HomeMy WebLinkAboutMinutes 11/10/1987LWE
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PETALUMA PLANNING COMMISSION November 10, 1987
REGULAR MEETING Tuesday, 7:00 p.m.
CITY COUNCIL CHAMBERS, CITY HALL PETALUMA, CALIF.
PLEDGE OF ALLEGIANCE TO THE FLAG
ROLL CALL
COMMISSIONERS PRESENT: Bennett, Doyle, Libarle, Parkerson,
Read, Sobel, Tarr
COMMISSIONERS ABSENT: None
STAFF: Warren Salmons, Planning Director
Pamela Tuft, Principal Planner
Michael Moore, Principal Planner
John Morgan, Assistant Planner
Jenny Cavanagh, Planning Technician
APPROVAL OF MINUTES Minutes of October 27, 1987 were approved
with the correction of two spelling errors.
PUBLIC COMMENT:
COMMISSIONER COMMENT
CORRESPONDENCE
DIRECTOR'S REPORT:
None.
None.
2 letters distributed.
None.
READING OF APPEAL RIGHTS:
OLD BUSINESS:
CONTINUED PUBLIC HEARING
I. TIM TATUM, HAYES AND EL ROSE, A.P. Nos. 008 -480- 52,53,54,55
(File No.'s 1.549, 1.550, 1.551, 1.552)
1. Consideration of EIQ
2. Consideration of four conditional use permits allowing mixed use
residential /commercial in a C -0 Zone.
357
Continued Public Hearing
Speakers: Tim Tatum, applicant, 1538 - 18th Street, San Francisco -
"Project now consists of 3 lots, the 4th will not be in this application -
this will be a test case for these types of uses offering office and
residential potential."
Public Hearing Closed
A motion was made by Commissioner Parkerson and seconded by
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Commissioner Read to prepare a
mitigated negative declaration based on the
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following findings:
O
COMMISSIONER BENNETT :
Aye
®
COMMISSIONER DOYLE:
Aye
M
COMMISSIONER PARKERSON:
Aye
COMMISSIONER READ:
Aye
COMMISSIONER SOBEL:
Aye
COMMISSIONER TARR:
Aye
COMMISSIONER LIBARLE:
Aye
Finding s
1. The project as conditionally approved does not have the potential to
substantially 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 or 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 the major periods of California history or prehistory.
2. The project as conditionally approved does not have the potential to
achieve short -term environmental goals to the disadvantage of
long -term environmental goals.
3. The project as conditionally approved does not have possible
environmental effects which are individually limited but cumulatively
considerable.
4. The environmental effects of this project as conditionally approved will
not cause substantial adverse effects on human beings, either directly
or indirectly.
A motion was made by Commissioner Sobel and seconded by Commissioner
Parkerson to grant three conditional use permits for the creation of three
pairs of mixed used residential units within the C -O zone on AP No.
008 - 480-53, 54 and 55 in substantial conformance with those shown on the
plans by M. Waldemar received by the Planning Department August 20,
1987:
COMMISSIONER BENNETT: Aye
COMMISSIONER DOYLE: Aye
COMMISSIONER PARKERSON: Aye
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COMMISSIONER READ: Aye
COMMISSIONER SOBEL: Aye
COMMISSIONER TARR: Aye
COMMISSIONER LIBARLE: Aye
Findings
1. The proposed structures and use, subject to the following conditions,
will conform to the intent of the zoning ordinance and' policies of the
General Plan.
2. The proposed structures and uses, subject to the following conditions,
will not constitute a nuisance or be detrimental to the public welfare of
the community.
CnnditinnG:
1. Required lot line adjustments to bring the lots into conformance with
those as shown on the site plan shall be completed prior to issuance of
a building permit for the project.
2. All setbacks shall conform to the requirements of the commercial office
zone in which the site is situated.
3. Any required utility easements shall be subject to approval by , the City
Engineer. Storm drainage shall be in a pipe system.
