HomeMy WebLinkAboutMinutes 12/08/198700038
PETALUMA PLANNING COMMISSION December 8, 1.987
REGULAR MEET,IN,G Tuesday, 7 :00 p.m.
CITY COUNCIL CHAMBERS, CITY HALL PETALUMA, CALIF.
PLEDGE OF ALLEGIANCE TO THE FLAG
ROLL CALL
COMM'ISS.IO.NER$ PRESENT: Bennett, Libarle, Parkerson, Read, Tarr
COMMISSIONERS AB "SENT: Doyle, Sobel
STAFF': WArren Salmons, Planning Director
Pamela Tuft, Principal Planner
Mike Moore,, Principal Planner
APPROVAL OF .MINUTES : Minutes. of November 10 and 24, 1987
approved as written.
PUBLIC :COMMENT None.
COMMISSIONER COMMENT None.
COMMISSIONER REPORT None.
CORRESPONDENCE None.
DIRECTORS REPORT: None.
READING OF APPEAL RIGHTS
INFORMATIONAL ITEM
Update on Cameo Coffee:
The new "afterburner" roasting unit at Cameo Coffee was installed on
Monday, November 30th in an effort to eliminate their objectionable smoke
and odor problems. Other interested parties (i.e., complaintants) have
i been' notified.
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NEW iBUSINESS
PUBLIC HEARINGS
I. !P &L TRUCKING, 1327 CLEGG STREET, AP NO. 137- 110 -09, (File No.
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1. Consideration of EIQ.
2 Consideration of conditional use permit to allow a trucking
facility.
`l The public hearing was opened.
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® SPEAKERS: None.'
The public hearing was closed.
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A motion was made by Commissioner Parkerson and seconded by
Commissioner Tarr to direct staff to prepare and post a negative declaration
based'lon the following findings:
COMMISSIONER BENNETT - YES
COMMISSIONER DOYLE - ABSENT
_ COMMISSIONER PARKERSON - YES
=' r, COMMISSIONER READ - YES
COMMISSIONER SOBEL - ABSENT
r COMMISSIONER. - YES ?
, p'�,A„GQMMISSIONER LIBARLE - YES
indin gs
a. Due to the. developed nature of the existing . site, the project does not
have the po "tential to degrade, the quality of the environment,
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!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
.jthe-., of a rare or endangered . plant or animal or eliminate
ii portant 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
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goals .
c. The project, as conditionally approved; does not have environmental
effects which. will cause substantial adverse effects on human beings
either directly or indirectly.
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A motion was made by Commissioner Read and seconded by Commissioner
Bennett to grant a conditional use permit for a truck terminal based on the
following findings:
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COMMISSIONER
BENNETT - YES
COMMISSIONER
DOYLE - ABSENT
COMMISSIONER
PARKERSON - YES
COMMISSIONER
READ - YES
COMMISSIONER
S "OBEL - ABSENT
COMMISSIONER
TARR - YES
COMMISSIONER
LIBARLE - YES
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. The proposed use will not constitute a nuisance or be detrimental to
the public welfare of the community.
Conditions
1. The' public right -of -way (i.e. Clegg Court, Clegg Street) shall not be
used for loading or unloading of freight or equipment; overnight or
prolonged parking of vehicles, trailers or trucking facility equipment;
or any other business- related use.
2. All equipment and vehicles shall be parked indoors with the exception
of one 27 foot trailer which may be parked against the rear (north)
building elevation.
3. This use shall not be expanded beyond the capacity of the existing
lease space to contain all equipment and vehicles within the building
(except one 27 foot trailer) . If more lease space is acquired, this
condition may be modified. "
4. No outdoor storage shall be allowed on site. All existing outdoor
storage on the site (pallets, equipment, dumpster, etc.) shall be
removed or moved indoors within 10 days of approval of this use
permit.
5. The Con Vault tank shall be secured and screened from view from the
street and from adjacent properties with landscaping and fencing,
subject to staff review and approval.
6. No repair or maintenance of vehicles except oil change and washing
may occur on site or in street in vicinity of site. New and waste oil
shall be stored only in secured, screened area (with fuel tank) or
indoors.
7. This use permit may be recalled to the Planning Commission at any
time due to complaints regarding noise generation or other operating
characteristics. At such time, the commission may repeal the use
permit or add modified conditions of approval.
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8.
Existing utility meters and existing exposed (exterior) pipes along the
east building elevations shall be screened from view to staff approval
within 30 days of Use Permit approval.
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9. Existing signs for Willits Design shall be removed within ten days of
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se permit approval.
10. !,No sign shall be erected without issuance of a sign permit.
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II. STEWART AND STEWART MARINE, 715 PETALUMA BLVD., AP NO.
;008- 194 -28, (File No. 1.562) .
�1. Consdieration of EIQ.
O 2. Consideration of conditional use permit to allow a marine service
® and repair shop with some accessory sales.
The public hearing was opened.
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SPEAKERS: Bob Lipman - Applicant's representative - applicants have no
problems with the conditions as presented in the staff report with
Commission's proposed amendment to Number 11.
The public hearing was closed.
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>tion was made by Commissioner Parkerson and seconded by
ssioner Read to direct staff to prepare a mitigated negative
ation based on the following findings:
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Fin
a.
M.
4ISSIONER
BENNETT - YES
iISSIONER
DOYLE - ABSENT
iISSOINER
PARKERSON - YES
iISSIONER-
READ - YES
i ISSIONER
SOBEL - ABSENT
iISSIONER°-
TARR - YES
1ISSIONER
LIBARLE - YES
.in g s :
Due to the developed nature of the existing site, the project does not
have the potential to degrade the quality of the environment,
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ubstantially 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
t he range of a rare or endangered plant or animal or eliminate
important examples of major periods of California history or prehistory.
The project as conditionally approved does not have the potential to
achieve short term to the disadvantage of long term environmental
goals.
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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.
e. The project, as conditionally approved, will mitigate possible adverse
noise effects to any noise sensitive receptors such as housing through
restriction of activities. Tenant improvements will include noise
control as required.
A motion was made by Commissioner Read and seconded by Commissioner
Bennett to grant a conditional use permit subject to the findings and
amended conditions as follows:
COMMISSIONER
BENNETT - YES
COMMISSIONER
DOYLE - ABSENT
COMMISSOINER
PARKERSON - YES
COMMISSIONER
READ - YES
COMMISSIONER
SOBEL - ABSENT
COMMISSIONER
TARR - YES
COMMISSIONER
LIBARLE - YES
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. The 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.
3. The City will, introduce a rezoning for this parcel to change its
designation from (MET Light Industrial to CH Highway Commercial to
bring it into conformance with the General Plan
Conditions
1. Improvements to the building shall be designed to meet the noise
standards specified in the Uniform Building Code, Section 22 -301 of
the Petaluma Zoning Ordinance, and the 1987 General Plan.
Improvements shall be as specified by a City- approved licensed
acoustical engineer. Improvements shall be made prior to occupancy
and commencement of use. At no time shall future off -site noise levels
exceed City Standards, i.e. Zoning Ordinance and General Plan.
2. All marine repair work - related activities shall take place indoors.
3. Outside storage shall be limited to display and temporary storage of
boats /trailers not being, worked on.
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4. This project shall be subject to SPARC with special emphasis on the
f ollowing:
a. Parking area shall meet City Standards.
b. Shed attached to rear of building shall be repaired and repainted.
c . Exterior modifications to front of building.
d. Any visual screening necessary beyond existing fencing.
e. Provision of trash facilities.
