HomeMy WebLinkAboutMinutes 07/28/1987PETALUMA PLANNING COMMISSION July 28, 1987
REGULAR MEETING Tuesday, 7 :00 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
ROLL CALL
COMMISSIONERS PRESENT: Bennett, Doyle, Libarle, Parkerson,
Read, Tarr
COMMISSIONERS ABSENT: Sobel
STAFF: Warren Salmons, Planning Director
Pamela Tuft, Principal Planner
John Morgan, Assistant Planner
APPROVAL OF MINUTES
Minutes of July 14, 1987 were approved as
distributed.
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 were no speakers.
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COMMISSIONER COMMENT (15 minutes maximum) .
Nancy Read commented that the trees on Industrial Avenue are being
destroyed by construction activities.
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CORRESPONDENCE (Distributed at beginning of meeting.)
1. Letter from Mr. K. Frankel requesting extension for conditional use
permit for Pheonix Theatre (August 25, 1987) .
2. Letter from Mr. Thompson re: Klebe Subdivision.
DIRECTOR'S REPORT:
00 None.
I q COMMISSIONER'S REPORT
0
0 None.
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OLD `BUSINESS
I. KLEBE SUB.D.IV_ISIO.N ( BOD -E.G.A VISTA ") -,. 13 LOTS NORTH OF
BODEGA AVENUE, .VICINITY OF N. WEBSTER AND AMBER WAY, AP
`NO's 6- 221 - 01,03,04 and 6- 480 -01 (File 6.856), Continued from June
23.
1. Continued consideration of EIQ.
.2. Continued consideration of rezoning to PUD.
3. Continued consideration of Tentative Map for 13 -lot subdivision.
This'-public hearing was closed at the meeting of June 23, 1987.
A motion was made by Commissioner Tarr and seconded by Commissioner
Parkerson to recommend approval of a negative declaration based on the
following findings:
COMMISSIONER
BENNETT:
AYE
COMMISSIONER
DOYLE:
AYE
COMMISSIONER
PARKERSON:
AYE
COMMISSIONER
READ:
AYE
COMMISSIONER
SOBEL:
ABSENT
COMMISSIONER
TARR :
AYE
COMMISSIONER
LIBARLE:
AYE
Findines for Neeative
Declaration:
1. The project as conditionally approved does not have the potential to
degrade the quality of the environment, to 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
animal community, reduce the number or restrict the range of a rare
or endangered plant or animal, or eliminate important examples of major
periods of California history or prehistory.
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2. There is no significant vegetation slated for removal as part of this
project.
3. The project as conditionally approved does not have the potential to
achieve short -term to the disadvantage of long -term environmental
goals.
4. The project as conditionally approved does not have impacts which are
individually limited but cumulatively considerable.
5. The project as conditionally approved does not have environmental
effects which will cause substantial adverse effects on human beings
either directly or indirectly.
6. Traffic from the project will be limited because of the limited number
of home sites available and will enter Bodega Avenue at a signalized
intersection (with North Webster) .
A motion was made by Commissioner Tarr and seconded by Commissioner
Bennett to recommend approval of the proposed PUD rezoning and Planned
Unit Development Improvement Standards subject to the findings and
conditions as follows:
COMMISSIONER
BENNETT:
AYE
COMMISSIONER
DOYLE:
AYE
COMMISSIONER
PARKERSON:
AYE
COMMISSIONER
READ:
NO
COMMISSIONER
SOBEL:
ABSENT
COMMISSIONER
TARR:
AYE
COMMISSIONER
LIBARLE:
AYE
PUD Findings
1. The development plan 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. The development plan as proposed has a suitable relationship to
Bodega Avenue and to Amber Way which are adequate to carry any
additional traffic generated by this development.
3. The development plan represents a unified and organized arrangement
of building sites and service facilities which are appropriate in relation
to adjacent properties and adequate landscaping and screening will be
provided for as each property develops through SPARC review.
4. The scenic and natural qualities of the site are protected through the
limitation of building heights at the ridge and through SPARC review.
5. The development of the project site as conditionally approved will not
be detrimental to the public welfare, will be in the best interests of
the City, and will be in with the general intent and spirit of
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the Zoning
General Plan.
PUD Conditions
Regulations of the City of Petaluma and the Petaluma
1. Building architecture, exterior materials, color, landscaping, irrigation
design and materials shall be subject to approval of SPARC.
