HomeMy WebLinkAboutMinutes 03/27/1987MOXII
Minutes are not final until
approved by the Planning
Commission.
a�
PETALUMA PLANNING COMMISSION March 24, 1987
REGULAR MEETING Tuesday, 7:30 p.m.
CITYi 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
ROLL CALL
COMMISSIONERS PRESENT: Bennett, Davis, Head, Parkerson, Read, Tarr
COMMISSIONERS ABSENT: Libarle
STAFF: Warren Salmons, Planning Director
Pamela Tuft, Principal Planner
Michael Moore, Principal Planner
Kurt Yeiter, Associate Planner
John Morgan, Assistant Planner
APPROVAL OF MINUTES Minutes of March 10, 1987 were approved
as submitted.
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PUBLIC COMMENT (15 minutes maximum) . The Planning Commission will
hear ;',public comments only on matters over which they have jurisdiction.
There will be no Commission discussion. The Chairman will allot no more
than 'five minutes to any individual. If more than three persons wish to
speak their time will be allotted so that the total amount of time allocated
to this agenda item will be 15 minutes.
There was no public comment.
CORRESPONDENCE Letter distributed from County Planning Commissioners
regarding seminar on Hazardous Waste Planning.
DIRE;CTOR'S REPORT Zoning Ordinance Update - Consulting team
selected.
Growth Management Update - Council authorized hiring
consultants.
Chairman Tarr presented with plaque for past SPARC
service
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COMMISSIONER's REPORT Principles of Planning Report.
OLD BUSINESS
I. CITY OF PETALUMA /MARINA OFFICE PARK ASSOCIATES, REZONE
FOR MARINA /OFFICE COMPLEX, AP NO's 005 - 060 -24, 27 & 28 (File
3.351).
This item was removed from the agenda and canceled at the request of the
applicant. It will be renoticed.
NEW BUSINESS
II. MARTIN AND PAPINI, 523 OAK STREET, AP NO's 6- 201-15 & 23, (File �
2.355).
1. Consideration of appeal for Subdivision Ordinance Modifications to allow
creation of a flag lot.
The public hearing was opened.
SPEAKERS:
David Martin - applicant - answered questions regarding project.
Linda Kade - project architect - answered questions and presented
graphics.
Joann Gordier - 333 Walnut - concerns regarding drainage, 1 -story
limitation.
Richard Wassem - 325 Walnut Street - concerns regarding drainage..
Bob Workmen - 328 Howard - approved of project.
Jim Webb - 327 Howard - approved of project, felt drainage would be
improved, height not a problem.
Emil Mogel - applicant engineer - drainage would be improved on lot;
answered questions regarding subdivision map act.
The public hearing was closed.
A motion was. made by Commissioner Head and seconded by Commissioner
Parkerson to recommend to the City Council granting of the subdivision
ordinance modifications subject to the findings and conditions as follows:
COMMISSIONER BENNETT - AYE
COMMISSIONER DAVIS - AYE
COMMISSIONER HEAD - AYE
COMMISSIONER LIBARLE - ABSENT
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COMMISSIONER PARKERSON - AYE
COMMISSIONER READ - NO (felt there should be a one -story height
restriction)
COMMISSIONER TARR - AYE
Findings
1. There are special circumstances or conditions affecting the property in
that this is an existing land - locked lot.
2. Modification is necessary for the preservation and enjoyment of a
substantial property right of the petitioner in that the total area of
t he two lots in question is 22,400 sq.ft. (more than three times the
Q minimum lot area for the zoning district, more than two times the
minimum lot area for the slope of the lot under the Hillside Residential
® Overlay District) and in light of the fact that many of the surrounding
co lots are 8,000 sq.ft. or less. This is true of five of the eight
Adjoining lots and that therefore development with a single- family
House on each of the two lots in question is a substantial property
right in this case.
3. Granting of 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 situated because that granting will be
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onditional upon review of the design of any house to, be built on the
property to insure protection of existing privacy and architectural
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ompatibility with the neighborhood.
