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HomeMy WebLinkAboutPlanning Commission Minutes 11/19/2019Planning Commission Meeting of November 19, 2019 Page 1 City of Petaluma, CA L City Council Chambers * City Hall, 11 English Street Petaluma, CA 94952 Telephone 707/778-4301 "r E -Mail cdd@cityofpetaluma.org Web Page http://www.cityofpetaluma.org Planning Commission Minutes Tuesday, November 19, 2019 — 07:00 PM Regular Meeting FINAL MINUTES 1. CALL TO ORDER Chair Alonso opened the meeting at 7:00 PM 2. ROLL CALL PRESENT: Diana Gomez, Richard Marzo, Heidi Bauer, Scott Alonso, Patrick Streeter, Kevin McDonnell, and Sandi Potter ABSENT: None 3. PUBLIC COMMENT The Commission will hear public comments only on matters over which it has jurisdiction. There will be no Committee/Commission discussion or action. The Chair will allot no more than three minutes to any individual. If more than three persons wish to speak, their time will be allotted so that the total amount of time allocated to this agenda item will be 15 minutes. Chair Alonso opened public comment period. Peter Tschernoff provided a general public comment. Chair Alonso closed public comment period. Planning Commission Meeting of November 19, 2019 Page 2 4. COMMITTEE COMMENT A. Council Liaison — Kevin McDonnell Vice Mayor McDonnell reported that the Climate Commission had their first meeting and will be having a workshop on Saturday December 7th. At the last Council meeting, they approved changes to density bonus and had the second reading on the polystyrene ban. Additionally, the Council had discussion about a potential project near Petaluma Blvd No. and future Rainier connection. After discussion, before any direction, the Council indicated any proposals need to come through staff for processing. In addition, there is a potential grant opportunity for funding to streamline process for ADU development. B. Pedestrian and Bicycle Committee — Diana Gomez Commissioner Gomez reported that there was no meeting since the last Commission meeting. C. Tree Advisory Committee — Scott Alonso Chair Alonso reported that there was no meeting since the last Commission meeting. D. Other Committee Comment S. STAFF COMMENT A. Planning Manager's Report Heather Hines, Planning Manager, reported that at the last Council meeting, the City Council approved a resolution authorizing the City to apply for SB2 planning grants specifically for things that streamline housing production and improve processes to increase affordable housing. City staff will be applying for money to create permit ready Accessory Dwelling Unit plans addressing public concerns about time and expense to permit and build accessory dwelling units. 6. APPROVAL OF MINUTES There were no minutes to approve. 7. OLD BUSINESS A. Corona Station Residential Project— Zoning Text Amendment to allow single family residential in MU1B zoning district, Development Agreement, Tentative Subdivision Map, Residential Density Bonus with incentive/concession, to allow development of 110 residential units on an undeveloped 6.95 -acre parcel. In addition, review of the Initial Study/Mitigated -Negative Declaration and Mitigation Monitoring and Reporting Program. This item was continued from the November 12th meeting. Planning Commission Meeting of November 19, 2019 Page 3 Staff: Heather Hines, Planning Manager; Olivia Ervin, Environmental Principal Planner Project #: PLMA-18-0006 Address: 890 North McDowell Boulevard Memo to PC Separate Cover Corona Staff Report Attachment A - PC MND Approval Reso 11-19-2019 Attachment B - PC DA Denial Reso Attachment C - PC DB Denial Reso Attachment D -- PC TSM Denial Reso Attachment E - Redlined PC MND Reso 11-19-2019 Attachment F -- Redlined PC DA Approval Reso Attachment G - Redlined PC DB Approval Reso Attachment H -- Redlined PC TSM Reso Attachment H Exhibit 1-- Redlined TSM Conditions of Approval Heather Hines, Planning Manager Chair Alonso Commissioner Marzo Ms. Hines Chair Alonso Commissioner Streeter Ms. Hines Commissioner Streeter Chair Alonso Ms. Hines Chair Alonso Commissioner Gomez Ms, Hines Chair Alonso Planning Commission Meeting of November 19, 2019 Page 4 Commissioner Bauer Ms. Hines Commissioner Marzo Ms. Hines Commissioner Marzo Commissioner Potter Vice Mayor McDonnell Ms. Hines Chair Alonso Pamela Tuft Commissioner Gomez Ms. Tuft Commissioner Gomez Ms. Tuft Chair Alonso opened public comment period. Janice Cader Thomson, Petaluma resident, would like to see this project come back at the December 10th meeting. This project is important and the Commission should not be bullied to move forward. She believes there is not enough housing for a transit area and suggested to continue the