5. This use permit may be recalled to the Planning Commission at any
time due to complaints regarding noise generation or other operating
characteristics. At such time, the Commission may repeal the use
' permit or add modified conditions of approval.
Q 6. Existing signs for Donal Machine will be removed within ten days.
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7. No signs may be erected on the site without issuance of a sign permit.
8. 'Vehicles trailering boats shall be required to exit the site off of
Second Street via the existing right -of -way. Signs designating
: entrance only /no exit" at Petaluma Boulevard South entrance shall be
provided .
9. Five off - street parking spaces shall be provided and shall be kept free
of boats being displayed or stored.
10. j Written permission to use the 2nd Street right -of -way shall be
submitted to the Planning Department prior to occupancy and
commencement of use.
glrest- for�the - Git- jr- to- initia tc- rezening- +h- e--p•rojec-t- -site- f rani - -M —L -to
EJ�f - prior- -to
occap�rrc��nd- conrmen
12. All requirements of the Chief Building Inspector shall be met.
13. All requirements of the Fire Marshal shall be met.
III. i MCBAIL COMPANY, VILLAGE EAST III, GARFIELD DRIVE /VILLAGE
EAST DRIVE, AP NO's 017- 260 -44 and 017 - 270 -60, (File No. 6.867) .
1, Consideration of rezoning to P.U.D.
2. Consideration of tentative map for 74 -unit residential subdivision.
The 'public hearing was opened.
SPEAKERS:
Mike; ' Gallagher - McBail - Answered questions, no problems with conditions.
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The'
public hearing was closed.
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A motion was made by Commissioner Read and seconded by Commissioner
Tarr to recommend the the City Council approval of the Village East .III
PUD based on the findings and subject to the conditions as follows:
COMMISSIONER BENNETT - YES
COMMISSIONER DOYLE - ABSENT
COMMISSIONER PARKERSON - YES
COMMISSIONER READ - YES
COMMISSIONER SOBEL - ABSENT
COMMISSINOER TARR -YES
COMMISSIONER LIBARLE - YES
Findings
1. That the PUD District is proposed on property which has a
suitable relationship to one (1) or more thoroughfares (Garfield,
Village East Drive) ; 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.
5. That the proposed PUD 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:
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. The applicant shall provide for perpetual maintenance of all
landscaped areas not contained on private property to the
satisfaction of the Directors of Community Development and Parks
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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.
3. A legally binding maintenance contract 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
accomplished prior to approval of the Final Map.
00 14. The development plan /landscape plan, unit architecture and model
I q distribution are subject to review by SPARC. All SPARC
Q conditions of approval for the PUD plan which affects the
® tentative map shall also, be incorporated in the tentative map prior
to final map submittal. SPARC review shall include the following:
a. Additional trees shall be added to the landscape plan and
PUD development plan to create a tree -lined streetscape
throughout the project.
b. Fence design to help deter trespass into adjacent agricultural
areas.
C. Provision of at least 100 of the units in an architectural
design substantially different from the remaining units within
the project, in response to General Plan policy.
5. Any signs erected to advertise or direct persons to the project
shall meet the requirements of the City sign ordinance and obtain
i a sign permit from the City.
6. Noise mitigation shall be incorporated in home construction per
the SEIR (East of Ely) .
7. Any modifications to the PUD development plan require prior
approval of the Director of Community Development. The Director
shall not grant such approval if it is found to have a detrimental
effect on the housing mix or visual repetitiveness of the immediate
neighborhood.
8. 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 within thirty days after Council approval of
the revised development plan.
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9. The Unit Development Plan shall clearly note the location and
design of the rear and side yard six -foot, solid wood,
view- obscuring fence for each unit.
10. The project CC &R's (conditions, covenants and restrictions) shall
be developed to provide references regarding development
standards which shall become conditions of zoning approval as
follows:
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A. Minimum building setbacks shall be as follows:
Detached, single - family - front: 20 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 dwellings shall be prohibited.
F. Single_ family detached 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 projections
subject to the requirements of the City Zoning
Ordinance as stated in F2, above.
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.
H. Maximum lot coverage (including existing building and any
additions) for standard detached single- family homes shall
not exceed 40 percent.
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.
A motion was made by Commissioner Parkerson and seconded by
Commissioner Bennett to recommend approval of the tentative map for
Village East III based on the findings and subject to the amended conditions
as follows:
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COMMISSIONER. BENNETT - YES
COMMISSIONER DOYLE - ABSENT
COMMISSIONER PARKERSON -YES
COMMISSIONER READ - YES
COMMISSIONER SOBEL - ABSENT
COMMISSIONER TARR - YES
COMMISSIONER LIBARLE - YES
Findings
1. The proposed subdivision, together with provisions for its design
co and improvement, is consistent with the General Plan.
O 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 development
proposed, as conditionally approved.
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
therefore will not cause substantial environmental damage, and no
substantial or avoidable injury will occur to fish or wildlife or
their habitat.
I '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 hearing or cooling opportunities in the subdivision.
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Conditions
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1. Fire hydrants shall be located as required by the Fire Marshal.
2. A ten -foot public utility easement shall be provided along both
j sides of all street right -of -ways.
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3. Design and construction of all public improvements and utilities
necessary to serve the project shall be subject to approval of the
City Engineer.
4. All on -site private improvements, i.e., paved areas., utilities,
drainage, etc. shall be subject to approval of appropriate City
Departments.
5. Prior to approval of a final map, the developer shall submit a
plan for energy conservation measures to be incorporated in to
the project, subject to review and approval of City Staff (SEIR) .
6. 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.
7. 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.
8. If prehistoric or historic remnants are encountered during project
construction, work shall be halted and a qualified archaeologist::.
contacted to evaluate the finds. 1 Mitigation measures prescribed
by the archaeologist and required by the City should be
undertaken prior to resumption of construction activities.
9. The developer shall comply with 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 60 feet may require a
water pressure system installed for each unit to maintain
adequate house pressure. Water pressure calculations must
be submitted with the final map to verify that adequate
domestic pressure can be obtained.
C. The newly constructed section for Garfield Drive should
include from the gutter to the centerline. If field conditions
provide the existing pavement to be satisfactory, the full
pavement section will not be required.
d. Prior to the issuance of the first building permit, the
developer shall contribute a fair -share contribution to
signalization improvements at the Ely Boulevard /East
Washington Street and Ely Boulevard/ Caulfield Lane
intersection. Fair share contribution amount shall be based
on the project's prorated share of the traffic using said
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intersection, subject to. review and determination of the City
Engineer (SEIR) .
e. Signing and striping shall conform to the City of Petaluma
standards.
f. Sanitary sewers shall not be designed in a curbed alignment
without a standard manhole.
g. The cut -off ditch located on the adjacent property along the
north, easterly boundary is not acceptable as shown. It shall
be designed and installed as a permanent system. This
drainage, control shall consist of an underground pipe system
with surface concrete "v" ditch and -inlets. A berm shall
also. be provided between the ditch and adjacent to the
backyard fence. This berm is required so as to avid any
tilling' of the ditch. An equivalent., alternative solution to
this drainage problem, 'may at the discretion of the City
Engineer, be stb,stituted for the recommendation above.
h. All streets. entering Garfield Drive shall be provide_ d with
stop -sign controls (SEIR) ..
i. The storm drain in Garfield Drive shall be extended to the
easterly property boundary.
j. Prior to the issuance of any foundation permit, lot pad
elevations shall be certified by a registered Civil Engineer or
Land . Surveyor.