Conditions
1. Any house to be built on the rear lot shall be subject to review by the
Site -- lean -- aid-- Arcri +-*_+* Revir- focnmittee Historic and Cultural
Preservation Committee SP*RE H & CP Committee is particularly
enjoined to insure that the design of the house is architecturally
compatible with the neighborhood and that privacy of adjoining
properties is protected to the extent possible through the use of
screening vegetation or size and placement of windows or height and
placement of buildings on the site as appropriate. Building envelope
to be limited to northeast corner of site onlv and all trees to be
preserved
2. All requirements of the Fire Marshal with regard to access and /or
sprinkler system shall be met.
3. All requirements of the City Engineer with regard to sewage and storm
water runoff system shall be met.
4. Onlv gravity flow systems shall be permitted for sewage and storm
;water runoff .
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III. V.VAZ, VICTOR's TOWING, 825 PETALUMA BLVD. NORTH, AP NO.
006 - 041 -25, (File 1.525).
1. Consideration of EIQ .
2. Consideration of conditional use permit for a towing yard.
The public hearing was opened.
SPEAKERS:
Francis Lochita - 34 Cherry Street - problems regarding possible vandalism
at night.
Steve Anderson - 825 Petaluma Blvd. North - answered questions, problem
with condition #10. �
Victor Vaz - Applicant - answered questions regarding operation of
business.
The public hearing was closed.
A motion was made by Commissioner Head and seconded by Commissioner
Davis to direct staff to prepare a Mitigated Negative Declaration based on
the following findings: o
COMMISSIONER BENNETT - AYE
COMMISSIONER DAVIS - AYE
COMMISSIONER HEAD - AYE
COMMISSIONER LIBARLE - ABSENT
COMMISSIONER PARKERSON - NO
COMMISSIONER READ - NO
COMMISSIONER TARR - AYE
Fin din g s :
a. Due to the developed nature of the existing site, the project does not
have the potential to degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife species:, .cause a
fish or wildlife population to drop below self sustaining levels,
threaten to eliminate a plant or an animal community, reduce the
number or eliminate the range of a rare or endangered plant or animal
or eliminate important examples of the major periods of California
history or prehistory.
b. The project as conditionally approved, does not have the potential to
achieve short term to the disadvantage of long term environmental
goals.
C. Because the the proposal does not contain additional phased
development, the project as conditionally -approved. -does not have
impacts which are individually limited but cumulatively considerable.
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d. The project as conditionally approved, particularily with regard to
Mitigation of noise and visual impacts, does not have environmental
effects which will cause substantial adverse effects on human beings
either directly or indirectly.
A motion was made by Commissioner Head and seconded by Commissioner
Bennett to approve a use permit for this project based on the following
findings and conditions:
COMMISSIONER BENNETT - AYE
COMMISSIONER DAVIS - AYE
COMMISSIONER HEAD - AYE
COMMISSIONER LIBARLE - ABSENT
I q COMMISSIONER PARKERSON - NO
O COMMISSIONER READ - NO
® COMMISSIONER TARR -AYE
co Findings
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1. The proposed use, subject to the conditions of approval, conforms to
:the intent and requirement of the Zoning Ordinance, the General Plan
and the EDP.
2. 'The project will not constitute a nuisance nor be detrimental to the
public welfare of the community due to the mitigation measures
incorporated in the conditions of approval.
Conditions
1. Required improvements shall be subject to Administrative SPARC
, review because there will be no building constructed on the site.
2. ,Pick -up or drop -off of vehicles shall be prohibited between the hours
of -11 -90 8:00 PM and 7:00 AM.
3. To avoid problems of barking at night there shall be no use of a
'guard dog to protect the site - instead, as proposed by the applicant,
!there shall be regular patrol of the site by a private security service.
4. Vehicles shall be stored by Victor's Towing only in the area within
thirty feet of the north property line so as to keep them as far as
possible from the adjoining residences.
5. No more than -15 20 total vehicles shall be stored for Victor's Towing
s and Anderson's Auto Body on this site at any time.
6. ;A curb shall be established five feet in from the fence on the west and
north property lines abutting the nearby apartments. Because this is
A private storage area, the curbs may be of railroad ties or concrete.
Between this curb and the fence, a hedge of evergreen shrubs of a
,fast growing variety capable of reaching approximately 12 feet in
;height shall be established and provided with drip irrigation. The
:species, spacing, planting details and irrigation design shall be subject
to staff approval.