4. Erosion control shall be in conformance with the recommendations of
the Soil Conservation Service and shall meet the requirements of the
City of Petaluma Erosion Control Ordinance and the approval of 'the
City Engineer. A grading plan shall be approved by the City
Engineer prior to issuance of building permits.
5. Building plans and site development shall take into account the
recommendations for security by the Police Department.
6. Building plans shall show site drainage to the satisfactions of the City
Staff.
7. The proposed project site plan building elevations and landscaping
shall be subject to SPARC approval in accordance with Section 26 -400
of the zoning ordinance. All conditions of SPARC approval shall
become conditions of the use permit. A landscape plan shall be
submitted for SPARC approval which depicts fence locations, ground
cover, and all front yard and street sideyard areas and the assurance
that all tall shrubs and trees shall be located in such a manner so as
to preserve views to the extent possible for buildings located uphill
from the project site.
8. All building walks and grounds shall be maintained in excellent
condition with private deed restrictions to be recorded insuring a high
level of maintenance of roofs, walls, downspouts, garage doors, patio
decks, yards and landscaping. The CC &R's shall also insure clean
driveways and yards free of rubbish, weeds and stored materials,
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vehicles and parts thereof. The private CC &R's shall contain a
provision which permits backup city enforcement of their maintenance
provisions. The outdoor storage of recreational vehicles and boats
shall not be permitted on the project site.
9. No buildings shall be approved. if the structural height of the building
not including chimneys, vents or other "minor architectural features"
extends above an _ imaginary plane radiating from eye height on the
balcony of the adjoining dental office building to the south. This
requirement may be modified by the Director of Community Development
and Planning if such modification can be shown to have a negligible
00 effect on the preservation of views from neighboring properties.
9q 10. This project shall be subject to payment of storm drainage impact fees
® per Municipal Code Chapter 17.30.
co 11. Buildings constructed by this project are subject to community
facilities development fees payable at time of issuance of building
permits.
12. This project shall be subject to any applicable school district impact
fees at the time of issuance of building permits.
13. The project sponsor shall execute a binding agreement which shall
stipulate that upon close of escrow of each residential dwelling unit in
Tatum project, developer shall pay $150.00 to the City per daily trip
end estimated to be generated by said unit. Each unit is estimated to
generate 10..0 trip ends per day. If the City establishes a Major
Facilities Traffic Mitigation Fee prior to close of escrow of any unit(s),
the fee for said unit (s) and all subsequent units in this project
thereafter be either $150.00 per trip end or the Major Facilities Traffic
Mitigation Fee, whichever is less on a per unit basis. For the purpose
of this condition, each of the 3 accessory structures to be considered
a residence
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approval
NEW BUSINESS
PUBLIC HEARINGS:
II. RAJA DEVELOPMENT, CREEKVIEW COMMONS, ELY BLVD. & MONROE
STREET, A.P. No. 136 - 111 -19 (File No. 3.272 -B)
1. Consideration of EIQ
2. Consideration of PUD (Planned Unit Development) amendment.
The public hearing was opened.
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Speakers: Leon Costanten (Raja Development), 700 California
Boulevard, Napa -- described project, answered questions;
driveway from Monroe was designed from emergency access
standpoint; other homeowners may not annex these four
units; 66-2/3% must annex this unit.
The public hearing was closed.
Commissioner Doyle "should be brought back if new units cannot be
accessed". Commissioner Parkerson - "problems on annexation from Monroe
Street ".
A motion was made by Commissioner Tarr seconded by Commissioner Bennett
to direct staff to prepare a mitigated negative declaration based on the
following findings:
COMMISSIONER BENNETT: Aye
COMMISSIONER DOYLE : Aye
COMMISIONER PARKERSON: Aye
COMMISSIONER READ: Aye
COMMISSIONER SOBEL: Aye
COMMIS'S`IONER TARR : Aye
COMMISSIONER LIBARLE: Aye
Findings
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 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.
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 project does not include additional phased development,
the project as conditionally approved does not have impacts which are
individually limited but cumulatively considerable.
d. The project as conditionally approved does not have environmental
effects which will cause substantial adverse effects on human beings
either directly or indirectly.
