HomeMy WebLinkAboutMinutes 11/08/1988204
PET'ALUMA PLANNING COMMISSION November ' 8, 1988.
REGULAR MEETING Tuesday, 7; ^00 p,.m.
CITY COUNCIL CHAMBERS, CITY HALL PETALUMA, CALIF.
The Planning Commission encourages applicants or, their representative 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.
PLEDGE OF ALLEGIANCE TO THE FLAG
ROLL CALL
COMMISSIONERS': Bennett, Doyle, Libarle, Read, Tarr,
Parkerson*
COMMISSIONERS ABSENT: Cavanagh
STAFF: Warren Salmons, Director
Pamela Tuft, Principal Planner
Mike Moore, Principal Planner.
Kura Yeiter, Senior Planner
Teryl Lister, Assistant Planner
Jenny Cavanagh, Planning Technician
* Chairman
APPROVAL OF MINUTES: Minutes of the October 11 and October 18
Special meetings were approved with corrections.
PUBLIC COMMENT None.
COMMISSIONER COMMENT None.
DIRECTOR'S REPORT: Second Street. Homeowners' Zoning Initiative,
upcoming calendar, Commissioner phone number and address updates.
COMMISSIONER'S REPORT None.
READING OF APPEAL RIGHTS Read by staff.
1
OLD BUSINESS
I. BOULEVARD BOWL, 1100 PETALUMA BLVD. SOUTH, AP NO.
008 - 471 -18 (File 1.458B) .
1.! Continued annual review of previously imposed conditions of use
permit approval.
i
This was not a public hearing.
SPEAKERS:
Matt Hudson - 205 Keller Street - applicant's attorney - noise is the main
issue; ; gardner will Chang hours and days of work; private security
co servicer will be expanded; requested that this be last automatic review.
Joe Tirne - Attorney for neighbor - Valerie Magors - 18 Cochrane Way -
felt noise was still too loud; noise of bowling can be heard inside houses;
noise level just below that allowable in the Zoning Ordinance; Boulevard
Bowl owners have not done everything possible (within reason) to mitigate
noises {- more soundproofing .is needed.
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A motion was made by Commissioner Libarle and seconded by Commissioner
Doyle ;to recommend retention of Boulevard Bowl's use permit
with the
previously adopted conditions as written, with the elimination of
mandatory
yearly' review, and an increase to the private security patrol
along the
northwestern border to the satisfaction of the Police Department.
COMMISSIONER BENNETT - Yes
COMMISSIONER CAVANAGH - Absent
COMMISSIONER DOYLE - Yes
COMMISSIONER LIBARLE - Yes
COMMI +SSIONER READ - Yes
,
COMMISSIONER TARR - No — felt yearly review should continue
CHAIRMAN PARKERSON - Yes
NEW BUSINESS:
PUBLIC HZ—A--RINGS
II. HELEN KING, 1400 "I" STREET, AP NO. 019 - 201 -07, (File 1.612)
.
L. Consideration of EIQ.
27. Consideration of a Conditional Use Permit for an
accessory
dwelling.
The public hearing was opened.
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SPEAKERS.:
Dick Lieb
- 1 .Bode a Avenue - Applicant's
representative
- There are no
objections
from 'Kingswood
developer
Mr. Adams. parking is
not a problem;
accessory
dwelling will be
temporarily
used for an office by
Mr. Adams.
The public hearing was closed.
A motion was 'made by Commissioner Tarr and seconded by Commissioner
Bennett to grant a conditional use permit based on the findings and subject
to the conditions listed below:
COMMISSIONER
.BENNETT - Yes
COMMISSIONER
CAVANAGH - Absent
COMMISSIONER.
DOYLE - Yes
COMMI°SSION:ER
LIBARLE - Yes
COMMISSIONER
READ - Yes
COMMISSIONER
TARR - Yes
CHAIRMAN PARKERSON - Yes
Fin'din gs :
1. The proposed accessory .dwelling use, as conditioned, will conform to
the requirements and intent of the Petaluma Zoning Ordinance.
2. The proposed accessory dwelling., as conditioned, will conform to the
requirements and intent, goals and policies of the Petaluma General
Plan.
3. The proposed accessory dwelling, as conditioned, will not constitute a
nuisance or be detrimental to the public welfare of thel community.
Conditions :
1. The total floor area of the proposed dwelling shall not exceed 640
sq.ft. For thi's purpose, floor plans submitted at the time of
application for building permit shall be. subject - to the review and
approval of Planning. staff.
2. Special consideration of the following issues shall be given during
SPARC review of the project
a. Privacy concerns of _neighboring residents to the ;north of the
project site.
b. Location and design of the driveway access on Kings.wood Drive
with respect to existing trees on site.
C. Permanent designation of the four required parking spaces
through use of landscaping, -curbing, fencing "or some other
material designed to prevent vehicle encroachment into open -space
areas.
3. Separate, gas and electric meters shall be installed for the proposed
dwelling unit to the specifications of PG &E.
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4. The existing driveway access located on I Street shall be eliminated
and street curbing replaced upon installation of the proposed access on
Kingswood Drive, and must occur prior to occupancy of the accessory
dwelling.
5. The proposed accessory dwelling shall conform to the following
requirement of the Chief Building Inspector:
a.; The location of all on -site utilities shall be shown on plans
submitted for application of development permits.
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6. This project shall be subject to imposition of all applicable development
fees, including 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 Ordinance.
7. The property owner shall be responsible for payment of Major Traffic
Facilities Improvement Fees, based upon a rate of $150.00 per daily
trip end estimated to be generated by the ' accessory dwelling unit.
Fees shall be paid prior to occupancy of the new unit.
III. KWIK STOP, 860 PETALUMA BLVD. NORTH, CHERRY VALLEY
CENTER (FORMERLY PAYRAN PLAZA) , AP NO. 006 - 050 -77, (File
1.583A) .
1.! Consideration of EIQ.
2.; Consideration of a conditional use permit for a 2,500 square foot
convenience market.
The public hearing was opened.
SPEAKERS:
Alan Tilton - Traffic Consultant - trip generation report done by DKS was
redone;. the nearby uses were reanalyzed along with new mitigation
measures; trip generation rate was reanalyzed.
John Milliken - 9 Elm Circle - convenience market owner (2 blocks away
from this site) - traffic report is not accurate; this project should not be
allowed off =site deliveries, a precident will be set.
Russ Friede.nbu_rg - owner,. 7 -11 Washington and Howard Streets - would
like off-street parking for his delivery trucks.
Ken Porter - owner of shopping center (Cherry Valley Center) where KWIK
Stop is proposed., and applicant's representative - agreed to all conditions
but wanted clarification on financial responsibilities.
Mark Martin - 1060 Antone Way - too much traffic on Petaluma Blvd.
already; feels this use is not good for this shopping center.
The public hearing was closed.
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A motion was made by Commissioner Libarle and seconded by Commissioner
Doyle to deny a Negative Declaration based on the following .findings:
COMMISSIONER BENNETT - Yes
COMMISSIONER CAVANAGH - Absent
COMMISSIONER DOYLE - Yes
COMMISSIONER LIBARLE - Yes
COMMIS`SION'ER READ Yes
COMMISSIONER 'TARR - Yes
CHAIRd „AN PARKERSON - Yes
Findings:
1. The project may have the potential to achieve short term to
disadvantage of long term environmental goals..
2. The project may have impacts which are individually limited' but
cumulatively considerable.
3. The project may have environmental effects which will cause substantial
adverse effects on human, beings either directly or indirectly.
A motion was made by Commissioner Libarle and seconded by Commissioner
Tarr to deny a use permit based on the three findings listed below.
COMMISSIONER BENNETT - Yes
COMMISSIONER CAVANAGH - Absent
COMM- ISSIONER D-OYLE - Yes
COMMISSIONER LIBARLE - Yes
COMMISSIONER READ - Yes
COMMISSIONER TARR - Yes
CHAIRMAN PARKERSON - Yes
Finding-'s
1. Due to the inappropriateness of the site to .accommodate the use and
related activity as outlined below, the .proposed use does not conform
to the requirements and intent of the Petaluma Zoning. Ordinance.
2. Due to potential impacts of traffic, parking, loitering and
noise, the proposed' use may constitute : a :nuisance or be detrimental to
the public welfare of the community.
3. The use may not be considered a matter of public convenience or
public necessity.
IV. AUTO ROW, US 101, INDUSTRIAL AVENUE, CORONA ROAD, AND
PETALUMA BLVD. NORTH, AP NO''s 007 - 412 -43 38, 49, 50, 51, 52
and 150 -02 -5, 7,- 10 and 21 (Files 11.870, 2.282).
1. Consideration of EIQ.
2. Consideration of .Rezone from Rancho Arroyo PCD /FP'C to Petaluma
Auto Center PCD /FP -C.
The public hearing was opened.
SPEAKERS:
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Jim Salter - 433 Tustin, Newport Beach - Guardian Builders (applicant
representative ) - Three. major, concerns: 1) Landscaping; 2) Promotional
advertising; 3) Carwash, fueling and body shop facilities.
(Commissioner Tarr requested photos of other auto dealerships developed by
Guardian Builders)
Bob Martin - 171 Payran Street - Opposed to project because of Flood Plain
designation; more review by SCWA should be done; downstream flooding will
be worse after this project is developed.
Vince Landof - Industrial Way - Auto row area is bringing fill at this time;
major concerns regarding flooding; dealers will not be competitive.
Jeff Cartright - 56 Rocca Drive - This project will contribute to flooding
downstream.
A motion was made by Commissioner Bennett and seconded by Commissioner
Doyle to continue this item to the Planning Commission meeting of November
22.
