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HomeMy WebLinkAboutMinutes 06/10/1986G r 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.) M Petaluma Planning Commission June 10, 1986 co Regular Meeting 7:30 p.m. City Council Chambers Petaluma, California PRESENT: Commissioners Hilligoss, Read, Serpilio, Tarr, Woolsey co ABSENT: Commissioners Head, Libarle STAFF: Warren Salmons, Planning Director Pamela Tuft, Principal Planner Kurt Yeiter, Associate Planner APPROVAL OF MINUTES Minutes of May 27 were approved as printed. CORRESPONDENCE: None. DIRECTOR'S REPORT Director Salmons noted the following: There had been no news on the City's Main Street application, the East of Ely Draft EIR is due soon, Redwood Business Park Phase II Administrative Draft EIR is ready, the City budget process began at yesterday's Council meeting, the City Attorney's office determined that All Saints Towing could operate on N. McDowell. COMMISSIONERS' REPORT: Commissioner's and Council representative asked to be notified of Mainstreet results. NOTE,: Strike -Out Type ( - - - -) = Deletion Underline Type ( ) = Addition PUBLIC HEARINGS I. J.M. ROSEN'S CHEESECAKE, LOCATED AT 827 -B PETALUMA BOULEVARD NORTH, AP NO. 6- 041 -08 (File 1.498) . 1. Consideration of Use Permit. The public hearing was opened. SPEAKERS: None. 1 4 94 The public hearing was closed. A motion was made by Commissioner Hilligoss to recommend granting of a the staff report. AYES: 5 NOES: 0 Conditions: Tarr and seconded by Commissioner use permit per the conditions listed in ABSENT: 2 (Head, Libarle) 1 • In keeping with the current deliveries shall be conducted elivery schedule, pick - s and not to conflict with surrounding businesses and their between 4,p,m, and l0a,m P needs. so as parking 2 • There is no limit as to the hours of operation However, the use in the other half of the building changes in the future require less � unless parking, no more than one baker to work at one time between 8am -5pm due to the limited d l number h all o parking spaces on the site, f 3 • Sign permits shall be obtained for all existing and future signs within 30 days of granting of Use Permit. 4 • The five parking .spaces in striped within 30 days of the rear of the building shall be Y granting of Use Permit. II, BURBANK HOUSING DEVELOPMENT MAGNOLIA HILLS C ORPORATION, RESIDENTIAL DEVELOPMENT, OLIA MAGNOLIA AVENUE BETWEEN P LOCAT A B T NORTH RTH SIDE OF STREET, AP NO's 6 -450 -4,13 and 6- 460 -1,6, (Files 3.358, 6,804 EOKUK 1 • Consideration of EIQ, ) 2, Consideration of amendment to PUD development plan. 3. Consideration of Revised Tentative Map. The public hearing was opened. SPEAKERS: John Lower - Burbank Housin of Burbank Housin g - Described the project and g, this project will be the largest urban self -help history in California, all units will be frame to finish is two owned by current Petaluma residents, years maximum. time Victor Conforti - Project elevations . ] Architect - described site plan, housing Gale Harred - 170 Petaluma Blvd, _ self -help houses, spoke in favor of the project, a pp l icant for one of the 2 495 Patricia Ingstrom - property owner on Magnolia - concerns regarding traffic on Magnolia, loss of property for frontage improvements, does not want project to be built at this time. Gary Travisen - 62 Carlton - applicant for one of the self -help houses, spoke in favor of the project. Emil Mogel - Project Engineer - gave brief history of property, explained frontage improvements. Betty Bock - Board of Directors, Burbank Housing - explained legal agreements between developer homeowner. co 4 1 Maureen Ma nstrom - 37 5th Street - applicant for one of the self -help U houses, spoke in favor of the project. co John Morgan - Supervisory District appointee to Burbank Housing - spoke in favor of project. The public hearing was closed. A motion was made by Commissioner Hilligoss and seconded by Commissioner Serpilio to recommend to the City Council that a mitigated negative declaration be approved based on the three findings listed in the staff report . AYES: 5 NOES: 0 ABSENT: 2 (Head, Libarle) Findings 1. A focused generalized initial environmental study has been completed and specific environmental studies have been completed in the areas of traffic and archeological impacts which revealed no significant impacts of development which will not be mitigated by conditions of approval of the PUD and tentative map. 2. The project complies with the applicable policies of the General Plan /EDP and the requirements of the Zoning Ordinance. 3. Potential environmental impacts will be mitigated by conditions of approval of the rezoning and tentative map. A motion was made by Commissioner Tarr and seconded by Commissioner Hilligoss to recommend to the City Council approval of the PUD Unit Development Plan Amendment as presented based on the findings and subject to the conditions listed in the staff report as amended. AYES: 5 NOES: 0 ABSENT: 2 (Head, Libarle) Findings 1'. 