A motion was made by Commissioner Read and seconded by Commissioner
Parkerson 'to recommend to the City Council approval of the amendments to
the PUD Unit Development Plan to include 4 planned units on AP 136 - 111 -19
as part of the. Creekview Commons PUD based on the findings and subject
to the amended conditions as follows:
COMMISSIONER BENNETT: Aye
COMMISSIONER DOYLE: Aye
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COMMISSIONER
PARKERSON:
Aye
COMMISSIONER
READ:
Aye
COMMISSIONER
SOBEL:
Aye
COMMISSIONER
TARR:
Aye
COMMISSIONER
LIBARLE:
Aye
Findings:
1. Said amendment to the plan clearly results in a more desirable use of
land and a better physical environment than would be possible under
the original development plan.
00 2. The PUD District, as originally developed, has a suitable relationship
Iq to one (1) or more thoroughfares. The traffic impact anticipated as a
0 result of the proposed amendment will be mitigated through conditions
❑ of approval.
❑
3. The plan amendment as conditioned continues to present a unified and
organized arrangement of buildings and service facilities which are
appropriate in relation to adjacent properties, and adequate
landscaping will be required to insure compatibility.
4. The natural and scenic qualities of the site are protected with
adequate available public and private spaces designated on the original
and proposed unit development plan.
5. The development of the subject property, in the manner as proposed
to be amended 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 regulations of
the City of Petaluma, and the Petaluma General Plan.
Conditions:
1. The common area proposed for the new- units shall be merged with the
common area of the existing PUD, subject to staff review and
approval.
2. Access to the new units shall be via the Creekview Commons traffic
circulation system subject to SPARC review and approval. The
driveway proposed on Monroe Street shall be eliminated. .
3. Rear yard fencing for buildings 3 and 4, with rear elevations facing
Ely Boulevard, shall be designed to provide sound buffering. Said
fencing shall be an extension of that required in the original PUD for
units backing on Ely (i.e., shall provide sound buffering; shall match
in material, style, etc.; shall be physically connected to the sound
buffering fence required in original PUD) . Windows on rear elevations
of buildings 3 and 4 shall be designed to provide interior noise levels
not to
exceed
40 dBa
in bedrooms and
45
dBa
in other habitable
rooms.
All are
subject
to review approval
by
City
staff.
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4. On -site pedestrian access (i.e., in addition to the sidewalk on Monroe
Street) shall be provided between the proposed 4 -unit section and the
existing PUD, subject to staff review and approval.
5. A tentative map process shall be required for this project.
6. The Homeowners' Association of Creekview Commons shall be
responsible for maintenance of all landscaping installed 'in the public
right -of -way (i.e., between the soundwall and the sidewalk).
7. All applicable original conditions of approval of the existing PUD unit
development plans, Resolution 9314 N.C.S, shall be re- adopted as part
of this development plan.
8. The four new units shall be annexed into the existing CC &R's for the
Creekview Commons Planned Unit Development. If the annexation is
rejected by the Home Owners Association, the project will be returned
to the Commission for appropriate revision of conditions.
9. This project shall be subject to SPARC review, with special emphasis
on the following:
a. Building setbacks, landscaping (including public right -of -way
along Ely Boulevard) and architecture shall match or shall be
equivalent to that of the existing Creekview Commons
development.
b. Possibility of creekside walkway connection to be explored by
SPARC.
10. The project sponsor shall execute a binding agreement which shall .
stipulate that upon close of escrow of each residential dwelling unit in
this phase. of Creekview Commons., developer shall pay $15,0.00 to the
City per daily trip end estimated to be generated by said unit. Each
unit is estimated to generate 10.0 trip ends per day. If the City
establishes a Major Facilities Traffic Mitigation Fee prior to close of
escrow of any unit(s), the fee for said unit(s) in this project shall be
either $15:0.00 per trip end or the Major Facilities Traffic Mitigation
Fee, whichever is less on a per unit basis.
11.. Applicant shall participate in an assessment district or other funding
mechanism formed to construct Lynch Creek Bridge if such a district
is formed.