2. The Improvement Standards shall be modified to incorporate the
3. Street tree planting plan and landscape plan shall be subject to SPARC
review and approval.
4. ;Side and rear yards of all 13 shall be enclosed with a six -foot solid
fence constructed on property lines except on street sideyards where
Zoning Ordinance setbacks prevail.
5. � All conditions of approval of the Tentative Map shall be incorporated
where appropriate into PUD Development Plan.
6. Driveway locations as shown in Improvement Standards (Page 4) shall
be typical, not binding on each lot, but subject to staff approval.
7. Entry and identification signs if any, are subject to SPARC approval.
8. :Streets shall be signed "no parking" on one side, to approval of City
Engineer.
9. Foundations and floor plans shall be stepped so as to keep buildings
close to the natural grade, subject to SPARC approval.
10. No cuts or fills in excess of 3' deep shall be permitted. Improvement
Standards, shall be expanded to limit grading to staff approval.
11. Building setbacks from access ways to parcel to the east of the site
shall be minimum 5' for lot #2 and minimum 10' for Lot #6 so as to
achieve minimum aggregate sideyards of 15' as required by the zone
when and if the access ways are dedicated.
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following:
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a. Garage conversions are prohibited.
b. Home Occupations are permitted subject
to Petaluma Zoning
O
Ordinance and provisions of any CC &R's.
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C. The following structural setbacks for accessory structures
shall
be adopted:
- Front yard setbacks for garages with
L- shaped drives
may
be 10'. Other accessory structures
must be set
back
minimum 20' from sidewalk or curb_.
- Detached accessory structure side and
rear setbacks
must
conform to City Standards.
3. Street tree planting plan and landscape plan shall be subject to SPARC
review and approval.
4. ;Side and rear yards of all 13 shall be enclosed with a six -foot solid
fence constructed on property lines except on street sideyards where
Zoning Ordinance setbacks prevail.
5. � All conditions of approval of the Tentative Map shall be incorporated
where appropriate into PUD Development Plan.
6. Driveway locations as shown in Improvement Standards (Page 4) shall
be typical, not binding on each lot, but subject to staff approval.
7. Entry and identification signs if any, are subject to SPARC approval.
8. :Streets shall be signed "no parking" on one side, to approval of City
Engineer.
9. Foundations and floor plans shall be stepped so as to keep buildings
close to the natural grade, subject to SPARC approval.
10. No cuts or fills in excess of 3' deep shall be permitted. Improvement
Standards, shall be expanded to limit grading to staff approval.
11. Building setbacks from access ways to parcel to the east of the site
shall be minimum 5' for lot #2 and minimum 10' for Lot #6 so as to
achieve minimum aggregate sideyards of 15' as required by the zone
when and if the access ways are dedicated.
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A motion was made by Commissioner Tarr and seconded by Commissioner
Bennett to recommend approval of the Tentative Map for Bodega Vista
Subdivision based on the findings and conditions as follows:
COMMISSIONER BENNETT: AYE
COMMISSIONER DOYLE: AYE
COMMISSIONER PARKERSON: AYE
COMMISSIONER READ: NO
COMMISSIONER SOBEL: ABSENT
COMMISSIONER TARR: AYE
COMMISSIONER LIBARLE: AYE
Tentative Map Findings
1. The proposed subdivision, together with provision for its design and
improvement is consistent with the General Plan.
2. The proposed subdivision is compatible with the objectives, policies,
general land uses and programs specified in said General Plan.
3. The site is physically suitable for the type of development proposed.
4. The site is physically suitable for the proposed density of development
as conditioned herein. '
5. The design of the subdivision, the units 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 of the subdivision and the type of
improvements will not cause serious public health problems as
conditionally approved.
7. The use of a 28' wide street is in conformance with the Subdivision
Ordinance of the City because this is a hillside subdivision having an
average slope of more than 10% and part of a PUD with improvement
standards which require a minimum of five off- street parking spaces
per lot.
8. Granting of this modification for this project will not be detrimental to
the public welfare or safety or injurious to other property in the
territory.
Tentative Map Conditions
1. All changes required by the conditions of approval shall be made to
the Tentative Map. Two copies and one sepia print of which shall be
provided to the Department of Community Development prior to
approval of the project Final Subdivision Map.
2. All SPARC and Planning Commission conditions of approval for the PUD
plan which affect the Tentative Map shall also be incorporated in the
Tentative Map prior to revised Tentative Map submittal.
