HomeMy WebLinkAboutMinutes 09/13/1988MINUTES
A 5 0
1
PETALUMA PLANNING COMMISSION Sept. 13, 1988
REGULAR MEETING Tuesday, 7:00 p.m.
CITY COUNCIL CHAMBERS, CITY HALL PETALUMA, CALIF.
PLEDGE OF ALLEGIANCE TO THE FLAG
ROLL CALL
COMMISSIONERS PRESENT: Cavanagh (arrived 7 :15 PM), Doyle, Libarle,
Parkerson *, Read, Tarr
COMMISSIONERS ABSENT: Bennett
STAFF: Warren Salmons, Planning Director
Pamela Tuft, Principal Planner
Michael Moore, Principal Planner
Kurt Yeiter, Associate Planner
Jenny Cavanagh, Planning Technician
*Chairman
APPROVAL OF MINUTES Minutes of August 23 was approved with a
correction on page 5 regarding a meeting date, and Minutes of August 30,
1988: were approved as submitted.
PUBLIC COMMENT: Bonnie Nelson - 619 Walnut Street - spoke on the
status of women. and children and the homeless, solicited donations.
COMMISSIONER COMMENT None.
CORRESPONDENCE Two letters on Corona /Ely Specific Plan were
distributed.
DIRECTOR'S REPORT: Update on DeSchmire Restaurant (cash bond has
been posted). Auto Center project update (tentative map and rezoning is
forthcoming) .
COMMISSIONER's REPORT None.
READING OF APPEAL RIGHTS Read by staff.
I
1
1
OLD BUSINESS:
Continued Public Hearing:
I. CORONA/ ELY .SPECIFIC PLAN
1. Consideration of EIR.
2. 'Consideration of Specific Plan for 6 acres northeast of Petaluma
City limits.
The public hearing was opened.
Speakers:
Michael Moore - Presented staff report and status of project and EIR.
Ed Hayworth - Representing Bollinger and Lamonica /Campbell. properties;
discussed school site sizes (not a 10 -acre minimum)., would like
reduction; requested consideration of feathering by increasing
densities (referred to letter from Matsuhara and Associates:)..
Sarah Logan - Representing Quaker Hill Development option holder on.
Cader Farms property - higher density requested and feathering
utilizing higher densities - abrupt change from 6,500 square feet to
12,000 square foot minimum, suggested use of average (10,000 sq, ft. )
to allow a range of 8, 000 to 10,000 square feet.
The public hearing ' on the EIR and the Specific Plan was continued until
September 27, 1988.
Discussion ensued with questions on the Suburban High Amenity land use
designation; State review period on the Draft EIR (to be closed on
9/29/88).
Naphtali Knox, Specific Plan consultant, reviewed progress on the plan and
revisions thereto. Mike Moore, project planner, reviewed public notification
process (list of interested persons,, publication in newspaper and all
property owners within the specific plan area or owning property with
300
PLANNING MATTER:
II. BEST STORE & DELI„ 800 PETAL.UMA BLVD. NORTH., AP NOS.
006 - 051 -23 and 24, (File 1.484A) .
1. Clarification of previously imposed conditions of approval.
In attendance/ speakers:
Tom .Hargis City Engineer - reviewed conditions of approval and purpose
of improvements.
Warren Salmons - Planning Director - clarified review' process..
2
John;: Milliken - 9 Elm Circle - would like to
improvements and paving improvements (Condition
areal;is done; requested relief from condition 7(h)
northerly driveway and would like to pay for his
when' : entire area is done.
f
pay for his striping
7(c)) when the entire
relative to widening of
striping improvements
A motion was made by Commissioner Tarr and seconded by Commissioner
Liba:rle to amend the original conditions as follows:
I
COMMISSIONER
BENNETT - ABSENT
COMMISSIONER
DOYLE - YES
COMMISSIONER
LIBARLE - YES
COMMISSIONER
PARKERSON * - YES
COMMISSIONER
READ - YES
COMMISSIONER
CAVANAGH -YES
COMMISSIONER
TARR - YES
The! ;applicant shall deposit with
the City the equivalent cost,
as determined
by the City Engineer, for the
striping, his share of the
paving in the
project area,
and flaring of
the northern driveway per
the original
condition (to
be constructed
concurrently with paving
and striping
improvements) .
The applicant
shall provide, as an interim
solution (until
striping /paving
completed), "no left turn" signs for traffic exiting both
driveways.
Public Hearings:
III. ; MCGUNAGLE, 560 LAKEVILLE STREET, AP NO. 007 - 171 -27
(File 2.376).
