HomeMy WebLinkAboutMinutes 11/11/1986Y
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PETAL UMA PLANNING COMMISSION November 11, 1986
REGULAR MEETING Tuesday, 7 :30 p.m.
CITY COUNCIL CHAMBERS, CITY HALL PETALUMA, CALIF.
The Planning Commission encourages applicants or their representative to be
available at the meeting to answer questions so that no agenda item need be
deferred to a later date due to a lack of pertinent information.
PLEDGE OF ALLEGIANCE TO THE FLAG
Rnr r. r.nr.r.
COMMISSIONERS: Davis, Head, Hilligoss, Libarle (arrived 7:42 PM),
Parkerson, Read, Tarr
STAFF': Warren Salmons, Planning Director
Pamela Tuft, Principal Planner
APPROVAL OF MINUTES Minutes of October 28, 1986 were approved
with corrections on pages 2,3 and 4.
CORRESPONDENCE None.
DIRECTOR'S REPORT: None.
COMMISSIONER'S REPORT Commissioner Read discussed the APA
Conference; joint meeting with Council and County staff on County General
Plan.
CONTI -NUED PUBLIC HEARINGS
I. EAST OF ELY SUBDIVISIONS (SPRING MEADOW V, SHELTER HILLS
VILLAGE, VILLAGE EAST III), GARFIELD DRIVE, A. P.
Nos. 136 - 060 -47, 48; 017 - 060 -21 (Files 11.852, 3.338, 6.664, 6.662)
1. Consideration of rezonings to PUD (Spring Meadow V and Shelter Hills
Village) .
2. Consideration of Tentative Maps (Spring Meadow V and Shelter Hills
Village) .
Continued from 10/28/86.
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After general discussion the motion of 10/28/86 was read:
A motion was made by Commissioner Head and seconded by Commissioner
Parkerson to direct staff to bring these projects back to the November 11,
1986 Planning Commission meeting in the form of a tentative map noting the
Commission's concerns regarding feathering near the urban separator and
smaller lots near Garfield, maximum density of four units per acre in the
transition zone, the number of lots not to exceed 72 in Springmeadow and
108 in Shelter Hills and a park area within the developments.
A motion was made by Commissioner Libarle to recommend approval of Plan
A - 76 lots with a one acre park - the motion died for lack of a second.
A motion was made by Commissioner Head and seconded by Commissioner
Parkerson to recommend to the City Council disapproval of the PUD and
Tentative Map for Springmeadow V because the project does not meet the
intent of the motion of 10/28/86.
AYES: 2 (Head, Parkerson) NOES: 5
A motion was made by Commissioner Libarle and seconded by Commissioner
Davis to recommend approval of the PUD plan yielding 72 lots, one acre
park, feathering near the urban separator and no more than 4 dwelling
units per acre in the transition zone, subject to the findings and conditions
listed in the staff report as amended.
AYES: 4 NOES: 3 (,Head, Parkerson, Read)
Findings
1. That the PUD District is proposed on property which has a suitable
relationship to one (1) or more thoroughfares (East Washington Street
and Ely Boulevard) ; and that said thoroughfares are adequate to carry
any additional traffic generated by -the development.
2. That 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 "if necessary to
insure compatibility.
3. That the natural and scenic qualities of the site are protected, with
adequate available public and private spaces designated on the Unit
Development Plan.
4. That 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, with the Petaluma General Plan, and with any applicable
Environmental Design Plans adopted by the City.
5. That the proposed PUD if generally consistent with the approved PCD
and clearly results in a more desirable use of land and a better
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physical environment than would be possible under any single zoning
district.
PUD Conditions
1. 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.
00 2. Landscaped, irrigated parking islands within the three cul -de -sacs
shall be installed as indicated on "preliminary plan" dated
O October 1, 1986, subject to staff review and approval. A landscaped
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island on Caulfield Lane at the intersection of Garfield Drive shall be
installed subject to City staff approval. Perpetual maintenance shall
be provided per Condition #3.
3. The applicant shall provide for perpetual maintenance of all landscaped
areas not contained on private property excluding required landscaping
in the urban separator to the satisfaction of the Directors of
Community Development and Parks and Recreation and subject to final
approval by the City Council. Perpetual maintenance may be
accommodated through a maintenance assessment district, the formation
of which must be ratified by the City Council prior to final map
approval.
4. A ,tree planting, landscaping, fencing and path plan shall be developed
for the urban separator along Persimmon Way, subject to approval of
SPARC and the Park & Recreation Committee. The developer shall
construct said improvements at time of completion of public
improvements. The urban separator bike /pedestrian path shall be
separate from Caulfield Lane and shall meander from the roadway
upward across the top of the retention pond berms to connect with the
Washington Creek path.
5. Landscaping and irrigation shall be provided between Appaloosa Circle
aii the proposed sound wall, subject to SPARC review and approval,
and shall be perpetually maintained as set forth in Condition #3 .
