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Home My WebLink AboutPlanning Commission Minutes 08/18/1970r,. i A G -iN D A - A p , PETALUMA CITY PLANNING COMMISSION REGULAR MEETING #4 FISCAL YEAR 7:30 O'CLOCK P.M., CITY HA i ROLL CALL: Comm. 'Brunner_Koenitzer�Perry Watex°s tanlev. /. STAFF: William C. McGivern, Director of Planning. Andy Anderson, Assistant Planning Director. APPROVAL OF MINUTES FOR AUGUST 4, 1,970 AUGUST 18, 1970' COUNCIL CHAMBERS PETALUMA, CALIF. CORRESPONDENCE /SONOMA VISTA #2 Final map approval for Sonoma Vista Subdivision #2 FINAL MAP filed by Perma -B.lt Enterprises Company (Located RES. 16 =70 on the westerly s of South McDowell Blvd., be tween Baywood Drive & Cas Grande Road. _� HERRY- MAGNOLIA Public hearing to consider a proposed new alignment 1 Y STORM DRAIN and rights- of -wayl fog° the Cherry- Magnol a Storm Drain RES. 15 -70 project as submitted by Son County Water Agency. (Rescind Res. 33 "t9 dated November 4, 1969). VSANDERSON -FORD Variance application filed by Sanderson Ford- Mercury VARIANCE V6 -70 Sales Company to allow a maximum aggregate sign area '. of-approximately 800 square feet located at 13 Peta- luma Blvd. South 'in a C -C (Community Commercial) zone. PLANNING DIRECTORS REPORT ON THE TAX REVENUE COMPARISON OF SINGLE FAMILY RESIDENTIAL USES & MOBILEHOME PARK UNITSm MCDOWELL,INVEST Public hearing to consider an application filed by MENT COMPANY McDowell Investment Company to prezone A.P. Num- PREZONING Zll -70 Iber'136- 110- 121from an "A" (Agricultural) Zone to (KNOLLWOOD MOBILE- an R -M -1500 Mobilehome Park Zone or District to HOME'PARK DEVELOP.) become effective upon annexation to the city. (28.03 acres located adjacent to Candlewood MHP on North McDowell'Blvd.). DETERO CORPORATION Public hearingito consider an application filed by PREZONING` Detero Corp. to prezone A.P. 17 -03 - 16 & 10 & Z10 -70 17 -04 -11 from an "A" (Agricultural) Zone to a (LARWIN MOBILEHOME Mobilehome Park Zone,. said parcels are bounded DEVELOPMENT) by Casa Grande ',Road, old Lakeville Highway & Lake - ville Highway (State Highway 116). • SUN TERRACE PARK Tentative map approval for Sun Terrace Park Planned PLANNED UNIT DEV. Unit Development submitted by Sunco Development TENT. SUBD. MAP Corporation. A proposed 300 unit cluster develop - Res. 17 -70 ment to be located at the intersection of Ely Blvd. North & East Washington Street. Petaluma City Planning Commission, Agenda for August 18, 1970 continued SONOMA CO UNTY REFE RRALS � CASA.GRANDE TENTATIVE SUBDIVISION f MAP — . MINOR CHANGE DISCUSSION: Plan submitted by Caster Mobilhomes Corporation for PETALUMA MOBI LEHOME PARK (formerly Y o ungstown). PLANNING DIRECTOR's REPORTS i ADJOURNMENT CITY OF PETAL UMA INTER DEPT. MEMO F To L SUBJECT �1 ❑ File ❑ Your Information ❑ Your Action ❑ Note and Return Asap ❑ Send Copy to - DATE TEXT Expansion of Hillcrest Hospital Application by the City of Petaluma for Open Space, Park Program Solid Waste Disposal Site I . Auqpst..1�8, 1 Regular meeting of. the Petaluma City Planning Commissibn:was held on . August L8 ,1970, at 7:30 olcl6ck p.M.'iri the Counci:1 Chamber's, City' U'all, Petaluma, California.' PRESENT: Comm. Brunner, Perry, Wiaters,,Stain *Comm. Comm. Brunner left the .meeting at 10:1-5 p Chairman-.Stanley welcomed the -three .new members. recently appoihted to the Planning Commission by the City Coun- cil; 'naitiely, Lyle Hood,,, Art Cerifti and, Lester Popp. 9' PLANNING, Chairman Stanley. the, following Com- COMMISSION missio serve on the Planniiig - Commission MEMBERS Comm.. Brunnerl, Perry, lWatbrs, Hood, Stanley. - BOARD OF Chaiima-n-Stan l appointed the f b I lowing - Com- ZON ING) ml,.ssioners to�..serve on the Board of Zoning ADJUSTMENTS Ad'u�tme'nts .. T s'. - . Comm..,-Koeftitzer,, Cerini, Popp. The Board of ioning Adjustments -will meet 'the lst and 3rd Tuesday. of - each month �at 3: p.m. APPROVAL - OF. , qr-the meeting of August' 4, 1970, The minutes MINUTES .f were approved as submitted;.; SONOMA.VISTA #2 The Commission con8idered the -final map for FINAL - M AP S . oftorffi Vlsta.