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HomeMy WebLinkAboutMinutes 11/26/1985n LOYOXI Not Official Until Approved By The Planning Commission MINUTES I APPROVAL OF MINUTES Minutes of the November 12, 1985 meeting were approved with one spelling correction on Page 4. CORRESPONDENCE None.. I DIRECTOR'S REPORT None... i COMMISSIONERS' REPORT Commissioner Hilligoss wishes to attend the December 7 Sonoma State University Planning Seminar.. NOTE , Strike -Out Type ( - - - -) = Deletion.. Underline Type ( ) = Addition° CONTINUED ITEM I. KIECKHEFER, MCNEAR HILL, PET'ALU'MA BOULEVARD SOUTH, AT MCNEAR AVENUE, AP No. 08- 531 -4, (File 11.788) . (Continued from 10/22). 1. Consideration of Draft Environmental Impact Report. 2. Consideration of General Plan Amendment.. The continued public hearing, was commenced. SPEAKERS: James Hummer - Applicant representative - presented housing element comments . George Ivalich - Architect - answered questions. The public hearing was closed._ A motion was made by Commissioner Sobel and seconded by Commissioner Serpilio to recommend to the City Council certification of the 'EIR. 1 Petaluma Planning Commission November 26, 1985 Regular Meeting 7:30 p.m. City Council Chambers; Petaluma, California PRESENT: Commissioners Hilligoss, Libarle, Read, Serpilio, Sobel, Woorsey 00 ABSENT: Head 0 STAFF: Warren Salmons, Planning Director. Pamela Tuft, Planner c Mike Moore, Principal Planner Kurt Yeiter, Associate Planner I APPROVAL OF MINUTES Minutes of the November 12, 1985 meeting were approved with one spelling correction on Page 4. CORRESPONDENCE None.. I DIRECTOR'S REPORT None... i COMMISSIONERS' REPORT Commissioner Hilligoss wishes to attend the December 7 Sonoma State University Planning Seminar.. NOTE , Strike -Out Type ( - - - -) = Deletion.. Underline Type ( ) = Addition° CONTINUED ITEM I. KIECKHEFER, MCNEAR HILL, PET'ALU'MA BOULEVARD SOUTH, AT MCNEAR AVENUE, AP No. 08- 531 -4, (File 11.788) . (Continued from 10/22). 1. Consideration of Draft Environmental Impact Report. 2. Consideration of General Plan Amendment.. The continued public hearing, was commenced. SPEAKERS: James Hummer - Applicant representative - presented housing element comments . George Ivalich - Architect - answered questions. The public hearing was closed._ A motion was made by Commissioner Sobel and seconded by Commissioner Serpilio to recommend to the City Council certification of the 'EIR. 1 _ - 3:82 .AYES: 6 NOES: 0 ABSENT: 1 motion - was ' = rriade by- .' Commiss oner`Libarle F and = seconded :.by: '-Conimissiorier Serpilio to recommend to the City Council approval of the General Plan Amendment. AYES: 4 NOES: 2 (Woolsey, Read) ABSENT: 1 Note: It is noted that the second motion is being sent on to the Council without a majority recommendation, and therefore, not a positive recommendation. It is also noted that Commissioner Sobel wishes the record to reflect that his vote was in error and that he actually wished to voted noe. OLD BUSINESS - PLANNING MATTER II. APPEAL OF DECISION TO REQUIRE EIR - MEADOW PARK SUBDIVISION -, 190 UNIT SINGLE FAMILY SUBDIVISION, 6 ACRE OFFICE /COMMER;CIAL AND 3 ACRE PUBLIC PARK, NORTH MCDOWELL BLVD. BETWEEN MCDOWELL MEADOWS AND ROYAL OAKS MOBILE HOME PARK. ,(Continued from 11/12).. Mr. Mike Gallagher McBail Company answered questions from the Commission. A motion was made by Commissioner Libarle and .seconded by Commissioner Serpilio to .uphold, the appeal and require focused studies as listed in the staff report (as amended) . AYES: 6 NOES: 0 ABSENT: 1 DISCUSSION The following major areas of impact were identified and selected for focussed study: Drainage (on -site and ,downstream) Traffic - off -site, including air quality Housing /Land Use - including change in housing types, aesthetics and design. Noise - of particular concern was the impact to adjacent Senior Citizen residential development. Schools - Waugh School District Cumulative and growth inducing impacts Cost revenue comparison /analysis ►a R PUBLIC HEARINGS III. QUIK STOP CONVENIENCE MARKET, 1420 SOUTH MCDOWELL BOULEVARD (SOUTHWEST_ CORNER OF SOUTH MCDOWELL AND CASA GRANDE) , AP No. 5- 250 -44 (PORTION) , (File 1.477) . 1. Consideration of EIQ . 