. 2. The proposed subdivision is compatible with the objectives, policies general land uses and programs specified in said General Plan. 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the proposed density of development. 5. The tentative map provides reasonable access to the proposed lots. 6. The proposed map, subject to the following conditions, complies with the requirements of the Municipal Code, Chapter 20.16 and the Subdivision Map Act.. 7. The design of the .subdivision and the proposed improvements therefore will not cause substantial environmental damage, and no substantial or avoidable injury will occur to fish or wildlife or their habitat. 8. The design of the subdivision and the type of improvements will not cause public health problems. 3 291 Conditions 1. All requirements of the Engineering Department shall be complied with, including: A. ----- �3t�e- t©- de�elo-gment- po�entral- d €- adj�e�t �r ©per�io-s it - is - gee ©FFrme�ded - t h e pFOposed- sec -es�- goad - €Fo-� �li�e�t��e�- be- eotrsl�te�iio- ��Q r way- lta�g� -32' �- aee- ef- e�rb- to-��ee�f -e- urn -with �� �dewal�: - �tr�pPFt- fer -��is st�eet- axd-- �r�ion- o€--€ t�r�- �e- c�-- i�-- }Fr- e- cm�tme t�oa �i�� -- eke glaFr�ng Pepa -meat's- FeEo-x� ded- eflr�ditiar�s o €- apPFo-val {see -Eo di�ie -�} AB: I €- aee�ss- �d}ae�at- pacts--- wieF- aee�s�b- }s- o-� -Feq }Fed -o his (� dee ©px�ert {�eeendr- 1�4be�t�} The following conditions of approval shall be required for the tentative map as submitted: 1. The proposed access road between. Olive Street and existing southwest corner of AP No. 8=401 -18 shall have 28' of travelway face of V curb to face of curb (remainder to provide a concrete walking surface) and said access road along Lot 1 shall transition to a minimum width of 32 feet (face of curb to face of curb.) --- A- 45- }- €oat - sidewalk eeseFF}ea -- shall - -also-- lie -- requires -axg -- the - Kati -- length: - -- -this } FF�prave�F�er }t- shall�e- FegaiFed -witf r��a�evelepmeat -af- Phase -1- 2. Section A -A (proposed public access road between Olive Street and Lot 1) as shown on the tentative map., shall be revised to conform to condition Al above. $ Fainrr publ3etFeet-staridaFd This revised section shall also show the relation between this right -of -way and all existing buildings (including roof overhangs). Also, the design of the structural retaining wall shall be to the satisfaction of the Director of Engineering. E:------= Fie- fello`viF�g- eodit3dns- slrail- apply - ©- this- strl�div3si�a�,vlietlre mad }tian -A e-F B abavo-i�c40seri B. -1-. Alternate "B" for sewer and storm, drain location - The sanitary sewer extension to service this development (shown on the tentative map) is acceptable with the exception that this existing sewer line connection be transferred to 12 main sewer rather than continue to overload the existing 6 ". Both mains are located in the intersection of Land Olive Streets. This improvement shall be required with development of Phase I. (Alternate "A" shall. not be allowed unless approved by the Public Works Director and City Engineer). C2: The access road and Olive Street conform shall be revised to show a differentiation between the existing driveway and the proposed street access to the satisfaction of the Director of Engineering. D.3: Storm drainage improvements as shown generally in Alternate "B" (with the exception of the skewed crossing on Olive) shall be required with Phase I improvements. The developer's engineer shall verify the adequacy of .the existing 18" storm. drain located at the approximate intersection of Olive and I Streets. If it is determined this system is inadequate to handle the flow from this development and drainage basin, upgrade of this system shall be required with Phase I. These 0 292 improvements shall be designed by the developer's engineer and approved by Sonoma County Water Agency and the Director of Engineering. (Alternate "A" shall not be allowed unless approved by the Public Works Director and City" En�4neer). E.4 a� n- of to F. - Erika. Court (adjacent - to Lot 1 through. 3 and 6 through 7 and Fitz Lane shall have a minimum public right -of -way of 48 feet with face of curb to face of curb width of 32 feet. A typical street section would consist of two,, 9 foot travel lanes and two, 7 foot parking lanes. Sidewalk shall be installed on both sides of the street., If' the sidewalk installation meanders outside the public right -of -way, then it shall be contained within a dedicated public access easement. G. F} The developer's engineer shall verify the adequacy of the proposed water system through fire flow and domestic pressure calculations. If it is found deficient, and an upgrade is necessary it shall be designed and constructed to the satisfaction of the Director of Engineering with the first phase of this development. K7-. All City owned and maintained water mains located on private property shall be contained within a 10' paved turf or other surface, subject to City Engineer's approval exclusive dedicated easement and clear of all fences. L S: 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. J 9-. Signing and striping shall conform to City standards. (Installation of a stop sign and no parking signs at the entrance (existing and along the side of the access road between Olive Street 'and Lot 1 shall be required). K40: The developer shall comply with the 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. L. -1: Lot -to -lot and across property line drainage is not allowed. (Lots 11,12 and 14 grading'shall,be revised to conform to this condition). 