V. ADOBE CREEK, ELY BLVD, SOUTH BETWEEN FRATES ROAD AND
CASA GRANDE ROAD,. (Files 3.363E and 6.923) .
1 Consideration of EIQ .
2 Consideratino of PUD rezoning and tentative map for 54
single- family dwellings.
The public public hearing was opened.
SPEAKERS:
Hilde 'Harper -Chan - Duffel, Corporation - Described cluster housing
concept.
The public hearing was closed and the item was continued to the Planning
Commission meeting of''November 22, 1988.
VI. GENERAL PLAN AMENDMENTS (Files 8.105, 8.105A) .
1:. Consideration of EIQ..
2: Consideration of miscellaneous text and map amendments to the
1987 -2005 General Plan.
The public
hearing
was
opened and continued to the Planning Commission
meeting of
November
22,
1988.
ADJOLIERNMENT 11:00 PM.
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PETALUMA PLANNING COMMISSION
REGULAR MEETING
CITY COUNCIL CHAMBERS, CITY HALL
November 22, L988
Tuesday, 7:00 p:, m .
PETALUMA, CALIF.
The Planning Commission encourages applicants or their representative 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.
PLEDGE OF ALLEGIAN -CE TO THE FLAG
ROLL
COMMISSIONERS: Cavanagh, Read, Tarr, Parkerson*
COMMISSIONERS ABSENT: Bennett, Doyle, Libarle
q
STAFF: Warren Salmons, Director
Tom Hargis, City Engineer
Pamela Tuft, Principal Planner
Mike Moore, Principal Planner
Kurt Yeiter, Senior Planner
Jenny Cavanagh, :-Planning Technician
* Chairman
APPROVAL OF MINUTES Minutes of the November 8 meeting were
approved with minor changes on pages 1 and 6.
PUBLIC COMMENT None,
COMMISSIONER COMMENT: Planning Commission meetings will be televised
in the near future.
DIRECTOR'S REPORT Planning Commission meetings will be televised as
soon as a technician is assigned.
A one -day planning seminar will be held at .Sonoma State on December 10,
1988. Notify Warren Salmons by December 6th if attending.
CORRESPONDENCE None.
COMMISSIONER "S REPORT None.
READING OF APPEAL RIGHTS Read by staff.
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OLD BUSINESS
I. WESTRIDGE UNITS 4 & 5, "I" STREET, AP NO. 019- 240 -04 AND
PORTION OF 019 - 401 -02, (Files 11.864, 3.373 and 6.868).
1. Continued consideration of PUD, Prezone, and Tentative Map for
proposed 177 single - family lots.
NOTE: Public hearing is closed.
SPEAKER:
Tom Hargis, City Engineer - answered questions regarding dam safety.
T_ Discussion by Commissioners included requests that dam studies be done
before final map approval,, the creek area is of special concern to the
co Commission; that revisions to the tentative map be made prior to Council
approval of the map and also brought to Commission for information; that
the map be revised to show 167 lots instead of 177 lots.
A motion was made by Commissioner Read and seconded by Commissioner
Tarr to recommend to the City Council approval of the re- prezoning to
Planned Unit District based on the findings and subject to the conditions as
amended, listed below:
COMMISSIONER BENNETT - Absent
COMMISSIONER CAVANAGH - Yes
a
COMMISSIONER DOYLE - Absent
COMMISSIONER LIBARLE - Absent
COMMISSIONER READ - Yes
COMMISSIONER TARR - Yes
CHAIRMAN PARKERSON - Yes
P.PUD Findings
1. The clustered concept plan clearly results in a more desirable use of
land and a better physical environment that would be possible under
any single zoning district or combination of zoning districts.
2. The PUD is proposed on property which has the ability to provide a
suitable relationship to one thoroughfare (I Street) ; and that said
thoroughfare will be adequate to carry any additional traffic generated
by the development upon completion of the improvements to be
incorporated as a part of the PUD project, based' on the traffic
analysis in the Final EIR and the General Plan.
3. The plan for the proposed development will present a unified and
organized arrangement of buildings and service facilities which are
appropriate in relation to adjacent or nearby properties and that
adequate landscaping and /or screening will be included to insure
compatibility by the preservation of sensitive hillside areas, restriction
of building locations and incorporation of substantial public and private
landscaping into the development plan.
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212
4. The natural and scenic .qualities of the site will be protected, with
adequate available public and private spaces designated' on the Unit
Development Plan, through the dedication of park land to the City and
for Urban Separator and through the designation of "non- development"
areas above 'identified contour lines to insure perpetual preservation of
most critical natural qualities of the site.
5. The development of the subject. property, in the manner proposed by
the applicant and conditionally approved, will not be detrimental to the
public 'welfare, will be in the best 'interests of the City and will be in
keeping with the general intent and spirit of the zoning regulation of
the City of .Petaluma and with the Petaluma General Plan adopted by
the City.
6. The provision of 100 of the units as custom homes (elevations not
repeated within the project) meets the intent of the. General Plan policy
of having 10 %. of residential planned unit developments significantly
different in architectural design.
P. PUD Conditions
1. The remainder of the Hash property (16.5 acres of AP No.. 019 - 40.1702)
shall be prezoned PUD with the following development /operating
standards:
a. Existing agricultural operations and uses are consistent with the
PUD prezoning designation and may continue at current levels.
b. Development Standards appli le- to -- tire-- exis- ting- uTes shall
be consistent with the Petaluma :Zoning Ordinance "A" Agricultural
District.
C. Any revisions to or increases in the level of development must be
the subject of a PUD amendment.
2. The PUD development plan shall be amended prior to SPARC review
and Final Map approval to provide for a maximum of 167 lots and to
incorporate and reflect the following:
a. Relocate Photinia Place to be adjacent to Thompson Creek,
thereby eliminating lots 172 through 177 as designed. -The intent
of this amendment is to reduce the scale of proposed cut and fill
on the north side of Photinia. Place as proposed., improve security
and visibility to this open area and provide area for maintenance
access along Thompson Creek..
b. Reconfigure lots 161 through 171 to widen lots thereby providing
,side yard areas for outdoorPopen space activities and
improvements and. to, reduce the need for significant cut and fill.
Reconfiguration shall include provision of a minimum. .of 100' in
width of urban separator to connect:, proposed non- development
areas along west project boundary.
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I Alternative: If dedication of the non .development area for
purpose of `urban separator is not required as a condition of
approval, the non - development area shall be enlarged so that its
inner edge meets, at least, the 200 foot contour line.
i. ' Indication of building envelopes for each lot.
3. The following Fire Department requirements shall be incorporated into
the project:
(1) All structures shall be protected by approved residential fire
sprinkler systems..
(2) All roofs shall have approved fire retardant roof covering
materials (no wood shakes, per Ordinance No.. 1744 recently
adopted by Council
4. The PUD development plan narrative, as presented by the developer,
shall be revised to reflect all facts of the project as amended by the
adopted conditions of approval, subject to review and - approval by City
staff. Narrative shall address the requirement that all reconstruction,
additions, remodeling must be undertaken and completed in
conformance with the adopted development standards.
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C :'
Reconfigure lots 153 through 160, reducing by 2 lots, to eliminate
need for bridging flood control easement. Access shall be
obtained from Grevillia Drive.
d.;
Increase lot depths approximately 10 -15 feet for lots 9, 10 and 11
to provide additional separation between existing Westridge Drive
homes and proposed homes on Rockrose Drive.
e.
Elimination of Lot #19, reconfigure surrounding lots to absorb
area.
f. !
Reconfigure lots 142 through 145, reducing by one lot, to provide
cleaner access points and useable building pad sites, excluding
the existing PG &E easement.
g.
Relocate non - development area boundary to abut rear lot lines of
lots 109 through 116.
h.
Creation of non - development easement (no structures, solid fences
or non- native landscaping) between the 200 foot contour and the
proposed non - development area (urban separator) line to allow the
lands to remain in private ownership but prohibit development of
structures or landscaping that would modify the more visually
prominent and sensitive hillside area. Exceptions: Lot at
terminus of Rockrose Drive. (identified as Lot #145 on tentative
map) may construct a single dwelling for which the ground level
finished floor elevation shall not exceed the 225 foot contour line,
(except lot 145) .
I Alternative: If dedication of the non .development area for
purpose of `urban separator is not required as a condition of
approval, the non - development area shall be enlarged so that its
inner edge meets, at least, the 200 foot contour line.
i. ' Indication of building envelopes for each lot.
3. The following Fire Department requirements shall be incorporated into
the project:
(1) All structures shall be protected by approved residential fire
sprinkler systems..
(2) All roofs shall have approved fire retardant roof covering
materials (no wood shakes, per Ordinance No.. 1744 recently
adopted by Council
4. The PUD development plan narrative, as presented by the developer,
shall be revised to reflect all facts of the project as amended by the
adopted conditions of approval, subject to review and - approval by City
staff. Narrative shall address the requirement that all reconstruction,
additions, remodeling must be undertaken and completed in
conformance with the adopted development standards.
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5. The PUD development standards 'and project. C.0 &Rs (conditions,
convenants and restrictions), subject to staff review and approval,
shall include references regarding: approved development standards
which shall become conditions of pre approval, including:
a. Maximum building heights, as ,measured' from natural grade, as
follows: f_ or all, lots not identified as custom homes on the
approved tentative map,, shall be two and one -half stories or
thirty feet; custom homes, subject to SPARC review and analysis
of specific location and needs to insure compatibility with adjacent
properties.
b. Maximum lot coverage for' .principal and accessory buildings shall
be limited to an area equivalent to the defined building envelope
as shown on the approved unit development plan. These
envelopes shall also be shown on the tentative and' final maps
Building envelope shall be defined as the area within the setbacks
as required below.