2. Consideration of Use Permit. A petition was presented in opposition to the proposed market`. The public hearing, was closed. A motion was made by Commissioner Hilligoss and seconded by Commissioner Sobel l �to deny the use permit based on the findings in the staff report as amended. AYES:: 6 NOES: 0 ABSENT: 1 Findings 1. Due to environmental concerns expressed by the neighbors, including traffic congestion_, security, lac* - -af -- emerge re}* -- fatuities, noise.,, loitering, lights, litter, and lack of necessity for an additional . convenience market, this proposal may constitute a nuisance or be detrimental to the public welfare of the community. 2.. Denial of this application is consistent with action taken by the Planning Commission on July 26, 1983. 3. The market is unacceptably close to residences IV. CITY OF PETALUMA, REZONING VICINITY OF EAST WASHINGTON° STREET AND PETALUMA BOULEVARD NORTH, 208 THROUGH 228- PETALUMA BLVD. N., AP No's 06- 284 -19, 21, 25, 27 and 05, (File 3:.352). 1` Considerations. of EIQ . _ Z. Consideration of rezoning five C -H zoned parcels to C -C, in order to achieve conformity with the General Plan and, Environmental Design Plan:_ 3 t ' The public hearing was opened. SPEAKERS: Reginal Ipsick - 855 S. McDowell Blvd. - Felt that a Quik Stop was unnecessary and unwanted., Gary Stokes - Shopping Center Owner - spoke for Quik Stop (, management, answered questions,.. Diane Arapor - 321 Bond Ave - Concerns regarding, increased traffic, etc. George Jacino - 417 Casa Verde Circle - Spoke against Quik. Stop_.. Audrey Skinner - S. McDowell - Spoke against Quik Stop.. A petition was presented in opposition to the proposed market`. The public hearing, was closed. A motion was made by Commissioner Hilligoss and seconded by Commissioner Sobel l �to deny the use permit based on the findings in the staff report as amended. AYES:: 6 NOES: 0 ABSENT: 1 Findings 1. Due to environmental concerns expressed by the neighbors, including traffic congestion_, security, lac* - -af -- emerge re}* -- fatuities, noise.,, loitering, lights, litter, and lack of necessity for an additional . convenience market, this proposal may constitute a nuisance or be detrimental to the public welfare of the community. 2.. Denial of this application is consistent with action taken by the Planning Commission on July 26, 1983. 3. The market is unacceptably close to residences IV. CITY OF PETALUMA, REZONING VICINITY OF EAST WASHINGTON° STREET AND PETALUMA BOULEVARD NORTH, 208 THROUGH 228- PETALUMA BLVD. N., AP No's 06- 284 -19, 21, 25, 27 and 05, (File 3:.352). 1` Considerations. of EIQ . _ Z. Consideration of rezoning five C -H zoned parcels to C -C, in order to achieve conformity with the General Plan and, Environmental Design Plan:_ 3 t ' 0 The public hearing was opened. _ - - SPEAKERS. None, .. The public hearing was closed. A motion was made by Commissioner Sergilio to recommend approval of findings in the staff report. AYES: 6 NOES: 0 Sobel and seconded by Commissioner Negative Declaration based on the ABSENT: 1 Findings 1. The proposed rezoning does not have the potential to cause any adverse effects on human beings either directly or indirectly. 2. The proposed rezoning does not have the potential to achieve short -term, to the disadvantage of long - term, environmental goals. 3. The project does not have the potential' to degrade the quality of the - environment. A motion was made by Commissioner Hilligoss and seconded by Commissioner Serpilio to recommend. approval of the rezoning based on the one "finding in the staff report. AYES: 6 NOES: 0 ABSENT: 1 Finding 1. That the proposed rezoning is consistent with the General Plan /EDP. V. LEONARD JAY ENTERPRISES, SYCAMORE HEIGHTS, TERMINOUS OF SYCAMORE LANE, AP NO. 48- 141 -46, ( "File 3.348, 6.673) . 1. Consideration 2. Consideration (PUD) . 3. Consideration family dwellin The public hearing was of EIQ.. of rezoning from R -1 5,000 to Planned Unit District of tentative map for an 8.53 acre, 51 lot single g subdivision. opened. Speakers: Scot Barbour - Architect for Leonard Jay. Julie Patterson Barbour and Associates - project arborist. Margorie Casoni 10.1 Acorn Dr. - Objects to project; specifically drainage, setbacks, tree removal, traffic, parking; also presented letters from Acorn Terrace Homeowners Association. Gordan Bartram - 163 Acorn Dr. - Concerns re: GP /EDP conformance. Mike O'Brian - 129 Acorn Dr. - Concerns re: quality of Jay l 4, DrolbA Lixemi projects., future of area. Rick O'Brian 136 Acorn Dr. - Concerns re: quality of Jay projects, traffic, future of area. The public hearing was closed. A motion was made by Commissioner Sobel and seconded by Commissioner Hilligoss to continue further action on this item to the Planning Commission meeting of January_ 14, 1986. Commission requested clarification from staff on parking enforcement, contents of the .City Engineer's letter, additional discussion on General Plan policies and that . conditions be revised to reflect 09 the applicant's commitment to save additional trees, second access . to cul -de -sac, twenty -eight foot or wider streets, and having streets constructed to City standards. U AYES: 6 NOES: 0 ABSENT: 1 VI. MOGEL ENGINEERING/ LEONARD JAY ENTERPRISES, CAPRI CREEK SUBDIVISION, BETWEEN NORTH MCDOWELL BOULEVARD AND MARIA DRIVE, AP NO. 48- 141 -30, (File 3.349A, 6.627A) . 