1. Consideration of variance to allow a zero foot rear yard setback.
The public hearing was opened.
Speakers:
Jenny Cavanagh - presented staff report.
Mr.. McGunagle - 516 Joella Heights - location now at 1010 Lakeville, high
crime area; 10' setback would serve as a comfortable place to relax for
people along the railroad tracks - would rather put building on
property line for security purposes.
Discussion ensued:
Commissioner Tarr - questions on incidence of crimes in area.
Commissioner Read - alternate use of 10' area for outside storage.
Commissioner Libarle - purpose of 10' rear setback area; if variance is
granted, a
variance could increase landscaping along Lakeville.
Cor`rimissioner Parkerson - SPARC review of project, required findings for
'I variance are very clear, can't find in applicant's favor.
Cavanagh - supports variance.
3
i 76
A motion was made by Commissioner Doyle and seconded by Commissioner
Libarle to grant the conditional use permit for an accessory dwelling at 229
Jeffery Drive, based on the following findings and subject to the following
conditions:
COMMISSIONER BENNETT - ABSENT
COMMISSIONER DOYLE -
COMMISSIONER .LIBARLE = YES
COMMISSIONER PARKERSON *- YES
4
COMMISSIONER READ - YES
COMMISSIONER CAVANAGH - YES
COMMISSIONER TARR - YES
Findings :
1. ;The proposed accessory dwelling use, subject to the conditions which
1.
';have been attached, will conform to the requirements and intent of the
;Petaluma Zoning Ordinance.
2. The proposed accessory dwelling, as conditioned, will conform to the
I Jrequirements and intent, goals and policies of the Petaluma General
Plan.
0) 3. The proposed accessory dwelling, as conditioned, will not constitute a
:,nuisance or be detrimental to the public welfare of the community.
Conditions
co
1. The proposed dwelling shall not exceed 640 square feet in area,
;including interior wall space. In addition, the total area covered by
'accessory structures shall not exceed 500 square feet or 10%
(whichever is greater) of required rear or side yard areas.
2. 'Separate meters shall be required for gas and electric service to the
accessory unit.
3. ' The following requirements of the Chief Building Inspector shall be met
prior to issuance of development permits:
a. Location of all utilities shall be shown on plans submitted for
development permits.
b. New foundation to match existing building or submit soils report
to verify foundation.
4. Revised site, elevation and landscape drawings shall be submitted for
SPARC review of the project. Plans shall be drawn to scale, and shall
reflect location and dimensions of all existing and proposed structures,
driveways, easements, walkways, fences and trees. Relationship of
the site to Jeffrey Drive and north arrow shall also be indicated.
5. This project shall be subject to SPARC review with special .emphasis on
the following:
a. Building and roof design and materials proposed for the accessory
unit shall be compatible with those of the existing residence.
b. Existing trees shall be preserved where possible. Consideration
shall be given to the need for upgrading of both front and rear
yard landscaping as well as installation of an irrigation system.
c. Access and parking for the proposed unit shall be designed to
minimize the amount and visibility of paved surface areas, and
' preserve the integrity of established yard areas.
�� l 7Y
d. Consideration shall b given to orientation of window and door
openings, and utilization. of .planting materials to protect the
privacy of neighboring residences.
6. This project shall be subject to imposition of all applicable development
fees, including but not limited to, water and sewer connection fees,
storm drainage impact fees, dwelling; construction fees, and school
facilities fees. Fees are calculated and payable on a basis established
by City ordinances.
V. ST. JOHN'S SCHOOL, 4'0 -5th STREET, AP NO. 008 - 103 -13 (File 1.605)
1. Consideration of EIQ.
2. Consideration of conditional use permit to allow a grade school for
up to 40 children.
The public hearing was opened.
In attendance /SPEAKERS:
Jenny Cavanagh - presented staff report
Marion Doberneck 515 C traffic concerns - would like additional study,
particularly traffic assessment; stop signs' needed on C Street, recess
activity areas, letter signed by 14 neighbors.
Ed Fratini 50,0 B Street - all schools have single - family dwellings
surrounding them, educators should be applauded.
Mr. Copeland - Sr. Warden at St. John's Episcopal Church - parish
consists of approximately 100 families, tuition free school to provide
affordable school; first year only 20 student enrollment..,
Don Bates 407 C Street - concerns on transients around, stop and
interference with children going from school to park site with no
restroom facilities.
Bonnie Nelson - 619 Walnut Street applauds school's intent; potential
problems in Walnut Park; children will 'need close supervision.