C. Setbacks shall be as follows
(,1) All lots having a gross square footage of less than 10,000
square feet: in accordance with R -1, 6,500 square. foot
requirements (except Lots 8., 9, 10, and 11 which shall have
a minimum rear yard setback of 30') .
(2) All lots having a gross square footage of at least 1 0,0.00
square feet but less than 20,000 square feet: in accordance
with R -1, 10,000 square foot requirements.
(3) All lots having a gross square footage of 20,000 square feet
or more shall be subject to the setback provisions of the
Petaluma Zoning Ordinance for R -1, 20,0 zoning district.
d. Rebuilding and/or replacement of structures, including accessory
buildings and fences„ shall conform to the approved unit
development plan. ;- sa�rject- to-- aciminist�ttive- �'z4RitYw.
e. Accessory structures, including accessory dwellings, are
permitted subject to the regulations- of the Zoning Ordinance for
accessory structures arid the provisions contained therein.
f. Garage conversions and minor additions (decks, patios, etc. ) are
permitted in conformance with zoning ordinance regulations.
g. Home occupations are permitted subject to the regulations of the
Petaluma Zoning Ordinance.
h. Prohibition of driveways, structures and non - native
above the 200 'foot contour line (exception: lot at
Rockrose Drive, as stated earlier In condition
Development standards shall provide a list o
non - native landscaping: species for planting above
contour line.
landscaping
terminus of
2h above
appropriate
the 200' foot
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6. All aspects of the proposed development plan are subject to review by
the Site Plan and Architectural Review Committee prior to approval of
Final Map; including but not limited to: architecture, public and
private landscaping (except park), irrigation and fencing.
7. The following fencing shall be provided in the .PUD development plan,
subject to SPARC review and approval:
a. Solid 6' wood fence for all side and rear yards (including side
gate) for production homes, except open field fencing may be
provided for rear yards areas for homes to the south of Grevillia
Drive and northwest of Photinia Place.
CD I
b: Agricultural fencing shall be provided along project's outer
property lines when either private property and /or
non- development area abuts adjacent properties, subject to SPARC
review and approval.
Q
Open -type field fencing shall be installed along project's outer
property lines, inside perimeter of urban separator areas, and in
areas of the proposed non - development area (above the 200 foot
contour line) . Retention of existing fencing shall be subject to
SPARC review and approval as to need of repair or
appropriateness of fence type with urbanized development.
8. Landscaping plan shall be designed, subject to SPARC review and
approval, to include the following:
a Introduction of large canopy trees and � tree clusters into project
development area, particularly large canopy trees along project
streets. The intent is to soften the visual impact of the project
on surrounding elevated viewpoints WEIR, pg. 151) .
b:. Provision of street tree planting strips, and common area adjacent
to Lavio Drive cul -de -sac including remnant piece at corner of
Lavio and Westridge Drive.
c. Provision of landscaping along side property lines lot 0104 and
106 facing I Street. Landscaping shall be provided between side
yard fences and the sidewalk. Dedication of additional
right -of -way, if deemed necessary to provide area for
landscaping, shall be required, subject to staff review and
approval.
d. Provision of creek channel planting plan within the boundaries of
the proposed development. The intent is to move toward
reestablishment of a natural riparian habitat without adversely
affecting storm water flows. The proposed plan shall be subject
to review by all appropriate regulatory agencies and an
independent analysis by a qualified wildlife /riparian habitat
specialist prior to SPARC review. The cost of the independent
analysis shall be borne by the developer, selection of the
professional shall be subject to review and approval of City staff.
The planting plan shall include specific details, subject to review
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and approval of City staff, to maintain, the creek channel planting
for a break -in period of three years or until completion of
residential unit construction., whichever is longer. Should
maintenance be assured through the use of a Landscape
Maintenance Assessment District, start up funds shall be
contributed by the developer to assure the three year break -in
period associated costs.
e. Additional creek 'channel enhancement through the planting of 85
native species trees (ratio contribution of 1 tree per 2 lots within
proposed project), along existing channel swale in Westridge Units
1 3 to restore some of the aesthetic and natural quality of the
original creek and establish more visual continuity between the
two subdivision. phases (FEIR, pg. 142) . Planting plan shall be
subject to review and approval by all appropriate 'regulatory
agencies. Planting 'shall be undertaken and completed prior to
the issuance of any certificate of occupancy for new units.
f, Measures and planting plan for revegetation of cut and fill slopes.,
and landslide repair sites.
9. All landscaping and irrigation systems in the public R-&-W, in common
areas., non -park creek channel,, detention areas, street trees and
landscape islands (cul -de -sac and entry) shall be maintained through
an Assessment District, shall be designed to standards acceptable to
the City of Petaluma and shall be operated by time - controlled device's
designed to be activated during non - daylight hours. Assessment
District :shall. be .formed and approved by the City, costs to be borne
by the developer, prior to first Final Map approval.
10. All utility boxes and transformers shall be fully screened, subject to
approval by SPARC and the Community Development Department.
11. Residential security measures set forth by police department
recommendations shall be incorporated into the development plan,
including., but not limited to the. provision of lighted house numbers,
easily visible from the street.
12. Park design and improvements shall be planned and' elevelo,pzTl designed
in Co njunction With the Parks and Recreation Depart a
Recreation, Music and Parks Commission. prior -fig- first -- Final - -��ap
approvaa4-. Park improvements sahll be completed, b developer, prior
to completion 61f, 50 o of Phase. I units. The plan shall also be
submitted to the State epartment o Fish and Game for review of its
interface with planned creek improvements, prior to review by the
Recreation, Music and Parks Commission.
13. The following operating practices shall be complied with during
construction activity 'on the project:
a. Hours of construction activity on the Westridge Units 4 and 5
shall be limited to the hours of 7 AM to 6 PM, Monday through
Friday (non- holiday) .
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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 sprinklered 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. (FEIR, pg. 205).
(v 14. Design of proposed bridges over Thompson Creek and flood control
0) easements shall be subject to review and approval of Sonoma County
Water Agency, City staff and any appropriate regulatory agencies
prior to Final Map approval.
CO 15. 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.
16. The project sponsor shall be required to pay low and moderate income
housing in -lieu fees of an amount to be determined according to the
scheduled establishment by City Council Resolution No. 84 -199 N.C.S.,
ot make alternative arrangements to meet the low and moderate income
housing provision requirements of the Petaluma General Plan, subject
to approval of the City and prior to Final Map approval.
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17. The project sponsor shall execute a binding agreement which shall
stipulate that upon close of escrow of each residential dwelling unit in
W:estridge Units 4 and 5, developer shall pay a traffic impact fee of
$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 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 thereafter will be either $150.00 per
trip end or the Major Facilities Traffic Mitigation Fee, whichever is
less on a per unit basis.
18. If prehistoric or historic remnants are encountered during project
construction, work shall be halted and a qualified archaeologist
contacted to evalutate the finds. Work around the identified midden
area shall be undertaken under the direct field supervision of a
qualified archaeologiist, . who shall have the authority to stop work.
Mitigation measures prescribed by the archaeologist and required by
the City shall be undertaken prior to resumption of construction
activities in the area.
-
A motion was made by Commissioner Tarr and seconded by Commissioner
Read to recommend to the City Council approval of the pre- tentative map
for Westridge Units 4 and 5 based on the findings and subject to the
conditions as amended and listed below:
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COMMISSIONER SENNETT - Absent
COMM'IS'SIONER CAVANAGH - Yes
COMMISSIONER DOYLE Absent
COMMISSIONER LIBARLE - -Absent
COMMISSIONER READ' - Yes"
COMMISSIONER TARR - Yes
CHAIRMAN PARhERSON - Yes
Pre - Tentative, Map Findings
1. The proposed subdivision as conditionally approved., together with
provisions for 'its design , improvement, is consistent with the
General Plan objectives, poicies, 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 or wildlife or their habitat:.
4. The design of the Subdivision and the. type of improvements will not
cause serious public health problems.
5. The design of the Subdivision and the type of improvements proposed
will not con "flict with. easement, 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 Plater Quality Control Board.
Pre-Tentative Map conditions
1. An irrevocable offer of dedication as urban. separator of all
non - development areas as designed on the pre- tentative map shall be
provided prior to approval of the Phase II Final Map WEIR, pg. 55) .
2. A non- development easement prohibiting- construction or placement of
structures., solid fencing or non- native landscaping ° shall be created
and recorded from the 200 foot contour .line to the line of the required
urban separator .dedication area, concurrently with the Phase II Final.
Map. Exception: The lot at the terminus of Rockrose Drive shall
offer a non - development- easement commencing at the 23'0 foot contour
line :(FEIR, pg. .151) .
3:. Thompson Creek drainage improvements within the project site shall be
redesigned to provide a more natural - appearing ,stream channel and
riparian "habitat, in conformance with Department of Fish and Game
recommendations and adopted General Plan policies. Design and creek
improvements (including urban separator- creek channel areas) shall be
subject to review and approval' of. City staff and the California
Department of Fish and Game, Sonoma County Water Agency, SPARC
219
and any and all other appropriate regulatory agencies. Staff review
shall include provisions for review and incorporation of concerns of
interested citizens. An independent analysis shall be undertaken,
costs to be borne by the developer, prior to commencement of review
process.
The drainage scheme shall include a revised flow restrictor and
detention basin location and configuration to allow more of the
meandering form of the channel to be preserved and to retain the oak
tree between lots 35 and 174. The drainage plan shall include a
landscape and fencing plan which places emphasis on the reintroduction
of native riparian species (trees, shrubs and groundcover) along the
channel and the utilization of planting for sediment filtration, bank
CD stability and wildlife habitat protection purposes (FEIR, pgs. 138,
(� 139) .