1. Consideration of revised Planned Unit District (P.U.D.) development plan to provide 52 single family dwellings rather than- 52 townhouse -style units.. 2 . Consideration of revised tentative subdivision map. The- public hearing was opened. Speakers: Scot Barbour - Project architect - Answered questions from Commission., The public hearing, was closed. A motion was made by Commissioner Woolsey and seconded by Commissioner Serpilio to recommend approval of the revised development plan ' subject to the findings and conditions listed in the staff report. AYES: 6 NOES: 0 ABSENT: 1 A motion was made by Commissioner Sobel and seconded by Commissioner Hilligoss to recommend approval of the revised tentative map subject to the- findings and new and previous conditions, as amended, listed in the staff' report. AYES: 6 NOES: 0 ABSENT: 1 Tentative Map Findings 1. The proposed subdivision, together with provisions for its design and' improvement; is consistent' with- the General - Plan - - 2. The proposed subdivision is compatible with the objectives, policies, land uses, and programs specified in said General Plan. 3. The flat, vacant site is L physically suitable for the type of development -- - .- - proposed._.......- .._.... - - --- - -- - 4. The site is physically suitable for the proposed density of development. '5. The design of the subdivision and the proposed improvements therefor . Will -not cause substantial environmental damage:, and no substantial or .avoidable injury will occur to fish or wildlife or their habitat. 6. The design of the subdivision and the type of improvements, as - conditionally approved will not cause serious public health problems. 7. The design of the subdivision and the type of improvements proposed Will not conflict with .easements, .acquired by the public at large, for .access through or use of property within the proposed subdivision. '8. 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. 9. The subdivision is categorically exempt from CEQA pursuant to CEQA Sections 15301 and 15305. u 10. The developer shall be required to pay school facilities impact fees to the Waugh School District subject to Section 17.28 of the Petaluma Municipal Code and approval by the City Council of the proposed impact 'fee schedule for Waugh School. Tentative Map Conditions '(From original August 1984 approval) 1. Tentative approval is subject to approval of the revised PUD unit plan by the City Council and SPARC . 2. The tentative map shall be revised to include all changes recommended by the conditions of approval of the revised PUD unit development plan. 3. A revised sepia of the tentative map, reflecting all applicable conditions of the tentative map and the PUD rezoning shall be submitted to the Community Development and Planning Department within 60 days following approval by the City Council. 4. The comments of the City Engineer as set forth below shall become conditions of approval of the tentative map. a. McPhearson Drive should be improved to a collector street standard, i.e. , 40 ft. curb -to- curb, and a 60 ft. right -of -way and aligned with the proposed collector street within Royal Oaks Mobile Home Park. (The City Street Naming Committee should review the final name to be utilized for this collector street, i.e.., consistency with the Royal Oaks Mobile Home Park designation.) DaOxll b. The curb return of Eucalyptus Way at its intersection with No. McDowell Blvd. appears to encroach on the Royal Oaks Mobile Home Park property. If this is the case, Eucalyptus Way should either be realigned or the required portion of land for the curb return dedicated to the City of Petaluma by Royal Oaks Mobile Home Park. c,. The sanitary sewer system located in Maria Drive shall be extended" to the edge of the new street construction to provide service to future adjacent property.. 