2. All requirements of the Public Works Department shall be complied with, including: A. If (Storm Drain and Sewer Location) Alternate A is used, all drainage would be diverted away from Olive Street. All storm drains and sanitary sewers behind 5 around on either public or private land shall be proviaea at iie ena Halsey Avenue. in conjunction with Phase I improvements, subject staff review and approval. n . I 293 curb line shall be privately maintained. Sanitary sewer laterals shall tie to City mains. B. i A curb inlet to storm drain shall be provided on Olive Street as shown on plans (on file with the Community Development Department) subject to negotiation with the City Engineer. C. Bubble up (Olive Street) shall be removed and drop inlet installed to tie to { storm drain. Bubble up inlet shall-be-tied to storm drain. 3. All requirements of the Fire Chief and Fire Marshal shall be complied with, including: A. Proposed hammerheads shall be replaced with 45 foot radius cul -de -sac W bulbs. Design to SPARC approval. G) 0 b. Curve radii on Erika Court shall be adjusted to accommodate emergency vehicles. U e: - - -- Fetaluma- -Standards-- W - -erd- Ha Q Avenue- C. Provide access, minimum twenty (20') feet unobstructed all weather hard surface thirteen feet -six inches (13' 6 ") vertical height clearance (see attached). 4. Means of future access to serve t -he- adjacent parcels to the west (shown as A.P. No.'s 8- 40.1 -43, 46 and 47 on tentative map) shall be provided through a recorded document conveying an irrevocable offer of land transfer (to remain in effect for 10 years) to AP Number 008- 401 =46. The access way need not be transferred until the owner of AP Number 008 - 401 -46 or 008- 401 -47 receives City approval of a development plan for said parcel. All are subject to staff approval. 5. A driveway cut for A.P. No. 8401 -23 shall be provided from the Roseview Subdivision street system. All access improvements, utility reconnections, etc., as necessary, shall be made by the Roseview Subdivision developer. 6. The triangular area resulting from adjustments to curve radii (southwest corner of Erika" Court - see Condition 3b) shall be included in the area of Lot 8 offer -ed -te ------- �ee�ss- f�- e� -41- ire- slia�l -fie vim -a -�2' �i�le- (e�r�- to-euFb)- street �t- hirr -a 40'- rigl�t� €- w�y -(��- the - €lag- sz� access- se�i�g��� No:-0 08- 4413 -�a�- wed- t ©- be- ac- q�l� } This= �s-- eQ�te��- wi��- €�rgr�eri�g- Cow- i�ifl�r -�A: -- A4ap- r�v�siorrs- �F�- subj�e� -ta appF©val-b5 e Gib} -Gouncih 7.8: Preservation and protection or replacement of existing trees (which may be affected by provision of access potential to adjacent properties) will be evaluated by staff at such time as plans for said access provision are submitted. & 9, To reduce traffic friction, driveways for lots 7 and 8 shall be on Fitz Lane. Non - access easements shall be provided along Erika Court to assure this condition. I i 294 itjoFF 1 -A-a-Rd4 will be=loea�ed -wi €him -59' wide -eFea -betw-_-eo-- adjace t- houses -© r- E313ve- .StFeea: -- 3rs}�osi iar� -ate e tme�rt -o€ the --�e ati — ee -sl�a 1 e -a dresse4;&H- the-- Fevised- 4enta -dve -- maw �bje -to Plarag- adrr- Evtrnel appr ©veh 9.-1-1-. All public improvements associated with Phase I development, and all off -site improvements shall be installed with Phase 1 public improvements. 10.4 Developer shall provide gravity flow sewer for A.P. No. 8 401 - 23 including connection to existing house as necessary, subject to approval of Directors of Engineering and Public Works. 1-3 - - -- -fit distexc�pF. ©blew, dare - t© feee- location; et tl- s ©tilieat c xer- © €-0�live -a-Rd4 StFeet -- 111-- be-- ��salved -- by-- eveoper - -- Prior - -- to--- Er�eremefft -- o- €-- �}rble mprovements;trbject te~epproyl Eiy -sta€ 11.14, Design Guidelines shall be developed for the subdivision and shall be subject to SPARC review prior to application for Final Map with particular emphasis on the following: A. Strive to maintain privacy for existing residential uses and create privacy between new residences to the degree found in a typical single- family residential district. Factors to consider would include proper placement of second story windows, landscape screening, etc., in relation to respective setbacks from and topographic differences between adjacent uses. B. Front yard :and right -of -way landscaping (including tree preservation). Street tree planter strips shall be a minimum of 4 feet in width. C. Driveway location and parking adequacy. D. Quality of design