meeting, to deny the project, and for the developer to bring back better plans. Brian Barnacle, Petaluma resident, suggested that the City has a clear definition of Transit Oriented Development before more similar projects are processed and a definition of who the residents are for this proposal. He suggested that the City should increase height and density, encourage and support zero emissions transportation, go greener, have an all electric reach code, consider the needs of non-resident SMART riders and to include a balance of mixed-use commercial. Duane Bellinger, spoke in favor of transit -oriented development, and stated that SMART, should be the leader, however, is pushing park & ride and getting subsidized parking of $18/day for parking. SMART needs the vote of Petaluma residents, however, they are using threats which is not the best way to get votes. People should be living in a pedestrian -oriented community that does not require subsidies. Teddy Herzog, Petaluma resident, stated his desire to see a coffee shop or a grocery store as part of the project and would like to see 3 - 4 stories of housing over parking. He feels that this Planning Commission Meeting of November 19, 2019 Page 5 train station could be a unique opportunity to be a transit and pedestrian oriented project for the East side and believes that the current zoning and density are outdated. Peter Tschernoff spoke in opposition to the project. Patricia Tuttle Brown stated that she was impressed on how the discussion of this project was handled last week and with the turnaround from the prior week. She was concerned that many young people can't afford housing in the area and believes that we need to build housing from scratch, so we can create whatever we want with many coffee shops. Alonso closed public comment Ms. Hines Chair Alonso Vice Mayor McDonnell Commissioner Bauer Commissioner Streeter Commissioner Marzo Commissioner Potter Commissioner Gomez Ms. Hines Commissioner Gomez Ms. Hines Commissioner Gomez Ms. Hines Commissioner Gomez Chair Alonso Commissioner Gomez Chair Alonso Vice Mayor McDonnell Chair Alonso Vice Mayor McDonnell Chair Alonso Planning Commission Meeting of November 19, 2019 Page 6 Commissioner Marzo Chair Alonso Commissioner Gomez Commissioner Bauer Chair Alonso Commissioner Gomez Motion: Approve Attachments A - D recommending approval of the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and recommending denial of the Development Agreement, Residential Density Bonus with incentive/concession, and Tentative Subdivision Map for the Corona Station Residential Project located at 890 North McDowell Boulevard made by Diana Gomez, seconded by Richard Marzo. Vote: Motion carried 5 - 2 Yes: Diana Gomez, Richard Marzo, Heidi Bauer, Scott Alonso, and Patrick Streeter No: Kevin McDonnell, and Sandi Potter 8. NEW BUSINESS A. Sid Commons Apartment Project— Certification of the Final Environmental Impact Report for a revised project to build a 205 -unit apartment complex, including a clubhouse and an outdoor swimming pool. Rezone the northern portion of the Sid Commons Apartment site (APN 019-010-009) from the Oak Creek Apartments PUD (Planned Unit District) to R4 (Residential 4). Modification of the Oak Creek Apartments PUD to cover only the Oak Creek Apartments area. Address: Graylawn Avenue, (APNs 019-010-006, -007, -008, and -009). Staff Report Attachment A - EIR Reso and Exhibit 1- CEQA Findings Attachment A Exhibit 2 - Sid Commons MMRP Attachment B - PC Zoning Map Amendment & Draft Ordinance Attachment C - Oak Creek PUD Mod Resolution Attachment C Exhibit 1 Attachment D - Project Plans Planning Commission Meeting of November 19, 2019 Page 7 Attachment E - Memo to PC docs on website Attachment F - Memo to PC docs on website Attachment G - Applicant's Community Outreach Narrative Attachment H - Legislation creating Oak Creek Apts PUD and Staff Report Attachment I - Public Comments Attachment J - Memo to PC Memo to PC docs on website Public Comments after packet distribution - 11-19-19 5:25 PM Public Comments at Meeting 11.19.19 Chair Alonso Tiffany Robbe, Senior Planner Scott Gregory, Lamphier & Gregory, EIR consultant Olivia Ervin, Principal Environmental Planner Chair Alonso requested that the Commissioners disclose exparte communications. Vice Mayor McDonnell disclosed exparte communications. Commissioner Bauer disclosed exparte communications. Mark Johnson, applicant Gary Johnson, applicant Paul Lettier, Landscape Architect Chair Alonso Chair Alonso opened public comment period. Lydia Schindler, West Petaluma Hills Coalition, stated that this area is a riparian area with wetlands which is crucial for wildlife and the Petaluma