HomeMy WebLinkAboutMinutes 04/22/1986` 457
Not Official Until Approved
By The Planning Commission
MINUTES
( Minutes are "Action Minutes" and represent a summary
of full taped records of Planning Commission hearings.)
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Petaluma Planning Commission
Regular Meeting
City Council Chambers
April 22, 1986
7:30 p.m.
Petaluma, California
PRESENT: Commissioners Head, Hilligoss, Libarle, Read, Serpilio,
Woolsey
ABSENT: None
STAFF: Warren Salmons, Planning Director
Pamela Tuft, Principal Planner
APPROVAL OF MINUTES Minutes of April 8, 1986 were approved as
printed.
CORRESPONDENCE A letter regarding Sonoma Highlands was received today
and distributed at the opening of this meeting.
DIRECTOR'S REPORT Director Salmons announced the May 10 Sonoma
State University Environmental Review Seminar Commissioners Read, Head
and H:illigoss indicated that they. intended to attend.
COMMISSIONERS' REPORT: None.
NOTE: Strike -Out Type ( - - - -) = Deletion
Underline Type ( ) = Addition
PUBLIC HEARINGS
I. SONOMA HIGHLANDS, DAON CORPORATION, "D" STREET AND HAYES
LANE, AP NO. 008- 032 -42, 008 - 049 -09 and 10, 019 - 012 -15 and 16 (Files
11.452A and 6.548A) (CONTINUED FROM FEBRUARY 11, 1986) .
1. Consideration of Draft Subsequent Environmental Impact Report and
Response Addendum.
2. Consideration of rezoning to PUD.
3. Consideration of tentative map.
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Introduction by Planning Director Salmons on project history.
The public hearing was continued from the February 11 meeting.
SPEAKERS: Mr. Adams - EIP - explains addendum answers to questions
regarding sewer, traffic, noise, status of Varn Hagan
property.
Steve Colman - DK_S Associates - answers questions regarding
traffic alternatives.
Cynthia Bowman, 625 D Street - Representing Petaluma
Neighborhood Preservation - Requested a 2 -week continuation
because of compromise meetings to be held with the
developer. Gave brief history of project.
Rose Eiserich - 931 B Street - Representing Petaluma Area
Citizens League - Citizens League wants process to continue
without delay; does not want a continuation.
Mr. Colman - Applicant representative (VCE /Dann) - stated that
he was interested in pursuing a possible compromise with
opposing groups.
Dennis Milliken - 501 Western Avenue - (Petaluma Area Citizens
League) , Comments regarding the sewer section of the draft
report; feels report is vague and inadequate; concerns re:
No's 18 -24.
Brian Webb - 1028 B Street - concerned that a two -week
continuation would not be enough for public notice and
input.
Mary Thacker - 404 Sheldon - requested; a building moratorium
because of existing flood damage and storm drainage
problems.
Pat Ferger - 411 Sunnyslope Avenue - Comments regarding DAON
Corporation's credentials.
Rose Eiserich - 931 B Street - Comments regarding cost revenue
analysis, comments on ABAG.
George Spragens - 2617 Western Avenue - concerns regarding
status of the Varn -Hagen parcel, what will happen to
existing use; traffic conditions not adequately addressed,
who will own common areas; questions dealing with Victoria
Avenue extension not adequately addressed.
Robert Bailey - 915 D Street - attended some recent
compromise meetings - does not feel compromise is possible,
poor quality of development,_ traffic concerns, access roads.
William Stone - 19 Hinman Street'- Sewer and storm drainage
problems not adequately addressed in EIR..
Delores Lewis - 139 Hill. Blvd - Street widths inadequate,
concerns regarding_ traffic problems, when were traffic
counts done?
Allison Priestly - 717 F Street - (speaking for 713, 714, 718 F
Street also) concerns regarding traffic on residential streets,
excessive use of residential roadways.
Alfonso Richards - 200 H Street - Concerns with Petaluma Area
Preservation group speaking for all involved.