No off -site grading shall be permitted without express written
consent of adjacent property owners.
Project street names shall be. subject to approval of the City
Street Naming Committee.
Off -site storm drainage facilities, shall be developed to
accommodate drainage from this area in conformance with and to
the approval' of', the Sonoma County Water Agency.
An Avigation. Easement with buyers acknowledgement shall be
developed and recorded for each lot in the project.
Project CC &R's subject to review and approval of City staff prior
to final map approval.
The c.ul -de -.sac landscaped islands shall be signed to indicate "no
curb ,parking," - or "island parking only", subject to. staff review
and .approval.
Lots located along the project north boundary shall have no more
than 18" difference in elevation from adjoining lots within the
Shelter Hills Village Subdivision.
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17. Lots located along the project's east and south boundaries shall
have no more than -18" difference in elevation from the adjacent
agricultural land.
18. The development shall comply with the requirements of the
Building Inspector as follows':
19.
a. Certify pad elevations before building.
b=: E'��rtifp -frris� red- moor= elevatirnr�ef�or�-�ccuganeq-
b. Any retaining walls constructed on. property lines over 2 feet
shad-- be- cvrrcrete .(measured from 'bottom of footing ) shall. be of
concrete or masonry material.
c'. If 'holding tank .is required because of low water pressure see
Engineering for requirements .
d. Where, ground-slopes greater than 1 on 10., foundation shall be
stepped. U'.B.C. 2907(c):.
e. Soils with expansion 'index greater than 20, requires special
design foundation, U. B . C.. 2904(b).
an
d 3 of Phase J, located at the cor.
aeger Lane Have been o eked
the City o ° Petaluma for development
of Garfield
McBail' for
t child- care
ited to t "e
period of time within which the; City must make arrangements for
development of a child care faciliti. Terms shall - be: approved by
the City Council prior to ,approval of inal M ap .
IV. MARINA OFFICE. PARK' .ASSO,CIATES '(MOPA) (.PET.ALUMA MARINA),
LAKE-VILLE HIGHWAY AT BAYWOOD '.DRIVE, AP NO's 005 - 060 - 06, 24,'
27, 28 (File .No. 3.351) .
1. Consideration of rezoning to Planned Community District for
marina., office, hotel project.
This public hearing was opened. _ and was continued 'to the Planning
Commission meeting of January 12, 1988.
CONTINUED PUBLIC HEARING
V. 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 (.NF,IS )
regulations and to incorporate current City - "regulations regarding
fill placed `in certain Flood Plain and Floodway Zoning Districts.
The continued public hearing was commenced.
, SPEAKERS: None.
The public hearing was' closed.
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A motion was made by Commissioner Tarr and seconded by Commissioner
Read !to recommend that Council direct staff to prepare and post a Negative
Declaration for the adoption of Zoning Ordinance amendments pertaining to
Flood'
lain and Floodway Regulations based on the following findings:
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMM_ ISSIONER
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Findings
BENNETT -YES
DOYLE - ABSENT
PARKERSON -YES
READ - YES
SOBEL - ABSENT
TARR - YES
LIBARLE - YES
1. The adoption of the regulations 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.
2. The adoption of the regulations does not have the potential to achieve
''short term to the disadvantage of long term environmental goals.
3. ;,The adoption of the regulations does not have impacts which are
individually limited but cumulatively considerable.
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COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
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COMMISSIONER
COMMISSIONER
4. j The adoption of the regulations does not have environmental effects
which will cause substantial adverse effects on human beings either
directly or indirectly.
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A motion was made by Commissioner Bennett and seconded by Commissioner
Parke'rson to recommend Countil adoption of proposed Zoning Ordinance text
amendments pertaining to Floodplain and Floodway Regulations as proposed
by staff and amended by Commission, as follows:
BENNETT -YES
DOYLE - ABSENT
PARKERSON - YES
READ - YES
SOBEL - ABSENT
TARR - YES
LIB ARLE - YES
Section 1 -203 - definitions are amended or added as follows:
Add itlhe following definitions:
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"Levee" : a man -made structure, usually an earthen embankment, designed
and 'constructed in accordance with sound engineering practices to contain,
control, or divert the flow of water so as to provide protection from
temporary flooding.
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"Levee system": a flood protection system which consists of a levee, or
levees, and associated structures, such as closure and drainage devices,
which are constructed and operated in accordance with sound engineering
practices.
Replace definition of "mobile home" with the following:
"Manufactured home": a structure, transportable in one or more sections,
which is built on a permanent chassis and is designed for use with or
without a permanent foundation when connected to the required utilities.
For flood plain management purposes the term "manufactured home" also
includes park trailers, travel trailers, and other similar vehicles placed on
a site for greater than 180 consecutive days. For insurance purposes the
term "manufactured home" does not include park trailers, travel trailers,
and other similar vehicles."
Replace the term(s) "mobile home" with "manufactured home" in the
following definitions: "Mobile Home Access Drive ", "Mobile Home Access
Drive, Side", "Mobile home Access Drive "Mobile Home Area", "Mobile
Home Building Line ", "Mobile Home Park ", "Mobile home Park Storage
Area", "Mobile Home Space", "Mobile Home Space Line, Front", "Mobile
Home Space Line, Rear", "Mobile Home Space Line, Side", "Mobile Home
Space Width", "Mobile Home Space Depth", "Mobile Home Space Corner".
"Mobile Home Space Interior ", "Mobile Home Space Yard ", "Mobile Home
Space Yard, Front", "Mobile Home Space Yard, Rear", and "Mobile Home
Space Yard, Side".
Add the following definition:
"Manufactured home park or subdivision" a parcel (or contiguous parcels)
of land divided into two or more manufactured home lots for rent or sale.
ARTICLE 26 AMENDMENT - Amend Section 26 -303.6 (Conditions for
Variances in Floodways ) as follows:
E. Any apglic -than applicant to whom a variance is granted shall be given
written notice that if any structure is . permitted to be replaced with a
lowest floor elevation below the base flood elevation that the cost of
flood insurance will be commensurate with the increased risk resulting
from the reduced lowest floor elevation. A copy of the notice shall be
recorded by the Floodplain Administrator in the office of the Sonoma
County Recorder and shall be recorded in a manner so that it appears
in •tne cnain or title or the arectec parcel or Tana.
Article 16
FIIJCgIWAY AND FLOOD PLAIN DISTRICTS
Amend 16 -100 Purpose - To establish land=- use regulations for
properties situated in floodways and flood plain lands so as to:
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A. Minimize property damage from flood waters and safeguard public
'health, safety, and general welfare;
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B. j Protect human life and health;
C. ' Minimize expenditures of public money for costly flood control
� proj ects;
D. ' Minimize the need for rescue and relief efforts associated with
flooding and generally undertaken at the expense of the general
CO
p ublic;
E. i Minimize prolonged business interruptions;
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Q F. Minimize damage to public facilities and utilities such as water
® and gas mains, electric, telephone and sewer lines, streets - and
1 bridges located in areas of special flood hazards;
G. i Help maintain a stable tax base by providing for the second use and
development of areas of special flood hazard so as to minimize
future flood blight areas;
H. j Insure that potential buyers are notified that property is in an
area of special flood hazard; and
I. Insure that those who occupy the areas of special flood hazard
assume responsibility for their actions.