community. She does not feel it is a proper area for a huge high-rise building. Beverly Alexander, Petaluma resident, believes that this area should become a wildlife preserve and that it cannot handle the proposed density. She feels that the rainfall runoff will be problematic with the proposed hardscape. Joe Sesto, Petaluma resident, is concerned that the Petaluma River has not been dredged in years and that the proposed development would have a huge impact on potential flooding. He is also concerned about poor road conditions on Graylawn and cross-town traffic. Planning Commission Meeting of November 19, 2019 Page S Chris Grabill, Santa Rosa resident, believes there is a need for more diverse housing options for families. Fie showed concern about the States data regarding emissions and believes that longer commutes are causing these increases with people holding service jobs from as far away as Roseville. He feels that we need to take advantage of the opportunity sites and provide as much affordable housing as possible. Moira Sullivan, Petaluma resident, (Joan Bennett ceded time), is concerned about the reduced storage capacity of the river and that dredging will have no effect on sedimentation. She suggested taking this area out of development to eliminate risks and to protect against future losses. Jake Schempt, Petaluma resident, is concerned about the lack of stop signs on Graylawn and pedestrian safety. Brian Barnacle, Petaluma resident, is concerned that this proposal is not just a subdivision, but a cul de sac which is the worst type of subdivision because it is poorly connected and in addition to being near a riparian habitat. He stated that we are in a climate emergency and the staff contracts should be updated to align their work with that goal. He is concerned that this project will destroy habitat and lay infrastructure that we can't maintain. He considers this a terrible project with poor planning. Harold Matzen, Bernice Court resident, believes that the proposed development does not belong in this area. He is concerned about the creeks and headwaters and is against the rezoning. Judith Allewelt, Petaluma resident, experienced past flooding where she lost everything and believes that it's very dangerous to build off of the river. She is also concerned about the proposed calming of traffic and recommended the Commissioners vote no on the project. Samer Rabadi, Petaluma resident, has lived in the area through three fire seasons, and is worried about the concentration of housing with only one exit. In an emergency, there will be 2,000 cars leaving Graylawn. He stated that he never met the developer through their outreach and believes that Oakhill Apartments owners have not been good neighbors. They talk about good faith and they mean well, but he has a hard time trusting them due to their past behavior. Michelle Barrett, Payran Street resident, was concerned that the proposed project could increase flooding in this area, and about the proposed park potentially becoming a homeless problem and a safety issue. She also asked if 10% affordable housing would mean 90% luxury housing and felt that increased traffic would be a problem, especially in the case of an emergency evacuation. Planning Commission Meeting of November 19, 2019 Page 9 Kalloch Fox, Petaluma resident, believes that the proposed project is not consistent with the Petaluma River Plan and that the Project intends to destroy the existing area and does not feel that the plan for an "in-kind" wetland is adequate. Chris Sarlatte, Petaluma resident, stated that this area is a wetland with a lot of wildlife with a history of flooding. He was concerned about the effects of traffic and parking for the existing community if the proposed project is approved. Kallie Kull, Petaluma resident (ceded time from Kay Hardy & Bernie Album), stated her concerns about flooding and terracing of the wetland area and feels that the proposed terracing only benefits this project. She felt that most of the terracing at Denman Reach destroyed the river due to development. She stated that the river has no capacity since it is full of sediment and was concerned that the cumulative impacts do not include sediment. She also was concerned about maintenance of the proposed park, noting that if the City does not maintain the park, it will become private such as the River Trail near Oak Creek Apartments. She suggested that this area should be made into a preservation zone because the existing wetland is the best ecosystem which filters runoff. If paved, the runoff will get there sooner. She does not support Parcel 09 being removed from the PUD. Dave Dimmitt, Jess Avenue resident, stated