HomeMy WebLinkAboutMinutes 06/24/1986I
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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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co Petaluima Planning Commission June 24, 1986
I' Regular Meeting 7:30 p.m.
O City iCouncil Chambers Petaluma, California
® PRES , Commissioners Head, Hilligoss, Libarle, Read, Woolsey
Q ABSENT: Commissioners Tarr, Serpilio
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STAFF: Warren Salmons, Planning Director
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APPROVAL OF MINUTES Minutes of June 10 were approved as mailed.
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CORRESPONDENCE None.
DIRECTOR'S REPORT Report on Main Street activities. Administrative
draft of General Plan distributed to GPCC. Draft General Plan will be
available on July 2; hearings will open in August. Corona /Ely area
meeting was very productive.
COMMISSIONERS' REPORT: Commissioners thanked CouncilMember Woolsey
who *,ill be replaced at next meeting.
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NOTE: Strike -Out Type ( - - - -) = Deletion
i Underline Type ( ) = Addition
PUBLIC HEARINGS
I. HAZEL STREETER, 924 ELY BOULEVARD SOUTH, AP No. 1136- 050 -50
(`File No. 1.499) .
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1. Consideration of use permit for accessory dwelling.
The public hearing was opened.
SPEAKERS: Mert Smith - Applicant representative - described
proj'ec't.
The public hearing was closed.
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A motion was made by Commissioner Libarle and seconded by Commissioner
Hilligoss to recommend granding of a use permit allowing an accessory
dwelling at 924 Ely Blvd. South as proposed, subject to the findings and
conditions listed in the staff report as amended.
AYES: 5 NOES: 0
ABSENT: 2
Findings
1.
The proposed accessory dwelling
use, subject to the
conditions which
have been attached, 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/ Environmental Design Plan.
3.
The accessory dwelling use, as conditioned, will
not constitute a
nuisance or be detrimental to the
public welfare of the community.
Conditions:
1. The proposed accessory dwelling shall include one (1) off - street
parking space which shall be in a carport or garage and two (2)
off - street parking spaces which may be covered or open, subject to
SPARC review and approval.
2. The proposed accessory dwelling shall conform with all requirements of
the Uniform Building and Fire Codes.. The well may remain, as long as
it is not interconnected with City water system
3. The design of the addition and landscaping shall be subject to SPARC
review.
4. Separate meters shall be installed for water; gas, and electricity for
the-accessory unit, subject to staff review and approval.
5. Horizontal compatible nm. plywead siding shall be used on the exterior
of the proposed unit, subject to SPARC review and approval.
6. The proposed unit and its required parking space shall be screened
from view from existing unit and from access drive with appropriate
trees and /or shrubs, subject to SPARC review and approval.
7. Existing trees shall remain.
II. BERNARD YOSTEN, 14 HINMAN STREET, AP No. 008 - 15.1 -04 (File No.
2.346)..
1. Consideration of appeal of variance and subdivision ordinance
modification required to allow a two -lot split of property at 14 Hinman
Street.
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The public hearing was, opened.
SPEAKERS: Roger McMillan - 1899 Skillman Lane - spoke against project.
Bernard Yosten - 8 Echo Ct. , San Anselmo - answered questions.
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The p ublic hearing was closed.
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A motion was made by Commissioner Hilligoss and seconded by" Commissioner
Head to recommend to the City Council that they deny the appeal and grant
a Variance for sub - standard lot depth, a Subdivision Ordinance Modification
00 for substandard width access strip and allow a two -lot subdivison of the
property at 14 Hinman Street based on the findings listed in the staff
O repo It .
® AYES: 5 NOES: 0 ABSENT: 2
Findings for the Variance
1. That there are peculiar and unusual conditions inherent in the
property in question sufficient to cause a hardship, and that such
conditions are not common to all or most of the properties in the
immediate area, in that the lot in question has sufficient area to create
two lots but is so dimensioned that the resulting lots need variance in
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'depth.
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2. That a hardship peculiar to the property and not created by any act
of the owner exists. In this context, personal, family or financial
d ifficulties, loss of prospective profits, and neighboring violations are
not hardships justifying a variance, in that this is an old lot, only
recently purchased by the applicant.