This Article is intended to establish specific restrictions on the
use 'f those properties or portions of properties which are situated
within the City of Petaluma and within the Petaluma River Basin Flood
Plain and Floodway areas as defined below, and shall apply to all
develliaPment within those areas.
Add: 16-102 F INDMS CF FACT
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A. The flood hazard areas of the City of Petaluma are subject to
periodic inundation . which can result in loss of life and
property, health and safety hazards, disruption of commerce
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and goverimiental services, extraordinary public expenditures
for flood protection and relief, and impairment of the tax
base, all of which adversely affect the public health, safety
and general welfare.
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B. These flood 'losses can be caused by the cumulative effect of
obstructions in areas of special flood hazards which increase
flood he and velocities, and when inad equately anchored,
damage uses in other areas. Uses that are inadequately
floodproofed, elevated or otherwise prote from flood
damage also contribute to the flood loss.
Add: 16-103 NIEM -EDS CF REDUCING FL OCD LOSSES.
In order to accomplish its purposes, this o rdinance includes
methods and provisions for:
A. Restricting or prohibiting uses which are dang erous to health,
safety, and property due to water or erosion hazards, or which
result in damaging increases in erosion o flood heights or
velocities;
B. Requiring that uses vulnerable to floods, inc luding facilities
which serve such uses, be protected against flood damage at the
time of initial construction;
C. Controlling the alteration of natural flood plains, stream channels,
and natural protective barriers, which help acc ommodate or channel
flood waters;
D. Controlling filling, grading, dredging, and other development which
may increase flood damage; and,
E. Preventing or regulating the construction o flood barriers wh ich
will unnaturally divert flood waters or whi may increase flood
hazards in other areas.
Amend: 16 -200 Flood Plain and Floodway Areas - The Petaluma River Basin
Flood Plain and Floodway Areas are defined as' those areas of
Special Flood Hazard identified by the Federal Insurance
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E10ministration through a scientific and engineering report entitled
"Flood Insurance Study for the City of Petaluma," dated August,
.!1979, with accompanying Flood Boundary and Floodway Map; and
accompanying Flood insurance Rate Maps. Any official revisions
!thereto are hereby adopted by reference and declared to be a part
of this ordinance. This Flood Insurance Study is the minimum area
of applicability of this Ordinance and may be supplemented by
studies for other areas which allow implementation of this
0 Ordinance and wh -ich are recommended to the City Council by the
Floodplain Administrator. Maps and data which reflect this
® delineation shall be kept on file. in the Office of the Carrmunity
Development and Planning Director of the City of Petaluma, and
!shall be available for public examination at reasonable times.
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16 -30,'0 Defini - tions Unless specHi defined below, words or
p hrases used in this ordinance shall be interpreted so as to give
them the meaning they have in cannon usage and to give this
o rdinance to most reasonable application.
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Add: j alter" in the context of this Article and the changing of a
riverine or drainage channel, shall mean any activity which
decreases the carrying capacity of said riverine or drainage
1 channel.
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Add: j "Appeal" means a request for a review of the Floodplain
, Administrator's interpretation of any .provision of this ordinance
or a request for a variance.
Amend "Area of Shallow Flooding" means a designated AD, Ali or VO
;Zone on the Flood Insurance Rate Map (FIRM). The base flood depths
( range from one to three feet; a clearly defined channel does not
exist; the path of flooding is unpredictable and indeterminate;
jand, velocity flow may be evident.
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"Area of Special Flood Hazard" means the land in the flood plain
wi thin ' a ccmmmity subject to a one percent or greater chance of
flooding in any given year.
Amend: "Base flood" means the flood having a one percent chance of being
equalled or exceed in any given year. (also called the "100 year
flood) ".
Add: "Basement means any area of the building having its floor subgrade
below ground level on all sides.
Add: "Breakaway walls" are any type of wall, whether solid or lattice,
and whether constructed of concrete, masonry, wood, metal, plastic
or any other suitable building material which .ts not part of the
structural support of the building and which is designed to break
away under abnormally high tides or wave action without causing any
damage to the structural integrity of the building on which they
. are used or any buildings to which they might be carried by flood
waters. A breakaway wall shall have a safe design loading
resistance of not less than ten and no more than twenty 'pounds per
square foot. Use of breakaway walls must be certified by a
registered engineer or architect and shall meet the following
conditions:
1. Breakaway wall collapse shall result from a water load
less than that which would occur during the base flood;
and
2. The elevated portion of the building_ shall not incur any
structural damage due to the effects of wind and water
loads acting simultaneously in the event of the base
flood.
Add: "Coastal high hazard area" is the area subject to high velocity
waters, including coastal and tidal inundation or tsunamis. The
area is designated on a Flood Insurance Rate Map (FIRM) as Zone
V1 V30, VE or V.
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"Development" means any man -made change or improved real estate
.�- ncluding but not limited to buildings ` or other structures, mining,
dredging, filling, grading, paving, excavation, or drilling
operations located within the area of special flood hazard.
Amend: "Development Permit" means a zoning permit, grading permit or
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building permit or. 'any other permit, certificate, or license
pertaining to the erection, construction, reconstruction, moving,
conversion, alteration, or addition to any building or structure
a nd the use of any land, building or premise, per the, procedure set
. forth in Section 16.702.
Amend "Flood or Flooding" means a general and terrporary condition of
-partial or ccirplete inundation of normally dry land areas from: (1)
the -overillow. of flood waters, - (2) the unusua and rapid•
accumulation or runoff of surface waters :from any source, and/or
.i(3) the collapse or subsidence of land al,orig - t-,he__shore of a lake or
;other body of water as 'a result of erosion or undermining caused by
Waves or currents of water exceeding anticipated cyclical levels or
suddenly 'caused by an unusually high water level in a natural body
of water, accwpanied by a severe storm, or by an unanticipated
!force of nature,_such as flash flood or.an abnormal tidal surge, or
'by some 'similarly unusual and unforeseeable event which-results in
` flooding as defined in this definition.
-Add: "Flood Boundary' and Flopdway Map" means the official map on which
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the FinergOncy, M A
Federa IL A gency or Federal Insurance
Adrfiini�stratjon has delineated both the areas of flood - hazard and
the fl.00dway.
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,"Flood Insurance Rate Map` (FIRM) means an official map of the City
of 'Petalirm or Sona County, on which the Federal Insurance
A dministration has delineated both the areas of special flood
hazards and -
the risk premiun zones appl-i to the community.
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"Flood Insurance Study" is the official report provided by the
Federal Insurance Administration. The report contains flood
profiles, as well as the Flood Boundary - Floodway Map and fhe water
surface elevation of the'base flood,
Add': "Fl;oodplain or flood -prone area!' means any land area 'susceptible to
being. inundated by water from any source (see definition of
"flpoding) "..
Add: "Floodpla n management'! means the operation of an overall program
of correctye and. preventive measures for reducing flood damage,
including -'but not 'limited to emergency preparedness plans, flood
control works- and floodphain management regul,atiops,.
Add:. Floodplain management regulations;" means zoning ordinances,
subdivision regulations',_ building codes„ health regulations,
ppeci.al purpose ordinances (such as f.loodpl ordinance, grading
ordinance, and erosion control ordinance) and other' applications of
pol.i°ce power. The term describes: such .state or local. regulations
in any combinat thereof; which provide :standards for the purpose
of ;f lood damage prevention and reduction.