CO 4. Long -term maintenance. provisions shall be provided to the City
through the formation of an Assessment District prior to Final Map
approval to ensure that the design shape and flow characteristics of
the project's open drainage channel are well maintained in perpetuity
through regular removal of s,tormwater sediment. In particular, silt
and gravel will not be allowed to accumulate behind the proposed flow
restrictors . The Assessment District shall assign funding
responsibilities for on- going drainage system maintenance for the
project site, while placing responsibility for administering maintenance
district activities with the City (FEIR, pg. 130) .
5. The following off -site storm drainage improvement shall be undertaken
by the developer, subject to approval by Sonoma County Water Agency
and City staff, concurrently with completion of public improvements for
Phase I:
Improvement to existing inadequacies of Sunny Slope
Road /Thompson Creek culvert including measures to allow flows to
reach the full height (capacity) of the 6' and 12' bridge culvert
without spilling over the road and onto adjacent yards. Measures
shall include improvement to the angle of the upstream approach
to the culvert, raising the walkway above the culvert and
improvement to the containment design at the culvert entrance
(FEIR, pg. 128).
6. The construction of utility and public improvements within the County
island (eleven parcels at the northeast corner of the project site) shall
be completed by the developer concurrently with public improvements
for Phase I. If construction of improvements is adopted as a condition
of annexation, bonding shall be provided prior to conclusion of
annexation procedures to insure such construction.
7. The project shall comply with all conditions required by the City
Engineer, as follows:
10
220
Streets:
a. Greviliia Drive through Phase II to "I" Street shall be improved
to full residential street' standards, including appropriate utility
extensions as part of Phase L.
b. A permanent 20 emergency access and access easement shall be
provided at the end of -Lavin Drive to Rockrose Drive with Phase
I.
C. Photinia Place shall be relocated adjacent to the Thompson Creek
Channel and have only single lot frontage.
d. The unimproved portions of I Street shall be improved to full
collector half- street (5'sidewalk, curb, 5' gutter pan and 12'
travel lane) plus a 12' travel lane and 5' bike path on the east
side of I Street from the southeast corner of the: proposed
development to the creek channel at Westridge Drive and I Street
as part of Phase I. This shall include an appropriate conform to
the existing driveway immediately adjacent to Lot 1,06.
e."
rid `two 2 six -foot shoulders. Improvements or
Assessment District shall be completed or paid
project associated public improvements.
f.. Realign proposed intersection of Grevillia /Rockrose Drives to form
a standard 90% four - legged intersection to increase safety, subject
to review and approval by City Engineer.
g. Prior to issuance of the first building permit, the developer shall
contribute to D Street repaving from Sunnyslope to Petaluma
Boulevard.
h. All proposed streets (public and private) and ; cul -de -sacs shall be
designed in accordance with the Petaluma Municipal Code Section
17.20.070 and the City of Petaluma minimum design criteria.
i. Handicapped ramps shall be provided at all corners with
pedestrian traffic.
j. All rural streets, as shown: on the tentative map, shall be private
and maintained by the appropriate homeowners.
k. Along I Street between Grant. Avenue and Sunnyslope Road, this
development shall construct a berm adjacent to the 'most easterly
travel lane, thus providing a safer 5 foot access for pedestrian
and bicycle traffic.
Sunnyslope Assessment District planned roadway improvements.
If the proposed Sunnyslope Assessment District 'does not complete
.improvements prior to construction of West-ridge Units 4 and 5
public improvements: project developer shall complete
reconstruction of Sunnyslope Ave"e Road and S-unn. slope
Avenue (between Sunri slo e Road and D Street ) to provide two
1.1
payments to the
concurrently with
0�I
A- --
Storm Drains:
a: The channel entrance to the Thompson Creek box culvert on
Sunnyslope Road shall be modified to include wingwalls or other
appropriate measures to improve the entrance hydraulics.
Additional grouted .rip -.rap or other appropriate measures shall be
added to the existing Thompson Creek channel at the upstream
approach to the box culvert to insure containment of flood flows
within the channel.
b The open channel area near I Street and Westridge Drive and
Purrington Road shall be replaced by a closed conduit system and
the open portion filled in to match the existing ground.
C A hydrological and seismic evaluation of the two reservoirs,
located to the west and upstream of the site, shall be required
cc prior to approval of the final map for Phase I. If mitigation
measures are required, they shall be incorported in the
improvement plans to the satisfaction of the City Engineer.
Verification shall be required from the California Division of Dam
Safety regarding their jurisdiction and /or permit requirements
over the reservoirs.
d.. The adequacy of. the proposed channel 'detention pond concept
shall be verified by the appropriate 'hydraulic calculations to the
satisfaction of the SCWA and City Engineer. A homeowners
association or some other permanent maintenance mechanism shall
be required to maintain this system and in place prior to final
map approval.
e The entire storm drainage system shall conform to SCWA Master
Plan subject to review and approval by the City Engineer and
SCWA.
f. 100 -Year relief swales between property lines shall not be
designed into the storm drainage system.
g. Lot to lot and across adjacent property line surface drainage is
not allowed. Provisions shall be made to catchers water before
it crosses the adjacent property.
h. Typical lot drainage shall be shown.
i. All backyard and hillside drainage control must be an
underground pipe system with surface catchment swales and
inlets. Sheet flow across the sidewalk will not be permitted. A
private yard drain and pipe under the sidewalk through the face
of curb to the street is needed.
Water Main:
a Fire flow calculations will be required at the time the final map is
t submitted to verify adequate protection.
b All houses, especi$Hq -two -- story, constructed above elevation 160
12
AAA
feet, may require a water pressure system installed for each unit
to maintain adequate house pressure,. The pump for each lot
must not be attached to any pipe directly connected to the water
main or service pipe. Such pumping or boosting of pressure
shall be done from a sump, cistern or storage tank which may be
served by, but not directly connected with, the water system
distribution facilities, i ^ .e., that, there must be an air gap
between the' pump and the water meter. The City will not own,
maintain or accept responsibility for the private pressure- system
on each lot over contour 160 feet. Single water services shall be
provided at this locations. Water service calculations must be
submitted with final map to verify service pressure.
C. Lots over elevations 160' may require specific improvements to
ensure adequate house and fire flow pressures. These measures
shall be approved by ,Fire and Engineering Departments prior to
aproval of the final map for Phase I to ensure development
potential of those _located within Phase 2.
d. The water improvements shall comply with the Master Plan.
Sanitary Sewer:
a. Evaluation of the' downstream sanitary sewer capacity shall be
verified by the developer. Upgrading the system,, if required,
shall be constructed as part of Phase I.
b. Sanitary sewer calculations will be required at the time the final
map is submitted to verify adequacy.
Traffic:
a. Prior to approval of the final map, the developer shall contribute
to the cost of signalizations at Petaluma Boulevard and:. Mountain
View and Sixth and D Streets. Fair share contribution amount
shall" be based on the project's prorated share of the traffic using
said intersections.
b. Signalization shall be provided for at Sunnyslope Avenue and El
Rose Avenue and D Street, and Petaluma Boulevard and I Street
by the developer concurrently with the project improvements,
subject to review and approval of the City Engineer. The
formula for pay -back amounts shall be estimated through
negotiations by the City and the project developer.
c. This development shall modify the -signal at Petaluma Boulevard
and D Street. This modification shall be based upon plans
provided by the City to the developer.
Miscellaneous:
a. All grading, -and. erosion control measures shall conform to the
City's Erosion Control Ordinance No. 1576 N.C.S.
13
2 2'3
bi, Prior to the issuance of any
building - permit, lot
pad
elevations
shall be certified by a registered
Civil Engineer.
C., Landscaping island in the
public streets shall be
privately
maintained. Additionally,
the street must
be
widened
appropriately to accommodate
a 2' shy -away from
curbed medians
and landscaping installed so
as not to provide
sight
distance
obstruction for motorists.
d,. In accordance with City Council Resolution 9100 N , C . S . , all
City -owned sanitary sewer and water mains located on private
property shall be contained within a 10' paved exclusive
easement.
C
M e: Landslides located in areas to be dedicated for public use shall be
T stabilized prior to acceptance by the City.
CO
f. The type of street lights have not been stated on the tentative
map. If the developer proposes to use non - standard, the request
shall be required prior to final map approval of Phase I.
g, The contours shall be clarified (e.g., existing shall be dashed
lines and the proposed shall be solid lines with elevations stated) .
h,. Maximum allowable driveway slope is 15 %.
E
8. T''raffic control improvements (stop signs, striping, etc.) shall be
completed by the developer as deemed appropriate by the City
Engineer WEIR, pg. 94).
9. The project shall comply with all conditions required by the Fire
Marshal and Chief Building Inspector.
10. The tentative map shall be amended prior to Council review to
reflect possible conformance to recommended condition_ s, and shall be
returned to Commission for discussion prior to GbunM77pprov'al of the
final map to provide or reflect the following:
A. Reduction of project density to limit overall development to not
exceed 167 lots, specific reductions and amendments subject to
City staff approval, as follows:
a. Relocate Photinia Place to be adjacent to Thompson Creek,
thereby eliminating lots 172 through 177 as designed.
b. Reconfigure lots 161 through- 171 to widen lots thereby
providing side yard areas for outdoor /open space activities
and improvements and to reduce the need for significant cut
and fill. Reconfiguration shall include provision of a
minimum of 100' in width of urban separator to connect
proposed non- development areas along west project
boundary.
i c. Reconfigure lots 153 through 160, reducing by 2 lots, to
eliminate need for bridging flood control easement. Access
shall be obtained from Grevillia Drive.