- filed by Perma- RE S 1.6: - 70 Bi.lt E.nterpr.:i se..s Company,,'located on the 11 westerly si:d& of South.McDow&ll Boulevard.. Mr. McGlvern I read a. -let-ter from the Director of Public Works which rec6mmended-approval of --the map.. The- Planning Director informed-. a, minor modification to the the Commissio . map-Was made subsequent t o receipt of .thee letter from the.Director -of Public Works. - However, the changes were. minor in nature (the 'shif ting„� of lo,t line& for - lots located i n; n: cul-de-sacs) The chanqes have.been incor"r ' final porated in-to 'the' '�mkp Res- 16-70 approving the, final map for Sonoma Vista #2, was i.ntro6ucedby Comm.. Waters seconded by Comm. Bruhner,-,and passed unanimously. PAGE. • 1 - F/ t 0 Planning Commission Minutes August 19`70 - Page Two CHERRY-MAGNOLIA Chairman Stanley opened the public hearing STORM DRAIN to consider a, proposed new alignment of RES. 15-70 rights- of'- way'sfor the Cherrv- Magnolia Storm Dra project'as submitted by Sonoma County Water Agency. A previous alignment was approved by the Planning Commission on Nov- ember 4, 1969, Res. No. 33 -69. Mr. Schuler of the Sonoma County Water Agency addressed the Commission. The new proposal would con - sst of an underground conduit (84" pipe) from behind the Lasher Hatchery through the railroad, then continuing with an open trap - ezoidal channel from the railroad to the Petaluma River. Mr. Leroy Lounibos, Jr., representing Mrs. Elizabeth Tunstall and Mr: & Mrs. Wagner,. addressed the Commission, voicing opposition to the open ditch proposed by the Sonoma County Water Agency to be constructed along the rear of their property. Mrs. Tunstall conducts a nursery school and the open chan- nel would be a serious hazard to the children and to her business: Mr. Lounibos expressed • • concern as tolwhat effect the channel might have on the future plans for the property owned by Mrs.;Tunstall and Mr. ' Mrs Wagner (approximately 15 acres). Mrs. Tunstall has purchased a lot on Rocca Drive for the pur- pose of using the lot as.an access into the property to the south. The channel would cut o.ff access to the property as proposed via Rocca Drive. Mr. Lounibos stated sever- ance damages, due to proposed development plans for the'l15 acres; could have an effect on the taxpayers. He further stated not enough details were known, such as the di- mension of the channel, type of construction, flow of water, fencing involved, if any, bridge work across channel, etc., and rec- ommended the matter be continued. Mr. Ted Kennedy addressed the Commission say- ing he had fought the open ditch for three years at his place of business on Magnolia Avenue, and now it is proposed to be an open ditch behind his residence on Rocca Drive. He was concerned over the erosion of land along Rocca Drive as a result of the pro - posed open ditch. PAGE 2 i 1� .1� Planning Commission Mirute,s August 8 , 1970 - Page Three CHERRY= MAGNOLIA Chairman Stanley requested the people in the STORM' ,DRAIN . audience, w:ho were in opposition to the pro- 5 -70 posed - plans, to sign their name-'and address. (continued) on a sheet of paper. (The list-is-on file in the: Planning. bepartmen't office.) Mr. Larry Berinauer'stated he had received inquiries as to whether or not the open ditch might ihcreasIe the number. of rats. Mr,. McGivern 'stated the proposed alignment is a matter of economics. An underground tube would cost-more money 'to construct than the open channel. Several people -in the audience wanted to know why the ali.griment -.was changed from'the approved alignment on]N.ovember -4, 1969. Mr. Schuler in- dicated Mr.,Ze-11 had protested the way the chan- ne.l- came through his. property.. Mr: Carl Tedesco, 51. Rocca - Dr ive, requested they delay the pro:j'ect until enough money is available to Jput;,the chann.e_l underground and let the people vote on it:, Mr. Phil Joerger 'requested the Commission to refer this matter back to•the 2 -A Flood Con - trot Advisory Committee, for further consid- eration in view of the opposition exp- ressed However, Chairman Stanley stated the 2 -A Flood Control Advisory Committee has already been requested to work this matter out"with Mr Zell.. The hearing w`ill continued unt l September 1 ; 1.970 SANDERSO.N The Commission considered the variance ap.pli by ,Sande rson,Fond= Mercury Sales -- \76-70" company f toeall o w a maximum sign area of approx.