"Fl,00dproofed" means watertight with walls substantially
impermeable to the passage; of water and with structural' components
having the capability of resisting hydrostatic and hydrodynamic
loads and effects of buoyancy.
Add: "Floodproofing, means any combination of structural and
inonstructural additIons;, changes, or adjustments to structures
which reduce or eliminate flood damage to real estate or improved'
real property, water and sanitary faci.l' ties, structures and their
contents.
Amend': "Floodway" also referred to as "regulatory floodway" means the
channel of a- river or other watercourse_ and, the a.dj'acent land areas
that must be reserved in order to discharge the base flood without
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Add::
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curnulativel.y increasing the water surface elevation more than one
(1) f oot..
„ intended purpose unless it i,s- located or carried out in close
proximity to water. The term includes only docking faci,li- ties,
port facilities that are necessary for the loading and unloading of
cargo or passengers, and ship building, and ship, repair facilities,
but does not include long -term storage. or related manufacturing
facilities.
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4 ,"Habitable Floor " means any floor usable for living purposes, which
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includes working,. sleeping, eating, cooking or recreation, or a
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ombination thereof. A, floor used only for storage purposes is not
I "habitable floor."
Add: !,'Highest adjacent grade!' means the highest natural e levation o the
ground surface prior to construction next_to the proposed walls of
a structure.
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Add: , ,'Lowest floor" means' the lowest floor of the lowest enclosed area
(including basement). An unfinished or flood resistant enclosure,
usable: solely for parking of vehicles, building access or storage
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; in an area other than a basement area is not considered a
bui.lding'•s lowest floor; provided, that such enclosure.is not built
so as to render the structure in violation of the applicable
non- elevati.on.design requirements of this ordinance.
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Add: !,'Manufactured home" means a structure, transportable, in one or more
sections,, which is built on a permanent chassis and is designed for
u se with or without a permanent foundation when connected to the
required utilities. For floodplain management, purposes the term
'!manufac,tured :home" also includes park trailers, travel trailers
and other similar vehicles .placed on a site - for greater than 180
_ 'consecutive days.
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Add: "Manufactured hone park or_ subdivision" means a `parcel (or
contiguous parcels) of land - divided into two or more manufactured
home lots for sale or rent.
Amend: "Mean :Sea Level" to read: for purposes of the National Fiood
Insurance Program, the National Geodetic Verti,caf (NGM), of
1929 or other datLun, to which 'base 'flood- elevations shown on a
comrnumi.ty's Flood Insurance Rate,Map are referenced.
"New Construction" means structures for which the "start of
Construction" commenced on or after the effecti Ve date - this
ordinance. 1�
Add: "No Net Fill" me,
within a flood p
3 any mat;er> al brought on
n area that would displace
t by the removal of a 1 ike
fill shall be of
This material may be removed from a_ portion of tl
it may be; removed from a s.i t e in the imned'i a
a project site
god waters. All
. ;of material.
roj ect site,; or
area w here the
Amen
detexmined - to the sati:sfac;t,ion of the City
Engineer and the
Soncma County Water Agency - to result in .a reasonable
equivalence
of hydrology- and .hydraulics to the situation
before; the
development. For purposes of cori;p:l i °ance, one .or
'more individual.
parce.1s or an entire reach may demonstrate a
!!zero net fill"
ba °l ance,
"Petaluma, River Bas -in" means all significant
flooding sources
affecting the City of. Petaluma including the
Petaluma River,
Washington Creek, Lynch.Creek,, Brook, Thomp
son ,Creek, Kelly
Creek, Adobe Creek, Capri Creek, Corona Creek,
and several minor
tributaries thereto.
"Person "' means_ an individual or his agent, f
partnership,
association or corporati -on, or agent of the 'aforemhent
pned
or this state or its agencies or political subdivisions.
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Add: !!Remedy a yio;lat means to bring the, structure, or other
development into compli=ance. with State or local fIoodplain
i - gu; _
management, -re latiorns, or, if_this_As not possib.le,: to reduce the
"impacts of its noncompl:iance..to .a level acceptable to the City.
. Ways that. impacts may be, reduced - include protecting the structure
V r other affected development frcan flood damages implementing the
enforcement provi,s,i_ons of the, ordinance or otherwise deterring
future similar vio-1atIons, or reducing Federal financial exposure
ith regard to the ,,structure or other development.
Add: !'Riverine"
to, f
ling a river
including tribu
es,), .stream, brook, etc..
Add: . "!'Special flood .hazard area (SFHA)" means _ an area having special
flood or flood-related erosion hazards, and shown on an FMA or
" FIRM as Zone A, AD, .A1=30, AE, A99., AH, Vo, V1 -V30,, VE or V.
Delete : uStart- a f--- GmI..��- ;%-Jr►-'L -one m—'- the - --f i-r�-Fha-c t - -or
construe tion -of -a- structure -on -a- site, -- such- as- the - pouring- of -s-labs
or-- footirigs-=- �- h , - R- �r �„ T -- i7r�hxies-- � pre�arat�orr, - - each - - as
excavating -clearing;. -- grading; -- and - -f "r ug; -- and - -ine +odes- -the
'insta} }anon -�-- streets- .antes- rn- �Htw�,- .-and- -irrchtdes
for- a- ba�etnent- ,- fbot�rrg�- piers - � ,- -or'- the- erectrort -of
;temporary -forms --- a3so-- icltxles-v�rrliixgs,-- suck -as
garages -br-- sheds - =-insta3-lat o r -o+- protabie- �+T+*r±+*+-es• -or
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Replace with: " Start of ConstructIon ", inc:ludes substantial improvement,
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and means; the date the building permit was issued. provided the
actual start of construction, repair,, reconstruction, placement, or
other improvement was within 180 days of the permit date. The
actual start -means the first placement of permanent
cons truction,of a structure on a'site,.such the pouring of slab
or footings, the installation of pi the construction of
columns., or any .work beyond the stage of excavation; or the
Placement of a manufactured home on a foundation. Permanent
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construction .does -not. include land ,preparation, 's`uch.as clearing.
grading and filling; nor does i_t innclude, placenent of construction
staking; nor does it, include the instal- lat.ion oT streets and /or
walkways.; nor does it 'include excavation for a,_bas footings,
1.vLAZL a L'WXL1 WZ, {11G Gi'Gl.:l.'l vu 1J1 CLLJIJ .L' C%.L,
I J - %VLW1 i LIUL UUCZI
it �include the i_nstallatIon on the property of accessory:
such as, ,garages, or sheds riot occupied`as dwelIingjunits'or
not part
of the main's.tructure: !�
"Structure" means a walled and /or roofed building
including a gas
4 g. • p •p y -'
or liquid storag tank,. that is rinci all above ]
gt ound, as well
as a manufactured hare.
improvement of a structure either, (1) before th' improvement or
repair is started, or (2), If the structure has been damaged. and is
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being restored, before the damage occurred. For Jthe purposes of
this definition Ilsubstanti`al, improvement" is con I sidered to occur
when the first alteration of any wall, ceili'ng,!'Ifloor, or other
structural part of the building' commences,, whether .or not that
IF
alteration effects the external dimensions of` the structure. The
term does not, however, (1) include any project for the improvement
of a structure; to carply with existing state - r local ,health,
sanitary or safety code specificati.ons which are solely- necessary'
to assure sa living conditions, or, (2) any' alteration of a
structure listed on the National Register of Historic Places or a
State or City Inventory of Historic Places.