0 d. The Maria Drive construction must provide for accepting storm �. drainage run -off from the adjacent Land of Brodie. U e. Storm drainage analysis to be submitted with the final map must co include the adequacy of the off -site Capri Creek channel to verify Q whether off -site storm drainage improvements may be required as a condition of development of the property. f. Storm drain mitigation fee. g . The developer shall comply with the Petaluma Municipal Code Section 20.36.030:. j 11 20.36.030 - On and /or off -site grading and drainage. The subdivider shall provide on -site grading and on - site and /or off -site drainage, all of which shall take into consideration the drainage pattern of adjacent property and shall treat upstream i areas, where appropriate, as though fully improved. For those residential projects which drain. into the Petaluma River above the Washington Street Bridge and which cause an increase of normal run -off in excess of two acre feet, the subdivider shall provide on or off -site detention areas to accommodate such run - off. ne: h. The tentative map does not indicate on or off -site drainage areas. We recommend the developer pay in- lieu -of fees as calculated in Chapter 17.30 of the Petaluma Municipal Code. i. The developer should be aware that the current Rainier Avenue Interchange and Extension. Study, currently underway, may result in the formation of a benefit district. j . The final improvement plans must show the design of Maria Drive as it relates to the existing City well. k. Developer shall widen McDowell Blvd. for half street improvements j across the adjacent Lands of Perry in order to make a continuous widened section of No. McDowell Blvd. through Royal Oaks Mobile = =- Home Park. -lt` .is :recommended= that the _ Council= consider a' reimbursement agreement as was suggested for the last Park Place- " Subdivision requirements for Ely Blvd. improvements across 7. •o adjacent property that when the land develops the Capri Creek - -..- property- would .-be - reimbursed_ for.. the .-cost _ -of.- the.- str.eet.- .widening. - - -- - (New Conditions) : 5. The proposed Covenants., Conditions, and Restrictions (CC & R's) shall be revised prior to final map submittal to reflect the following -items: :a. Maintenance responsibilities for all common areas, driveways, street trees, pathways., and fencing facing public streets shall rest with the homeowner's association. b. C. d. e. f. Home Occupations shall be governed by the City Zoning Ordinance regulations for single family residential districts. No signs for professions or offices shall be allowed. Section D -1 .shall be clarified as to when the instrument will be prepared. Minimum structural setbacks shall be: Front Yard_: 17.5 feet from driveway centerline or 20.'0 feet for units fronting public streets. Side Yards 5.0 feet each. Rear Yards 20.0 feet. Architectural Features: (e. g. eaves, greenhouse windows, balconies, etc., ) should be governed by City Zoning Ordinance regulations pertaining to R -1 Zone Districts, except that patio covers may extend no more than 10 feet into required rear yards. Detached Accessory Structures Governed by City Zoning Ordinance regulations applicable for R -1 Zone districts. Garage conversions are prohibited. g. No recreational vehicles, boat trailers or disabled vehicles are permitted in private open parking areas or common parking areas, except temporarily in areas expressly designated on approved unit development plan or driveways and then not to exceed 48 hours. h. All landscaping and irrigation systems in Ahe public right -of -way and in common parking or yard areas 'shall be maintained by a homeowners association, and shall be designed and maintained to standards acceptable to the City of Petaluma. i. A notice to property owners that the parcel between Capri Creek and McDowell Blvd. North will be developed in accordance with the C -O (Office Commercial) zone regulations. �1 0 -t 4 1M L , I I 6. The project shall conform with Sonoma County Water Agency Design Criteria and shall conform with Agency concerns addressed in the November 5, 1985 letter, attached. 7. Storm drainage improvements shall b Staff. subject to approval of Cit` PUD Development Plan Findings 1. The 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 PUD District is proposed on property which has a suitable= relationship to one (T) or more thoroughfares; and that said thoroughfares are adequate to carry any additional traffic generated by the development. 