The public hearing was closed (9:20 PM) .
Discussion ensued:
Commissioner Cavanagh - when will school open? (answer - January so
conditions can be met) .
Chairman Parkerson - rainy day activity area? - (answer - parish hall will
be utilized) .
Commissioner Read - school hours? - (answer - 8AM 3PW .
A motion was made by Commissioner Read and seconded by Commissioner
Tarr to issue a mitigated negative declaration based on the following
findings:
COMMISSIONER .BENNETT - ABSENT
COMMISSIONER DOYLE - YES
COMMISSIONER, LIBARLE YES
COMMISSIONER PARKERSON* - YES
M7
7 -7
--PFJ-
COMMISSIONER READ - YES
COMM iISSIONER CAVANAGH YES
COMk,ISSIONER TARR - YES
Findir gs :
a. The proposed use does not have the potential to degrade the quality of
the environment.
b. The proposed use as conditionally approved does not have the potential
to achieve short term to the disadvantage of long term environmental
(v goals .
C. The proposed use as conditionally approved does not have impacts
which are individually limited, but cumulatively considerable.
d. The proposed use as conditionally approved does not have
environmental effects which will cause substantial adverse affect upon
, human being either directly or indirectly.
e. - Potential adverse traffic impacts are mitigated through conditions of
I approval.
A motion was made by Commissioner Libarle and seconded by Commissioner
Tarr; to grant the conditional use permit for a grade school for up to 40
children at St. John's Episcopal church, 40 5th Street, based on the
following findings and subject to the following amended conditions:
COMMISSIONER BENNETT - ABSENT
COMMISSIONER DOYLE - YES
COMMISSIONER LIBARLE - YES
COMMISSIONER PARKERSON* - YES
COMMISSIONER READ - YES
COMMISSIONER CAVANAGH -YES
COMMISSIONER TARR - YES
Findings:
1. The proposed use, subject to the conditions of approval conforms to
the intent and requirements of the Zoning Ordinance and the General
Plan.
2. This use will not constitute a nuisance or be detrimental to the public
welfare of the community due to the mitigation measures incorporated
in the conditions of approval.
Conditions:
1, All requirements of the Chief Building Inspector shall be met.
{ a.
All E -3 occupancy
requirements must be
met.
b.
Building must be
investigated for seismic
bracing.
7
4� /80
4-76
2. 1 All recommendations of the City Traffic Engineer shall become
conditions of approval:
a. Signing and striping (pavement arrows, signs, red curbs)
shall be - as marked on the site plan on file with Planning
Department.
b. Applicant shall repaint two stop signs: on "C" Street
westbound at Sixth Street; on "C" Street eastbound at Fifth
Street.
3. Any requirements of the Fire Marshal shall be complied with.
4. Subject lots (a total of five) shall be merged prior to commencement of
use.
5. A trash enclosure meeting all City standards shall be provided for the
existing dumpster prior to commencement of use,, -subject to staff
review and approval.
6. Damaged or uneven sidewalk. shall' be replaced prior to commencement
of use with special care given to the preservation of cobblestone
curbs, subject to staff review and approval.
7. Landscaping shall be provided as follows prior to occupancy, .subject
to staff review and approval
a. Existing landscaping shall be weeded and replaced where dead or
damaged.
b. Low -- maintenance groundcover shall be provided in street tree
planting strips.
c. Landscaped areas shall be provided in the triangular areas not
used for parking or access in the northwest and southwest
corners of the parking lot.
d. Landscaping shall be provided in the triangular area not used for
parking or access between the "C" Street driveway and the most
southeastern parking space.
e. A replacement plan for street trees shall be 'implemented.
e
8. As proposed, hours of operation shall be from 7:30 AM to 4 :00 PM,
Monday through Friday.
9. No signs may be erected oh. the site without issuance of a sign permit.
All signs must conform to the City of Petaluma Zoning Ordinance.
10. This use permit shall be valid indefinitely, but the project shall. be
subject to review after a trial period.. At the end of six months after
commencement of school operation; (estimated to , be June. 1989) the
neighbors of the site shall be rerioticed and given an opportunity to
8
i present feedback on any problems which have developed. The use
permit may be reconsidered by the Planning Commission at that time
land conditions of approval may be modified.
11. '!This use permit may be recalled to the Commission at any time for
review on receipt of complaint or complaints regarding noise, traffic
I congestion and any other characteristic of the operation.