Add: "Wariance" means a grant of relief 'from the
ordinance which permits'. construction in a
otherwise be prohibited by this ordinance.
Add: "Violation" means the failure o
to be fully compliant with the
regulations. A structure or
elevation certificate, other -ce
f a . structture or
commami ty I s • .f lo
other develop
rt,ifi=catioris, or
Arements of` this
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airier that would
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pther deyel?opment
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dplai�n management
e�nt without the
q 'ther evidence of
W,
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tipliance required
°in
this ordinance is presumed to be in
- o .l at i on until
such
time
as that documentat,i on_. i�s provided.
16 -400 FLT PLA'INS— O MBINING DISIRICT (FP-C) All areas within the
.boundaries of the "Area of Special Flood Hazard" but outside the
"Floodway" areas are hereby zoned to the (FP-C) Flood Plain -
I Canbining District.
16 -401 Effect of Zone - areas zoned Flood `Plain- CTining District
(FP-C) the regulations of the underlying. zoning district shall be
„ combined with and apply in addition to the provisions of this
.Article. Where any conflict may exist between the requirements of
°this ordinance and other zoning districts, the provisions of this
Article shat apply.
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16 -402 Restrictions in Zone - Any permitted principal use, accessory
use, or conditional use in an underlying zoning district shall be
require a development, permit considered - eared +iozrab -use in the
FP-C District per Section 16.702 and may be permitted only in
accordance with the provisions of this Article.
16-500 FLOCOWAY DISIRICT (F -W) - All areas within the boundaries of
"the "Areas. of Speci -al Flood. Hazard" and identified as "Floodway"
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areas are hereby rezoned to the F -W (Floodway) Zone.
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16-561 I Encroachents in Floodway -Since the floodway ts an extremely
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hazardous area due to the velocity of flood .waters which carry
debris, potential projectiles, and erosion potential, no
encroachments wi -th'in 'Floodway lands are, permitted;. including fill,
new construction,. Intensification of, existing use, change to more
intensive use,, substantial - improvements, and other development,
except as specified herein as permitted or conditional land uses;
and provided that a certifIcat,ion by a reg=istered professional
e ngineer or architect is provided demonstrating that encroachments
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shall riot result in any increase in flood levels during the
occurrence of the base flood discharge.
16 -502 Permitted Uses - Floodway Districts - The following uses are
permitted upon: obtaining a :Development Permilt -per Section
16.702 without a Use Permit where modification or removal of* native
vegetation, including trees, is not required:
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1. Cpen space agricultural uses not requiring a fence or
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closed building.such as cropland, orchards, and livestock
feeding and grazing,.
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2. Circuses, carnivals and - other similar transient anmseznent
enterprises provided a zoning permit has been obtained
from the C mitt' Development and.Plannil
urr g Department.
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3: As ananci.11ary use to a permitted'use wilthin an adjacent
zoning district: Loading and un- Loading areas, and
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parking lots, provided there, shall bye no structural
n p p y� l
i rovements other than axed' driveways, parking areas
and landscaping. All such areas shall be approved by the
City's Site Plan and Architectural Review E'.annittee and
contain no storage of material which may be in conflict
with Section 16- 707.6 or subject to major damage by flood
waters.
4. Modification of Native or Riparian Vegetation - Where
modification or. removal of native or riparian vegetation
is required, such "modification or (removal may be
permitted after obtaining =a development permit consisting
of written approval from the Cccnimm i "ty Deve l opment and
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Planning Director, provided that a such proposed
modifications in the Flood Plain have been found to be
consi °stent with the General Plan.
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5. Any other open type of use as determined by the Zoning
Administration (Director of Camam`ity Development and
Planning) to be of the same, general character as the
above permitted uses.
6. Periodic dredging of silt material from the navigable
portions of the Petalizm River for maintenance purposes,
when said si.lt material is removed from the floodway
area.
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Amendl 1.6 -503 Conditional Uses - Floodway District - The following
uses may be permitted. after approval of a conditional use permit by
�ihe City of Peta °liana::
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1. Open air public and private recreational facilities such
j as parks, golf courses, and athletic fields.
j 2. Private. and public docking, mooring, and boat launching
facilities providing such facilities shall be designed
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and constructed so as not to restrict the carrying
capacity of the designated f1podway.
I 3. Aboveground public utility and private service facilities
such as water and sanitation pipe lines, roads, and
bridges, and similar facilities, providing such
b facilities shall be designed and constructed so as not to
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restrict the carrying capacity of the designated
f l oodvsay.
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4. Improvements in stream channel al,i;gnment, cross section,
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and capacity including modification of river bank and
flood protection levels, other than periodic dredging of
si +t material from the navigable portions of the Petaluma
River for maintenance purposes, when said silt material
is removed from the floodway area..
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5. Loading and unloading
there sha be no - st
paved driveways',
areas shall be
Architectural ltE
material which r
and, parkii
lots, provided
:nts other than
)asking areas and landscaping. All such
b
Y y'
approved the Ci t. s Site P1 an and
iew Ccamitt.ee and conta „in no storage of
y be in conf,l.ict with, 16_ -707.6
jr damage by flood water s ;.
or subject to
16 -600 Prezoning of Flood Hazard Lands - All ' not within the
City of Petaluma. but within the boundaries of the '!!Areas of Special
Flood Hazard” identified by the Federal Insurance Administration
through a scientific and engineering report entitled. "The Flood
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Insurance Study for the County of Sonoma" dated. May. 31, 19 or
any updates t and 'Which are also within the [ Ci ty of Petaluma
Planning area as shown on the Petaluma GO Plan and
Fnvrrornnental Design Plan are hereby prezoned to' the FP-C (Flood
Plain- C'.cmbining Zone) or F -W (Floodway Zone), in accordance with the
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Principles set out An Sections 1`6 -400 through 16 -500 and this
Article.
16 -700 General Provisions - The provisions of this Chapter are.
applicable to al.1 Areas of Special Flood 'Hazard within the City of
Petaluma.
Amend: 16 -701 Compliance - No structure or land shall hereafter be
constructed, located, extended, converted, or altered without full
compliance with the term of thi.s Article and j�other applicable
regulations. Violations .of the provisions of IthIs - article by
failure to ccaply with,_ any of its _ requirements Onc;luding
(i
violations of conditions and safeguards established in connection
with conditions,) shall constitute a misdemeanor; Nothing herein
shall prevent the City Council from taking such 1 -awful action as is
necessary to prevent or remedy any viola:t.ion.
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I G reater R estrict ions., 7h Ar
Add: 16 1.1 ffl)rog4t_ oh G __--i is ticle is not
intended to rep abroga �QT. i any, existing pasenents,
convenants, or deed restrictions. However, where this article and
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another article,, easement; covenant, or deed restriction conflict
pr overlap, wkii imposes the more stringent restrictions shall
p revail.
Add: 16-701.2 Interpretation. In the interpretation and application of
this article, all provisions shall be
A. Considered as minimum requirements;
B. Liberally construed in favor of the governing,body; and,
C. Deemed neither to 1,irnit nor repeal any other powers
granted under state statutes.