3. That such variance is necessary for the preservation and enjoyment of
substantial property rights possessed by other properties in the same
zoning district and in the vicinity, and that a variance, if granted,
would not constitute a special privilege of the recipient not enjoyed by
his neighbors, in that all bordering lots and the vast majority in the
neighborhood do not conform to minimum standards of the Zoning
Ordinance with regard to the depth, width, or area.
4. That the authorizing of such variance shall not be of substantial
detriment to adjacent property, and will not materially impair the
p urposes of this ordinance or the public interest since the resulting
lots meet the minimum lot areas and building setbacks of the zone.
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Findings for the Subdivision Ordinance 'Modification
1. There are special circumstances or conditions affecting the property in
that the area is sufficient to create two lots under the zoning
regulations, but the shape of the lot is such that a Subdivision
Ordinance Modification is required to allow a substandard width access
strip to best utilize the available area.
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2. The modification is necessary for the preservation and enjoyment of
substantial property rights of the petitioner so he can create from his
property, two lots which meet the area requirements of the zone.
3. Granting the modification will not be detrimental to the public welfare
or safety or injurious to other property in the territory in which said
property is located because the lot areas and building setbacks meet
the zoning district minimums.
Findings for the Parcel Map
The parcel map, with the required Subdivision Ordinance Modification and
Variance, conforms to the applicable requirements of the Subdivision
Ordinance and the Zoning Ordinance.
III. WALTER KIECKHEFER COMPANY, MCNEAR HILL, 2063 PETALUMA
BOULEVARD SOUTH, AP NO. 008- 0.53 -04 (File No. 3.359) .
1. Consideration of PUD amendment to allow development of 198- townhouse
apartment units.
The public hearing was opened.
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SPEAKERS: Frank Libeque - 543 Amber Way - Neighboring tank farm
owner - concerns regarding liability, noise, '24- operation of
tank farm.
Wally Kieckhefer Applicant - answered questions concerning
project.
George Ivalech - Project architect - Explained topography, .
preservation of trees, concerns regarding parking ratios,
view preservation, grading.
Jim Cook Project' architect - described topography, grading.
The public hearing was closed.
A motion was made by Commissioner Head and seconded by Commissioner
Libarle to recommend to the City Council approval of the PUD amendment
for McNear Hill as proposed, based on the findings and subject to the
conditions listed in the staff report as amended.
AYES: 5 NOES: 0 ABSENT: 2
Findings
1. That the
McNear
Hill
Plan, as conditionally approved 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. That the
McNear
Hill
PUD District is
proposed on property which has a
suitable
relationship
to Petaluma
Boulevard South; and that said
thoroughfare is
adequate to carry
any additional traffic generated by
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the development, with the implementation of project related off -site
improvements.
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3. That the plan for the proposed McNear Hill development, as
iconditionally approved, presents a unified and organized arrangement
iof buildings and service facilities which are appropriate in relation to
1adjace.nt or nearby properties and that adequate landscaping and /or
screening is included to insure compatibility.
4. That the natural and scenic qualities of the site as conditionally
approved, are protected with adequate available public and private
spaces designated on the Unit Development Plan.
5. That the development of the McNear Hill 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
lCity 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.
CONDITION'S (mitigation measures taken from the certified EIR are so
noted" in parenthesis)
1. Site plan, building architecture, exterior materials and colors and
!landscaping shall be subject to SPARC review and approval, prior to
issuance of the `first development permit (i.e. grading - /building) .
2. .Treatments shall be carried on all four building elevations, subject to
rSPARC review and approval.
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3. Hours of construction activity on the McNear Hill project shall be
limited to the hours of 7AM to 6PM, Monday `through Friday (EIR) .
4. All construction equipment powered by internal combustion engines
I be properly muffled and maintained to minimize noise. Unused
equipment shall be turned off when not in use (EIR) .
5. Project area lighting shall be designed to minimize effects on nighttime
views . from within and around the project site, particularly across the
river. Project area lighting shall be subject to SPARC review and
a pproval with acknowledgement to cross river impacts and security
concerns ('EIR) .