his concerns about the stress of street noise, traffic, road access and the area being non -walkable. He suggested to consider past flooding issues in this area and noted that the completion of the Army Corps project does not protect the area from a 100 -year flood nor does it account for the increase of density which can cause more future flooding. The proposed Sid Commons project will add additional stress to the drainage of the river leaving areas downstream at risk and feels that making changes to the existing PUD is unacceptable. Bryce Nahas, Petaluma resident, stated his concerns about upriver development, the lack of alternative transportation options, and for people being priced out of town. He suggested the Planning Commission uphold the existing PUD agreement. Patricia Tuttle Brown, Petaluma resident, suggested that the City take care of the greenways and oppose projects that create impacts on the riparian area. She felt that the area needs help to become public land. Stacie Navarro, Petaluma resident, believes that climate change should be top priority and feels that wetlands should not be changed when we are in a crisis, but protected. If the City approves this project, they will be ignoring this crisis. She feels that there are more appropriate places for housing. Eduardo Navarro, Petaluma resident, stated that he bought his home in the area due to the park and wetland area. If the proposed project is built, it will cause traffic to explode and the Planning Commission Meeting of November 19, 2019 Page 10 whole neighborhood would be at risk in case of emergency due to access. He suggested upholding the existing PUD. lya Josph Menard, Petaluma resident, believes that the proposed project will cause increased traffic and is concerned about Payran already having bad traffic and about evacuation in case of an emergency. Nicole Victer, Petaluma resident, stated that existing traffic is problematic so she cannot get out of her driveway and signage does not help. She requested that the Commission not amend the PUD. Kim Wilson, Petaluma resident, is concerned about altering the existing wetlands because of the history of flooding and the disruption of the delicate area with heavy equipment. She felt that the proposed project will decrease Petaluma's carbon footprint due to its location and that there is no alternative to using a car. Chris Marsh, Petaluma Resident, stated that Payran Street currently is a bike route to four schools and access to Lynch Creek Trail and was concerned about safety of the children. He also felt that this is a beautiful area of great value and should not be urban infill, but a resource to be protected. John Chaney, stated that many of past projects with EIRs and mitigations, such as Redwood Business Park and the Auto Mall, still have flooding issues. He stated that if the proposed project builds trenches that go around the valve in the river, then the Payran neighborhood will flood like it used to. He requested that the Commission not approve the proposed project. Janice Cader Thompson, Petaluma resident (ceded time from Veronica Olsen) is concerned about the proposed grading and terracing and noted that the area has a history of flooding and believes that the downtown area will flood with upstream development. She stated that the proposed emergency access does not make sense and that the current traffic in and out of the existing neighborhood is a nightmare and would like to see the traffic mitigated. Motion: Approve to extend meeting beyond 11:00 made by Gomez, seconded by McDonnell. Vote: Motion carried 7 - 0. Yes: Diana Gomez, Richard Marzo, Heidi Bauer, Scott Alonso, and Patrick Streeter, Kevin McDonnell, and Sandi Potter Robin Reed, Petaluma resident, is concerned about the potential for flooding in the area and stated the importance of protecting homes in the existing surrounding neighborhood. She is also concerned about traffic that the proposed project could bring, making it difficult to leave in an emergency. Planning Commission Meeting of November 19, 2019 Page 11 Chair Alonso closed public comment period. Mark Johnson, applicant Commissioner Gomez Ms. Ervin Commissioner Gomez Ms. Ervin Commissioner Gomez Ms. Ervin Commissioner Gomez Ms. Ervin Commissioner Gomez Ms. Robbe Commissioner Gomez Ms. Robbe Commissioner Gomez Ms. Robbe Commissioner Gomez Ms. Robbe Commissioner Gomez Ms. Ervin Commissioner Gomez Ms, Ervin Commissioner Gomez Ms. Ervin Commissioner Gomez Ms. Ervin Commissioner Gomez Ms. Ervin Planning Commission Meeting of November 19, 2019 Page 12 Commissioner Gomez Ms. Ervin Commissioner Gomez Ms. Ervin Commissioner Gomez Ms. Ervin Commissioner Gomez Ms. Ervin Commissioner