- imate.ly 800 square feet located at 13 Petaluma Boulevard South in a C -C Zone.. Mr. Anderson presented the staff. report-. The report stated the. zi,ze of the subjects site 'and the, number of different op6rations conducted warrant_a co- different op si gn program wah signs of adequate size to identify each use The: - staff recom- mended a variance to permt.a sign aggregate of approximately 333 square . feet.,. subject - to . �. the condition that the existing painted sign, on the northerly side of the main building 'be, painted out prior to any further of signs. i PAGE 3 Planning Commission Minutes August 18, 1970 - Page Four SANDERSON Mr..David Traversi, : .Attorney representing the VARIANCE applicant, addressed the Commission. He stated V6 -70 the Zoning Ordinance does not allow for flex - (continued) ibility of permitting more sign area even y` though a business site has a- larger frontage. Mr. Traversi outlined the signing requested and the necessity for each sign. He further stated the overall signing- requested by his client is not unreasonable. and was of the opinion insufficient consideration was given to the fact three sites are involved, each consisting of,a separate operation. Mr. Gob - ,ble, who handles the signing for Ford Motor Company, and Mr. Aubrey Sanderson also spoke in- behalf of the requested variance. - Chairman Stanley noted the sign ordinance has been a bone of contention for 10 years, and the Commission has been directed by the Coun- cil to' study thus •porti in the ,Zoning Ordi- nance. Mr. McGivern,agreed with'Mr. Stanley that there. r, are.inequitigp in the sign ordinance, especially j�. for larger sites. He informed the Commission this problem was a1"leviated the signing of the Petaluma.Plaza Shopping Center by permit- ting-a certain amount of square footage of sign area in relationship to-the square foot- age of -the buildings. Mr. McGivern recommended the applicant' coordinate a s- igning ,program for the entire site for the Commission's consider -. at -ion.. Mr. Sanderson_.objected to the condition that the signion.the northside of the building be painted out. He stated it was necessary for ident.ficatio'n from the north. I After furthe.rjconsideration, a.motion approving the variance as outlined- the staff report, was introduced by'Comm. Waters,,seconded by Comm. Brunnerl, and passed by the following vote: AYES: Comm. Brunner, Hood, Waters. NOES: Comm.rPerry, Stanley. PAGE 4 . Planning Commission'.Minu.tes August 18, 1970 - ,. Page Five li . - TAX REVENUE I Mr.•McG vern a report on.tax re -' COMPARISON venue comparison between the.mobi.lehome and STUDY- the conventional single family residential uses; Highlights from the report reflected that all studies researched indicate that. mobilehomes do not return as much revenue per dwel as is generated by other forms of housing...However, residents in mobl'ehome parks demand'-fewer- public services since most parks maintairi 'their• own roads, etc. Conventional.housng,'requires the great- est amount of services as related to dollar revenue retu�n,'with the exception of single mobilehomes on a lot.. The Planning Director stated good mob.lehome park devielopment is an asset to a community if it'is maintained and controlle'd'on a limited basis with a good balance "of residential uses. The Guide- lines es ablished for Mobilehome Parks' ap- proved by the City-Council, states "The num- ber of mobilehomes permitted shall not exceed the-total nugbe of 'developed housing units located.in -.R -,2 -3,000 and R- M- 1*,500 residential areas . ".. The 1Planning ..'D'rector , said the avail- able number Of mobilehome units - permitted un- der this formula, will completely absorb the allotted spaces for the community. The afore- mentioned rep,ort is'on file in-the Planning Director's ofifice.