6. All recreational areas and open space improvements shall be fully
d e veloped prior to issuance of the first occupancy permit.
7. T , he development plan shall include development standards, subject to
`staff review and approval which shall include, but not be limited to,
the following requirements:
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a. Rebuilding and /or replacement of structures, including, fencing,
shall conform to the Unit Development Plan.
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V. Garage conversions are prohibited.
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c . No storage of recreational vehicles.,, boat trailers or disabled
vehicles is permitted within the PUD .
d. Solar collector use and placement.
8.. All landscaping and irrigation systems in the public right -of -way shall
be maintained through a legally binding Maintenance Agreement
between the developer and the City of Petaluma, shall be installed to
standards acceptable to the City of Petaluma and shall be operated by
time - controlled devices.
9. If any subsurface. archaeological materials are encountered within the
project area, all work shall be immediately halted and a qualified
archaeological consultant contacted in order to evaluate the materials
and formulate appropriate strategies for their preservation and
protection.
10. Guest parking, shall be clearly identified, subject to SPARC review and
approval.
11. Design and construction of all public street frontage improvements and
utilities necessary to serve the project shall be subject to approval of
the City Engineer (EIR) .
12. All existing, and proposed utilities traversing the site and along street
frontages shall be placed underground.
13. All on -site improvements, i.e. paved areas, utilities, drainage, etc.
shall be subject to approval of appropriate City departments. The
primary loop road shall be constructed to City public street standards.
Designation of status of on -site utilities (private vs. public) shall be
as determined by the City Engineer.
14. Public utility easements shall be provided to the satisfaction of the
agencies/ departments which provide the individual utilities, prior to
the issuance of any development permit (i.e. grading /building) .
15. Detailed geotechnical investigations shall be completed in areas where
proposed development would impinge on steep, or potentially unstable
slopes to comply with Ordinance 1576, subject to review and acceptance
by the City .Engineer. These shall include., but. not necessarily be
limited to, the steep north slopes of the hill and expansive soils along
the river front. The project sponsor shall adhere to the
recommendations of the geotechnical report prepared for the
development-.. Recommendations shall include site- specific information
for the repair of areas of ,soil. creep and potentially unstable slopes in
or near developed property and along proposed roadways, and other
concerns as addressed on pages 4 -37 and 4 -38 in the certified EIR
(EIR) .
16. All grading and site preparation shall be done under the direct
observation of the soil engineer in accordance with the specifications
for engineered fill supplied by the geotechnical consultant (EIR)
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17. Fill slopes and cut slopes higher than ten feet shall be inclined no
greater than 2:1 unless specifically reviewed and approved by a
qualified soil engineer. Subdrainage and 'surface stabilization would be
installed to prevent sloughing or raveling of slopes.
18. Storm. drainage and subdrainage facilities shall be installed and
maintained to prevent erosion of fill, subject to review and approval of
City Engineer (EIR) .
19. Subdrainage recommendations to correct erosion and unstable soil
Go conditions shall be designed to mitigate either artesian or gravity flow,
Iq whichever occurred at the specific point of seepage. All hillside
® drainage control shall be by underground pipe system with surface
® catchment swales and inlets (EIR) .
20. Fill slopes shall be overfilled and graded back to obtain stable
surfaces; subject to review and approval of City Engineer (EIR) .
21. :Cut- and -fill slopes shall be planted to reduce erosion, subject to
review and approval of City Engineer (EIR) .
22. Foundations suited to existing soil conditions shall be designed for all
buildings (EIR) .
23. Retaining walls higher than three feet shall be subdrained. All
retaining walls shall be designed to resist pressures appropriate to the
size of the backslope (EIR) .
24. 'Immediately after building sites are graded, they shall be inspected for
expansive soils by a .qualified soils or geological engineer and treated,
where necessary, by over - excavation and backfilling. Moisture
prevention treatment shall be used' beneath building slabs -on -grade
25. Fractured soils throughout the site shall be repaired by
over- excavation, and the installation of subdrains and engineered
backfill (EIR) .