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297 `
3. The project shall conform to all conditions of the City Engineer as
follows:
A. The developer shall comply with the amended. Petaluma Municipal
Code Sections 20.36.010 and 20.36.020 which require the
developer to pay storm drainage impact fees (as calculated in
Chapter 17.30) on construction in all sections of the City of
Petaluma.
B. All houses constructed above elevation 160 feet may require a
water pressure system installed for each unit to maintain adequate
00 house pressure. Water pressure calculations must be submitted
Iq with the final map to verify that adequate domestic pressure can
O be obtained.
® Single water services shall be provided at these locations.
'C. Sanitary sewers shall not be designed in a curved alignment
without a standard manhole at the terminus.
D. Handicapped ramps shall be provided at street corners with
pedestrian traffic.
E. The existing traffic signal at the intersection of Bodega Avenue
and North Webster Street shall be modified to accommodate the
future road extension.
F. Full half street improvements along Bodega Avenue shall be
required with Phase 2. If field conditions prove the existing
pavement to be satisfactory, the full pavement sectin will not be
required.
G. Preservation of the cobblestone curb along Bodega Avenue shall
conform to Resolution 86 -21 which established policy and
preservation design standards.
H. Driveway access for all Phase 2 lots including remaining Lands of
Paula shall be via proposed North Webster Avenue.
I. All backyard and hillside drainage control must be within
underground pipe system with surface catchment swales and
inlets.
J. In accordance with City Council Resolution 9100 N.C.S. all water
mains shall be in a paved roadway.
All publicly owned and maintained water mains located on private
property shall be contained in its own 10' exclusive paved
dedicated easement.
K. The status of the proposed 30 and two 15' access easements shall
be stated, i.e., public or private.
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L. The hammer heads at new Amber Way and North Webster Avenue
shall be designed to accommodate a C -50 design vehicle.
M. The off -site storm drainage. improvements . proposed by the
developer shall conform to the Sonoma County Water Agency
Master Plan. It is recommended that construction of these
improvements be a credit towards the project's storm drainage
impact fee. This determination should be made by the City
Council.
N. The subdrain as specified in the soils report shall be installed
with the public improvements and maintained by the homeowners.
O. The private sanitary sewer serving Lots 1 and 2 shall conform to
the City's minimum cover requirement depth of 4' for the entire
length to the cleanout.
P. The existing cistern, located midway up North Webster Avenue
shall be shown and its disposition stated.
Q. We recommend the gradient for all driveways within this
subdivision be designed with teh improvement plans.
R. The proposed subdivision shall contribute towards the storm drain
payback agreement approved by teh City Council in concept for
the Wright Subdivision.
S. - Minimum horizontal separations between the existing water main
and the proposed sanitary sewer shall be 10
T. Storm drainage improvements shall be required in proposed North
Webster Avenue. Street flow from this street shall be intercepted
before reaching Bodega Avenue.
U. All publicly owned and maintained sanitary sewers located on
private property shall be contained in its own exclusive 10'
dedicated easement.
V. Prior to final map approval, the developer is required to obtain
the storm drain easement for that portion of the storm drain
located on private property. If this easement cannot be obtained,
the storm drain will have to be redesigned.
W. A 10' PUE is required along the Bodega Avenue frontage of lot
12.
4. School Facilities and Park and Recreation Improvement Fees shall be
paid in accordance with existing laws and ordinances at the time of
building permit issuance.
5. The subdivision shall conform to the Sonoma County Water Agency
Design Criteria.
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6. In the event that archeological remains are encountered during
grading, the work shall be halted and a qualified archeologist shall be
consulted for evaluation of the artifacts and to recommend future
action. The local indian community shall also be notified and consulted
in the event any archeological remains are uncovered.
7. Storm Drainage Impact Fees shall be paid by Municipal Code, Chapter
17.30 as amended by Council policy.
8. This project shall participate in any future assessment districts or
other funding mechanisms formed to improve areawide flooding, traffic
congestion, or other sub - regional problems for which development of
0 this project is found to be a contributing factor. Major Capital
Facilities Fees if found to be different from said funding mechanism
O shall also be applicable in an amount to be determined by the City
® Council prior to Final Map approval, payable at time of Final Map or
pursuant to adopted regulations.
9. The owner of each parcel to be created by this Tentative Map shall be
responsible for landscaping and maintenance of any landscapable area
between property lines and curbs or sidewalk in perpetuity.