12. The applicant shall offer to the City (for relocation) the existing house
located on the project site should it be slated for demolition. If the
City chooses not to accept the house, demolition may proceed
subsequent to obtaining a demolition permit.
13. For information purposes, the following special development fees shall
be applicable: Sewer and water connection, Community Facilities,
Storm Drainage Impact, Park and Recreation Land Improvement and
School Facilities.
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14. Applicants shall contribute a pro rata share for the installation of a
landscape median island on Ely Boulevard. Dollar amount shall be
based on the amount of frontage of this property on Ely Blvd. and
shall be determined by the City Engineer.
15. Install fire hydrant as required by the Fire Marshal.
The public hearing was closed.
A motion was made by Commissioner Tarr seconded by Commissioner Bennett
to prepare a mitigated negative declaration based upon the following
findings:
COMMISSIONER BENNETT: Aye
COMMISSIONER
III. SIPES, MONTESSORI DAY CARE CENTER,
629 EAST "D" STREET,
COMMISSIONER
A.P. NO. (File No. 1.555)
Aye
COMMISSIONER
c
Aye
COMMISSIONER
SOBEL:
Aye
1. Consideration of EIQ
TARR:
Aye
COMMISSIONER
2. Consideration of conditional use permit
to allow
a day care facility
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for approximately 90 children and office uses on the grounds of
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the existing Petaluma Valley Baptist Church.
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The public hearing was opened.
Speakers: Tom Sipes - applicant. questions
re: item
#12; parking
questions; must rent second floor to
afford
project; answered
questions
re: facility operations; this is ideal location
for this
facility."
The public hearing was closed.
A motion was made by Commissioner Tarr seconded by Commissioner Bennett
to prepare a mitigated negative declaration based upon the following
findings:
COMMISSIONER BENNETT: Aye
COMMISSIONER
DOYLE:
Aye
COMMISSIONER
PARKERSON:
Aye
COMMISSIONER
READ:
Aye
COMMISSIONER
SOBEL:
Aye
COMMISSIONER
TARR:
Aye
COMMISSIONER
LIBARLE:
Aye
Findings:
a. The project does not have the potential to degrade the quality of the
environment.
b. The project as conditionally approved does not have the potential to
achieve short term disadvantage of long term environmental goals.
C. Because the proposal does not include additional phase development the
project as conditionally approved does not have impacts which are
individually limited, but cumulatively considerable.
d. The project as conditionally approved does not have environmental
effects which will cause substantial adverse affect upon human beings
either directly or indirectly.
A motion was made by Commissioner Tarr seconded by Commissioner Bennett
to grant a conditional use permit for up to a 90- student day care /preschool,
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office space and one residential unit in existing structures based on the
findings and subject to the conditions:
COMMISSIONER BENNETT: Aye
COMMISSIONER DOYLE: Aye
COMMISSIONER PARKERSON: Aye
COMMISSIONER READ: No (too much intensification of use)
COMMISSIONER SOBEL: Aye
COMMISSIONER TARR: Aye
COMMISSIONER LIBARLE: Aye
Findings:
1. The proposed use, subject to the conditions of . approval conforms to
the intent and requirements of the zoning ordinance and the general
plan.
2. This project will not constitute a nuisance or be detrimental to the
public welfare of the community due to the mitigation measures
incorporated in the conditions of approval.
Project Specific Conditions:
1. All conditions of the Fire Marshal shall be met.
a. Install an approved manual fire alarm system in both buildings.
b. Install panic hardware on exit door in chapel building,.
C. Provide one fire extinguisher 2A rated ABC dry chemical type for
each 3,000 square feet of floor space.
d. All drapes and other decorative materials shall be flame resistive.
e. No extension cords. All equipment and appliances to be direct
plug in.
f. Provide metal or flame retardant plastic waste cans.
2. The project shall be subject to approval of the Building Division.
3. This project shall be subject to SPARC review pursuant to zoning
ordinance section 26 -401. The review shall include fence design,
landscaping for parking area, street trees, additional public area
landscaping and any changes to the building architecture.
