HomeMy WebLinkAboutMinutes 03/13/198219
M I N U T E S
PETALUMA PLANNING COMMISSION APRIL 13, 1982
REGULAR MEETING PETALLTr1A
CITY COUNCIL CHAMBERS CALIFORNIA
PRESENT: Comm. Harberson *, Head, Lavin,.Shearer, Tencer, and Waite
*arrived at 9:04 p.m.
ABSENT: Comm. Popp
STAFF: Gregory Freitas, Community Development and Planning Director
Warren Salmons, Principal Planner
L Cynthia Beeken,.Associate Planner
_g Thomas Hargis, City Engineer
MINUTES Minutes of March 9, 1982 were corrected to read on Page 2 under Acorn
Terrace Subdivision: Comm. Head requested that the Sonoma County
J" Water Agency review the drainage not only around Acorn Terrace. but
all flood plain areas. Minutes were approved as corrected.
.
CORRE_SPONDENCE The applicant., Matthew Roche, for DeSchmire Restaurant,
has requested a continuation to the next.meeting.on
April 27th.
I
DIREICTOR'S REPORT Joint workshop held last night for the Housing Element;
staff was directed to file' the working draft with the
_ state. This takes approximately 90 days for a response.
There will be at least one additional workshop before
public hearings begin.
CO UNTRY CLUB ESTATE I (UN IT IA), MCNEAR & COUNTRY CLUB DR. — VARIANCE,
ENVIRO NMENTAL IMPACT_ QUESTIONNAIRE, UNIT DEVELOPMENT P LAN AND TENTATI
MAP REVISIONS
.(Tape, 33 _ 819)
Item`2.304 -. To consider a variance to exempt .Country Club Estates Unit IA
from .the provisions of Article 19.1 of the Zoning Ordinance 1071 N.C.S.
(H.R Hillside.Residential Development Combining District).
Chairman Lavin directed staff t,o present the variance report. The public
hearing was =,opened.
Speaker: Richard Coombs, representative of Piombo Corp., developer
The public- hearing was closed. Motion was deferred. ..Chairman Lavin directed
staff,, to combine the presentations for items 2, 3, and 4..
Page 2 of 12
NM
I.
PETALUMA PLANNING COMMISSION MINUTES OF APRIL 13 1982
COUNTRY CLUB ESTATES I (UNIT IA) - continued
Item 11.454 - to review environmental documentation for the proposed County
Club Estates Unit IA.
Item 3.204 - to consider revisions to the adopted P.U.D. Unit Development Plan
for Country Club Estates Unit IA, 16 acre development of 32- detached single
family homes, and 28 attached single family homes, and 2.3 acres of public open
space located in the vicinity of Country Club Dr., and.McNear Ave. (APiP s
008 - 540 -01 through 63).
Item 6.507 - to consider revisions of the approved tentative map for Country
Club Estates Unit I to correspond with the proposed Country Club Estates Unit IA
"development plan.
The public hearings were opened. Piombo Corporation representatives gave
a lengthy presentation. 'Speakers:
A. J. Weddle, 1319 Canyon..Dr.
. Michael 11 Rocca Dr.
Kenneth Godfrey, 1322 Canyon Dr..
The public hearing w-as'closed'by Chairman Lavin.
Mo.t -ion introduced by Comm. Waite, seconded by Comm. Shearer, -to approve the
variance to exempt Country Club Estates, Unit'IA from the requirements of
Article 19..1 of the Petaluma Zoning Ordinance (H.R.D., the Hillside
Residential Development Combining District)-based on recommended findings..
AYES: 5 ABSTAIN: 1 (Harberson)
Motion introduced by Comm. Shearer, seconded by Comm. Waite to recommend
the City Council direct staff to issue a Negative Declaration 'on the revised.
development plan and tentative map based,on recommended findings.
AYES: 5 ABSTAIN: 1 (Harberson)
Motion introduced by Comm. Tencer, seconded by Comm. Head,, to recommend
the City Council approve the revised.devel.opment plan based on the recommended
findings and conditions.