'The site 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. 0 HE 2. The PUD district is proposed on a property that has a suitable relationship to one or more throughfares and that the throughfares are adequate to carry any additional traffic carried by the development has been determined by a focused traffic study. 3. The plan for the proposed development presents a unified, organized arrangement of buildings. with their appropriate relationship to adjacent and nearby properties and that adequate landscaping and /or screening is included to ensure compatibility. 4. The natural and scenic qualities of the site are protected with adequate available public and private spaces designed into the Unit Development Plan. 5. 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 interest 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. Recommended Conditions 1. A sidewalk shall be constructed on the west side of the westerly street entering the project between Magnolia Avenue and the first private street. The intent of this sidewalk is to provide safer access to the bus stop on Magnolia Avenue. 2. All sidewalks on Magnolia Avenue along the frontage. of the project, the main private loop street and the public street between the apartment complex and Magnolia shall, where possible, be separated from the curb by a minimum 21 foot wide planter strip where ever possible so as to allow planting of street trees to provide a canopy over the streets, subject to 'SPARC review and approval. 3. The entry to the loop street serving the ownership townhouses from Magnolia Avenue shall be revised to provide a landscaped gateway appearance, subject to SPARC review and approval. 4. CC &R's for the project shall be subject to the review of Planning staff and the City Attorney. The CC &R's shall be amended to include the following development standards for the townhouse units: a. Inclusion of home occupations per the Zoning Ordinance. b. Minimum structural setbacks shall be as indicated on the Unit Development Plan; future additions and/or expansions shall adhere to the following minimum standards: sideyards, five feet each (excluding common walls) , except 10 feet where bordering cemetery land; rear yards, 20 feet. C. Architectural features balconies, etc. shall Ordinance Regulations such as eaves, be governed pertaining to greenhouse windows, by the Cit Zoning.. R -1 Zoned Districts 'i 1 4 RM except that patio covers may extend no more than 10 feet into required rear yards. d. Detached accessory structures shall be governed by City Zoning Ordinance regulations applicable for R -1 zoned districts except that such structures may abut property lines; however, whenever a setback is provided, such setback shall not be less than three feet. e. All improvements under these provisions shall be subject to Design Control review per the CC &R's. 5. All trees not- in-t+m -- way --of- -paving- - bailthngs {except the 7 trees identified for removal per the grading and drainage plan shall be kept and shall be protected during construction by erection of a construction fence at the driplines. Any tree, the dripline of which encompasses excavation and /or paving shall be reviewed by a qualified arborist and his /her recommendations on tree preservation and protection shall be adhered to. Tree removal is discouraged, with specific removal of any tree exceeding 12" in diameter requiring review and approval of the Community Development and Planning Director. Any of the trees to remain which die within six months of completion of the Phase of the project in which they are located shall be replaced with a 24 -inch boxed tree or equal value of smaller trees; size of AM trees, species and placement subject to approval by the. Planning staff. 6. The Planned Unit Development Plan, architectural elevations, landscaping and other design elements shall be subject to SPARC approval prior to issuance of the final map and the Unit Development Plan shall be amended to reflect any conditions required by SPARC. 7. Frontage improvements on Magnolia Avenue shall be redesigned to provide enhanced privacy for the rear of the units backing onto Magnolia Avenue and improved public appearance of the project from Magnolia Avenue, subject to SPARC review and approval. 8. A solid, view - obscuring fence shall be provided along all project boundary lines with the exception of along the east side of the public street (west property line of AP No. 6- 450 -11) , subject to SPARC review and approval. 9. The PUD development plan shall be revised to include all changes required by the recommended conditions of approval and corrected project boundary, to correspond to the tentative map, prior to consideration by the City Council. 10. A sepia of the revised Planned Unit Development plan in conformance with the requirements of the Planning Commission and SPARC shall be provided to Planning staff within 60 days after SPARC approval. 