4. No signs may be erected on the site without issuance of a sign permit.
5. There shall be no open storage of equipment, materials, trash, litter,
etc.,
6. All fences between the project site and adjacent residences shall be
repaired as necessary. The fence between the proposed play area on
Vallejo and the adjacent residence shall be repaired or rebuilt as a
sound fence with no gaps, designed subject to SPARC approval.
7. Hours of organized use of the outdoor play area shall be limited to
. 8:00 AM through 5:00 PM.
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8. Additional daytime uses of the site (such as one residential apartment
and/ or up to 1,200 square feet of offices for non - profit organizations)
shall be such as to be served by the available parking after the needs
of the child care center have been met. Planning Staff shall make this
determination. The needs of the child care center shall be assumed to
be 25 spaces until proven to be otherwise.
9. The forcer two parking spaces closest to D Street on the . ingress drive
shall be eliminated and replaced with landscaping. The objective is to
screen the view of the parking places and to provide some stacking
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space between the parking lot and D
Street.
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10. The two lots which comprise the
site shall be
merged prior to
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commencement of the use.
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11. The parking layout shall be designated with "in" and "out" driveways.
Spaces shall be restriped, angled as
needed, and
appropriate signs
:and pavement markings shall be
provided, to
approval of City
Engineer. The objective is to reduce
the congestion
on D Street.
12. This project shall be subject to pay $150.00 to the City per daily trip
-end estimated to be created by the project. Staff estimates the net
new daily trips generated by this project to be 55. . If the City
establishes a major facilities traffic mitigation fee prior to
commencement of the use, the fee for this project shall' thereafter
either $150.00 per trip end, or the major facilities traffic mitigation fee
be whichever is less.
13. 'Hours of operation shall be from 7:30 AM to 6:00 PM five days per
:week Monday through Friday Evening uses of the . site` for meetings
shall be no more people than can be accommodated by the available
off- street parking.
14. This project shall
be subject to review after a trial period. At the end of six months
the neighbors of the site shall be re noticed and given an opportunity
to present feedback on any problems which have developed. If any
problems have developed the use permit will be reconsidered by the
;Planning Commission at that time and conditions of approval may be
modified or added This use permit may also be recalled to the
'Commission at any time for review on receipt of complaint or complaints
regarding noise, traffic congestion and any other characteristic of the
operation.
15. The fence between the site and the neighboring lot along East D Street
shall be rebuilt or replaced, design to SPARC approval.
16. Four additional parking spaces are to be provided subject to staff
approval and spaces with most difficult access shall be desi nated or
staf , office use or residential unit parking
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PLANNING MATTER:
IV. Discussion of proposed Petaluma Livestock Auction Yard collection
facility for temporary carcass storage at 84 Corona Road, A.P. No.
048 -08 -25 (File No. 4.763)
This item was withdrawn from the agenda as the County has taken action to
approve the project.
PUBLIC HEARINGS:
V. PETALUMA MUNICIPAL AIRPORT PCD (PLANNED COMMUNITY
DISTRICT) East Washington Street, (File No. 3.312 -A)
1. Consideration of amendments to land use and development
standards.
The public hearing was opened.
SPEAKERS:
Frank Lavezzoli - Airport Commissioner - answered questions regarding
proposed land use and setback amendments.
Barry Lawrence - Airport Commissioner - answered questions on proposed
amendments.
Mark Lill - Parkland Way - Questions concerning building heights, distance
of uses from property line.
The public hearing was closed.
A motion was made. by Commissioner Read and seconded by Commissioner
Doyle to recommend to the City Council approval of the P.C.D. amendments
as discussed by the Commission and summarized below:
COMMISSIONER BENNETT: Aye
COMMISSIONER. DOYLE : .Aye
COMMISSIONER PARKERSON: Aye
COMMISSIONER READ: Aye
COMMISSIONER SOBEL: Aye
COMMISSIONER TARR: Aye
COMMISSIONER LIBARLE: Aye
1. Deletion of last sentence under Section A. Purpose (stating specific
intention)
2. Requiring an air show permit rather than a zoning permit in Section
B. Permitted Principal Users.
3. Adding two principal permitted uses in Operations Subzone (fuel sales
and aircraft washing) .