6. A legally binding maintenance agreement shall be executed by the
owners /developers of the project with the City to insure maintenance
of landscaping, irrigation and other improvements within the urban
separator for a break -in period of three years or until the project is
completely developed, whichever is longer. Said agreement shall be
executed prior to approval of the Final Map.
7. The development plan /landscape plan, fences, unit architecture and
model distribution are subject to review by SPARC prior to issuance of
the first development permit. Any SPARC conditions of approval for
the PUD plan which affect the tentative map shall also be incorporated
in the tentative map prior to final map approval.
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8. A minimum 4' wide tree planting strip shall be provided between curb
and sidewalk along all street frontages, with the exception of along
Washington Creek and urban separator frontages, initial tree planting
plan subject to review and approval of SPARC.
9. Any signs erected to advertise or direct persons to the project shall
meet the requirements of the City sign ordinance and obtain a sign
permit from the City.
10. A detailed noise study of the proposed units shall be completed and
submitted with the SPARC submission, describing noise attenuation
measures to be incorporated into project site and building designs to
reduce single event noise intrusion to acceptable levels. (SEIR)
11. No more than 20% of the total number of units may be changed
throughout the entire project without need of a reevaluation under the
Residential Development Control System. All such modifications require
prior approval of the Director of Community Development. The
Director shall not grant such approval if it is found to have a
significant detrimental effect on the housing mix or visual
repetitiveness of the immediate neighborhood.
12. Revised sepia prints of the final approved unit development plan,
tentative map and landscape plan reflecting all conditions of approval
shall be submitted to the Community Development and Planning .
Department, prior to Council consideration of proposed project.
13. The following shall be the PUD development standards:
A. Minimum building setbacks shall be as follows:
Detached, single - family - front: 25 feet; side: 5 feet (one
side), 15 feet (aggregate); rear: 20 feet.
B . Home Occupations shall be a permitted accessory use subject
to the pertinent regulations of the City Zoning Ordinance
related to Accessory Uses.
C. Private Swimming Pools shall be a permitted accessory use
subject to the pertinent regulations of the City Zoning
Ordinance related to Accessory Uses.
D. New fences (e.g. front yard fences) shall be permitted
subject to the pertinent regulations of the City Zoning
Ordinance related to fences and approval of any project
Architectural Control Committee.
E. Detached Accessory Structure's meeting the requirements of
Section 301(b) (1) of the 1982 Uniform Building Code shall, be
permitted.
F. Homes shall be permitted the following modifications:
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1. Room additions (including covered patios) subject to the
setback requirements as stated in 15A.
2. Uncovered decks subject to the pertinent requirements
of the City Zoning Ordinance related to projections into
required yards.
3. Bay windows, greenhouse windows and other projects
subject to the requirements of the City Zoning
Ordinance as stated in F2, above.
00 G. Any exterior modifications shall be compatible in architectural
I. styling and exterior colors and materials to the existing
o structure and subject to the approval of the City and the
project Architectural Control Committee.
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adrlitiorrs-) - -- fir- �tarrcl~arrl-- detacheel -- singe- family- �Ir�ll- -not
e xz cecl- -fir perY-e:rt-.
H. Garage conversions are prohibited.
I. Accessory structures, including accessory dwellings if
permitted by project C.C. &R. s, are permitted subject to the
regulations of the Petaluma City Zoning Ordinance for
accessory structures and the provisions contained therein.
J. Any other questions concerning land use regulation in the
project shall be governed by the City Zoning Ordinance as
long as it does not expressly conflict with the project
CC &R's or the adopted PUD unit development plan.
14. EIours of construction activity on the Springmeadow V project shall be
limited to the hours of 7 AM to 6 PH, Monday through Friday
(non- holiday) .
A motion was made by Commissioner Libarle and seconded by Commissioner
Hilligoss to recommend approval of the tentative map yielding 72 lots, one
acre park, feathering near the urban separator and no more than 4 dwelling
units per acre in the transition zone, subject to the findings and conditions
listed in the staff report as amended.
AYES: 5 NOES: 2 (Head, Parkerson)
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,
general land uses, and programs specified in said General Plan.
3. The site is physically suitable for the type of development proposed,
as conditionally approved.
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4. The site is physically suitable for the proposed density of
development, as conditionally approved.
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 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 design of the subdivision for which the tentative map is required
will provide to the extent feasible, for future passive or natural
heating or cooling opportunities in the subdivision.
Tentative Map Conditions
1. Overall project density shall not exceed 4 dwelling units per acre
(excluding urban separator area) , for a total of 72 detached single
family dwellings as presented on a "preliminary plan" dated
October 1, 1986, and as conditionally approved.
2. Fire hydrants shall be located as required by the Fire Marshal.
3. A ten -foot public utility easement shall be provided along both sides of
all street right -of -ways, subject to review and approval of the public
utilities and City staff.
4. The developer shall comply with all conditions of the City Engineer as
set forth in the attached letter.