AYES:, 5 ABSTAIN: 1 (Harberson)
i
Richard Coombs, Project
Mike D.. Malone of Donald Herzog &.Assc., soils engineers
Jack Macy, Mitchell & Heryford of Santa Rosa, civil engineer
George Hargraves, SWA Group, Sausalito, landscape architects
Don Crosby, Crosby Thon'ton &.Marshall Assc:, architect
Speakers from audience:
f d
".7r.
j Page 3 of 12
PETAL'UMA PLANNING COMMISSION MINUTES OF APRIL 13 1982
I. COUNTRY CLUB ESTATES I' (UNIT IA) - continued
al
Motion introduced by Comm. Waite, seconded by Comm. Shearer to recommend
the City Council approve the revised tentative map based on the recommended_
findings and conditions, with Condition 113 added: A mechanism will be provided
to assue funding for maintenance (acceptable to the City Engineer) and recon-
s;truction of the check dams and'any areas -in the project in the eventuality of
soil1movement or dam failure; and to maintain all project related subdrains and
drainage ways.
AYES_ 5 ABSTAINT- 1 (?'arbersnn)
II. - MATTHEW ROCHE, DE SCHMIRE RESTAURANT 304 BODEGA AVE. - USE PERMIT
. (Tape.'006 - 012)
LO
Item 1.350 To consider a use permit application from Matthew Roche for the
purpose of serving alcoholic beverages for consumption on the premises at
Q the De Schmire Restaurant. The public hearing was opened.
Motion introduced by Comm. Tencer, seconded by Comm: Shearer, to continue
the public hearing until the 'next meeting scheduled for April 27, 1982.
AYES 6
III. ZONING ORDINANCE AMENDMENT.SECTION 16 -300 - DEFINITION OF SUBSTANTIAL
IMPRO;V,EMENT IN THE FLOODIAY AND FLOOD PLAIN`ZONES.
(Tape) 012 - 130)
I:
Item 17,.96 -,To consider an amendment to Section 16 -300 of the Petaluma
Zoning, Ordinance ..1072 N.C.S. (definition of "substantial improvement" in
the F�ioodway and Flood'Plain Zones) to reflect the standards recommended
by.th + " Federal Emergency Management Administration.
Chairman Lavin directed to make the presentation. The public hearing
was opened. Comm. Tencer and Comm. Harberson wished further information
from staff before voting.
A
Speaker: Paul Heaton, 5 Vallejo St. was in favor of this amendment.
Mo�tion.,introduced by Comm. Shearer, seconded by Comm.-Tencer to continue
the hearing for this item to the next meeting of April 27, 1982,
AYES: N
\l
IV. AMERICAN ALLEY ABANDONMENT, LOCATED BETWEEN PROSPECT AND MARTHA STR.S__
(Tape 130 ` 155)'
Item 9:176 - To consider an application from Mr. & Mrs. J. Beaulieu and
Mr. and Mrs. J. Dunaway to abandon that portion of American Alley located
between Prospect St..and Martha St.
Chairman Lavin directed staff to make the presentation. The public
hearing was opened.
Speaker: Joe Milner, representative for applicants
Staf.Cpointed out that F.G. &E, and Pacific Telephone have requested that-
Page 4 of 12
22 PETALUMA PLANNING CWMISSION 14INUTES OF APRIL 13, 1982
IV. AMERICAN ALLEY ABANDONMENT - continued
utility easements be secured if this item is approved by the City Council.
Motion introduced by Comm. Head, seconded by Comm. Harberson to recommend
the City Council approve American Alley abandonment (located between
Prospect St. and Martha "St.) based on the finding that it is consistent
with the General Plan and Environmental Design Plan.
AYES: 6
V. B ARRY PARKINSON 508 PETALUMA BLVD. 'SO.. PARKING VARIANCE
(Tape 155 to 292) -
Item 2..303 -'To consider :a variance request by Mr. Barry Parkinson for
reduced parking at 508 Petaluma Blvd. South to accomodate a: proposed
restaurant.
Chairman. Lavin directed staff to make the presentation for the above.
The public hearing was opened. Two neighbors the property objected,.to
the variance due to . a. parking hardship.
Speakers: Don Smith, 24 Raymond.Heights
Buck Johnson., 1 Joelle Heights
Barry' Parkinson, applicant 41 Raymond Heights
The public hearing was closed:
Motion introduced by 'Comm. Shearer, seconded-by Comm. Head, to approve
a variance for reduced-parking-at 508 Petaluma Boulevard South based on
recommended findings.
AYES: 6
ZONING MATTERS:
VI.
DIAMOND HEAD, PETALUMA BLVD. SOUTH & J ST..EXTENSIC)
(Tape 292 - 313) N - .RF.VISI(1N T(l P r,
Item.3.249 - To consider.a revision to the approved P.U.D. Unit Development
Plan for the Diamonhead project, 53 condominium units, to permit a two phase
development schedule.