14
224
d. Increase lot depths approximately 10 -15 feet for 'lots 9, 10,
and 11 to provide additional separation between existing
Westridge. Drive homes and proposed homes on Rockrose
Drive.
e. Elimination of Lot #19, reconfigure surrounding lots to
absorb area.
f. Reconfigure lots 142 through 145, reducing by one lot, to
provide cleaner access points and useable building pad sites,
excluding the existing PG &E easement.
g. Relocate non - development area boundary to abut rear lot
lines of. lots 109 through 116.
h. Creation of non - development easement. (no structures, solid
fences or° non - native landscaping) between the 200 foot
contour and the proposed non - development area (urban
separator) line to allow the lands to remain in private
ownership but prohibit development of structures or
landscaping . that would modify the more visually prominent
and sensitive hillside area. Exception: Lot at terminus of
Rockrose Drive (identified, as Lot #145 on tentative map) may
construct a single dwelling for which. the ground level
finished floor elevation shall not exceed the 225 foot contour
line.
Alternative: If dedication of the non - development area for
purpose of urban separator is not required as a condition of
approval, the non - development area shall be enlarged so that
it's inner edge meets, at least, the 20'0 foot contour line.
Exception: (as stated in above paragraph)..
i. Indication of building envelopes for each lot.
B. Provision of street tree planting strips along all public roadways,
subject to SPARC review and .approval.
11. Permanent access easements shall be provided from, Lavio Drive to
Rockrose Drive and from Lavio Drive: to Photinia Place to insure
emergency access. Easements shall be of adequate width to
accommodate city and county emergency vehicles, subject to review and
approval of City staff (FEIR, pg. 9:3)
12. A bike lane along I Street and internally to connect to existing
Thompson Creek frontage bike lane shall. be provided, in conformance
with the adopted Bike Plan, subject to staff review and approval.
13. A geotechnical .investigation shall be prepared by the developer to
define scope of engineering methods for site improvements such as soil
treatment, over- excavation and replacement of expansive soils with
non= expansive materials, use of supported floors and use of
foundations on drilled piers, etc. , prior to approval of a Final Map.
At the discretion 'of the City Engineer and the Chief Building
Inspector, additional measures may be added to project engineering
15
approaches to mitigate potential for damage due to landslide potentials
(FEIR, pgs:. 105-100.
i
14. All grading, cutting and filling in the vicinity of the Archaeological
site, shall be according to the recommendations and under the direct
on -site supervision of a qualified archaeologist, selected by the City
and paid for through developer fees to the satisfaction of City staff.
Temporary protective fencing shall be erected around the
archaeological site prior to any grading /construction activity (FEIR,
p;g. 208) .
15. All grading, cutting, compaction of fill and repair of landslide areas
(including urban separator areas) shall be according to the
recommendations and under the direct on -site supervision of a
registered soils engineer selected by the City and paid for through
developer fees all to ,the satisfaction of the City Engineer.
16. Completion of all grading and construction of public improvements
within Phase II of the project may be allowed in conjunction with
completion of Phase I improvements subject to City review and
approval.
17. Maximum cut /fill slope shall be 2:1 and. shall b'e sculpted to the extent
possible to blend with the natural hill forms and contour lines and to
respect and preserve existing rock outcroppings wherever possible,
subject to staff review and approval.
18. An expanded engineering investigation shall be completed by developer
prior to Final Map approval to include adequate evaluation of upstream
dam breach potentials and provide adequate measures to protect
against property damage due to a dam breach. The measures shall
include the use of additional berms constructed to protect the
development area from dam - breached flood waters. The height of the
berms shall be sufficient to impound the total capacity of the three
earthen dams (about 30 acre -feet) during high intensity storm flows.
Berms shall include flow restrictors to reduce flows through the
project storm drain system to below designed flow rates. The
investigation report shall be subject of review and approval of the City
Engineer and any other regulatory agency deemed appropriate by the
City Engineer.
19. Public utility easement shall be provided to the satisfaction of the
agencies /departments which provide the individual utilities or services.
20. Access for emergency fire apparatus shall be provided to public open
space areas, subject to approval of Fire Department and City Engineer
(FEIR; pg. 56) .
21. Temporary protective fencing shall be erected at the drip line of all
native trees incorporated into the final landscape plan. The 'fencing
shall be erected prior to any grading /construction activity.
22. 911 landscaping and irrigation proposed in the public right -of -way, in
common areas, the non -park creek channel, stormwater detention
16
a,1�
areas,. street trees and landscape islands shall be installed to City
standards and permanently maintained through a ".Latidscape Assessment
District, formed prior to Final. Map approval, subject to City review
and approval. Costs, of forming the Assessment District shall be borne
by the developer.
23. Prior to approval_ of
a final map, the developer shall submit a plan for
energy conservation
measures to be incorporated into the project.
24. The designation of
Parcel " A " (approximately 6.23 acres') does not
constitute provision
of parklands. Specific park acreage shall be
recalculated by City
staff subsequent to revision of the. tentative map
in resp'on "se to the
adopted conditions of approval,. Determination of
park. costs shall
be undertaken by City staff, subsequent to
deter.minatin of park
area and nature of planned improvements.
25. The following fees
are applicable to this _project.: School Facilities
Impact,. Traffic, Mitigation, Community Facilities Development:, Park and
Recreation Land Improvements,
Storm Drainage Impact and. In -Lieu
Housing.
26. That in light of public improvements beng constructed in the area, the
annexation impact fees be waived for the eleven ,parcels located at the
northeast corner of the project site (identified as Hagopian, Sabourin, .
King, Ferrin., To.masetti,, Minix, Pelton, Lombardi and Hopkins) .
27. That the existing prezoning designation of R -1, 10,000 remain for the
eleven parcels referenced above.
28. That the annexation of the project site incorporate the annexation of
the County island (eleven parcels referenced in 4`1 above, the
remainder of the Hash property (16.5) acres) and the entire Lavio
(project) parcel.
NEW' B'USINES'S'
II. CUSTOM MUFFLER, 839 PETALUMA BLVD. NORTH, AP NO.
006- 0:41 -05, (File 1.610).
1. Consideration of EIQ.
2. Consideration :of Conditional Use Permit for major automotive
repair .
SPEAKER:
Brad 'Davis - business owner. - staff told him he did not need a use permit
four years ago:; objects to conditions 1, 6, and 7.
A motion was 'made by Commissioner Tarr and ' :seconded by Commissioner
Cavanagh to issue a Mitigated Negative Declaration based on the following
fin ding s ':
17
�a7
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
CHAIRMAN PAP
Findings
BEUN.ETT - Ab,sent
CAVANAGH - Yes
DOYLE - Absent
LIBA'RLE Absent
READ - Yes
TARR - Yes
KERSON - Yes
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,
IE cause a fish or wildlife population to drop below self - sustaining- levels,
cc
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 project is consistent with and further promotes the objectives,
goals, and policies of the General Plan.
A motion was made by Commissioner Cavanagh and seconded by
Commissioner Tarr to approve a conditional use permit for Custom Exhaust
and Muffler based on the findings and subject to the following amended
conditions:
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
CHAIRMAN PAP
BENNETT Absent
CAVANAGH - Yes
DOYLE - Absent
LIBARLE - Absent
READ - Yes
TARR - Yes
KERSON - Yes
Findings
1. The proposed use, subject to the conditions of approval, conforms to
the intent and requirement of the Zoning Ordinance and the General
Plan.
E ..�
-�3�
2. The project will not constitute a nuisance nor be detrimental to the
public welfare of the community due to the conditions of approval.
Conditions
1. Any vehicles advertising Custom Muffler shall be parked out of view
from the street, to staff satisfaction, to prevent a conspicuous display
of advertising signs
2. A sign program for the entire site shall be submitted` for staff review
and approval within 30 days of use permit approval. The total
combined allowable sign area (all four buildings) is 90 sq. ft. The
sign program must include an inventory of existing signs for which
sign permits, must be obtained. Any signs which are not in
conformance with the City Sign Ordinance shall be removed within 10
days of receipt of the sign program by staff or brought into
conformance.
3. The parallel parking area along the Hatchery building (spaces 1 -3)
shall be reconfigured on the, site to provide two parallel .spaces and a
trash enclosure. All must meet all City Standards and are subject to
staff review and approval.
4. The one -way exit
only driveway on Petaluma Boulevard
shall be clearly
marked as such
to the approval
of City staff. . "No
Parking" signs
shall be provided
for the front 90
feet of ' the Hatchery
building.
5. Where applicable, parking spaces shall, be striped as shown on site
plan to staff approval. Existing "no parking" signs in front of spaces
8 -12 shall be. removed.
6. Minimum 3 -foot wide curbed landscaped' strips or other im rovements
shall be provided in the following locations, subject to staff review an
approval:
a. $et�ree�r -h- {south- preptrtq- kn�- �eirc- �rrc- adjjaeent- Farkirrg
spac s-- (nttrrrl t = 3,- lsr, -- - c- *. Bumper blocks for parking
spaces 13, 15, 17, 19
b. As a buffer between the new trash, enclosure and adjacent parallel
parking spaces.
c : --- Al-airrst -ti z- roc► est =-a}ewa4 oir-cf re- ateherq -l?cxi d irg
7. Above ground utilities serving or traversing the :site skis +l - --ire
arrctexgre�ncl�ec�- per- ti��egairemerrts- �f- �.�- Pet�krtna- -Afhrni -�ode-
may remain overhead with any unused wires to be removed
8. A cash bond, in an amount. to be determined by the Planning. Director,
shall be submitted within ten (10) days in order to insure compliance
with conditions two through seven. Except as noted (.Condition 2,)., all
items bonded for shall be completed within 60 days of use permit
approval.
9. Any visually damaged or inoperable vehicles shall be stored indoors.
19
229
10. All work shall take place either indoors or out of public view. Any
work which does take place outdoors shall be screened from view and
shall be minor in nature (e.g., does not create noise, does not involve
dismantling, etc.), subject to determination by Planning staff.