5. Project street names shall be subject to approval of the City Street
Naming Committee.
6. The sound wall, as proposed along Appaloosa Circle shall be 8' in
height.
7. Applicant/ developer shall dedicate to the City of Petaluma the property
remnants located beyond the sound wall at the northeast corner of the
project, across Appaloosa Circle from Lot 18; and the area beyond the
back of curb anchor at the north corner of Caulfield Lane across from
Lots 39 -41 to be incorporated into' the airport open space and the,
urban separator, respectively.
8. Appaloosa Circle, adjacent to the sound wall, shall be redesigned to
reduce the 5' sidewalk to a 21' curb anchor, thereby increasing width
of landscape area.
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9. Cross easements and joint maintenance agreements shall be recorded
for joint use driveways, concurrently with final map.
10. Lots located along the project's south boundary (Caulfield Lane) shall
have no more than 18" difference in elevation from adjoining lots within
Shelter Hills Village.
11. An Avigation Easement with buyers acknowledgement shall be executed
and recorded for each lot in the project.
00 12. Project CC &R's shall include the following reference to development
standards, subject to review and approval of City staff prior to final
O map approval;
® Land use regulations and development standards (including but not
limited to building setbacks, accessory uses, lot coverage and garage
conversions) not already specified in these - covenants shall be
governed by the PUD Unit Development Plan adopted by the City of
Petaluma (City Council Resolution No. 84 -301 N.C.S. and any
amendments thereto) or the City of Petaluma Zoning Ordinance where
the PUD is silent on the matter.
13. Design and construction of all public improvements and utilities
necessary to serve the project shall be subject to approval of the City
18. Trucks and other heavy construction equipment traffic to and from the
project site shall be confined to East Washington Street, Ely
Boulevard, Casa Grande Road, Caulfield Lane and Village East Drive.
19 The developer shall be required to pay school facilities impact fees to
the Old Adobe School District subject to Section 17.28 of the Petaluma
Municipal Code and approved by the City Council.
20. If' prehistoric or historic remnants are encountered during project
construction, work shall be halted and a qualified archaeologist
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Engineer.
14.
All on -site private
improvements, i.e., paved areas, utilities,
drainage, etc. shall
be subject to approval of appropriate City
Departments.
15.
Prior to approval of
a final map for any portion of the project the
developer shall pay the storm drainage mitigation in -lieu fee specified
in; the City ordinance.
16.
Prior to approval of a
final map, the developer shall submit a plan for
energy conservation
measures to be incorporate into the project,
subject to review and
approval of City staff. (SEIR)
17.
Improvements shall be
provided to enhance the East Washington Creek
right -of -way for use as a linear park, subject to review and approval
of SPARC and the Parks
& Recreation Department. Improvements shall
be completed concurrently with the public improvements. (SEIR )
18. Trucks and other heavy construction equipment traffic to and from the
project site shall be confined to East Washington Street, Ely
Boulevard, Casa Grande Road, Caulfield Lane and Village East Drive.
19 The developer shall be required to pay school facilities impact fees to
the Old Adobe School District subject to Section 17.28 of the Petaluma
Municipal Code and approved by the City Council.
20. If' prehistoric or historic remnants are encountered during project
construction, work shall be halted and a qualified archaeologist
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contacted to evaluate the finds. Mitigation measures prescribed by the
archaeologist and required by the City should be undertaken prior to
resumption of construction activities.
21. 1, of - - -frfr -s mH= be -relae teal -witkm re-proje&-. - -- Special - treatment --for
A 1± acre park shall be included in the project at the corner where
Caulfield Lane first meets the urban separator . - -serail- b�rovrded --to
er_rotxr- Design of improvements
shall be subject to review and approval of City staff and SPARC.
22. Water s
pressure
Engineer
A motion was made by Commissioner Libarle and seconded by Commissioner
Hilligoss to recommend approval of the PUD for Shelter Hills Village Units I
and II yielding 108 lots, one acre park, feathering near the urban
seperator and no more than four dwellings per acre in the transition zone,
subject to the findings and conditions listed in the staff report as amended.
AYES: 5 NOES: 2 (Head, Parkerson)
Findings
1. That the PUD District is proposed on property which has a suitable
relationship to one (1) or more thoroughfares (East Washington Street
and Ely Boulevard) ; and that said thoroughfares are adequate to carry
any additional traffic generated by the development.
2. That 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 if necessary to
insure compatibility.
3. That the natural and scenic qualities of the site are protected, with
adequate available public and private spaces designated on the Unit
Development Plan, through the dedication of land to the City for urban
separator.
4. That 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, with the Petaluma General Plan, and with any applicable
Environmental Design Plans .adopted by the City.
5. That the proposed PUD is generally consistent with the approved PCD
and clearly- results in a more desirable use of land and a better
physical environment than would be possible under any single zoning
district.
PUD Conditions:
shall be constructed so as to not deteriorate water
surrounding n eighborho od , subject to approval. of City
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MALPA
1. 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.