10. Public utility access and easement locations shall be subject to approval
by PG &E, Pacific Bell and other applicable utility and service
.companies and the City Engineer and shall be shown on the Final Map
as necessary.
11. Construction activities shall comply with applicable Zoning Ordinance
and Municipal Code performance standards (noise, dust, odor, etc.) .
12. Lot sizes shall conform to the requirements of the Zoning Ordinance,
Including Hillside Residential Development District requirements in
effect at the time of approval of the Final Map.
13. All requirements of the Fire Marshal shall be met.
14. Street names shall be to City Street Name Committee approval.
15. Project development shall conform to City's erosion control
requirements to approval of the City Engineer.
16. The eastern limit of the buildable area of lots 3 and 8 shall be aligned
95 feet west of and parallel to the eastern boundary of the
subdivision. The objective is to maintain a view corridor uphill from
the extension of North Webster Street to the ridgeline.
17. Improvement Standards for the PUD shall be completely revised to
reflect the changed lot pattern, as shown on the plan received by the
Planning Department on July 16, 1987.
18. The provisions for access to the neighboring parcel to the east shall
be subject to staff approval and shall be incorporated into the PUD.
The objective shall be to assure a fair price and some mechanism for
the future transfer of access ways as shown that meets the intent of
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the City and the requirements of City Ordinances and the State Map
Act.
19. The lot line between lot No. 6 and the remaining lands of Paula shall
be adjusted so that the existing barn on the Paula's land is at least 5'
from the property line or all or part of the barn shall be demolished to
achieve the required setback.
NOTE: Discussion of Amber Way connection to Bodega to be brought back
at a later date for consideration by the Commission.
NEW BUSINESS
Public Hearings
II. GREAT PETALUMA MILL, 6 PETALUMA BLVD. NORTH, AP NO.
008 - 054 -05 (File No. 5.908 -D) .
1. Consideration of "B" Street facade revision.
The public hearing was opened.
SPEAKER: Linda Kade - project architect.
The public hearing was closed.
A motion was made by Commissioner Parkerson and seconded by
Commissioner Read to approve the window revision, subject to the following
conditions:
COMMISSIONER
BENNETT:
AYE
COMMISSIONER
DOYLE:
AYE
COMMISSIONER
PARKERSON:
AYE
COMMISSIONER
READ:
AYE
COMMISSIONER
SOBEL:
ABSENT
COMMISSIONER
TARR :
AYE
COMMISSIONER
LIBARLE:
AYE
Conditions
1. The new window shall be multi -light to match existing windows with
clear glass.
2. All conditions of approval, not yet undertaken, from the SPARC and
Planning Commission consideration shall be completed prior to
occupancy, including:
a. Window design on the brick veneer wall surface shall echo the
arched pattern on the adjacent brick wall.
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b . Decorative corner iron newel posts shall be provided along second
story deck railing and "widows walk" trim, subject to review and
approval of staff.
C. All conditions of previous remodeling /reconstruction /additions, not
in conflict with plans as approved by this proposal, shall remain
in force and effect and shall be completed prior to occupancy of
this addition (e.g. alley design and improvements.)
d. Riverfront area, located between the proposed addition and
Steamer Gold outdoor eating area shall be cleaned up and
c improved with planters and benches or screened from access and
41 view, subject to review and approval of planning staff.
0 A trash enclosure screen shall be constructed, shall be protected
® from vehicular movements with three foot wide curbed
landscape buffers, and shall be designed to conform with all
specifications of the City Trash Enclosure Screen Design
Standards. Location shall be adjacent to existing electric
transformers and shall incorporate screening for the transformer
boxes, subject to review and approval of staff.
f. Lights shall be provided on the riverfront prominade and outdoor
second story deck areas. Location and design of exterior lighting
fixtures shall be shown on plans and be subject to approval of
the Community Development and Planning Department. Such
lighting shall be of a low level type and conform to the City's
performance standards, and shall be of a design i keeping with
the era and historic nature of the Mill.
g. Main structure rear parapet wall shall be faced with thin brick
veneer, as previously approved by the Planning Commission in
January, 1985, subject to approval of staff and SPARC.
h. Stamped concrete walkway surfaces and wood walkways shall be
utilized along "B" Street and waterfront open areas as per
Planning Commission approved plans of January 1985, subject to
review by staff.
3. Signing shall conform to the approved Mill sign program and to the
City Sign Ordinance, and shall respect the historic nature of the
project, subject to staff review and approval.