11. BHDC shall enter into a binding agreement with the City of Petaluma which limits occupancy of the ownership units to 75% low income and 25% moderate income households and the apartment units to at least 50% low income households and up to 50o moderate income households. The 5 g ' I S agreement shall define the basis for determining low and moderate income household status and the amount of gross household income to be applied to housing expenses. The agreement shall also include a resale agreement for the ownership units, subject to review and approval of City staff. 12. Phasing of project development shall be indicated on the PUD development plan, subject to staff approval. A motion was made by Commissioner Serpio and seconded by Commissioner Hilligoss to recommend approval of the tentative subdivision map based on the findings and subject to the conditions listed in the staff report as amended. AYES: 5 NOES: 0 ABSENT: 2 (Head, Libarle) 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 gently sloping vacant site is physically suitable for the type and pattern and density of development proposed. 4. The design of the subdivision and the proposed improvements therefore will not cause substantial environmental damage and no substantial or unavoidable injury will occur to fish or wildlife or their habitat. 5. The design of the subdivision and the type of improvements will not cause serious public health problems. 1. The project shall conform with the following conditions of the Fire Marshal: a. Buildings having three or more units shall be protected by an approved fire alarm system, see attached Section 10.307A. b. Buildings 8,000 sq.ft. shall be protected by an approved automatic fire extinguishing system as required by Section 10.309A of the 1979 Uniform Fire ' Code. C. Provide hydrants as shown on plan (available in project file) . d. Provide smoke detectors with pilot light at front doors on all units. 2. The Tentative Map shall be revised to include all the changes required by the recommended conditions of approval to correspond to the PUD development plan, prior to consideration by City Council. 6 li of f, P° 10. Each unit shall be provided with a lighted address easily distinguishable from the interior streets. 11. All existing overhead utility lines on and adjacent to the site shall be p I laced underground, subject to review and approval of City Engineer. CONTINUED PLANNING MATTER III. CITY OF PETALUMA, DISCUSSION OF RESPONSE TO SONOMA COUNTY's LAND USE PLAN, VICINITY OF PETALUMA. Discussion Sonoma County has supplied the City with a preliminary draft of the County Land Use Element for comment. Planning staff has asked the County for some clarification on this element. Commissioner Woolsey asked that the record reflect that the City wants the County to cooperate in upgrading the entrances to the City which are in unincorporated areas and a definition of major agricultural processing facilities. Other comments are to be delivered , to staff at Commissioner's earliest convenience, i ADJOURNMENT 9:15 PM. i 7 3. A revised sepia of the Tentative Map affecting all applicable conditions of the Tentative Map and the PUD Rezoning shall be submitted to the Planning staff within 60 days after approval by SPARC. 4. I The comments of the City Engineer as set forth in the attached letter shall become conditions of approval of the Tentative Map. 5. O,n -site and off -site drainage improvements shall be subject to approval of the Sonoma County Water Agency and the City Engineer. G) 6. This project shall be subject to storm -water run -off mitigation fees per City Ordinance. 00 q 7. The developers shall provide pedestrian sidewalks between the project U site and Petaluma Blvd. North along the north side of Magnolia ca Avenue, subject to approval of City Staff. 8. To provide more convenience to the townhome owners, the garage and uncovered parking spaces assignments shall be exzhanged- redesigned p;er staff approval 9. The names of the streets proposed shall be subject to approval by the Street Naming Committee. 10. Each unit shall be provided with a lighted address easily distinguishable from the interior streets. 11. All existing overhead utility lines on and adjacent to the site shall be p I laced underground, subject to review and approval of City Engineer. CONTINUED PLANNING MATTER III. CITY OF PETALUMA, DISCUSSION OF RESPONSE TO SONOMA COUNTY's LAND USE PLAN, VICINITY OF PETALUMA. Discussion Sonoma County has supplied the City with a preliminary draft of the County Land Use Element for comment. Planning staff has asked the County for some clarification on this element. Commissioner Woolsey asked that the record reflect that the City wants the County to cooperate in upgrading the entrances to the City which are in unincorporated areas and a definition of major agricultural processing facilities. Other comments are to be delivered , to staff at Commissioner's earliest convenience, i ADJOURNMENT 9:15 PM. i 7