Motion introduced by Comm. Head, seconded by Comm. Tencer, to recommend the
City Council approve an amendment to the Diamond Head'`condominium P.U.D.
development plan based on recommended findings and on '*I conditions.
AYES: 6
ADJOURNMENT
The meeting was adjourned at 10:46 to April 27, 1982.
Page 5-of 12
COUNTRY CLUB ESTATES UNTT.IA - V
ITEM 2;.304 - FINDINGS
1. (There are peculiar and unusual circumstances inherent in the
property sufficient to cause a hardship. Such conditions are not common
to all or most of the properties in the immediate area.
The unusual condition inherent in the project is that the number of
units proposed for this site was approved prior to enactment of the
slope density ordinance. No change in this number is proposed and the
revised design results in a more desirable development project.
2." That a hardship peculiar to.the property and not created by any act
LO
of the owner exists.
Sixty units have been approved and are still viable for the site. They
Q were rendered non - conforming by an act of the City, not by any act on
the part of the property owner.
3. (The variance is necessary for the preservation and enjoyment of a
substantial property right,possessed by other properties in the same
zoning district and.in the vicinity. The variance, if granted, would .
not constitute a special privilege to the recipient not enjoyed by his
neighbors.
The original development plan was approved and 60 housing "sites were
created through recordation of 'a final subdivision map. These hcusing
sitesexist, and to deny the variance would prevent'an alternative
design to be considered for units which the property owner has a vested
i.
raht to develop. This.would be the same right any other property owner
would have in a P.U.D. district, or in any other districts in the
vicinity under similar circumstances. It would not constitute the grant
of a special privilege.,
4. Authorizing the variance would not .be of substantial detriment to
adjacent property, and will not materially impair the purposes of this
ordinance or the public interest.
The variance would allow consideration of a redesign which would result
in an improved project if approved. The improved project would have
lesslimpact on adjoining properties than the present design. Granting
of ttie.variance would not impair the purposes of the zoning ordinance or
be contrary to the public interest.
23
24 COUNTRY CLUB ESTATES UNIT IA - NEGATIVE DECLARATION
ITEM .11.454
FINDINGS
Page 6 of 12
I. A qualified soils engineer believes that County Club Estates, Unit
IA can be developed as planned. Detailed subsequent engineering studies
will be prepared and' submitted for city review prior to approval of the
final map on the subdivision. Prior to construction, any additional
soils studies necessary will be performed and the recommendations ofthe
report incorporated into the design of the improvement or building be
constructed.
2. - -Adequate on -site and off -site improvements have been proposed to
mitigate the storm drainage concerns associated with development of the
project. The !mechanism proposed to maintain the check dams is_
anticipated to be adequate and -will be formalized as a condition of
project approval.
3. The revised .project design, street, and lot layout results in a
less environmentally impacting project than that approved in 1978.
4. Project design changes and conditions of approval have or. will be
adequate mitigate potential impacts associated with development.
COUNTRY CLUB ESTATES UNIT IA`- P.U.D. DEVELOPMENT PLAN
ITEM 2.304
FINDINGS
1. Said Plan clearly results in a more. desirable use of land and a
better physical environment than would be _possible under any single
zoning district.or combination of zoning districts.
2. That the PUD District is. proposed on property which has a suitable
relationship to.one (1) or more thoroughf are s;. 'and that said
thoroughfares are adequate to carry any additional traffic
generated by the development.
3. 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.
4. That the natural and scenic qualities of the site are protected,
with adequate available public and private spaces designated on the
Unit Development Plan.
S. That the development of.the subject property, in the manner
proposed by the applicant, will not be detrimental to the public
welfare, wil'1 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., with the Petaluma General
Plan, and with any.applicab,le Environmental Design Plans adopted by
the City.
zi
COUNTRY CLUB ESTATES UNIT IA - P_II -
ITEMI � 2.304
I�
CONDITIONS
1.
pr
di
re
PLAN REVISIO
Page 7 of 12
Site design review of landscaping and architectural details of the
IIivision shall be completed prior to final map approval. Site design
ew of the individual custom homes shall occur on a lot by lot basis
)r to building permit issuance and may be referred to SPARC at the
`.retion of the.Community Development Department. Conditions of SPARC
ew shall be conditions of the unit development plan.