2. Landscaped, irrigated parking islands within the four cul -de -sacs and
a landscaped island on Meadow View Drive at the intersection of
Garfield Drive shall be installed as indicated on "preliminary plan"
dated October 1, 1986 subject to City staff approval. Perpetual
maintenance shall be provided per Condition #3.
I q 3. The applicant shall provide for perpetual maintenance of all landscaped
O areas not contained on private property excluding required landscaping
® in the urban separator to the satisfaction of the Directors of
Go Community Development and Parks and Recreation and subject to final
approval by the City Council. Perpetual maintenance may be
accommodated through a maintenance assessment district, the formation
of which must be ratified by the City Council prior to final map
approval.
4. A tree planting, landscaping, fencing and path plan shall be developed
for the edges of the urban separator subject to approval of SPARC
and the Park & Recreation Committee. The developer shall construct
said improvements at time of completion of public improvements. The
urban separator bike /pedestrian path shall be separate from St.
Augustine Way and shall meander from street to top of berm to connect
with adjacent pathway (Springmeadow V) .
5. A legally binding maintenance agreement shall be executed by the
owners /developers of the project with the City to insure maintenance
of landscaping and irrigation improvements for a break -in period of
three years or until the project is completely developed, whichever is
longer. Said agreement shall be executed prior to approval of the
Final Map.
6. A minimum 4' wide tree planting strip shall be provided between curb
and sidewalk along all street frontages, with the except of along the
urban Separator, initial tree planting plan subject to review and
approval of SPARC.
7. The development plan /landscape plan, fences, unit architecture and
model distribution are subject to review by SPARC. Any SPARC
conditions of approval for the PUD plan which affects the tentative
map shall also be incorporated in the tentative map prior to final map
approval.
8. Any signs erected to advertise or direct persons to the project shall
meet the requirements of the City sign ordinance and obtain a sign
permit from the City.
9. A detailed noise study of the proposed units shall be completed and
submitted with the SPARC submission, describing noise attenuation
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measures to be incorporated into project site and building designs to
reduce single event noise intrusion to acceptable levels. (SEIR)
10. No more than 20% of the total number of units may be changed
throughout the entire project without need of a reevaluation under the
Residential Development Control System. All such modifications require
prior approval of the Director of Community Development. The
Director shall not grant such approval if it is found to have a
significant detrimental effect on the housing mix or visual
repetitiveness of the immediate neighborhood.
11. Revised sepia prints of the final approved unit development plan,
tentative map and landscape plan reflecting all conditions of approval
shall be submitted to the Community Development and Planning
Department prior to Council consideration of proposed project.
12. The following shall be the PUD development standards:
A. T:linimum building setbacks shall be as follows:
Single- family - front: 25 feet; side: 5 feet (one side) , 15
feet (aggregate); rear: 20 feet.
B. Home Occupations shall be a permitted accessory use subject
70to the pertinent regulations of the City Zoning Ordinance
related to Accessory Uses.
C. Private Swimming Pools shall be a permitted accessory use
subject to the pertinent regulations of the City Zoning
Ordinance related to Accessory Uses.
D. New fences (e.g. front yard fences) shall be permitted
subject to the pertinent regulations of the City Zoning
Ordinance related to fences and approval of any project
Architectural Control Committee.
E. Detached Accessory Structures meeting the requirements of
Section 301(b)(1) of the 1982 Uniform Building Code shall be
permitted.
F. Homes shall be permitted the following modifications:
1. Room additions (including covered patios) subject to the
setback requirements as stated in 14A.
2. Uncovered decks subject to the pertinent requirements
of the City Zoning Ordinance related to projections into
required yards.
3. Bay windows, greenhouse windows and other projects
subject to the requirements of the City Zoning
Ordinance as stated in F2, above.
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G . Any exterior modifications shall be compatible in architectural
styling and exterior colors and materials to the existing
structure and subject to the approval of the City and the
project Architectural Control Committee.
i�:--- A�I--axirmmr dbt -- coverage-- {inz�ec dirr g- �rrsting- �mrlriing- and -�'q
udtiitivrrs-} -- for - standard- -singe -f amrly- homes- sizaH -no� exceed
2 f+- percent
H. Garage conversions are prohibited.
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I. Accessory structures, including accessory dwellings if
permitted by project C.C. &R.s, are permitted subject to the
regulations of the Petaluma City Zoning Ordnance for
accessory structures and the provisions contained therein.
J. Any other questions concerning land use regulation in the
project shall be governed by the City Zoning Ordinance as
long as it does not expressly conflict with the project
CC &R's or the adopted PUD unit development plan.
15. The project sponsor shall develop a plan for installation of fences to
help deter trespass by project residents into adjacent agricultural
areas, subject to review and approval of SPARC.
16. The number of driveways intersecting Garfield Drive shall be reduced
by 30 -50 percent through the use of joint driveways, subject to review
and approval of SPARC.