and materials; compatibility with neighborhood. E. In order to minimize grading, finished floor elevations in new houses shall, be designed to closely conform to the natural terrain of the site and kept as close to natural grade as possible. F. Decorative six foot high :(as - measured from grade of the project site) solid fencing shall be provided around the project site perimeter and around all private lots, subject to the setback requirements specified in the Zoning Ordinance, and subject to design approval by staff. Perimeter fencing shall be installed by the developer at the time public improvements are constructed and may be supplemented by existing fencing if .deemed appropriate by staff. If' project is to be constructed m p q hases, fencing re uirements may be modified in response if deemed appropriate by staff. Private lot fencing shall be installed as part of the development of each individual lot. G. Parking for the: existing unit, in conformance with the Zoning Ordinance, shall be provided. H. Building envelopes shall be located outside of existing tree canopies. J 7 295 I. Compliance with Design Guidelines shall be subject to staff determination concurrent with building permit review. 12.1 As proposed by the developer, noise - attenuation wall, landscaping and dual -pane windows shall be provided for the west side of AP No. 008 - 401 -18. Said improvements shall be bonded for prior to Final Map approval and installed concurrent with public improvements. 13.4 The ''applicant /developer shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers, and employees from any claim, action, or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul, the approval of the tentative /parcel (,® map' when such claim or action is brought, within the time period provided for in Section 66499.37 of the State Subdivision Map Act. The City shall promptly notify O the applicant/ developer of any such claim, action, or proceeding. The City shall 0 coordinate fully in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding if the C) City bears its own attorney's fees and costs, and the City defends the action in good Q faith. Standard Subdivision Conditions 14.47: Cross -over access easements and joint maintenance agreements shall be required for,any shared private drive, concurrent with the filing of the Final Map, subject to City, staff review and approval. 15.1: Recommendations from the Police Department regarding addressing, locks and lighting shall be taken into consideration. 16 4r9-. Any signs erected to advertise or direct persons to the project shall meet the requirements of the City Sign Ordinance and obtain a sign permit from the City. 1724. The project sponsor shall execute a binding agreement which shall stipulate that upon close of escrow of each residential dwelling unit in Roseview, developer shall pay $150.00 to the City per daily trip end estimated to be generated by said unit. Each unit is estimated to generate 10.0 trip ends per day. If the City established a Major Facilities Traffic Mitigation Fee prior to close of escrow of any unit(s), the fee'ifor said unit(s) and all subsequent units in this project thereafter be the Major Facilities Traffic Mitigation Fee. 18.21- All;requirements of Pacific Bell and PG &E, as specified in the letters dated August 2, 1990 and June 26, 1990, respectively, shall be complied with. Public utility access and easement locations shall be subject to approval by PG &E, Pacific Bell, and other applicable utility and service companies and the City Engineer and shall be shown on the Final Map as necessary. 19.22: Street names shall be subject to City Street Name Committee approval prior to Finial Map approval. 20.2: In addition to Storm Drainage Impact, the following Special Development Fees shall also be applicable to this project. Community Facilities, Park and Recreation Land Improvement, and School Facilities. I 9 S 21.24: Applicant shall be responsible for complying with General Plan program regarding provision of affordable housing units. One option for compliance is payment of In- Lieu Housing fees. 22.25: 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 23.2 Any labeling errors or other erroneous information appearing on the map development or landscape plans shall be corrected prior to Final Map approval. 24.2- Lot lines shall be adjusted if necessary, to achieve the required slope density area per a final boundary survey, subject, to staff review and approval. 25.25: All existing trees with a trunk diameter of four inches or greater shall be shown on map and improvement plans and preserved where possible subject to staff determination. Any mature trees to be removed shall be replaced on two to one basis. Two 15 gallon trees shall be planted for each one 'to be removed, species and location to staff approval. 262 Temporary. , protective fencing shall be erected at the drip line of all trees to be preserved and of all trees (on neighboring property) in proximity to construction activities. The fencing shall be erected prior to any grading /construction activity and subject to staff inspection prior to grading permit issuance. 