2.1[ of the pool, recreation building and parking
facilities shall be completed to City..satisfaction prior to occupancy of
50 %�of the approved dwelling.units or issuance of the 40th building
permit, whichever comes first. Joint use of all facilities by the
residents of all phases of the 68 acre development shall be provided for
by recordation of a notice :to 'this effect on the remaining 50t acres.
3. 1 All of Winding Ridge Drive.should be dedicated as a public street
with sidewalk (on the down hill side) provide up to' the cul -de -sac at
the "northeast end of the.drive.
4. Final utility line locations and public improvement plans will be
subject to Community Development Director and City Engineer approval to
insure preservation of the mature trees to be saved. The private storm
drain line from the catch basis between parcels 23 and 29 shall be
relocated out of Parcel A to.provide. additional setback from the
.existing 16" sycamore tree. No tree not listed in Group 1 of the.Citv's
approved tree list shall be planted closer than 6 feet to a utility line
or street (public or private) improvement:
i
5. The following condition of unit development approval in 1978 shall'
also, apply to this plan:
a. Non - reflective glass shall be employed on the west facing
building elevations.
6. IIIn order for this project to be found consistent with the Petaluma .
General Plan, a notice will be recorded on the remaining 50t acres to be
developed (A.P. Nos. 008 - 472 703, 04 and 05).stating that a density
transfer of 20 dwelling units has occurred from those properties. Terms
of this notice shall be approved by the City Attorney and Community
Development and Planning Department prior.to a recordation in
conjunction with the final map.
25
7. 1.IThe= Conditions, Covenants and Restrictions for the single family lots•
shall include, the following requirements:
fi a. Roofing:' Materials should be restricted to fire resistant materials
and approved by SPARC.
`J °b. Colors: Limit- colors to earth tone varieties.
26 Page 8 of 12
COUNTRY CLUB ESTATES.UNIT IA - P.U.D. DEVELOPMENT PLAN CONDITIONS - continued
C. Lot Grading: Exclusive of the grading approved in conjunction with
the subdivision improvement plans, cut and fill associated with unit
construction should be held to the minimum necessary to meet
and foundation requirements. Hillside grades should be kept as natural
as possible with the unit designed to fit the contour of the hillside.
Grade Beam construction should be used when appropriate. Cuts and fills
should not exceed 3 feet.
d. Driveway Material: Concrete.
e. Retaining Wall Materials: Only decorative finish blocks (not
standard concrete) should.be used.
f. Front Yard Landscaping: Not more than loo crushed rock should
be used as a ground cover in the front yard. Street and yard tree's -
should be compatible with 'the approved tree planting program.
g. Fencing: Interior and yard fencing materials zhould be
c.oiriplementary to.the decorative fencing along McNear Avenue and
Country Club Drive. Lots with property lines along the southerly
and northerly perimeters of ,the site (Lots 2 -10, 23, 29, 30 and 32)
shall provide perimeter fencing which matches the decorative
design.
h,. Provisions of maintenance of on -site common areas,-,paths, turf
block and private street'areas.
i. Limitations on the parking and type of landscaping allowed in
the turf block areas.
The adequacy of .the details and language of the above items as reflected
in the CC s R's shall be .sub.ject to the review and approval of the
Community Development Department and the City Attorney.
8. No parking signs shall be placed along the street right -of- ways
throughout the subdivision except on the westerly (downhill) side of
Dvinding Ridge Drive. All street.sign details shall be satisfactory to
the City Public Works Department.
`
Page 9 of 12 ��ry
��o
COUNMY CLUB ESTATES UNIT IA - TENTATIVE MAP
|
IIEM'6.507
!The proposed map complies with the reguirmenta of Chapter 20'16 of the
'
Petaluma and the Subdivision Map Act
���
��� l, Fire flow water supply shall be provided (via tank improvements) as
LO dictated by building size and construction materials.
~`
~�
All slide and soil creep areas sh all be so as to prevent
to
~:
1�
t he project and structures a may be requir
ed by the Chief Building
Ins�ector. A on-site soils engineer shall supervise the grading and
=
` c onstruction
^ lo g rade beam
, c one * un i t unless a
satisfactory alternative� is provided to -the Conmuhity '
`
Dev lopment Department and Inspector.