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7. The storage area shall be graded to drain and paved with a durable
dust -free surface to staff approval. This may be gravel. -
8. No signs may be erected on the site without the -issuance of a sign
permit.
9. The existing empty non - conforming empty sign can on the front facade
of the building at 825 Petaluma Blvd. shall be removed within 10 days
of issuance of this use permit.
10.
11.
!� - ti7ree -- foot- �**� orr�rrc�trd�rrg -taro- feet- �- 1�attice-- on- -l.otr- shafl - -be
adti�e -to - the- top --crf- -tire- existing -five - foot- -fence- along- weat --rd
nrnth -T� lines- bf- tlze- rearporlYOn- of- the -dot.- Resign- strbj;ect -to
approvra4 -+r r- tire- Gity- B- tA+diTrg -arnd-- 'bar=ing -staff An eight foot fence
to be built along the west and north nronertv lines subiect to staff
12. All required shrubs shall be minimum five - gallon size.
13. All plant material shall be served by a City approved automatic drip
irrigation system.
14. All planting shall be maintained in good growing condition. Such
maintenance shall include, where appropriate, pruning, mowing,
weeding, cleaning of debris and trash, fertilizing and regular
watering. Whenever necessary, planting shall be replaced with other
plant materials to insure continued compliance with applicable
landscaping requirements. Required irrigation systems shall be fully
maintained in sound operating condition with heads periodically cleaned
and replaced when missing to insure continued regular watering of
landscape areas, and health and vitality of landscape materials.
15. This project shall be subject to applicable Flood Fees based on the
increase in runoff caused by site development as determined by City of
Petaluma standard method.
16. The following conditions of the Fire Marshal shall be complied with:
a. Keep weeds and other combustible debris cleared from storage
area.
b. Provide material and container for spill clean -up on site.
C. Provide fire extinguishers as required by the Fire Marshal.
d. Post address at or near main entry minimum two (2) inch letters.
17. Front entry area to be screened subject to staff approval.
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This use permit may be recalled to the Planning Commission for review
at any time due to complaints regarding traffic congestion, noise
generation or other operating characteristics. At such time the
Commission may repeal the use permit or add /modify conditions of
approval.
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18. Use Permit to be issued for a period of six months only and to be
recalled after six months for Planning, _ Commission review and
consideration' for renewal at no cost to applicant
19. Towing storage to be limited to use by Victor's Towing only
IV. LEROY BEAN, CHERRY HILL APARTMENTS, PUD, AP NO. 006 - 031 -26,
(File 3.365) .
1. Consideration of EIQ.
00 2. Consideration of revision to PUD to allow development of 32 apartment
Iq units.
® The public hearing was opened.
SPEAKERS:
Q
Delore's O'Connell - (representative of bank which owns many units in
Liberty Meadows) - questions regarding project.
Patricia Egstrum - 4 Magnolia - concerns regarding traffic on Magnolia.
LeRoy Bean - project architect - described project, answered questions.
Emil Nfogel - project engineer Answered questions regarding access
easement and maintenance, upkeep in conjunction with Liberty Meadows
Homeowner's Association, pedestrian access in creek area.
The public hearing was closed.
A motion was made by _Commissioner Read and seconded by Commissioner
Parkerson to recommend issuance of a Mitigated Negative Declaration for
this project based on the following findings:
1,
COMMISSIONER BENNETT - AYE
COMMISSIONER DAVIS - AYE
COMMISSIONER HEAD - AYE
COMMISSIONER LIBARLE - ABSENT
COMMISSIONER PARKERSON - AYE
COMMISSIONER READ - AYE
COMMISSIONER TARR - AYE
Findings
1. A focused study has been completed addressing traffic impacts and
this revealed no significant adverse impacts of this development.
2. The project complies with applicable policies of the General Plan and
requirements of the Zoning Ordinance.
3. Adequate storm drainage will be provided in accordance with the
standards of the Sonoma County Water Agency.
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4. The
physical and
visual quality
of the creek and mature trees on site
will
be preserved
as a condition
of the PUD development plan.