2739: All existing overhead utility lines traversing or serving existing units on the subject property shall be converted to underground facilities in accordance with the Municipal Code and all new utilities shall be underground, subject to staff review and' approval. 28.31: Drainage and grading design shall be in conformance with -the Sonoma County Water Agency Flood Control Design Criteria, subject to approval of the City Engineer. 29.31. The following operating practices shall be complied with during construction activity on the project: a. Hours of. construction, activity shall be limited to the hours of 7AM to 6PM, Monday through Friday (non- holidays) except for quiet, interior work which will not produce exterior noise. The developer's telephone number shall be available for, noise complaints. b. All construction equipment powered by internal combustion engines shall be properly muffled and maintained to minimize noise. Unused equipment shall be turned off when not in use. C. All exposed portions of the site shall be completely sprinkled with water as needed to provide adequate dust control as determined by City staff. Major dust - generating activities shall be scheduled for the early • morning hours when wind velocities are low. All storage piles shall be covered, including, but not limited to fill, refuse, etc. fl 9 2 9 e' 30.3 All hazardous materials (as recognized by the City Fire Marshal) utilized on the construction site shall be kept within a fenced, locked enclosure, subject to 'review and`approval of City staff. I OLD BUSINESS: CONTINUED PUBLIC HEARING Commissioner Libarle left the meeting at this time (9:20 PM). II. CITY OF PETALUMA, MISCELLANEOUS GENERAL PLAN AMENDMENTS, LO FILE NO. 8.120 (ms /ky). CD 0 1. I Urban High Density Increase. 2. Mixed Use Definition. U The public hearing was continued. SPEAKERS: None. A motion was made by Commissioner Parkerson and seconded by Commissioner Nancy Read to recommend approval of a Negative Declaration based on the findings listed below: COMMISSIONER WOOLSEY: Absent COMMISSIONER PARKERSON: Yes COMMIS$ °IONER BENNETT: Yes COMMISSIONER READ: Yes CHAIRMAN TARR: Yes COMMISSIONER LIBARLE: Absent COMMISSIONER THOMPSON: Yes Findings 1. The amendment 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. 2. Then amendment does not have the potential to achieve short -term to the disadvantage of long -term, environmental goals. 3. Thei amendment does not have impacts which are individually limited, but cumulatively considerable. i 4. The! amendment does not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly. 5. The amendment is consistent with and further promotes the overall objectives, goals, and policies of the General Plan and /or Corona /Ely Specific Plan and allows the General Plan and /or Corona /Ely to more accurately reflect actual conditions based on project approval records. 10 298 A motion was made by Commissioner Parkerson and seconded by Commissioner Read to recommend the City Council amending the General 'Plan definition of Urban High as follows: C OMMISSIONER WOOLSEY: Absent COMMISSIONER PARKERSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER READ: Yes CHAIRMAN TARR; Yes COMMISSIONER LIBAR - Absent COMMISSIONER THOMPSON: Yes URBAN HIGH RESIDENTIAL Addition = italics Deletions = strikeouts Urban High: up to 15.0 du /ac. This designation is intended primarily for multi - family, i:e., for three or more dwelling units on the same site and which may be m the same building or in separn t. ol h The permitted number • g of housing units will vary,. depending o p g p y nvironmental aspects of the area, existing or nearby land use, proximity to .major streets and public transit, and distance to shop ng and parks. Higher densities (to 2-0 30 units per acre) will be allowed where measurable community benefit is to be derived; where infrastructure, services, and facilities are available to serve the increased. density; where- superior- design insures an attractive, comfortable and healthy living environment and where the effects of the increased density will be compatible with the major goals of the General Plan: The. Urban High designation on the McDowell Boulevard property to the north of the. Plaza Shopping Center is specifically designated for elderly housing (age 62 or older). A motion was made by ,Commissioner Parkerson and seconded by Commissioner Read to recommend approval of a Negative Declaration based on the following'findings: COMMISSIONER WOOLSEY: Absent COMMISSIONER PARKERSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER READ: Yes CHAIRMAN TARR: Yes COMMISSIONER LIBARLE: Absent COMMISSIONER THOMPSON: Yes Findings 1. The amendment does not have the potential to degrade the quality of the environment, substantially reduce the- habitat of a fish or wildlife species, cause a the number or re levels, threaten the eaten o elimin w self- susta ate .fish or wildlife population to drop belomm h range of a rare or a plant or animal community, reduce endangered plant or animal or eliminate important examples of the major periods of California history or prehistory. 