17. Hours of construction activity on the Shelter Hills Village project shall
be, limited to the hours of 7 AM to 6 PM, Monday through Friday
(hon- holiday) .
A motion
was
made by
Commissioner
Davis and seconded by
Commissioner
Libarle: to
recommend approval of the
Tentative Map for Shelter
Hills Village
Units I and II
yielding
108 lots, one
acre park, feathering near the urban
seperator
and
no more
than four dwellings
per acre in the transition
zone,
subject to
the
findings
and conditions
listed in the staff report
as amended.
AYES: 5
NOES: 2 (Head, Parkerson)
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,
general land use, and programs specified in said General Plan.
3. The site is physically suitable for the type of developed proposed, as
conditionally approved.
4. The site is physically suitable for the proposed density of
development, as conditionally approved.
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5. The design of the subdivision and the proposed improvements therefore
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 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 design of the subdivision for which the tentative map is required
will provide to the extent feasible, for future passive or natural
heating or cooling opportunities in the subdivision.
Tentative Map Conditions
1. Overall project density shall not exceed 108 single family units.
2. Fire hydrants shall be located as required by the Fire Marshal.
3. The developer shall provide sites and necessary improvements for
public transit bus pull -out at the northeast corner of Garfield and
Meadow View subject to the standards and approval of the City Transit
Coordinator.
4. A ten -foot public utility easement shall be provided along both sides of
all street right-of-ways.
5. The developer shall comply with all conditions of the City Engineer as
set forth in the attached letter.
6. No off -site grading shall be permitted without express written consent
of adjacent property owners.
7. The project sponsor shall dedicate the urban separator area of
approximately 4.38 acres, at time of final map recordation.
8. Project street names shall be subject to approval of the City Street
Naming Committee.
9. Lots located along the project's north boundary shall have no more
than 18" difference in elevation from adjoining lots within the
Springmeadow V subdivision.
10. Lots located along the project's south boundary shall have no more
than 18" difference in elevation from adjoining lots within the proposed
Village East III project or adjacent agricultural land.
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11. An Avigation Easement with buyers acknowledgement shall be developed
and recorded for each lot in the project.
12. Project CC &R's shall recommend the following reference to development
standards, subject to review and approval of City staff prior to final
map approval:
Land use regulations and development standards (including but not
limited to building setbacks, accessory uses, lot coverage and garage
conversions) not already specified in these covenants shall be
governed by the PUD Unit Development Plan adopted by the City of
00 Petaluma (City Council Resolution No. 84 -301 N.C.S. and any
Iq amendments thereto.) or the City of Petaluma Zoning Ordinance where
o the PUD is silent on the matter.
® 13. Design and construction of all public improvements and utilities
necessary to serve the project shall be subject to approval of the City
Engineer.
14. All on -site private improvements, i.e., paved areas, utilities,
drainage, etc. shall be subject to approval of appropriate City
Departments.
15. Prior to approval of a final map for any portion of the project the
developer shall pay the storm drainage mitigation in -lieu fee specified
in the
City ordinance.
16. Prior to approval of a final map, the developer shall submit a
plan for
energy
conservation measures to be incorporate into
the
project,
subject
to review and approval of City staff. (SEIR)
17. Trucks
and other heavy construction equipment traffic to
and
from the
project
site shall be confined to East Washington
Street, Ely
Boulevard, Casa Grande Road, Caulfield Lane and Village
East
Drive.
18. The developer shall be required to pay school facilities impact fees to
the Old Adobe School District subject to Section 17.28 of the Petaluma
Municipal Code and approved by the City Council.
19. If prehistoric or historic remnants are encountered during project
construction, work shall be halted and a qualified archaeologist
contacted to evaluate the finds. Mitigation measures prescribed by the
archaeologist and required by the City should be undertaken prior to
resumption of construction activities.
20. A 1± acre park shall be included in the project at the corner where
Augustine Circle (north) meets urban separator. Design of
improvements shall be subject to review and approval of City staff and
SPARC.
21. Water system shall be constructed so as to not deteriorate water
pressure of surrounding neighborhood, subject to approval of City
Eh gineer .
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II. JAY DEVELOPMENT, COUNTRY CLUB. ESTATES SUBDIVISION, UNIT
IB PUD, AP Nos.. 008 - 541 -01 through 68, (File Nos. 6.441A and
3.284A).
1. Consideration of revision to PUD and tentative map.
Continued from 10/28/86.
The public hearing was opened.
SPEAKERS: Martin Shields, 1000 McNear Avenue - existing 24" under
McNear is not adequate; increased flooding.
Jenny Rizotti, 355 McNear Ave. - Flooding, sewer, off -site
improvements to be required (sewer, drainage, curb, gutter
and sidewalk)?
Nadine Sartori, Ravina Lane - proximity to her property, impact.
Joe Milner, 813 Gillotti - Speaking on behalf of Country Club
Board, supports the revision for reduction of units.