Armnd 16-702 Development Permit Required - No structure or l and
shall hereafter be located, extended, coverted or altered within
FP-C (Flood Plain-Ccabining Zone) or within F-W (Floodway Zone)
lands without having first received a "de permit" in
accordance with the provisions of this. Article; and for
developments requiring Use Permits, with the provisions of Sections
.. /Ib_nU.0 through 26-512. Developrbent perm.it applications shall be
reviewed by the, Comnmity Development and Planning Director and the
requirements of this ordinance enforced in accordance with Article
(Enforcement, Violations, Penalties, Enactments) of this Zoning
. ,Ord'inance.
Application for a Development Permit 'shall be =de on forms
furnished by the F-Iopdplairi Administrator and may include, but not
be Limited tp�: plans drawn to scale - showing . the nature, location,
dimensions,
and elevation of the, area 'in' question; existing or
proposed' structures, fill, storage of materials, drainage
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facilities; and the. location. of the foregoing. Specifically, the
'following lnformatIon ijs required.
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Add: 16- 702.1 Designation of the Floc
CrTnnmity Development and .Planning Di
hereby app ointed to administer and.
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A. Proposed elevation. 'in relation to , mean seat.
�
level, of the
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lowest floor (.including basement) of all' _structures
;_in Zone ,AO or
Wj elevation of highest adjacent ; grade and proposed
elevation of
lowest floor of structures. j
B. _ Proposed elevation in relation, to mean sea level
to which any
structure will be 'floodproofed:
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C. All, appropriate _cerfifi cat ions listed in Section
1'6 -800.3 of
this ordinance; and
D. Description of the extent to which any watercourse
will be
altered or relocated as a resula of p_roposed.devellopment.
__i —_a_— T7__
.2- 7__— A1__—
granting or denying development permits 'in acc: rdance with i'ts'
provi:s i ons .. i
Amend 16 -703 Residential Construction (except Mobile How Parks)
New construction ' and substantial inprovement of any residential
structure permitted. in FP-C (flood Plain- ('.ornbining) Zones shall
have the lowest `habitable floor, including basement, elevated at
least 12' inches above the level of the base fl,lod a evat -ion or
depth number specified on the FIRM (Flood Insurance Rite Map),
whichever appllies to the area, unless: otherwisle restricted in
Section 16 - 703 Upon the completion of the structure the
elevation of the lowest floor including basement shall be certified
by ;a registered. ; professional engineer or. surveyor, to be properly
elevated. The datum, for this eleva "t,ion, sha 1 be, as specified in
this Article. Such certification or wer.f'ication shall be provided
to.. the Floodplain Adninistrator. it
16 -703:1 Pdobi +e Man ifa_c;tured Horne Parks` -
manufactured homes shall be placed within floodway
or hi`sl /her designee is
ant ttii s ordinance by
No n_ew mobi +e
areas,. Existing
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0 n'O ,
=bi +e , Manufactured home parks. within flood plain areas may be
e xpanded and new mobi +e manufactured horse parks constructed only
where the ground elevation of each manufactured hone pad of such
,park is elevated ; at. least 12 inches above the base flood elevation
' Unless otherwise restricted in Section 16= 703.,2, and adequate
access and drainage: are provided. Existing _rwbi+e- manufactured
-ho= parks in fIoodway -areas may not be expanded under any
circtm stances .
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16 - 703.2 A ,zero net f:i1,L policy covers the area along the Petaluma
River west of the freeway, upstream of the Payran Street Bridge and
including the area -along Willowbrook Creek east of the freeway
downstream _of Old Redwood Highway (thi`s area- known generall as
Redwood Business Park II)._ In this area, clearance above base 100
year flood elevat for finished floors shall, be a minimum of two
feet, and zero net f`i11 ; ,:as. defined shall apply to any proposed
develoamnt activity.
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Amend') 16 -704 Norir.esidential Construction - New construction and
s ubstantial improvement of any commercial, industrial or other
'nonresidential structure shall be subject to the restrictions of
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this Article See t ion- -i6 -400-- through - Nr-- A-, and shall either
have the lowest floor, including basement, elevated 12 inches or
more above the level of the base flood elevation or depth nurrber
specified on the FIRM (Flood Insurance Rate Map) unless otherwise
restricted,,in.,Sect_io ; i__1.6- 7,.04.1 or,,together with attendant utility
and sanitary facilities, shall:
;(A) be floodproofed so that below the base flood level the
structure is watertight with walls substantially impermeable to the
passage of water;
(B) have structural c cuponents capable of'resisting hydrostatic and
hydrodynamic .loads and effects of buoyancy; and
(C) be certif -ied by a registered professional engineer or architect
that the standards of this subsection are satisfied. Such
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certif=ications ions shall be provi,ded to the officia+- -Set—forth—in
Floodpla'i-Ti,Adriinistrator.
Add: 16-704.1 A zero net fi.11 T)olicv tcovers the area along the Petaluma
River west of the .freeway,, upstream of the ':P-ayranStreet Bridge and
including the, area along Willowbrook Creek eastilof the - freeway
downstream of Old Redwood Highway (this area laiown generally as
Redwood Business Park W. In this, area-, clearance - above base 100
year.f.jqod: elevation, for finished floors shall be a minims_ n: of two
feet, and zero net fi.11 as defined shall apply itoany proposed
development act,ivity.
Delete: ++-new
constructed -with
-using
anchored
'to-prevent-f
Replace with: 16-705 SrANDARDS, OF CCINSIRUMCD
special f.' hazards designate FP-C the foil
require,
16-705.1 Anchoring
A. All new construction an
In all areas of
I I -
standards are
ti'a'l improvement 'shall be
or latera of the
c and hydrostatic loads,
B. All manufactured homes shall met the
Section 16-707.1.
16-705.2 Construction .Niatpri.als andMethcids
anchored to preyent flotation., collapse
.structure resulting from hydrodynarni
including the effects- of
standards of
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000-A 11 5
A. All new construction and,, substantial improvermnts shall be
'constructed with material's' and utilize equipment resistant to flood
dazmge.
B. All new construction and: substantial inprovements shall be
,constructed using methods and practices that minimize flood damage.
C. All new construction and substantial improvements shall be
'constructed with electrical, heating., ventilation, plumbing and air
conditioning equipment and .,other service facilities that are
designed and/or Iocated.so as prevent water from entering or
, accurmlating within the cmppnents during conditions of flooding.
D. All new construction and substantial improvements within Zones
AH, AD or VO, shall provide adequate drainage paths around
�structures on slopes to guide flood waters around and away fr
proposed structures,.
Add: Elevation and Floodproofing
A. All new construction and substantial improvements, shall
.insure that fully, enclosed ,areas bellow, the lowest floor that are
subject to flooding shall be designed to automatically equalize
hydrostatic flood forces on exterior walls by allowing for the
entry and exit o floodwaters. Designs for meeting this
';rec pre�d professional pi rerpent must e be certi f ied, by a regist
engineer - or architect or meet or exceed the fol,.Ipwing rninirmm
cri teria:
.1. A miniman of two openings having 4 total net area of not
less than one .:square inch for every square foot of enclosed
area subject to' flo9ding shall be provided. The bottom of all
openings . sha be no - higher than one foot above grade.
Openings may be equipped with screens louvers, valves or
other coverings or devices provided that they permit the
automatic entry and exit of floodwaters; or
34
000416
2. Be certified
to 'comply
with a
local, floodproofing
standard approved 'by
the'Federal
Insurance
Adninistrat'ion.
B. Manufactured homes shall also meet the standards in Section
16- 707'.1.