11 219() 2. The amendment does not have the potential to achieve short-term to the disadvantage of long -term, environmental goals. 3. They amendment does not have impacts which are individually limited, but cumulatively considerable. 4. The; amendment does not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly. 5. The amendment is consistent with and further promotes the overall objectives, goals, and policies of the General Plan and /or Corona /Ely Specific Plan and allows the General Plan and /or Corona /Ely to more accurately reflect actual conditions based on project approval records. � I Q A motion was made by Commissioner Parkerson and seconded by Commissioner Read to recommend to the City Council an amendment to the General Plan regarding the V definition of Mixed Use as described below: COMMISSIONER WOOLSEY: Absent COMMISSIONER PARKERSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER READ: Yes CHAIRMAN TARR: Yes COMMISSIONER LIBARLE: Absent COMMISSIONER THOMPSON: Yes Addition = italics Deletion = strilkeouts New Addition = underline PROPOSED REVISION TO DEFINITION OF "MIXED USE" Mixed Use: Any combination of commercial, office, and residential uses. The intent of Mixed Use is to allow housing along with commercial uses including but not limited to retail commercial, offices, and. restaurants. A4ong- �Peta th The intent is, however, to allow uses that will not contribute to furthering the creation of a commercial strip (i:e., fast food, co nvenience markets, and other businesses that rely on high volumes o;! auto traffic). This designation invites flexibility in site design and unit type. The permitted number of housing units will vary, depending on topography, environmental aspects of the area, existing or nearby land use, proximity to major streets and public transit, and distance to shopping and parks. Higher densities (10 to 30 units per acre) will be allowed where measurable community benefit is to be derived; where inastructure, services, and facilities are available to serve the increased density; where Superio desk insures an attractive comfortable and healthy IivinQ environment; and w {were the effects of the increased density will be compatible with the m ayor goals o f the General Plan. A property with the Mixed Use designation does not have to include resiaentiai. tvtr�cc� V�� z� =� �. ,. �.,. ��... ___ _- - - �as�gtoo --tom- l€ - "-E" S�Fee�; €QF t�� =F1- Rose/ ��t�- ee� /I�a�es-- Aver}t�e- ,aFea; - €oF -the �Fa�- ward; -£aF -the $� A�xe�Ba�eF�f- r -ee€- area;- aid- €o� �ie�r�gosed - �F } era: 12 M Projects that are entirely residential will be allowed in areas designated for Mixed Use only upon the granting of a conditional use permit subject to the following findings: a. The project will help the City achieve its housing policies relating to housing type, location, mix, or affordability. b. The project is designed to be compatible with surrounding uses. C. The project will not have a detrimental impact on existing .infrastructure, - especially traffic and access to the street network. d. The project will not have a detrimental impact. on the City's inventory of commercially developable land, but will actually benefit the community by bringing residents closer to commercial and retail services. e. Where superior design insures an attractive comfortable, and healthy living environment. NEW BUSINESS PUBLIC HEARINGS III. MULLINS, 331 KELLER STREET, 'OLD SWEED SCHOOL', AP NO. 6-213-4. 1. Consideration of appeal regarding use of building for Akron West Learning center and associated uses for chemically dependent persons and their families. This appeal was withdrawn by the applicant. DISCUSSION ITEMS IV. DOWNTOWN DESIGN GUIDELINES. DISCUSSION Commissioner Bennett Building at Petaluma Boulevard and Western (La Mancha) - This downtown architecture is not compatible with existing - buildings - do we need, guidelines? Commissioner Parkerson Downtown is eclectic mixture of architecture - should adopt some , criteria for new downtown development. Commissioner Bennett La Mancha building is not popular - out of character for downtown. Jim Schultz :, Main Street will return with draft downtown design guidelines document within 6 months. V. DISCUSSION OF BAY AREA RIDGETRAIL SYSTEM PETALUMA LINK (ws). Community Director Salmons Presented proposed Ridgetrail layout through, Petaluma. Dee Swanhuyser - Bay Area Ridgetrail Representative - working with bike riders and walking groups to discuss both users needs, answered questions. 13 14 4 t.l • • n L' A motion was made by Commissioner Parkerson and seconded by Commissioner Bennett to forward the proposed pedestrian and bicycle trail alternatives to Bay Area Ridgetrails for their consideration. i COMMISSIONER WOOLSEY: Absent COMMISSIONER PARKERSON: Yes COMMISSIONER BENNETT: . Yes COMMISSIONER READ: Yes CHAIRMAN TARR: Yes COMMISSIONER LIBARLE: Absent COMMISSIONER THOMPSON: Yes ADJO : 10:00 PM min1023 /p I i 14