11. There shall be no open storage of equipment, materials, trash, litter,
packaging, etc.
12. All premises, structures, and operating equipment shall be inspected
by Building Inspector,, Fire Marshal, and EOS with particular attention
paid to any potentially hazardous materials. Any corrections deemed
necessary shall be completed within 30 days of use permit approval or
as deemed appropriate by those agencies.
C
13. This use permit may be recalled to the Planning Commission for review
at any time due to complaints regarding traffic congestion, noise
generation or other operating characteristics. At such time, the
Commission may repeal the use permit or add /modify conditions of
approval.
14. Future uses of any building on the site shall be limited to those
which, in the opinion of the Planning Director, create an equal or
lesser parking demand than storage /warehouse. This restriction may
be eliminated or modified by City staff if additional parking is
provided.
15. Any trees shall be a minimum fifteen gallon .size (i.e. trunk diameter
of at least 3/4 inch measured one foot above the ground) and double
staked; shrubs shall be five gallon size. All landscaped areas not
improved with lawn, shall be protected with a two -inch deep bark mulch
as a temporary measure until the ground cover is established.
16. Al plant material shall be served by a City approved irrigation
system.
17. All planting shall be maintained in good growing condition. Such
maintenance shall include, where appropriate, pruning, mowing,
weeding, cleaning of debris and trash, fertilizing and regular
watering. Whenever necessary, planting shall be replaced with other
plant materials to insure continued compliance with applicable
landscaping requirements. Required. irrigation ,systems shall be fully
maintained in sound operating condition with heads periodically cleaned
and replaced when missing to insure continued regular watering of
landscape areas, and health and vitality of landscape materials.
18. Business operation and any construction activities shall comply with
applicable zoning ordinance and Municipal Code Performance Standards
(noise, dust, odor, etc.) .
19. Install sign, to be visible from autos exiting onto Petaluma Boulevard,
saying, in effect, to 'watch out - sound horn," to aid visibility of
drivers
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230
OLD BUSINESS:
Note: This item was listed as item IV on the agenda)
III. ADOBE CREEK, ELY BLVD. SOUTH BETWEEN FRATES ROAD AND
C'ASA GRANDE ROAD, (Files 3.363B and 6.923) .
1. Continued consideration of PUD Rezoning and Tentative Map
for 5`4 single- family dwellings.
NOTE: Public hearing was closed at previous meeting.
A motion. was made by 'Commissioner Tarr "and seconded by Commissioner
Read to recommend. to the City Council approval of the rezoning for Phase I
of Adobe Creek Golf and Country Club from PCD to PUD for approximately
11 acres., based on the findings and subject to the amended conditions
listed below:
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISS "IONER
CHAIRMAN PAP
PUD Findings
BENN,ETT Absent
CAVANAGH - Yes
DOYLE Absent
LIBARLE - Absent
READ - Yes
TARR - 'Yes
XERSON - Yes
1. The clustered concept "plan clearly results in a more desirable use of
land and a better physical environment than `would be possible under
any single zoning district or combination of= zoning districts.
2. The proposed PUD is on property which has the ability to provide a
suitable relationship to thoroughfares (Ely Boulevard "South, Frates
and Casa Grande Roads) ;: and that said thoroughfares will be adequate
to carry any additional traffic generated by the development.
3. The plan for the proposed development will present- a unified and
organized arrangement of residential units which are appropriate in
relation to adjacent or nearby properties and roadways and; as
conditionally recommended for approval, that adequate public and
private area landscaping and screening will be included to insure
compatibility.
4. The scenic qualities of the improved site will be protected', with
adequate available public, and private spaces designated on the Unit
Development Plan, through the, provision - of meandering pathways along
the frontages of Casa and Frates Roads, and the .dedication. of
permanent open space over the golf course area to insure perpetual
preservation of urban separator open space.
5. The development of the subject property; in the manner, proposed and
conditionally approved, will, not be detrimental to the public welfare,
will be in the best interests of the City and will be in keeping with
21
N
the general intent and spirit of the zoning regulations and General
Plan adopted by the City.
.
P.U.D. Conditions
T
1. T ±he second phase of PUD zoning and Tentative Map for the Adobe
Creek Golf and Country Club project shall include the proposed design
of associated peripheral development improvements (including, but not
limited to: pathways, perimeter fencing, streetscape landscaping,
parking and activity areas, golf course excepting general configuration
and layout of fairways, etc.,).
2. The PUD development plan shall be expanded and /or amended, subject
CD to SPARC review and approval, to incorporate and reflect the following
details:
co a. Delete parking in the cul -de -sac neck areas and provide
landscape parking islands within the cul -de -sac bulb. (NOTE:
Shown on revised plan.)
b. Provide landscape /parking island within Sevilla Court cul -de -sac.
C. Landscaping shall be provided between soundwall and perimeter
fences and sidewalk /pathways to soften hardscape. (NOTE:
Shown on revised plan) .
d. Design details for fencing requirements (front, side and rear
property lines, course perimeter, creek frontage) . Design for
security fence, when required around spas or pools, design of
which shall match or compliment decorative iron picket perimeter
fence detail..
ei Common area landscaping details, including public right -of -way
E landscaping.
f. Parameters of maximum building envelopes, to equal minimum
setback restrictions.
g�. Identification of options and /or restrictions applicable to
homeowner's for construction of either structural additions or
associated improvements (decks, patios, spas, etc.) .
h. Lighting fixture details for private streets and cul -de -sacs.
i. Pathway details - for separated walkways along Casa Grande and
Frates Roads and streetscape landscaping treatment, and for
access paths from cul -de -sac to golf course path system.
j Project identification signs.
k. Delete one lot in cul -de -sac closest to Casa Grande to reduce
appearance of building mass when viewed from intersection of Ely
and Casa Grande.
3. The PUD development standards and project CC &R's (conditions,
covenants and restrictions) for Phase I, subject to staff review and
approval, shall include references to the following development
standards:
a. Maximum residential building heights of two and one half stories
or 25
b. Maximum lot coverage for principal dwelling and accessory
improvements shall be limited to an area equivalent to the defined
22
,� 3 oaj
.
building envelope as reflected on the approved unit development
plan.
NOTE: Within this PUD, building envelope shall mean the area
contained within the required setbacks from perimeter' property
lines.
C. Minimum setbacks shall be as follows:
- Front 18'
Side: 3' - both sides (aggregate 6
Rear: 15' average, from rear most lane of structure closest to
rear property l in&; 15' minimum from: pro e ty ine to nearest
structure wall for those lots backing onto Casa Grande Road.
d. Rebuilding and /or replacement of residential structures, including
fences, shall conform to the approved unit development. plan.
e. Garage conversions are prohibited.
f. Recreational vehicles must be stored off - site., or within the
garage.
g. Minor- additions (decks, patios, greenhouses, spas, etc.) are
permitted in conformance with PUD Development Standards.
h. Structural additions are permitted, subject to administrative
SPARC review, and sha be contained within the bu'i'lding
envelope as defined within_ this PUD, and set forth on the
approved unit development plan and subdivision map. Design
shall be in keeping with the approved PUD development plan.
i. Home occupations are permitted subject to the regulations of the
Petaluma Zoning Ordinance, and any provisions of the project
CC &R's.
• Accessory structures_ shall 'be . ermitted. subject to administrative
SPARC review, - and sh all b e - contained within t e builclin g
envelope., Development standards or ermitted = accessory
'structures shall 'be prepared by the developer and subject to
SPARC review and approval, prior to final map approva_ an
recordation.
4. _ All aspects of the proposed. development plan are subject to. review by
the Site Plan and Architectural Review Committee prior to approval of
a Final Map including but' not limited to: architecture public and
private landscaping (except golf course =) , hardscape surface
treatments, private street identification signs, lighting fixtures,
irrigation and fencing.
5. The following fencing shall be provided concurrently with the
development of the residential units, subject to SPARC review and
approval:
a. A soundwall (height measured from grade of .rear yard activity
area of the abutting residential unit not to exceed 8', and not to
be less than 5' in height from the side facing the public street)
along the separation of the residential units 'and street frontages
(.Ely Boulevard South, Casa Grande and Frates Roads) .
b. Solid 6' wood fence 'or stucco faced wall for side yards as
illustrated on the approved unit development plan and., where not
adjacent to the golf course, remaining side yards and rear yards.
1
23
-,'? 3,3
T_
f
i
C:
An optional design shall be provided to allow, installation of an
additional 2' of fencing to the 6' wood fence or stucco . aced wall.
Decorative, open -style barrier for side and rear yard property
lines adjacent to golf course property or Adobe Creek. Design
shall match or compliment the decorative golf course and project
perimeter fence.
An access control fence and gate across access paths from
cul -de -sacs to golf course. Access can be controlled through the
use of a key or card -lock system.
e; Golf course perimeter fence, design to be decorative iron picket
style.
6. A 41 landscaping and irrigation systems within the public right -of -way,
in common areas, street tree planting strips and landscape
median /islands shall be maintained either by the Homeowner's
Association or through an Assessment District, subject to approval of
the City Council concurrently with the approval of the Final Map.
Landscaping and irrigation systems within the public right -of -way shall
be designed to standards acceptable to the City of Petaluma and shall
be operated by time- controlled devices designed to be activated during
non - daylight hours.