Amend 16 -70.6 Utilities - (1) All new and replacement water supply and
sanitary sewage systems shall be designed to minimize or
eliminate infiltration of flood-waters into the sys;tein and
discharge from systems into flood waters,; (2) On-Site water
and sewage disposal systems shall be located to avoid
impairment to them or contamination from them during flooding.
16 -707 Subdivision Proposals - All subdivision proposals shall .
comply with the following requirements:
1. Subdivision Design - All subdivision proposals shall be
consistent with the need to minimize flood damage. -
2. Subdivisions Utilities - All subdivision proposals
shall have "public utilities and facilities such as sewer, gas,
electrical,, and water systems located and constructed to
minimize flood damage.
3'. Subdivisions -.Drainage subdivision proposals shall
have adequate drainage provided to reduce exposure to flood
damage.
4. Street Elevation Data - Base flood elevation data shall
be provided for all.subdivision proposals wi'•thin FP-C (Flood
Plain- C,cmbnng Zone ) lands.
5. Subdivisions- - Erosion Control - ' Ihe perimeters of all
earth pads permitted within (FP= --C) flood plain areas ,shall be
engineered to Prevent erosion. of the pad due to water
velocities of base flood. A registered professional engineer
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shall certify that this subsection is satisfied ;and a copy of
such certification shall be provided to the City Engineer and
Chief Building Inspector.
6. Subdivisions - Storage in Areas of Special Flood Hazard -
The storage or processing of .materials that are in time of
flooding buoyant, explosive, or could be injurious to
property, structures, human, animal or plant life is
prohibited in FP-C and F -W districts.
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7. Subdivisions - Certification of „Floodproofing - All
structures requiring flood proofing shall be so designed so
that below the base flood level the structure is water tight
with walls substantially impermeable to the passage of water
and with structural components having the capacity of
resisting 'hydros and hydrodynamic loads with effects of
buoyancy. A registered professional. engineer -or architect
shall certify that the standards of this subsection are
satisfied and :a copy of such cert i f:cat i,on shall be provided
to the Director of Public Works and the Chief Building
Inspector.
Add: 16 -707.1 Standards; for Manufactured Hanes. All new and
replacement manufactured homes and addition to manufactured homes
shall:
A. . Be elevated so that the lowest floor is at or above the base
flood elevation; and
B. Be_ securely _anchored to a permanent foundation system to
resist flotation, collapse or l,a:teral movement.
Amend; 16 -800 Dut.i °es & Responsibilities of the Ccmnmity
Development and Planning Department - It shal.l..be the duty of the
Ccrrrranity Development and Planning-Department to;
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1. Review all development permits to assure that the permit
requirements 'of this ordinance have been satisfied, and to
insure that, construction of development sites are reasonably
safe fran flooding.
2. Review permits for proposed development to assure that
all necessary permits have; been obtained from those Federal,
State or Local goverramental agencies from which prior approval
is required.
1. All records required to be kept pertaining to the
provisions of this Chapter shall be maintained in the Office
of Com7amity Development and Planning Department shall be open
for public. inspection. In regard to this item, the following
information is required to be submitted by 'the applicant:
(A) Elevation in relation to, mean sea level, of the
lowest habitable floor (including basement.) of all
structures as certified by a registered professional
engineer or licensed land surveyor
(B) Elevation in xelation to mean sea level to which any
structure has 'been f.loodproof.ed;
(C) Certification by a registered- professional engineer
or architect that the floodpr.00fing methods for any
nonresidential structure meet the floodpr.00fing
requi:remerits stated in Section 16 -704; .and,
(D) Description of the extent. to which any watercourse
will be altered or altered or relocated as a result
of proposed developrmnt.,.
4. Requi.r.e as a condition of development approval that
maintenance is provided within the altered or relocated
portion of any watercourse affected or disturbed by the
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project so that the flood carrying capacity isMot dimini-shed-.
adversely affected. For purposes of thi,s art.iqJ,e, "adversely
affected" mans that the cumlative effect of the proposed
development when combined with all other existing and
anticipated ,development, will not increase the water surface
elevation of the base floodrwre than'one foot at any point.
5. Use of Other Base Flood Data. When base flood elevation
data has not been. provided in, accordance with $�ectIon 16-200,
the Floodplairi Adrninis.,trator shal,-1 obtain, review, and
reasonably'utilIze any base flood elevat,i-on and floodway data
available froth a Federaj, _ State or other source, in order to
adninister Section 16-705. Any such information shall be
submitted to 'the City Council for adoption.
6. Whenever.a-riverine is to'be altered,or relocated:
(1) Notify the California ; Department; of! Water Resources
prior to such alteration or relocation of a, watercourse,
and submit evidence of such notification _ to the Federal
Insurance Adninistra,tion;
(2) Require that the flood carrying capacity of the
altered or relocated port -ion of', said watercourse is
maintained
7. Cbt-ain and rmInta-in for publJp, inspection and make
avai,la:bl'e as needed:
(1)-- the: certification re in Section 16-800.3(1)
(floor el.
(2) the, certification required , in Section 16-703
(e in -areas of .shal fl ooding),; .
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19M
(3) the' certification required in Section_ 16 -704
(elevat,ion- or- fl,00dproofing of non- res- dential
structures);
M - the certification required in Section, 16- 705`.3A(1)
or 16- 705.•3A(2), (wet f.loodproofing standard);
(:5) the certified elevation_r'equired in Section 16,.707.5
(subdivision "standards);
(6) the certif;ica_t,ion re
qui'red in _ ' Section ; 16 -501
(floodvvay encroachments).
8. Make interpretations where_ needed, as;, to the exact
location. of the boundaries of the areas of zpeciaI flood
hazards (for :example,' where there_ appears to be _a conflict
between a mapped boundary and actual field conditions), The
person _contesting the lccat;ion.o;f the botmdary shall be given,
a. r-easonab.le opportunity to appeal the interpretation as
rovi -ded in Section 26 -202.
9'. Take action to remedy violations of this artiche as
spec1fied in Section 16 -701 herein.
16 -900 Warning and Disclaimer of Liability - The degree of flood
protection required by this Article is considered
reasonable for regulatory purposes and is based on
scientific and engineering considerations, Larger floods
can and will occur on occasion. Flood heights may be
increased by man -made or natural causes. This Article
does not imply that land outside the areas of special
flood. hazards or uses permitted within such areas will be
free from flooding or flood damages. This Article shall
not create liability on the part. of the City of Pe:talurna
or by any officer or employee thereof for any flood
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damages that result from reliance on this Article or any
administrative decision made thereunder.
PLANNING MATTERS
VI. 1988 PLANNING COMMISSION CALENDAR.
L. Review and consideration of 1988 Planning Commission meeting
schedule.
VII.. GROWTH MANAGEMENT
1. Continued discussion of draft revised growth management.
Staff reviewed proposed processing schedule for the new Growth
Management System and took questions and comments from the Commission.
Major Commission concerns included dealing with the potential of inflated
requests for allocations from developers; the need to notify developers that
what they request or are allocated is a guarantee of the number of units
they will actually have approved (project review may require a reduction in
density) ; keeping the Commission informed on the projects that will be
coming, before them; and establishing a per -iodic growth management system
review similar to the 5 -year update called for in the General Plan. Staff
also reported that the final. version of the ordinance will come back to the
Commission for public hearing before going on to the Council.
ADJOURNMENT 9:05 PM.
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