5. The
architectural
design of the
development is reasonably attractive
and
the project
is subject to
SPARC review for further detailed
analysis.
6. Noise mitigation measures will be addressed and incorporated at time of
SPARC review.
7. The proposal is an infill project and is consistent with both the
existing and proposed General Plans.
8. All other potential negative environmental impacts will be mitigated
through conditions placed on the unit development plan.
9. The project will provide additional .needed multi - family housing on the
west side per the housing element of the General Plan
A motion was made by Commissioner Read and seconded by Commissioner
Davis to recommend approval of rezoning to allow a PUD revision for this
project based on the following findings and conditions:
COMMISSIONER
BENNETT - AYE
COMMISSIONER
DAVIS - AYE
COMMISSIONER
HEAD - AYE
COMMISSIONER
LIBARLE - ABSENT
COMMISSIONER
PARKERSON - AYE
COMMISSIONER
READ - AYE
COMMISSIONER
TARR -AYE
Findings
1. That the Cherry Hill Apartment 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 Cherry Hill Apartment PUD District is proposed on .property
which has a suitable relationship to Magnolia Avenue, and that said
thoroughfare is adequate to carry any additional traffic generated by
the development, with the implementation of project related off -site
improvements.
3. That the plan for the proposed Cherry Hill Apartment development,, as
conditionally approved, presents a unified and organized arrangement
of buildings and service facilities which are appropriate in relation to
adjacent or nearby properties and that adequate landscaping and /or
screening is included to insure compatibility.
4. 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.
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5. That the development of the Cherry Hill Apartment 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 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.
6. � That the provision of a private street is found to be acceptable in this
proj ect .
Conditions
1. :Public storm drain and creek improvements shall be subject to the
requirements of the Sonoma County Water Agency and the City
Engineer.
2. ' grading plans for the development shall be subject to review
and approval of SPARC, the Chief Building Inspector and the
Community Development and Planning Department, prior to issuance of
any development permits.
3. ' Detail of the unit development plans shall be submitted to SPARC for
review and approval. Project development plans shall include existing
apartment buildings on project site. All conditions of the site design
approval shall become conditions of PUD development plan approval.
4. The creek along the northern property line shall be retained in its
natural state. All new landscaping within the riparian area shall be of
A variety native to the natural growth, approved by Fish and Game
and subject to the review and approval of SPARC.
5. Pruning of any mature tree shall be minimized. Existing trees shall be
,:protected during construction by erection of a temporary construction
fence at the driplines . Any of the existing trees 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 tree, species and placement subject to approval
of Planning staff.
6. Hours of construction activity on the Cherry Hill Apartment project
shall be limited to the hours of 7AM to 6 PM, Monday through Friday
(non - holiday).
7. 'Project area lighting shall be designed to minimize effects on nighttime
views from within and around the project site. Project area lighting
shall be subject to SPARC review and approval.
8. All open space improvements shall be fully developed prior to issuance
of the first occupancy permit.
9. The 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.
b. No storage of recreational vehicles, boat trailers or disabled
vehicles is permitted within the PUD.
C. No exterior antennas, satellite dish or similar mechanical devices
shall be permitted.
10. All existing and proposed utilities traversing the site shall be placed
underground.
11. 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) .
12. All grading and site preparation shall be done under the direct
supervision of the soil engineer.
13. Foundations suited to existing soil conditions shall be designed for all
buildings.
14. 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.
15. Roof cover shall be of fire retardant type for all buildings of the
project.
16. 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.
: 17. Fire protection requirements, subject to review and approval of the
Fire Marshal, shall be incorporated into the project, as follows:
1. Install one fire hydrant at planter island in center of project..
2. All buildings shall be protected by an approved automatic fire
alarm system.
3. Provide one (1) A -rated ABC dry chemical fire extinguisher in
each apartment near kitchen area.
18. All units shall be provided with a lighted street address, location and
design subject to staff review and approval.
19. The project sponsor shall comply with all applicable flood mitigation
requirements adopted by the City Council.
20. 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.
21. A - locked storage area shall be provided for each unit with a minimum
area of 15 square feet, subject to SPARC review and approval.