� ^
� 3. i Conditions 3� 3, 4- 5 � 6, 8 and 9 ot ooit development approval will
be : conditions of the tentative map'
*
`
Site con ditions shall become conditions of tentative map
'
5.1 Prior to.fina'l.map approval., the grading design and improvements
---
DevelopmentY
improvements shall include a detailed landscape and irrigation plan
id6ntifying the proposed tank, access*road', existing trees to be saved
and I identifying trees to be for replacement and full tank
-
sc purposes. Indigenous varieties should be utilized. Retaining
walis around the tank and..access road should be utilized to minimize cut
a ' nd'11fill, protect on-site trees and reduce. ---_- impact. _.--` plans o
*o
Department, SPARC and City Engineer approval.
6. Prior to grading permit issuance, a contract shall be signed with a.
l
i
A to
iu follomed.� This bond shall be
r certification by the project's"
lu recommendations have been followed.
7 caot shall provide maintenance for a period uf 5 years for
tr and vegetation, required as a part of the water tank and proposed
|
access road screening, as well as other off-site grading and erosion
easement areas. ,
28 Page 10 of 12
_
COUNTRY CLUB ESTATES UNIT IA - TENTATIVE MAP -• CONDITIONS - continued
8. Removal of all spoils materials from the water tank area is required
prior to improvement acceptance.
9. All street names shall be subject to the review and approval of the
Street Naming Committee.
10. Installation of all • on and off -site improvements as may be required
by the City Engineer, Public Works Superintendent and Fire Department
are required.
_ .
`ll. Landscape and irrigation plans for all public open space, private
common areas, nature habitat areas, and reconstructed slopes over 10%
grade shall be reviewed and approved by.SPARC...
12. An assessment dstrictl shall be formed prior to approval of the
final' map to provide for maintenance of the check clams Proposed within
Parcel A.. This assessment district shall be comprised of all affected
properties within Country Club Estates development area. Details of the
assessment district formation shall be worked out in conjunction with .
the Community Development,.Public Works, Engineering Departments and the
City Attorney's
13. A mechanism will be provided - to assure funding for maintenance
(acceptable to the City Engineer.) and reconstruction of'the` check dams and
any areas in the project, in' the'eventual ty.of soil movement-or -dam
failure;" and to maintain all project related subdrains and drainage ways.
I,*
�.1
BARRY, PARKINSON, 5
ITEM 12. 303
FINDIiNGS :
.
Page 11 of 12
PETALUMA BOULEVARD SOUTH - PARKING VARIANCE
i
1. This property has an unusual condition inherent in the
property in that it was designed, built and used as a restaurant
and hotel years before parking requirements became applicable. to
not permit the requested use would pose a hardship in that a major
portion of the buildinq would become useless and of little value:
Z. This hardship is peculiar to this property and is not caused
by any act of_the owner. In refurbishing the building, the owner
has attempted to coordinate with Planning, Fire Marshall, Building
and other departments in complying with all current City
requirements. Parking is,the only requirement in which the
property does not meet required standards.
34. The use requested :is a use under the applicable C -H
zoning. It.is the historical use of the property and is not a
. request likely to be.made by adjacent property owners as their
needs are different. It would not result in a special privilege,
but instead, be recognition of a peculiar.pre- existing property
.Situation. The prior restaurant had a more - intense occupancy
rating and use of 70 seats.. "the current: request is for 50 seats.
More than ample on- street parking is available in the immediate
area.
4�. The utilization of the building by a restaurant will eliminate
an empty building and be a.benefit. to adjacent properties by
reducing the likelihood of .loitering, vandalism and fire.
rAIL
30
Page 12 of 12
DIAMOND HEAD, PET BLVD. SOUTH & J ST EXTE NSION - REVISI TO P.U.D.
ITE 3.249
FINDINGS
1. Said Plan clearly results 'i-r, a more desirable use of lard and a
better physical environment than would be possible under any single
zoning district or combination of. zoning districts.
2. That the PUD District is proposed on property which has a suitable
relationship to one (1) or more thoroughfares; and that.said
thorcughfares are adequate to carry any additional traffic
generated by the development.
3. 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 %cr screening is included if necessary to
insure.compatibility.
4. That the natural and scenic qualities of the site are protected, '
with adequate available public and private spaces designated on the
Unit Development Plan.
5. 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 -
regulations of the City of Petaluma, with the Petaluma General
Plan, and with any applicable Environmental Design Plans adopted by
the City,
CONDITIONS
The conditions imposed at the time of the initial approval of the
development remain unchanged and in force.
ATTEST:
U
Gregor_ C. Freit s
Community Deve.lo ment
and Planning Director