Leroy Rizotti, 355 McNear Avenue Drainage impacts.
Jim Sampietro, 1005 McNear - Speaking on behalf of Mr. Brunal
(1009 McNear) - 24" pipe is not adequate.
Emil Mogel - engineer for owner /developer - explained proposed
drainage system, street system.
A motion was made by Commissioner Parkerson and seconded by
Commissioner Davis to recommend to City Council that a mitigated negative
declaration be approved based on the findings in the staff report.
AYES: 6 NOES: 1 (Head)
Findings
1. A qualified soils engineer believes that Country Club Estates, Unit 1B
can be developed. Detailed subsequent engineering studies will be
prepared and submitted for City review prior to approval of the final
map on the subdivision. Prior to construction, any additional soils
studies necessary will be performed and the recommendations of the
report incorporated into the design of the improvement or building be
constructed.
2. Adequate on -site and off -site improvements and mitigations have been
proposed to mitigate the storm drainage concerns associated with
development of the project.
3. The revised project design, street, and lot layout results in
significantly less environment impact than the previously approved
project.
4. Project design changes and conditions of approval have been or will be
adequate to mitigate potential impacts associated with development.
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5. The project conforms to the City's General Plan and Environmental
Design Plan.
6. The project as conditionally approved does not have the potential to
achieve short term to the disadvantages of long term environmental
goals.
7. The project as conditionally approved does not have impacts which are
individually limited, but cumulatively considerable.
8. The project as conditionally approved does not have environmental
co effects which will cause substantial adverse effects on human beings
co either directly or indirectly.
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® A motion was made by Commissioner Read and seconded by Commissioner
Libarle to recommend to the City Council approval of the revised PUD Unit
Development Plan for Country Club Estates Unit IB for development of a
total of 32 single family residential lots including possible subdivision of
"reserve area" based on the findings and subject to the conditions listed in
the staff report.
AYES: 6 NOES: 1 (Head)
Findings
1. The revised 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 or under the
previously approved 1982 PUD development plan.
2. The PUD district is proposed on a property that has a suitable
relationship to one thoroughfare (MeNear Avenue) and that the
thoroughfare is adequate to carry any additional traffic created by the
development has been determined by a previously prepared focused
traffic study.
3. The plan for the proposed development presents a unified, organized
arrangement of lots 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 Citv of Petaluma, the
Petaluma General Plan and with the Environmental Design Plan adopted
by ' the City.
OUR
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6. The plan_ for the proposed project presents a vast improvement over
the previously approved development plan justifying an exceeding of
the density from the strict interpretation of the Hillside Residential
Development Combining District.
Conditions:
1. The project (development plan, design guidelines, master landscape
plan) shall be subject to SPARC approval prior to approval of final
map.
2. A master landscape plan shall be prepared and approved by SPARC
prior to final map approval. Said plan shall indicate street tree type,
location, and number; shall indicate lawns or mix of ground cover,
shrubs and trees and irrigation system for all parcels in all yard areas
abutting streets.; revegetation of cut /fill slopes, building envelopes,
side and rear yard fencing and /or walls and landscaping for all public
areas associated with the project including, but not limited to: McNear
Avenue frontage, entry island, interface area with City open space
area, water tank site and access road, pump station site, etc.) .
3. Landscaping and fencing plan shall be required for each lot, approved
by SPARC with installation for any given lot prior to occupancy of the
dwelling unit on said lot.
4. Design guidelines shall be prepared which address concerns including,
but not limited to building mass; exterior materials and colors;
relationship of building to site; treatment of uphill /downhill slopes;
onsite parking access and adequacy; driveway slope, location and
materials of construction; screening of downslope elevations,
particularly exterior walls of underfloor areas and elevated decks;
retaining walls; solar access; view preservation and private
landscaping (to insure integration and compatibility to Roaster
Landscape Plan) , subject to SPARC review prior to final map. As a
custom lot subdivision, building designs shall not be repeated and
shall incorporate full architectural design treatment for all four
elevations.
5. 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 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.
6. Any signs erected to advertise or direct persons to the project shall
meet the requirements of the City Sign Ordinance and obtain a sign
permit from the City.
7. Hours of construction activity on the Country Club Estates IB project
shall be limited to the hours of 7AM to 6PM, Monday through Friday
(non- holiday) . Trucks and other heavy construction equipment traffic
to and from the project site shall be confined to McNear Avenue from
Petaluma Blvd.
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8. Project must provide irrigation, landscaping, pathway and fencing,
etc. for the City open space area south of Millside Court, subject to
approval of SPARC and City staff. The developer shall install said
improvements at time of completion of public improvements.
9. If prehistoric or historic remnants are encountered during project
construction, work shall be halted and a qualified archaeologist
contacted to evaluate th finds. Mitigation measures prescribed by the
archaeologist and required by the City should be undertaken prior to
resumption of construction activities.
00 10. Cross easements and joint maintenance agreements shall be recorded in
I q the event joint driveways are to be utilized.