3. The plan for the proposed development presents 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 is included to insure compatibility. 4. The natural and scenic qualities of the site are protected, . with adequate available public and private spaces designed on the Unit b.evelopment Plan. 5. The development of the subject property, in. the manner proposed by the applicant, 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, the Petaluma General Plan, and with the Environmental Design Plan adopted` by the City.. 6. The subdivision is categorically exempt from CEQA Sections 15301 and 15305. PUD Development Plan Conditions (from original August 1984 approval) 1. Paving materials used for parking cut -outs and the so- called "'soft pathways" along the private streets shall be subject to the approval of SPARC 2. The sidewalk along Capri Parkway shall be - designed to undulate through the adjacent landscaped areas to establish a more informal j pathway as well as provide landscaped areas (and particularly_ trees) closer to the street. In addition, contrasting paving stones or . - streets sub subject to the - 'b_ oval of SPARC arcate= crosswalks - on.- private - - J 1 0 v . 3. - The design and materials of the play structure in the multi -use area" .- -shall be subject -to approval .of._SPARC.... 4. Landscaping and irrigation design and materials shall be subject to approval of SPARC . 6. The CC & R's shall be approved by City staff prior to approval of the Final Map. 7. The project shall pay flood mitigation fees subject to the provisions of the Petaluma Municipal Code. 8. 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 schedule established by City Council Resolution No. 84 -199 N.C.S. , or .make alternative arrangements to meet the low and moderate income housing provision requirements of the Housing Element subject to approval of the City and prior to approval of the Final Map. 9:. The developer shall provide an engineered detail showing that standard cars or trucks can routinely move in and out of the L- shaped driveways shown for some units. 10. A new street name shall be substituted for Capri Parkway, subject to approval of the Street Naming Committee. 11. The developer shall be required to pay school facilities impact fees to the Waugh School District subject 'to Section 1.7.28 of the Petaluma Municipal Code and approval by the City Council of the proposed impact fee schedule for Waugh School. ( New Condition) : 12. Building architecture, exterior materials and colors shall be subject to review by ' SPARC, f,- ditiana��variafiion- in- ri4echtra- elements -shat be- provicierl -for- those- izrit- z}cnatirnrs- -x-oirtirrg gub}rc -± SPARC should consider additional variation in architectural elements for those c streets. VII. CITY OF PETALUMA, REZONING PROPERTIES LOCATED BETWEEN NORTH MCDOWELL BOULEVARD AND MARIA DRIVE AND BETWEEN THE CAPRI CREEK CHANNEL AND THE PROPOSED CAPRI CREEK SUBDIVISION, AP No's 137- 060 -41 and 42, (File 3.353) . 1. Consideration of EIQ. 2. Consideration of rezoning portions of AP No. s 137- 060 -41 and 42 to reduce the area of the C -O (Office Commercial) zoning district in order to achieve conformity with the General Plan and Environmental Design Plan. The public hearing was opened. Speakers: None. III= The public hearing was closed. A motion was made by Commissioner Serpilio and seconded by Commissioner - Libarle to recommend to the City Council approval of the rezoning based on the findings in the staff report. AYESJ: 6 NOES: 0 ABSENT: I Findings 0) 1. The rezoning will not result in any changes in land use or density, affects land of less than 20 percent slope, will not result in any significant environmental effects and, therefore, is categorically exempt qq C) from the requirements of the California Environmental Quality Act ('CEQA) . co 2. The rezoning achieves consistency between the zoning map and General Plan /EDP land use map for the project site and, therefore, fulfills California state regulations. 3. The rezoning is consistent with and conforms with the policies and programs of the General Plan.. I, 4. The rezoning will result in a sensible development pattern for the project site. 5. The public necessity, convenience and general welfare require and I learly permit the- proposed amendment.. ADJOURNMENT 11:15 I 391 I -- - - -- - - 11