12. !This project shall be subject to pay $150.00 to the City per daily trip
fend estimated to be created by the project. If the establishes a major
!facilities traffic mitigation fee prior to commencement of the use, the
fee for this project shall thereafter be either $150.00 per trip end, or
the major facilities traffic mitigation fee, whichever is less.
13. , All requirements of the State Traffic Manual regarding school
pedestrian safety and all other state requirements shall be complied
'
with.
14. The traffic concerns shall be referred to the Traffic Committee, prior
i to the commencement of the school operations
l
VI. THE CHATEAU OF PETALUMA, 325 N. MCDOWELL BLVD., AP NO.
1007- 350 -04 and 05 (File 3.380)
1. Consideration of EIQ .
2. Consideration for rezone to PUD to allow a 300 unit senior
citizens residential complex and related commercial space.
The !public hearing was opened.
t
In attendance / speakers:
i
Kurt Yeiter - presented staff report.
Dwayne Butler (MEA Group), project architect: Condition #21: would like
to retrofit balconies if noise problem occurs to meet minimum standards
of FHA; #32: project does show .65 spaces per unit - would like it
designated .65 spaces per unit for kitchen units and .4 spaces per
unit for assisted units; would give additional latitude for setbacks
(creek and freeway) , handicap accessible for 10% units is excessive -
minimum State law is 5% - request conformance to State law be
required.
Mr. `Tom Chek - Chek Development - developer /project proponent, is proud
of project, answered questions.
Steve Harriman - MEA Group - design architect, presented project's design
concepts, reviewed proposed amendments: #21(c) and 32, distributed
DEIR for a Contra Costa County Sr. Housing Project.
Warren Salmons - Community Development and Planning Director - requested
methods to insure age criteria being presented will be met.
Tom; Chek - This is a need or market driven business, residents will be
chauferred; would entertain any suggestions to provide assurances on
tenant breakdown.
Bonnie Nelson - 619 Walnut Street - wouldn't short change parking needs,
9
r
0
don't give up low income units at first complaint, requested
consideration of pets.
The public hearing was closed (10:40 PM)'.
Discussion ensued by Commissioners:
Commissioner Libarle - Comparison to Diamondhead problems?
Commissioner Tarr - proportion of congregate care facility (Mr. Chek
answered that people like to transition into a facility like this - meals
and cleaning services. are optional - then they choose to change to
congregate care) . Tom McDonald - Intercontinental Services partner
in project and proprietor of Cheateu of Pleasanton answered questions
pertaining to parking needs.
Chairman Parkerson - site development for commercial use creates problems
(noise precedent, parking, access) ; elimination of commercial would
enhance the project, does not see rationale for commercial portion of
project.
Commissioner Cavanagh - what kind of. commercial use is normally developed
with this type of project? (Mr. Chek answered - the project doesn't
pencil out - 18 -24 months to fill up - people visit 7 times before
deciding to live there; commercial uses include insurance offices,
pharmacy, medical equipment rental business, service businesses) .
Commissioner. Read - work conditions out with staff - bring back, concensus.
Chairman Parkerson - important project - needs to set standards and look
at major issues. Need to rethink how the project relates to the land.
Commissioner Libarle - Does this project fit in the General Plan: if it does -
then the project should go forward.
Director Salmons - parking - staff can work on proposal; noise - needs
more detail information on options; site plan - staff needs direction
from Commission.
Commissioners Parkerson, Read and Tarr - need to integrate the commercial
use with residential.
Commissioners Doyle and Libarle site plan very attractive, not
uncomfortable with proposed layout.
Consideration of this project was continued until the Planning Commission
meeting of 10/27/88.
VII. PETALUMA MUNICIPAL AIRPORT PCD (PLANNED COMMUNITY
DEVELOPMENT), EAST WASHINGTON STREET, (File 3.312B)..
1. Consideration of amendments to land use development standards
text and subzone land use map.
In attendance/ speakers:
Pamela Tuft presented staff report.
A motion was made by Commissioner Read and seconded by Commissioner
Cavanagh to recommend to the City Council approval of the amendments to
hand use development standards text and subzone land use map for the
Petaluma ,Municipal Airport.
10
I
0
i
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
BENNETT - ABSENT
DOYLE YES
LIBARLE - YES
PARKERSON * - YES
READ - YES
CAVAN.AGH -YES
TARR -YES
i
ADJOURNMENT at 11 :20 PM to Special Meeting for tour on 9/20/88 - 3 PM.
{
a
ATTEST:
Warren Salmons, Director
Community Development and Planning
i
i
minutes.9 /13
pcom2l
1
i
i
i
11