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® 11. POD development standards shall be as follows:
a. Setbacks per tentative map.
b.,, Maximum building height as defined in Design Guidelines.
C. Accessory uses, accessory dwellings, garage conversions,
building modifications, and other development standards shall
conform with all Zoning Ordinance standards applicable to the R -1
(One- Family) Residential Zone.
d., Home Occupations shall be a permitted accessory use subject to
the pertinent regulations of the City Zoning Ordinance related to
Accessory Uses.
e. Private swimming pools shall be a permitted accessory use subject
to the pertinent regulations of the City Zoning Ordinance related
to Accessory Uses.
f. New fences shall be permitted subject to the pertinent regulations
of the City Zoning Ordinance and project design guidelines.
g. Detached Accessory Structures meeting the requirements of
Section 301(b) (1) of the 1982 Uniform Building Code shall be
permitted. Accessory structures, including accessory dwellings if
permitted by project CC & R's, are permitted subject to the
regulations of the Petaluma City Zoning Ordinance or defined
project building setbacks if more restrictive for accessory
structures and the provisions contained. therein.
h. Each residence shall be subject to SPARC review. Subsequent
modifications permitted without SPARC review as follows:
Anv exterior modifications shall be compatible in architectural
styling and exterior colors and materials to the original
structure and subject to the approval of the project
Architectural Control Committee (if such committee is
established) .
i. ' Garage conversions are prohibited.
j. Any other questions concerning land use regulation in the project
shall be governed by the City Zoning Ordinance as long as it
does not expressly conflict with the project CC & R's or the
adopted PUD unit development plan.
These development standards shall be incorporated as part of the
approved development plan.
TENTATIVE SUBDIVISION MAP:
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!� bo
A motion was made by Commissioner Parkerson and seconded by
Commissioner Read to recommend to the City Council that it approve the
tentative subdivision map for Country Club Estates Unit IB for 32 single
family residential lots subject to the findings and conditions listed in the
staff report.
AYES: 6 NOES: 1 (Head)
Findings
1. The proposed revised subdivision, together with provisions for its
design and improvement is consistent with the General Plan.
2. The proposed revised subdivision is compatible with the objectives,
policies, land uses and programs specified in said General Plan.
3. The sloping vacant site is physically suitable for the type, 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.
Conditions (Tentative Map):
1. Project shall not exceed a total of 32 single family dwelling lots,
including the "reserved area" lot as indicated on the tentative map. -
2. Lot #10 shall be eliminated, with Lot #s 7, 8 and 9 to be redesigned to
encompass the additional area, subject' to staff review prior to
submission of final map.
3. Lot #22 shall be eliminated, with Lot #s '21 and 23 to be redesigned to
encompass the additional area, subject to staff review prior to
submission of final map.
4. Lot #s 26 & 27 shall be redesigned to make each a corner lot, subject
to staff review prior to submission of final map.
5. The tentative map shall clearly specify building envelopes and setbacks
and identify the front lot line for each lot.
6. The developer shall comply with all conditions of the City Engineer as
set forth in the attached letter dated October 31, 1986. Design and
construction of all on and off -site public improvements and utilities
necessary to serve the project shall be subject to approval of
appropriate City staff.
7. Project street names shall be subject to approval of the City Street
Naming Committee.
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they are worth the effort. Preservation and protection methods shall
`be incorporated prior to construction. The condition of the tree, type
of tree and severity of the impact all need to be considered.
Consultant's report shall be subject to staff review and approval.
17. The existing gate serving the Golf and Country Club shall be
reestablished at the terminous of the project site on Country Club
Drive, if reestablishment is desired by the County Club Board.
i
18. All existing overhead utilities fronting on or traversing the project site
shall be relocated to proposed easements and converted to
underground, subject to review and approval. Existing easements not
in conformance with the proposed easements shall be abandoned,
subject to review and approval of City staff and appropriate utility
agencies.
19. The developer is hereby on notice that it is the intent of the Petaluma
Unified School District to establish school facilities impact fees which
are to be levied against this project. Payment of school enrollment
impact fees shall be made at time of building permit, if said fees are
implemented prior to permit issuance.
PUBLIC HEARING
III. .BOULEVARD BOWL, MCCOY ENTERPRISES, 1100 Petaluma Boulevard
South, AP No. 008 - 471 -18 (File 1.458A) .
1. Consideration of Use Permit to allow increase in number of video
games.
This item was continued to the Planning Commission meeting of November
25, 19.86.
PLANNING MATTER
IV. AUDIO, VIDEO AND MORE, 627 EAST WASHINGTON, AP NO.
007- 057 -40.
1. Appeal of administrative decision regarding height of free - standing
sign.
Appealant: Bill Herr - 1521 Joan Drive (627 E. Washington - business) .
Steve Bowers - 916 Daniel Drive
A motion was made by Commissioner Parkerson and seconded by
Commissioner Read to deny the appeal and affirm staff's upholding of the
policy requiring a five -foot height limit on free - standing signs on East
Washington Street.