26. The developer shall submit a plan for on -going routine parking area
cleaning. prior to issuance of the first certificate of occupancy and
;;subject to the review and, approval of the Public Works Director (EIR) .
27. ;Roof cover :shall be of fire retardant type for all buildings of the
project (EIR) .
28. Tree planting along eastern boundary shall be increased in quantity
and size to provide dense, early screening adjacent to existing tanks,
_subject to SPARC approval (EIR) .
29. 'School facilities and Park /Recreation Land Improvement Fees shall be
!paid in accordance with City Ordinances and Resolutions in force at
'time of issuance of building permits.
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30. The project sponsor shall be required to provide 15% (10% low, 5% very
low) of the 198 units to serve low and very low income housing
provision requirements of the housing element, subject to approval of
the City prior to the first certificate of occupancy. The project
sponsor shall enter into a binding agreement with the City to insure
the number of units, term of commitment for 20 years, type of
occupancy, rents (original rate plus rate increases and basis of
change) , household income levels, certification and record keeping
requirements and other assurances deemed necessary by the City.
31. Fire .protection requirements, subject to review and approval of the
Fire Marshal, shall be incorporated into the project, as follows:
a. Provide fire hydrants as marked on plan (on file in Fire Marshal's
office) .
b. Provide fire alarm system for all buildings with three (3) or more
units in accordance with Section 10.307A of the 1979 Edition of
the Uniform Fire Code.
C. Provide smoke detector in all units on separate circuits with
visual alarm device installed above or near main entry door.
d. Provide automatic fire extinguishing system for all buildings 8,000
sq. ft. and larger (Section 10.309A of the 1979 Edition of the
Uniform Fire Code) .
32. Street name(s) shall be subject to review and approval of the Street
Naming Committee.
33. All units shall be provided with a lighted street address, location and
design subject to staff review and approval.
34. A soli- screen -- wood- -ferree 6L - in- -freight fence 6' in height shall be
provided along the side property lines east and west boundaries)
excepting riverfront setback area, with-- an- -addttierra4- -two --feet -of
height ;- -createrr- *ittr-- }attice -- panel, subject to SPARC review and
approval.
35. A decorative wrought -iron fence shall be provided along the riverfront
setback boundary with height and gate locations subject to SPARC
review and approval with recommendations by the Police Department.
f3 - sec -orrd- fetlr- �Crot- rafiive- nrengYrh- rorr-fence-- shail�- locate & -on
the- -river -- side- -of-- tl°re- Amffer -are a -- to- - msscourage-- encreac rrrcnt- -into
natutai -hab tat. -- -Tim- gate s- sira4I-- be- .providei& -irr- the - riverfront - fen ce
ter - esta-blish -a-cce s points- to-tre- river.
36. The riverfront trail shall have an improved concrete bicycle passible
surface.
37. Riverfront planting to reestablish appropriate riverfront native
vegetation shall be subject to review and comment by the Department
of Fish and Game prior to SPARC review.
38-. - -Arddi enai- ptrbiic- access- fio -tir—_ -r ±rt- area -s mall- - be- -prorided-o-ff
the- main -fao Pr- -street -- location -a &- design- sntrjeet- tcr SPARG- ire;view --arrd
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approv -al; -- with -� cniew- �rnd-- eormnent --}�y -ate -- PoRee-- 9epartmerrt- -for
adequ- acct- Qf-aec ess- im— emergent- rplzrposes-
39. Public river access trails shall be insured by the dedication of
easements, subject to staff review and approval. Easements shall be
recorded prior to issuance of any development permit.
40. Tree retention, removal, replacement; site plan, grading plan, and
proposed landscape shall be reviewed and evaluated by an independent
landscape designer or .arborist, whose recommendations to insure the
long -term viability of existing significant vegetation shall be followed
insofar as feasible as determined by the Planning Director. Said
recommendations are also subject to SPARC approval. An independent
consultant shall also be retained at the developers cost on behalf of
the City all activities involving tree removal, grading, structural siting
and construction in an effort to retain and protect as many significant
trees as possible.