7. Each residential unit shall have a lighted house number that is easily
visible from the roadway.
i
8. Cul-de-sac paving pattern shall match
development plan (titled "schematic
treatments, subject to SPARC review
9. Garages shall provide sectional
facilitate parking within the 18'
10. Hours of construction activity
shall be limited to the hours of
(non-holiday).
the detail illustrated on the unit
drawing ") , for special surface
and approval.
roll -up doors with automatic openers to
area in front of garage.
on the Adobe Creek residential units
7 AM to 6 PM, Monday through Friday
A motion was made by Commissioner Tarr and seconded by Commissioner
Cavanagh to, recommend to the City Council approval of the tentative map
for the proposed Adobe Creek Golf and Country Club Unit I for 53 single
family dwelling lots, based on the findings and subject to the amended
conditions listed below:
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
CHAIRMAN PAR
BENNETT Absent
CAVANAGH - Yes
DOYLE - Absent
LIBARLE - Absent
READ - Yes
TARR - Yes
KERSON - Yes
24
1
a
•
Tentative Map 'Findings
1. The proposed subdivision as conditionally approved, together with
provisions for its design and improvement, is consistent with the
General 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 or wildlife or their habitat.
4. The design of the Subdivision and the type of improvements will not
cause serious public health problems.
5 The design of the Subdivision and the type of improvements proposed
will not conflict with easements,, acquired by the 'publ'ic 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. Frates Roads roadway, pathway, fencing and street frontage
landscaping improvements shall be completed concurrently with Unit #1
public improvements. Design and construction of improvements shall
conform to requirements of the PCD approval and Development
Agreement, subject to SPARC review and approval prior to Final Map
approval.
2. Casa Grande Road roadway, pathway, fencing and street frontage
landscaping improvements shall be subject to SPARC review
concurrently with this phase. Construction of improvements shall be
as set forth within the adopted Development Agreement: or as amended
by Council action.
3. Ely Boulevard South roadway, separated sidewalk, landscaping and
center landscape median and associated improvements shall be
constructed concurrently with public improvements for Unit #1.
On- street parking p q11 - out sp aces shall be provided in :grouping of 2
or 3 spaces, in close prokimity to cul de =sac entrances, along the
Ely street frontage Intent ,is to. zroiride 2 to 4; additional
parking spaces per,,_ cul-de-sacJ. Locat 'ion and design shall b
e su jest
to staff review and approval.
iFd�D �4iterYrakiv�- tcr -center - +anclsr age-- mr- dian- A-cr- -rronide- s- p-arkizrg.
karre -a�eng -ire- east-- siel� --of- Ely- $rnxlev-x�: -- �sigrr- of- ri�proveTnerits
salrject��Pf�E- reviear�rrc��ppre •rah- prer�tv�irrai- ���'PP��
4. Proposed sound wall along Ely Boulevard South and wrapping around
25
235:
corners of Fr.ates and Casa Grande Roads shall be: located entirely on
private property held in common by homeowners. Maintenance shall be
assured through a Homeowner's Association maintenance program,
subject to approval of City staff and assured by documents filed
concurrently with the Final Map.
5. Private street names shall be subject to approval of the Petaluma
Street Naming Committee.
6. No work shall be undertaken within the Adobe Creek channelway.
Enhancement of the channel' riparian habitat and areas along the top of
bank shall be subject to review and approval by all appropriate
regulatory agencies an-d---S 4RC prior to issuance of a residential
building permit.
7. Prior to the approval of a Final Map for this phase, the developer
shall record scenic /open space easements which prohibit development,
covering all open lands either to be held in common by the homeowners
or within the golf course, subject to the approval of the City
Attorney. Prior to Final Map approval, developer shall provide to
City, proof of provision of easements over golf course open space
within County jurisdiction. Project CC &R's shall reflect said common
areas as permanent open space, ongoing use restrictions and
maintenance requirements and responsibilities thereof. CC &R's shall
stipulate that City Council approval is required prior to amendment of
text.
8. Development fees applicable to this project shall be as set forth within
the Development Agreement.
9. A revised PUD unit development plan exhibit, incorporating all details
and conditions of approval which can be reflected in map form, shall
be submitted within 60 days of PUD and. tentative map approval, or
prior to SPARC review, whichever occurs first.
10. Project CC &R's, signed and in recordable form, and homeowner's
association bylaws shall be submitted 60 days prior to approval of a
Final Map and shall be subject to review and approval of the
Community Development and Planning Department and City Attorney.
Project CC &R!s shall be signed and recorded with the Final Map.
11. The developer shall submit a plan for on -going routine cleaning of
private streets and common parking areas, prior to issuance of the first
certificate of occupancy, subject to the review and approval of the
Public Works Director.
12. The Tentative Map shall reflect minimum setback requirements set forth
as PUD conditions of approval, subject to staff review and approval
prior to Final Map consideration. The tentative map shall be amended
to eliminate one lot within the cul -de -sac. closest to the intersection of
Ely Boulevard South and Casa Grande Road to allow widening o t e
lots and reduction of the visual mass of building walls Tacing Casa
Grande Road.
26
236
13. If required, amendment of the Development Agreement -shall be
completed prior to review of any future phase of ,project.
14. The following conditions of the City 'Engineer shall be complied with:
a. Casa Grande Road shall be improved with this phase per
development agreement Resolution. 87 -115 NCS, Item #9.
b. Frates. Road shall be improved with - this phase per development
agreement esolution 87 -115 NCS,, Item #8.
C. The developer shall participate in a faire =share contribution for
off - site intersection Signalization for Casa Grande Road /Ely Blvd.
South = $2,794.92, Frates Road /Ely Blvd. So. _ $41,953.13 and
Casa Grande Road/So. McDowell Blvd. _ $5,595.70. A
proportionate share of the aforementioned costs for this phase
shall be Casa /Ely = $286.39, Frates /Ely = $4,,298.80 and Casa /So.
McDowell = $573.37.
d. Project shall contribute a fair share contribution of $350,0,0'0.00
for Lakeville Highway Assessment District as Traffic Mitigation
Fees. Timing of contribution to be determined by the. City
Manager, but in no case shall be due any later than the issuance
of the .four hundredth residential building permit_.
e. The project shall comply, with all applicable flood mitigation
requirements adopted by the City Council as contained in Zoning.
Ordinance Article 16 and Municipal Code, Chapter 17.30 "Storm
Drainage Impact Fee". All improvements and grading shall comply
with the Sonoma .County Water Agency's Design Criteria.
f. Prior to approval of the final map and .improvement plans, the
developer's design engineer and the City Traffic Engineer shall
coordinate all, traffic mitigation measures for this subdivision.
These measures shall include, but not be limited to, lane
delineations with relation to the proposed landscape islands,,
signing, striping, turning pockets 'and intersection geometrics.
All intersection - improvements required for this phase shall be
determined b the City Engineer.
g. Adobe .Creek shall be ' maintained in a natural state and provisions
made to accommodate flood flows.
h. All existing utilities' (12KV lines and under) shall be converted to
underground facilities,.
i. Overland gutter flow to the nearest storm drain inlet, shall be 500'
maximum. Additional storm drainage improvements such as
extension of the proposed storm drain pipe with additional storm
drain inlets, shall be required within 'this' subdivision.
j. All streets (public,, private land cul -de -sacs) shall be designed in
accordance with Petaluma Municipal Code Section 17.2`0.070 and .
the City of Petaluma minimum design criteria. The private
streets, as shown on the tentative map, shall be maintained by
the Homeowner's Association or other appropriate mechanism.
k., Lot -to -lot and across property line drainage is not allowed.
Provisions shall be made to catch "this water before it crosses the
adjacent property.
1. Tfie water main within this: de.velopmerit shall be public All other
utilities .located within private- streets, and golf course (sanitary
sewer and storm drain) shall be private and maintained by the
appropriate mechanism.
27
A3
CD
(Note: '
This item was originally listed as item III
on the agenda)
MI.
Water main located on private property shall be contained in a 10'
IV. PETALUMA AUTO PLAZA, US
101, INDUSTRIAL AVENUE, CORONA
paved exclusive easement.
ROAD AND PETALUMA BLVD.
NORTH, AP
n;
All grading and erosion control measures shall
conform to the
51, 52 and 150 -02 -5, 7, 10
and 21 (Files
City's Erosion Control Ordinance No. 1576 N.C.S.
L�
o:,
Prior to the issuance of any building permits, lot
pad elevations
2.
shall be certified by a Registered Civil Engineer.
of Rezone
from Rancho Arroyo
p :
Street lights along arterial streets shall be City
standard metal
fixtures.
qi
Bus pull -in shelter shall be installed in Ely Blvd.
Exact locations
and dimensions to the satisfaction of the
City Transit
Coordinator.
A3
CD
(Note: '
This item was originally listed as item III
on the agenda)
IV. PETALUMA AUTO PLAZA, US
101, INDUSTRIAL AVENUE, CORONA
ROAD AND PETALUMA BLVD.
NORTH, AP
NO.'s 007 - 412 -43, 38, 49,
5.0:,
51, 52 and 150 -02 -5, 7, 10
and 21 (Files
11.870, 3.383) .
L�
Continued consideraton of
EIQ .
2.
Continued consideration
of Rezone
from Rancho Arroyo
PCD /FP -C to Petaluma Auto Plaza PCD /FP -C.
SPEAKER:
Henry ;Hansel - applicant - needs large selection of cars to be seen from
freeway for sales; setback requirement recommended by staff are not
conducive to this marketing stragegy; berming; brought photos of auto
dealership in Santa Barbara as an example and to answer questions of
landscape treatment; needs largest amount of auto inventory as possible.
i
NOTE: Public hearing is closed,.