4. Adding one principal permitted use in Aircraft Storage category
(miscellaneous aviation related storage) .
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VI. ZONING ORDINANCE TEXT AMENDMENT, CITY OF PETALUMA.
1. Text amendments to Petaluma Zoning Ordinance (1072 N.C.S.) to
comply with new National Flood Insurance Program (NFIS)
regulations and to incorporate current City regulations regarding
fill placed in certain Flood Plain Zone Districts.
This hearing was opened and continued to the Planning Commission meeting
of December 8, 1987.
PLANNING MATTER
VII. Discussion of proposed revised growth management system.
Discussion:
Staff briefly outlined the major changes between the current system and the
draft proposal. Because of the lateness of the hour, several Commissioners
were reluctant to launch into a detailed discussion of the draft system;
however, there were general comments. Commissioners Tarr and Bennett
expressed their regret at the loss of public input that used to be part of
the growth management system when it had the Residential Development
Evaluation Board through the 70's. Both felt that the inclusion of the
school districts as well as interested citizens added an important dimension
to the review of development proposals under the RDCS. Commissioner
Read felt that the new system did not give the Planning Commission the
"early look" at projects that the current system did because of Technical
Rating. She hoped that staff would be able to come up with a way to
advise the Commission of upcoming projects once the new sytem was put in
place. Commissioner Parkerson also supported the idea of somehow keeping
the Commission informed in the absense of Technical Rating. Commissioner
Sobel asked several questions about the workings of the new system, but
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5.
Adding eight principal permitted uses in the Aviation Commercial
Subzone.
6.
Deleting introduction sentence and four principal permitted uses in the
Commercial Subzone. Adding one principal permitted use (general
aviation terminal facilities) .
7.
Adding major conditional use option section in the Aviation Commercial
Subzone ( #5, a through f) .
8.
Deleting the one conditional use within the Commercial Subzone
(General Aviation terminal facilities) .
9.
Amending setbacks within the Aircraft Commercial Subzone and
Commercial Subzone to require a minimum of 10 between the public
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right -of -way and project landscaping (intention is to allow for
provision of sidewalks in the future without reducing landscaping
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setback of 25') .
10.
Delete specific parking requirement within Aviation Commercial
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Subzone, retain sentence which states "Where the adopted lease
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standards do not establish a specific standard, the parking
requirement shall be established by the Planning Director".
VI. ZONING ORDINANCE TEXT AMENDMENT, CITY OF PETALUMA.
1. Text amendments to Petaluma Zoning Ordinance (1072 N.C.S.) to
comply with new National Flood Insurance Program (NFIS)
regulations and to incorporate current City regulations regarding
fill placed in certain Flood Plain Zone Districts.
This hearing was opened and continued to the Planning Commission meeting
of December 8, 1987.
PLANNING MATTER
VII. Discussion of proposed revised growth management system.
Discussion:
Staff briefly outlined the major changes between the current system and the
draft proposal. Because of the lateness of the hour, several Commissioners
were reluctant to launch into a detailed discussion of the draft system;
however, there were general comments. Commissioners Tarr and Bennett
expressed their regret at the loss of public input that used to be part of
the growth management system when it had the Residential Development
Evaluation Board through the 70's. Both felt that the inclusion of the
school districts as well as interested citizens added an important dimension
to the review of development proposals under the RDCS. Commissioner
Read felt that the new system did not give the Planning Commission the
"early look" at projects that the current system did because of Technical
Rating. She hoped that staff would be able to come up with a way to
advise the Commission of upcoming projects once the new sytem was put in
place. Commissioner Parkerson also supported the idea of somehow keeping
the Commission informed in the absense of Technical Rating. Commissioner
Sobel asked several questions about the workings of the new system, but
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368
stated that he would ask those questions again at the Council workshop on
Tuesday, November 17.
ADJOURNMENT 11:00 PM.
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