Fred Dean - Webster Street - Concerns regarding traffic
and sewer problems, sewer problems preexisting.
Ward Wilson - 22 El Rose Drive - Concerns regarding traffic on
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residential streets, feels compromise should be worked out
with developer, feels southwest area of City should be
developed.
Cynthia Bowman - 625 D Street - Feels she is speaking for 60 -80
households and that 80% are in favor of a compromise with
developer.
Rose Eiserich - 931 B Street - Wants development to be put on a
public ballot.
The public hearing was not closed.
A motion was made by Commissioner Head and seconded by Commissioner
Serpilio to continue further action on this item to a special Planning
Commission meeting of May 6, 1986.
AYES',: 6 NOES: 0 ABSENT: 0
II. VILLAGE MEADOWS, A 22 ACRE SITE LOCATED BETWEEN MARIA
DRIVE AND ELY BOULEVARD NORTH, BORDERING THE NORTH BANK
OF LYNCH CREEK, AP NO's 136- 111 -16, 20, 21, 43, 44 and 45. (Files
6.799, 3.357).
1. Consideration of EIQ.
2. Consideration of revision to previously approved PUD development
plan.
3. Consideration of Tentative Map for an 81 -unit single - family home
subdivision.
The public hearing was opened.
SPEAKERS: Mike Gallagher - Applicant - disagrees with PUD
conditions 7 & 8.
Commissioner Head commented that the storm drain empties
into Lynch Creek.
The public hearing was closed.
A motion was made by Commissioner Hilligoss and seconded by Commissioner
Woolsey to approve a negative declaration, subject to the findings listed in
the staff report.
AYES: 6 NOES: 0 ABSENT: 0
Findings For Negative Declaration
1. This project represents a reduction in the number of housing units on
the site over the project previously found to have negative
environmental impact at the same site and will therefore have a lesser
environmental impact.
2. No significant environmental impacts were found in review of that
previous more intense project.
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A motion was made by Commissioner Hilligoss to recommend approval for the
PUD plan for Village Meadows per the findings and conditions as listed in
the staff report. This motion died for lack of a second.
A motion was made by Commissioner Head and seconded by Commissioner
Serpilio to recommend approval the the City Council for the PUD plan for
Village Meadows subject to the findings and conditions listed in the staff
report as amended.
AYES: 5 NOES: 1 (Read) ABSENT: 0
Findings For PUD
1. The PUD District is proposed on property which has a suitable
relationship to one (1) or more thoroughfares; and that said
thoroughfares are adequate to carry any additional traffic generated
by the development.
2. 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 in insure
compatibility.
3. The natural and scenic qualities of the site are protected, with
adequate available public and private spaces designated on the Unit
Development Plan.
4. The development of the subject property, in the manner proposed by
,the applicant and conditioned by the City, 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, with the Petaluma General Plan, and with any
applicable Environmental Design Plans adopted by the City.
Conditions for PUD:
1. Provision for transit turn -outs shall be made on the east side of Maria
Drive and the west side of Ely Boulevard. A temporary bus turnout
in the form of a paved shoulder shall be provided on the east side of
Ely Boulevard within the right -of -way. These shall be designed to the
approval of City staff prior to issuance of a final map.
2. All on -site public improvements shall be constructed to the satisfaction
of the City staff.
3. The applicant's shall create a landscape maintenance assessment district
to maintain all landscaping and irrigation installed within the public
right -of -way of the project, including parkway street tree strips along
public streets, entryway landscape areas, landscaped setback, unused
area of right -of -way, and sound wall on Ely Boulevard, community
open space along Lynch Creek, and the cul -de -sac landscape islands;
subject to approval of appropriate City staff prior to final map
approval.
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4. Entryways to the project from Ely Boulevard and Maria Drive shall be
enhanced with appropriate features, such as a landscape island or
landscape chokers or other gateway, design subject to staff approval.