A motion was made by Commissioner Read and seconded by Commissioner
Tarr to recommend to the City Council issuance of a mitigated negative
declaration for the Petaluma Auto Plaza Planned Community District based on
the findings listed in the staff report dated November 22, 1988:
COMMISSIONER BENNETT - Absent
COMMISSIONER CAVANAGH - - Yes
COMMISSIONER DOYLE - Absent
COMMISSIONER LIBARLE - Absent
COMMISSIONER READ - Yes
COMMISSIONER TARR - Yes
CHAIRMAN PARKERSON - Yes
Negative Declaration Findings
1. Because the site has long been under cultivation, contains no trees or
riparian habitat, appears to be a meadowland of the type common in
the area, and is designated an area of low likelihood of archaeological
significance, the project does not substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife species to drop below
self- sustaining levels, to eliminate a plant or animal community, reduce
28
X39
the number or restrict the range of a rare or endangered plant or
animal or eliminate important examples of periods of Cal history
or prehistory,
2. Preliminary environmental review concerns with possible aesthetic
impacts of development of this site adjacent to the freeway will be
adequately addressed by the creation of a Planned Community District
development program and by standard_ site plan and architectural
review of the project.
3. Traffic and circulation impacts of the project identified *in preliminary
environmental review have been detailed in a traffic study for this
project and the required mitigation measures of that study will be
undertaken as required with a fair share of the costs borne by this
project.
4. The project as conditionally approved does not have the potential to
achieve short term to the disadvantage of long term environmental
goals.
5. Because there are no planned additional phases of the .project, the
project :does not have impacts which are individually limited but
cumulatively considerable.
6. Because traffic impact mitigations have been identified in a traffic
study and mitigation measures are incorporated in the PCD development
program and because performance standards for noise, glare,, etc. will
apply and because Fire Code provisions on storage of flammable
materials and fire safety," will be considered in review of any
development proposals on the site, the project does not have
environmental effects which will cause substantial adverse effects on
human beings either directly or indirectly.
7. The project impact on flooding in the community will. be mitigated by
payment of Flood Mitigation Fees and Major Community Facilities Fees.
Any Flood Mitigation Fees paid prior to formation of an assessment
district formed to fund the same projects would be credited against
this assessment. The site shall also be designed so as to cause no net
reduction of floodplain capacity and the buildings' finished floor areas
will be twenty four inches (24 "') above base flood elevations.
8. The traffic and circulation impacts of the project will in par_ t be
mitigated . by participation in future highway overpass and road
improvement assessment district .if such district is formed.
A motion was made by Commissioner Tarr and seconded, by Commissioner
Read to recommend to the City Council approval of a rezoning action to
reclassify the site described as Petaluma Auto Center to Planned Community
District /Flood Plain Combining based on the findings and subject to the
amended conditions listed below:.
1
29
COMMI'SSIONER BENNETT -.Absent
COMMPIsSSIONER CAVANAGH - Yes
COMMISSIONER D.OYLE - Absent
COMMPSSIONIER LIBARLE - Absent
COMMISSIONER .READ - Yes
COMMISSIONER TARR - Yes
CHAIRPERSON PARKERSON Yes
i
I
PCD Findings
1. That the proposed rezoning conforms to the Petaluma General Plan's
land use designations of Thoroughfare Commercial and Special Retail.
2. That the public necessity, convenience and general welfare clearly
(� permit the proposed rezone.
r
3. As conditionally approved., the streets and thoroughfares are suitable
and adequate to serve the proposed uses and the anticipated traffic
which will be generated thereby.
4. Pursuant to the PCDC development agreement, development of the P -C
District will be initiated within a reasonable time by submittal of an
application for a Planned Unit Development Permit, or other
appropriate action.
5. Petaluma Auto Plaza will be appropriate in area, location and overall
planning to the purpose intended; that the design and development
standards are such as to create an environment of sustained
desirability and stability.
6. Petaluma Auto Plaza will be appropriate in area, location, and overall
planning to the purpose intended; and that such development will be
in harmony with the character of the surrounding areas.
7. The requirements of California Environmental Quality Act Guidelines
have been satisfied and hereby incorporates by reference the Negative
Declaration
Conditions for Petaluma Auto Plaza PCD Development. Program
1. It. is recommended that the City Council choose one of the followin
two Ts _ c treatments for the US 101 frontage,.
a A minimum 25 -foot wide landscaped area shall be provided alon
the Caltrans U .S,. 101 ri t -o - wa ro ert. ine. This area ma
be gently b'ermed and punctuated with parking display pads or
g azebo-type display structures if., consistent with a master
architectural theme :. This area shall contain trees to : frame views
and displays, not block them. All improvements in this area are
subject. to SPARC review for materials, number and placement.
OR:
b. The dealership frontages abutting the US 10.1 ri ht-o -way shall
provide a minimum fifteen 15 foot landscaped strip pus 10-foot
30
wide landscaped
strips,
two parking spaces,
lon g perpendicular
.endicular
thereto at an average
' istance: Of one such
strip every" eight
p arking s. aces.
The
master landscape plan shall b.e ,amended b
the applicant to
reflect
these dimensions p rior
to SP review o
the first dealership
building. These landscaped ..s a
contain trees to
frame
views and displays, not
to block them. All
improvements in
these
areas' are subject to
SPARC review for
2. Prior to ,issuance of grading permits, a drainage. plan shall be
submitted to and approved by the City Engineer. This plan shall be
certified by a registered engineer to, not cause adverse hydrologic or
hydraulic effects and comply with all City floodpl'ain policies for those
areas of the .project site in a, FP -C Zone (such as ".no net fill" and
finished floor elevations 24- inches above base flood levels) .
Certification shall state conditions :appropriate for the elevations of
either current F:EMA maps or draft proposed (or soon to be adopted)
map, whichever contains the higher flood elevations for the affected
site.
3. Street names are subject to approval by the .City Street Naming
Committee;.
4. The purpose of the master landscape plan for the US 101 frontage is
to insure a consistent and compatible 'landscape theme from, parcel to
parcel, not to determine precise placement of. every berm or
tree/shrub. The theme shall be reviewed by SPARC prior to approval
of the first dealership abutting the freeway.
5. Amend "Auto Display Pads" to allow pad encroachment up to fifteen.
flS+- feet -into freeway oriented landscaping provided they ,maintain a
minimum setback from the US' 101 right.—of—way of, ten 0 feet. The
size of. display pads shall be reduced or made more rectangular in
design so that no more than one vehicle /boat may be placed thereon..
6. The extension of- Auto Plaza Drive beyond the "Oberg Property" (A. P.
No. 0.07 - 412 -46) may not occur without prior approvals by the City and
Caltrans, and incorporation of mitigation measures such as median
islands, signals, restriping, ramp reconfiguration, etc. as discussed' in
the PCD traffic study as amended by the City Traffic 'Engineer, and
as may further be required by the City or Caltrans.
---- f-tre -- cost-- aF-- tlesign -- .and-- :i�sta��atiorr -of - �- ftztttre- 7sio7r- � - -Aato
Ge � give-- tea - - hicident&
impYorerrrent� --- su- c:}r --- aa-- -trte diarts; - -- sign als.---- restrip'irrg - -- ramp
reeen4ig2zrati�orr,--- e4c-;--- �rrcl-- respoYrsi�i }rty�-- ef-- obrtairring -- feral =Frxas
approv�ai-- s�rztl} -�- borne- �y- t�re-� w�vrre�* s- �f- preperties- elerni7rg= �ireet
benefit-,- .- a�-- deterrrrinecl - bye- tke- Farmitrg- -13i7-eclox ;-- {r:e-. -; - properties
withi7r -tke =P 'TD- ant}• : Ai'- .-- 40- 4r2- 46 }r --A41--imp r avenrncr+s - elesi -6
assoeixtecf -ar tk- t�iis- street- exttrrsien- -e-- snb?ect to -staff rc view — rd
31
241
8. No more than one dealership is permitted on each parcel. One
dealership may comprise more than one franchise -.
9. The project sponsor shall provide landscaping and irrigation within the
CalTrans right -of -way between the Petaluma Auto Plaza property line
and U. S. 101 travel lanes if Caltrans' approval for these
improvements is obtained by either the City or applicant.
10. The traffic mitigation measures recommended by DKS Associates and
City Traffic Engineer (as stated in Exhibit B) shall be accomplished by
the following means:
N a) At time of building permit issuance for each building, applicant
0 shall pay that dealership's fair share contribution to the overall
M signalization, widening and reconfiguration of the Old Redwood
Highway overpass and interchange, as determined by City staff;
co
and
b) The project sponsor shall install interim traffic signals at the
Petaluma /Southbound and Petaluma /Northbound off -ramps to the
satisfaction of -the City Engineer prior to issuance of building
permits for the sixth dealership in the Petaluma Auto Plaza PCD
zoned area.
11. An association will be formed to insure proper maintenance of common
landscaping, lighting, and signs, subject to. the Planning Director's
approval. The landscaping and lighting maintenance assessment district
shall be formed prior to completion of public street improvements, to
the satisfaction of City staff.
I
12. No parking or display of automobiles shall occur in landscape areas
except on approved automobile display pads.
13. All conditions of approval affecting the Petaluma Auto Plaza PCD
development program shall be incorporated into the program prior to
issuance of building permits for any dealership
14. Each dealership shall provide on its property at least teni -10 eight(8)
feet of landscaping along . the Auto Plaza Drive right -of -way and shall
I imilarly landscape and maintain all areas within the right -of -way
between the curb and property line, exclusive of sidewalk.
15. All trees shall be a minimum fifteen gallon size (.e. trunk diameter of
at least 3/4 inch measured one foot above the ground) and double
staked; all shrubs shall be five gallon size. A "11 landscaped areas not
improved with lawn shall be protected with a two -inch deep bark mulch
as a temporary measure until the ground cover is established.
I
V. GENERAL PLAN AMENDMENTS, (Files 8.105, 8.105A).
i
1; Continued consideraton of EIQ.
32
242
2. Continued consideration of miscellaneous text and map amendments
to the 1987 -2005 General Plan.
This item was continued to the Planning Commission meeting of December
13.
ADJOURNMENT: 11:20 PM.
33