Gomez Ms. Ervin Chair Alonso Commissioner Gomez Mr. Johnson Commissioner Gomez Mr. Johnson Commissioner Gomez Mr. Johnson Commissioner Gomez Chair Alonso Ms. Ervin Commissioner Potter Ms. Ervin Commissioner Potter Ms. Ervin Commissioner Potter Ms. Ervin Commissioner Marzo Mr. Gregory Planning Commission Meeting of November 19, 2019 Page 13 Commissioner Marzo Mr. Gregory Commissioner Marzo Mr. Gregory Commissioner Marzo Mr. Gregory Commissioner Marzo Commissioner Streeter Mr. Johnson Commissioner Streeter Ms. Ervin Commissioner Streeter Ms. Ervin Commissioner Streeter Gina Benedetti-Petnic, City Engineer Ms. Ervin Commissioner Streeter Ms. Ervin Commissioner Streeter Ms. Ervin Commissioner Streeter Mr. Johnson Commissioner Streeter Mr. Johnson Commissioner Streeter Vice Chair Bauer Ms. Ervin Vice Chair Bauer Planning Commission Meeting of November 19, 2019 Page 14 Ms. Ervin Vice Chair Bauer Ms. Ervin Vice Chair Bauer Ms. Ervin Vice Chair Bauer Ms. Ervin Vice Chair Bauer Ms. Ervin Vice Chair Bauer Ms. Ervin Vice Chair Bauer Mr. Johnson Vice Chair Bauer Mr. Johnson Vice Chair Bauer Ms. Robbe Ms. Hines Vice Chair Bauer Ms, Hines Ms. Robbe Chair Alonso Vice Chair Bauer Vice Mayor McDonnell Ms. Robbe Vice Mayor McDonnell Ms. Robbe Vice Mayor McDonnell Planning Commission Meeting of November 19, 2019 Page 15 Ms. Robbe Vice Mayor McDonnell Ms. Robbe Vice Mayor McDonnell Ms. Robbe Vice Mayor McDonnell Ms. Robbe Vice Mayor McDonnell Ms. Robbe Vice Mayor McDonnell Mr. Gregory Vice Mayor McDonnell Mr. Gregory Vice Mayor McDonnell Mr. Gregory Vice Mayor McDonnell Mr. Gregory Vice Mayor McDonnell Mr. Gregory Vice Mayor McDonnell Mr. Gregory Vice Mayor McDonnell Mr. Gregory Vice Mayor McDonnell Mr. Gregory Vice Mayor McDonnell Mr. Gregory Vice Mayor McDonnell Planning Commission Meeting of November 19, 2019 Page 16 Mr. Gregory Vice Mayor McDonnell Mr. Gregory Vice Mayor McDonnell Mr. Gregory Ms. Ervin Vice Mayor McDonnell Chair Alonso Ms. Ervin Chair Alonso Mr. Gregory Chair Alonso Mr. Gregory Chair Alonso Mr. Gregory Chair Alonso Mr. Gregory Chair Alonso Ms. Hines Chair Alonso Ms. Hines Chair Alonso Ms. Ervin Chair Alonso Ms. Ervin Chair Alonso Ms. Ervin Chair Alonso Planning Commission Meeting of November 19, 2019 Page 17 Vice Chair Bauer Ms. Hines Vice Chair Bauer Ms. Robbe Vice Chair Bauer Ms. Robbe Vice Chair Bauer Chair Alonso Ms. Hines Chair Alonso Vice Mayor McDonnell Vice Chair Bauer Commissioner Streeter Commissioner Marzo Commissioner Potter Commissioner Gomez Chair Alonso Ms. Hines Commissioner Potter Chair Alonso Lisa Tennenbaum, Assistant City Attorney Ms. Hines Commissioner Streeter Ms. Hines Chair Alonso Motion: Approve recommendation to City Council Certification of the Final Environmental Impact Report for the revised Sid Commons Apartment Project to build a 205 -unit apartment complex located at Graylawn Avenue, (APNs 019- Planning Commission Meeting of November 19, 2019 Page 18 010-006, -007, -008, and -009). made by Patrick Streeter, seconded by Scott Alonso. Vote: Motion carried 4 - 3. Yes: Scott Alonso, Patrick Streeter, Kevin McDonnell, and Sandi Potter No: Diana Gomez, Richard Marzo, and Heidi Bauer Chair Alonso Vice Mayor McDonnell Chair Alonso Commissioner Gomez Chair Alonso Ms. Hines Commissioner Gomez Ms. Hines Vice Mayor McDonnell Ms. Hines Commissioner Gomez Ms. Hines Vice Chair Bauer Ms. Hines Vice Chair Bauer Chair Alonso Motion: Approve recommendation to City Council to approve a Zoning Map amendment for the Sid Commons Apartment Project to build a 205 -unit apartment complex to rezone the northern portion of the Sid Commons Apartment site (APN 019- 010-009) from the Oak Creek Apartments PUD (Planned Unit District) to R4 (Residential 4) located at Graylawn Avenue, (APNs 019-010-006, -007, -008, and - 009) made by Patrick Streeter, seconded by Scott Alonso. Vote: The motion failed 2 - 5 Yes: Scott Alonso, and Patrick Streeter Planning Commission Meeting of November 19, 2019 Page 19 No: Diana Gomez, Richard Marzo, Heidi Bauer, Kevin McDonnell, and Sandi Potter Ms. Hines Motion: Approve recommendation to City Council to approve a modification of the Oak Creek Apartments PUD to cover only the Oak Creek Apartments area for the Sid Commons Apartment project located at Graylawn Avenue, (APNs 019-010-006, 007, -008, and -009). made by Patrick Streeter, seconded by Scott Alonso. Vote: The motion failed 2 - 5 Yes: Scott Alonso, and Patrick Streeter No: Diana Gomez, Richard Marzo, Heidi Bauer, Kevin McDonnell, and Sandi Potter Planning Commission Meeting of November 19, 2019 Page 20 9. ADJOURN Next Meeting of the Planning Commission scheduled for Tuesday, December 10, 2019. The meeting was adjourned at 12:50 AM