AYES: 4 NOES: 2 (Head, Hilligoss) ABSTAIN: 1 (Libarle)
oil
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V. CRESTVIEW CONVALESCENT HOSPITAL, 523 HAYES AVENUE, AP NO.
008- 480 -44.
1. Appeal of administrative decision regarding requirement for a use
permit for addition of laundry facility.
Speakers were: Leroy Bean,. project architect.
' Cody Gates, Administrator.
A motion was made by Commissioner Hilligoss and seconded by Commissioner
Davis to uphold the appeal, thereby not requiring a use permit for the
addition of laundry facilities.
AYES: 7 NOES: 0
CONTINUED PUBLIC HEARING
VI. CITY OF PETALUMA ZONING ORDINANCE, MISCELLANEOUS TEXT
AMENDMENTS (File 7.114) .
1. Continued consideration of miscellaneous text amendments.
Continued from 10/28/86.
A motion was made by Commissioner Libarle and seconded by Commissioner
Head to recommend approval of the Zoning Ordinance amendments as
contained in the staff report.,
AYES: 7 NOES: 0
Finding,:
Whereas' the Zoning Ordinance modifications contained herein reflect existing
policies, contribute to the cleanliness and beautification of open lands, and
streamline regulatory procedures with no significant effect, the City Council
hereby' finds that the proposed amendments are categorically exempt from
California Environmental Quality Act of 1970 as amended pursuant to CEQA
Sections 15305 (Minor Alterations in Land Use Limitations), 15308 (Actions
by Regulatory Agencies for Protection of the Environment) and 15321
(Enforcement Actions by Regulatory Agencies) .
Amendments
Section,, 20 -408 should be added to Zoning Ordinance No. 1078 N.C. S. to
read as follows:
"Parking areas for other than single - family, duplex residential, and
bed and breakfast structures shall not be permitted in required front
yards or street side yards."
lit
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Section 22 -304.1 of Zoning :Ordinance No. .1071 N C.. S'. should be amended
to read as follows
" Direct Glare Direct glare is defined for the purpose of this
ordinance as illumination visible at the points of measurement specified
in Section 22 -203 caused by direct or specularly reflected rays from
incandescent, fluorescent, or arc lighting, or from such high
temperature processes as welding, or petroleum or metallurgical
refining.
No such direct glare shall be permitted- with the exception that parking .
areas and walkways may be illuminated - by luminaries .so hooded or
shielded that the maximum angle of the cone of direct illumination shall-
be sixty (b0) degrees if the luminary. is not less than. six (6) -feet
above the ground. Such luminaries shall _be - placed not rtnere ;filran
s {3 -6�-- feet- a�iove - grocmel- level no higher:. ' than the- principal .
structure on the site if attached to said structure and, if .not attached
to the principal structure, no higher than twenty (20 feet unless .'the -
Zoning Administrator determines that special operational circumstances
of the subject property require, higher light standards. The maximum
illumination at ground level shall not be in excess, of three (3) foot'
candles."
Article 21 .Section 403.7 should be amended to read:
21- 403'.7 The service station site area will have . a minimum of fifteen
thousand (15,000) square feet. for 'a two -bay station, pias-trovo
thonsazrd -- F���6 }- sgtza��e- -fe�t for- each- atfditivnal --�aq- proposed =to
be- . The lot frontage, if located on a major street,
will not be less than one hundred twenty -five (125) feet.
Article 20, Section 300 of Zoning Ordinance 1072 N.C.S. should be amended
in part' to read as follows:
Automobile or machinery 1 for each 400 sq, ft.
sales and service of floor area.
garages, automobile repair
Service Stations 1 for each pump island, service
bay, and employee on the
largest shift
1
Article 24, Sections 100 and 101 of Zoning Ordinance 1072 N.C..S. should be
amended to read as follows:
SECTION' 24 -100 HEIGHT LIMITS - Height limitations established by this
ordinance shall not apply:
24 -101 To ,church spires, belfries, cupolas and domes, monuments
water .towers, fire and hose .towers.; . silos.,, observation :.towers,
-d strrbiitions: and towers; �:: )ines and. :'poles,.. windm_ ills,
chicrineys, smokestacks, flag poles, radio . towers: masts a nd
aerials; provided that flag poles not associated with structures of
a civic or institutional nature are limited in overall height such
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that the bottom tip of the flag while hanging free from its hoisted
position is no higher than the top of the building and, provided
further, that the flag pole does not exceed 125 percent of the
building height Public utility transmission and distribution lines
shall be permitted in all districts without the necessity of
obtaining a Use Permit, provided, however, that the route of all
transmission lines shall be submitted to the Planning Commission
for review and recommendation prior to acquisition of
rights -of -way therefore.
0
I' ADJOURNMENT 10:45 PM.
O
ATTEST
Warren Salmons
Community Development
and Planning Director
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