5. Landscape islands, with or without provision of additional parking,
shall be provided in the cul -de -sac bulbs of the project, design
subject to staff approval.
6. Street sections shall be modified with the provision of a parkway strip
for planting of street trees between sidewalks and curbs, design
subject to staff approval.
?. ,A minimum- -Yrfwt -wide landscape setback area shall be provided
between required sound wall and the .property line on Ely Boulevard,
'equivalent to that provided for Park Place IV
8. , Lots 35 through 41, between Flanigan Way and Lynch Creek shall be
je}imivatecl end repositioned north of Flanigan Way with an increase of
;the area to be developed as a neighborhood open space for limited
'recreation and increased access and surveillance to Lynch Creek
: subject to staff approval
9---- F} anrgan-- Wap-- nra- e-- socnewiirat-- atrarglitened -- between-- $rarzraef -mod
czia- to- s}ig}r3q- redlxce- tris- c��en- spare- �re�rel- providz- tnorre -space
far - privy 4ots -ter - tire - north of Flattig
19 - 9.{ The applicant shall offer for relocation, the existing house and
the outbuildings located on the Elsie Corry life estate should they be
;slated for demolition.
The bicycle path and any other improvements proposed by the
,Lynch Creek right -of -way shall all be completed at one time prior to
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issuance of the first certificate of occupancy for Phase II (including
those in Phase III, the life estate) .
12-11, All existing trees which are to remain shall be protected during
construction and grading. All existing trees which were slated to
'remain but are removed, destroyed or weakened so that death is a
consequence of construction or grading shall be replaced by a
specimen tree or trees to the satisfaction of the Director of Community
Development and Planning.
13 - 12. The following development standards shall apply to this
subdivision:
A. Home occupations are governed by applicable City Zoning
Ordinance.
B. All building additions and modifications are subject to SPARC
approval.
C. Minor building modifications - that is, greenhouse windows, new
window sizes, security bars on windows, uncovered decks, spas,
walkways, etc. may be approved by the Director of Community
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Development and Planning pursuant to Zoning Ordinance Section
26 -401.
All other standards for the project shall be as for the R -1, 6,500
district of the Petaluma Zoning Ordinance.
}4.13. Any changes to the Village Meadows tentative map and /or
`development plan made pursuant to these conditions or. SPARC
conditions of approval shall be reflected on a new map and /or plan,. .a
sepia print and one copy of which shall be provided to the Community
Development and Planning Department within 30 working days after
approval of such change.
15 -14. As suggested in the noise study and traffic report of the.
previous subdivision on this site, a masonry wall on a berm shall be
constructed along Ely Boulevard as previously approved for this site.
16. New architectural plans elevations shall be developed for this
project with at least as much variation as the plans submitted
herewith. The architecture shall be of rich design quality and shall.
create a distinct architectural image for this neighborhood. Designs
subject to SPARC approval.
17 -16. Houses shall be sited so as to preserve existing major trees so
. much as possible, to staff approval.
A motion was made by Commissioner Head. and seconded by Commissioner
Serpilio to recommend to the City Council approval of the tentative map per
the findings and conditions listed in the staff report as amended.
AYES: 6 NOES: 0 ABSENT: 0
Findings for Tentative Map
1.
The proposed subdivision, together with provisions for its design and
improvement, is consistent with the General Plan.
2.
The proposed subdivision is compatible with the objectives, policies,
general land uses, and programs specified in said General
Plan.
3.
The site is physically suitable for the type of development
proposed.
4.
The site is physically suitable for the proposed
density of
development.
5.
The tentative map provides reasonable public access from
lying
a public 'road
the
to that portion of the bank of the stream within
proposed
subdivision.
6.
The tentative map provides for dedication of a public easement along
lying within the proposed
the portion of the bank of the stream
subdivision.
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7. The proposed map, subject to the following conditions complies with
the requirements of Municipal Code Chapter 20.16 and the Subdivision
Map Act.