III. BAYWOOD TEXACO, 910 BAYWOOD, AP NO. 005 - 202 -01, (File No.
1.540).
1. Consideration of EIQ.
2. Consideration of conditional use permit for Mini - Market in
conjunction with service station.
The public hearing was opened.
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SPEAKERS: Annalee Woods, 1033 Palmetto Way - Not fair to the
existing 7 -11 business, commercial is overdone in the area.
Ann Rettick, 1108 Baywood #140 - Petition in opposition with
thirty signatures, and letter from neighbor; noise associated
with compressor (for walk -in coolers) ; sign violations;
opposes Finding No. 2. .
Ken Giffin (lessee /applicant) - not a mini -mart, but
pre- packaged "impulse items' snack foods .
John Tucker, 1108 Baywood #144 - A lot of elderly live in
Baywood Arms, proposal will increase traffic; noise from gas
station intolerable.
The Commission requested additional information on traffic generation and
directed staff to evaluate current operational complaints and work with
applicant toward suggesting solutions to address existing problems.
The public hearing was closed. This item was continued to the meeting of
August 11, 1987.
IV. PHOENIX THEATER, 201 E. WASHINGTON STREET, AP NO.
006- 362 -12, 21 (File No. 1.541) .
1. Consideration of EIQ.
2. . Consideration of Conditional Use Permit for Dance Hall.
Request for continuation was received from applicant on July 28, 1987. The
request was summarized by Community Development and Planning Director
Warren Salmons. Police Chief Dewitt presented staff report and comments.
The public hearing was opened.
SPEAKERS: Dorothy Morris, 533 Albert Way - Juvenile Justice
Commissions, California Youth Authority, too many problems
associated with use.
Loraine Moss, owner of property across street - Problems
with theatre and dance hall (vandalism, property damage,
litter, loitering) .
Horst Mikus - owner of Swensons - Losing business because
of juveniles loitering, vandalism.
Frankie Klamm, Manager of Hotel Petaluma - No rest or sleep
on Friday and Saturday nights.
Floyd Gimbel, resident of Petaluma Hotel - Vandalism,
assault, crowds of juveniles outside causing problems.
Ron Harris, Optometrist, 22 Knob Hill Terrace (residence) ,
129 Keller (practice) - Litter, unruly crowds outside, dance
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hall at this location doesn't solve the issue of having
something for juveniles to do.
Jim Bettinelli, co -owner of Tuttle Drug - Problem with
garage when theatre is open, vandalism, litter.
William Lee, Middlefield Drive, business owner on Keller
Street - Problems started approximately 1978 -80; proposal is
a bad environment for children.
At the applicants request, the public hearing was continued to the meeting
of August 11, 1987.
A motion was made by Commissioner Tarr and seconded by Commissioner
Bennett to direct the applicant to cease the dance hall use until such time
as a valid conditional use permit is secured for that activity.
COMMISSIONER BENNETT: AYE
COMMISSIONER DOYLE: AYE
COMMISSIONER PARKERSON: AYE
COMMISSIONER READ: AYE
COMMISSIONER SOBEL: ABSENT
COMMISSIONER TARR: AYE
COMMISSIONER LIBARLE: ABSTAIN
ADJOURNMENT The meeting was adjourned at 10:25 p.m.
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Dick Sharke, 1712 Marin
Court - Concerns for youth.
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Bill Brotman,
2009 Willow
Drive, owner of Dodge
City
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amusement center
- No problems
in five years.
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Ken Frankel,
owner of
Phoenix Theatre - Hired a security
M
service; hired
clean -up
people to clean litter; hired
noise
consultant;
average
sixty -five people /night
for
movies -- losing
money;
dances bring lots of people
and
therefore more
problems..
At the applicants request, the public hearing was continued to the meeting
of August 11, 1987.
A motion was made by Commissioner Tarr and seconded by Commissioner
Bennett to direct the applicant to cease the dance hall use until such time
as a valid conditional use permit is secured for that activity.
COMMISSIONER BENNETT: AYE
COMMISSIONER DOYLE: AYE
COMMISSIONER PARKERSON: AYE
COMMISSIONER READ: AYE
COMMISSIONER SOBEL: ABSENT
COMMISSIONER TARR: AYE
COMMISSIONER LIBARLE: ABSTAIN
ADJOURNMENT The meeting was adjourned at 10:25 p.m.
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