41. The project sponsor shall comply with all applicable flood mitigation
requirements adopted by the City Council.
42. The project shall incorporate mitigation measures relative to surface
hydrology concerns as set forth on pages 4 -36 and 4 -37 of the
certified EIR.
43. Trash enclosures shall be provided and designed to conform to all
specifications of the City Trash Enclosure Screen Design Standards.
Area shall be provided at each trash enclosure for recycling purposes.
Location and design shall be subject to SPARC review and approval.
44. The applicant shall petition school district for the consideration of a
school boundary amendment to incorporate the entire site.
45. Catchbasins located on site for surface drainage shall not have traps
in the bottom where water might stand and provide suitable larval
mosquito habitat. (EIR) .
46. The McNear Hill project shall contribute to the cost of the traffic
signal at I Street in proportion to the additional vehicles generated by
the project which would travel through the intersection. The City
Engineer would determine the number of additional vehicles and the
project's portion of the signal cost. Payment of proportional
`contribution shall be prior to the issuance of any development permit.
47. Existing trees and shrubs to be retained along east side of western
access road shall be trimmed to provide better site distance.
48. ;Outbound exits on both east and west sides shall be stop -sign
;controlled.
49. Open space public access along east boundary shall be widened to
eighteen feet to allow ten feet of dense, landscape screening while
providing an improved eight foot 'wide public access trail. Signs shall
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be provided at Petaluma Boulevard South to identify public access,
subject to staff review and approval.
50.
Parking ratio shall be increased to provide three 2_2 parking spaces
per unit for - tire - two - betlro�- units--atrd -2 7 5- spates -4or- the -onz- bedroom
nrrits=- ter- ez�trai - -x -- total-- proj'eet -- ratite- -of- - .$ =te-- bring -- prefect - in-to
conformarrc-e- -with- - anticipated-- eondontinitTm- -parking -q-e &irements. If
this project converts to ownership condominiums a parkin ratio of 2.8
parking ratio.
51. All dwelling units shall be designed to the approval of the Community
Development and Planning Department to insure interior sound level
from exterior noise sources do not exceed 45 DBA in habitable rooms
and 40 DBA in bedroom areas.
52 : -- 1} rivewaSr crrtrarrces irrttr- �arkiYrg- areas-- srraH- -be•- redised- te- proRri-de• -e
lalydscape- -SPA -RG- review -arr& proves .
53. Patios /balconies for each unit shall have a minimum of sixty (60)
square feet of area.
54. A public transit bars pull -out and stop area shall be provided along the
Petaluma Boulevard South frontage, location and design subject to staff
review and approval.
55. Signs shall be installed along the primary loop road to identify "drop
off" areas to be limited to 15 minute parking.
56. Laundry facilities shall be provided with adequate locations to be
readily accessible to all units. Location shall be subject to SPARC
review and approval.
57. A locked storage area shall be provided for each unit with a minimum
area of 15 square feet, subject to SPARC review and approval.
58. Project identification sign shall be subject to review and approval of
SPARC.
59. A general and pool maintenance building shall be provided on project
site, subject to SPARC review and approval.
60. Pedestrian crossing shall be provided for Petaluma Blvd. at -bke
men -v Petkzma- fioit�ev- xrd- otrtlr -at- wear- �4venne : Method
of improvements (signalization, striping and /or signing shall be subject
to review and approval of City Engineer) .
G}--- Aacq-- crf- ?- P*_ iorial -- faci�rties- freerea�rorr bnikiiirtg- arid- -poc�� sizes}
s Mail- -be- strbjt c-t• to- review- -arrci �p prov�tl
62--- �ecatiorr- �trrci --cles igir- af-- solxr-- caHec� ors-- s�raH- �e-- slxl�je'� - to- ssFAi�G
review - arrcl- -app r e nab .
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63. Handicap accessible and adaptable units shall be provided per the
Uniform Building Code.
64. Wording in leases /deeds shall fully describe _potential noise and hazards
65. Project shall adhere to conditions_ listed in City Engineer's letter.
ADJOURNMENT 10 :25 PM.
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ATTEST: si
Warren Salmo Planning
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