Conditions for Tentative Map
1. Drainage design plans shall be
shall conform with Sonoma County
2. Grading plans shall be submitted
staff prior to issuance of building
approved by the City Engineer and
Water Agency design criteria.
to and approved by appropriate City
permits for such construction.
3. Public utility access and easement locations and
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o approval by PG & E, Pacific Telephone, and
shall be shown on the final map as necessary.
widths shall be subject
the City Engineer and
4. All utilities as required by Code, shall be placed underground.
5. All streets in the project shall be subject to approval by the Street
Naming Committee.
6. The applicant shall provide an irrevocable offer of dedication to the
City for the portion of Lynch Creek right -of -way between the bicycle
path and the southeastern property line inclusive.
7- - -- r a
prior --t- the- 44irrg-- cf-- -- firral -- map; -- the-- applica - shall- - provide - -a
kydrer logic-- stratly -- cry-- i�gnzi�- -reek :---= Fke- -E'ritq-- s�raif- scot aecepfi
`dedieatimr -of the-- l7yn -c r-€ reel- rrght- o€- waq- �mless tie - reh- �7reek
basin- is ter - be- -lrrdranRc -ally- adegzra+t --tome-- satisfaetiorr - of - the
Erity- Engineer - -and - Sorroma- Eotmtr -Water - Agency- .-- AirSr m moti --work
or-- rmprovemerrt- yr�Y - to -- -ny&ke -- the - -creek -- basin- -hydrolegieaRy
- adec�xate- �ra-1� be- eompietec�by- tire• �kearrt- to Frity Specifteations
8: -- i -eT oaf -of-- the-- existing�iparran- hsrbitat- shah- Trot- ��oweeh�s�r base
, of
- improvement but- rather- the- ideveloper -- 'hali eorrstrtrct; - rf - �;
a -- pipe• - parallel - - i re- t�xiatirrg- stream- front - Ely -- on yard --to - Pel-aria
Dxive -t} ram- wiH- �arrSr- a-- lzortiorr - of - the 44o%- - beyor - the- projj-eet --site
representing -- the -- excess-- gnarrt�t- y- �€ rova{�eT� �lbvr begrnr�- the-- lrasie
eapae.
7. 'The applicant shall diligently pursue, to the satisfaction of the
`Director of Community Development and Planning, the acquisition and
dedication to the City of the portions of a property containing the
proposed bicycle path in the Lynch Creek right -of -way designated on
the tentative map as the property of Keokuk Hospitals and should that
.area be acquired prior to complete build -out of the project, the
applicants shall provide landscaping, irrigation systems and a pathway
as shown on the development plan.
8. The applicant shall satisfy City General Plan policies and programs
with regard to providing housing, land in -lieu fees or alternate
measures for housing affordable to very low, low and moderate income
households. The means for satisfying this requirement shall be
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developed in consultation with City staff and ratified by * the City
Council concurrent with final map approval.
9. During the course of development, if archeological materials are found,
all work in the vicinity of the find shall be stopped and a qualified
archeologist contacted to evaluate the materials and make
recommendations for mitigation as necessary.
10. The tentative map shall be revised
to comply with
the requirements
of
the City Engineer as outlined in
. the attached
correspondence.
A
payback agreement or other arrangement shall
be executed
for
repayment to 'the developers for
improvements in Ely Blvd. upon
development of benefited neighboring properties, agreement
subject
to
staff approval
11. The applicant is notified that the
project site
is in the Bernard
Eldredge attendance area of the
Old Adobe School District and
is
therefore subject to School Facility
Fees which are
presently $1,512.00
per unit.
12. The applicant is advised that the development may be subject to future
charges for a public improvement benefit district pursuant to Chapter
13.34 of the Petaluma Municipal Code in order to provide needed future
improvements to Rainier Avenue and /or the proposed Rainier Avenue
overpass which will serve the project area.
13. This project shall be subject to payment of storm drainage impact fees. ,
ADJOURNMENT 10:45 PM.
ATTEST:
Warren Salmons
Planning Director
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