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22. ,Project identification sign shall be subject to SPARC review and
approval.
23. Handicap and accessible and adaptable units shall be provided per the
Uniform Building Code. ,
24. ,Phasing of project development shall be indicated on the PUD
development plan, subject to staff approval and shall be limited to no
more than 15 units per year.
25. To mitigate the potential noise impacts of commercial operations on
!Magnolia Avenue, noise contours shall be developed and mitigating
- design features proposed to reduce interior sound level contours to 40
'DBA in habitable rooms, subject to SPARC review and approval.
26. `The following traffic impact mitigation measures shall be incorporated
into the project:
A. Project shall provide adequate lighting of the area in front of
Liberty Meadows Clubhouse, to increase the visibility of
pedestrians crossing the access way, subject to SPARC review
and approval.
.b. A speed hump or undulation shall be provided near the clubhouse
pedestrian crossing area to slow vehicles, subject to review and
approval of City Engineer.
c. Project shall provide delineation of the clubhouse pedestrian
crossing area with a different, rougher material such as
brickwork to distinguish it, subject to SPARC review and
approval.
d. Project shall contribute a fair -share portion for off -site
improvement costs to complete the widening of Magnolia Avenue to
its ultimate width between Liberty Street and Petaluma Boulevard
North. Fair share contribution amount shall be based on the
project's prorated share of the traffic using said street, subject
to review and determination of the City Engineer.
27. I 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
scheduled 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.
28. Cross -over easements shall be provided for the emergency access drive
across Cherry Village Apartments, subject to review and approval of
City staff.
29. Repair of roadway surface between the project site and Cherry Street,
shall be completed concurrently with project improvements, subject to
review and approval of City staff.
30. !Increased
(i.e. no parkin
icy access area
vement marking, etc. to be
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31. Applicant
neowner's Assoc
ance and access easements with Lib
V. REDWOOD PLAZA, 5310 OLD REDWOOD HIGHWAY, AP NO. 137- 010 -79
(File 1.514) .
1. Consideration of EIQ.
2. Consideration of conditional use permit for 13,000 sq.. ft. shopping
center and 2,240 square foot fast food restaurant with drive -thru lane.
The public hearing was opened.
SPEAKERS:
Frank Laz (sp) - 408 Casa Vera Circle; concerns regarding lack of
parking, fast food not needed.
John Tarlos - Project architect - answered questions regarding parking,
driveways; voiced concerns regarding item #6 (2 foot flood level) .
Jerry Schwartz - 5656 Old Redwood Highway, Penngrove - concerns
regarding impacts.
Keith Jones - owner, Petaluma Tire and Brake - Requested continuance;
requested traffic study, questioned existing cross - parking
easement; where will employees park ?; flooding concerns; did not
want fast -food restaurant across from his business.
Due to late hour (11:20 PM) , this item was continued to the Planning
Commission meeting of April 14, 1987.
VI. LAKEVILLE STREET, CITY OF PETALUMA, 11 ENGLISH STREET, AP
NO's 007- 171 -18, (File 3.368) .
1. Consideration of EIQ.
2. Consideration of rezoning from M -L, FP -C (Light Industrial, Floodplain
Combining) to C -H, FP -C (Highway Commercial, Floodplain Combining) .
This item was continued to the Planning Commission Meeting of April 14,
1987.
PLANNNING MATTER
VII. CITY OF PETALUMA, FINAL DRAFT OF GENERAL PLAN TEXT AND
MAPS.
Discussion item.
A motion was made by Commissioner Read, seconded by Commissioner
Bennett to find that the proposed General Plan is in sub_ stantial conformance
with the draft General Plan text and map recommended to the City Council
by the Planning Commission.
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COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
BENNETT - AYE
DAVIS - AYE
HEAD - AYE
LIBARLE - ABSENT
PARKERSON - AYE
READ - AYE
TARR -AYE
VIII. RULES OF ORDER (Continued Item) .
1. Consideration of proposed amendments to Rules and Regulations for the
00 Transaction of Business
O This 'item was continued to the Planning Commission Meeting of April 14,
® 1987. ,
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Q ADJOURNMENT 11,:25 PM.
ATTEST:
Warren Salmons, Planning Director
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