- DETERO, CORP. Chairman Stanley opened public hearing.to PREZONING consider the 'application file& by Detero Cor- (LARWIN pora.t.on to- prezone A.P. ,17 -03 -16 and 17 - 04 -11 MOBILEHOME from an "A" (Ag ricultural) Zone to an R -M -1,500 DEVELOPMENT) Mob lehome Park-Zone. The parcels under con- . RES. Z10 =70 sideraton are bounded by Casa Grande Road, Old Lakeville; Highway and State. Highway 116.. The staff report indicated a.5`27 parcel under separate ownership,-located at the - cor- ner of Ca-sa Grande Road and Old Lakeville High - way.has•also been included in the rezoning int, order to provide a better zoning - pattern for this are However, R- 1- 6,000:i.s recommended.. for this parcel-. The total area involved is in the proces's of .being annexed to..the City. The area is designated on the,General Plan for. Limited Industrial development, however; the . general.d.evel;opment characterzstics,in.,the- area indicate] a trend toward medium'-to higher _ PAGE 5 Planning Commission Minutes August 1970 -- Page Six DETERO CORP. density residential uses. The applicant pro - PREZ.ONING poses to construct a mobilehome park. Plans (LARWIN for such a development have been submitted MOBILEHOME for consideration in connection with this - re- DEVELOPMENT) quest. In conclusion, the staff recommended RES.. Z10 -70 approval of the prezoning requested by the (continued) applicant. Mrs. Miller, owner of the 5.27 a`rea,' inquired about the zoning- designation for her property. She was informed was recommended for R -1 -6000 zoning. 'Testimony. was heard: from Mr. Robert Lipman wh.o urged the Planning Commission to exercise caut on.be.fore going into wholesale or moderate acceptance of mobilehome parks, - since it may not be *what the:. community wants.. He questionedlt.he Planning Director's report relative to the taxation data. Mr. Lesly Meyer, Superintendent of .Petaluma Schools, requested that a decision be` deferred to allow a little moreltime to study -the report and in- vited Mr. McGvern to present it to the Board of Education., Attorney Leroy Lounibos,,representing the applicants, addressed the Commission. He identified the Detero Corporation as to size and validity of the corporation to substan- tiate their intentions in this matter. Mr. Lounibos stated his clients had followed all procedural aspects for ths develop -. ment; namely, notice of public hearing, etc.' Be further.stated -the proposed mobilehome park meets all the requirements of- the mobileh6me ordinance, :including -the guide- line policy. `Fur'thermore, he stated it would be an injustice to deny this rezoning since the applicants have met all the requirements within the framework of the Zoning Ordinance. . Mr: Henry Arana, of Transamerican.Eng:ineers and designer of the proposed -mobil'ehome park, outlined the plans'for the park, indicating the col.lector� streets would be around the park; homes would front on a greenbe,lt area; separation of pedestrian walkways and vehicle traffic, etc.. i PAGE 6 MCDOWELL INVEST- In view of the Commssion's'decision to con - MENT COMPANY tinue the previous prezonng request until PRE October-6, 1970, this item was.,also continued RES. Zll -'70 until said dale. (Knollwood Mobilehome Park Development) SONOMA COUNTY The fol.lowing County Referrals.were REFERRALS considered by the Planning Commission: Takashi K.oga,!File: 5348 Use permit for .a mobi=le home for agricultural purposes at-763 Corona Road, Petaluma. A motion, directing. the staff to forward a letter to the Sonoma County Board of Zoning Adjustments.,.indicat- ing oppositioA, to the request, was introduced by Comm. Waters, seconded by Comni. Perry. The motion passed I r by t.he following vote: AYES: Hood: Perry Waters. NOES: Stanley. ABSENT: Brunner - . I B.C.R. & F. Oil & Gas Company,. File-403 Use Permit to allow oil and gas drilling test hales on A.P. No. 1`7- 120 -07, Old Adobe Road. Due to the large size of the site and the fact the County' has performance standards w1iich will. assure compatibility with the surrounding..area, the Planning Commission agreed unanimously to. recommend approval of the requested use.. (Mo- tion introduced by Comm. Waters-and seconded by Comm. Perry.) Larry's Garbage Disposal The Commission voted unanimously to forward a letter to the BZA ap- proving them proposal to,abate the violation_ of the County lOrdinaice regarding property lo- cated on "I" Street. (The owners are occas- sionall_y-leaving trucks with garbage.parked q v' over the weekend on their property). PAGE 7 Planning .Commission Minutes August 18, 1 Page Seven DETERO CORP. 1 Chairman-Stanley closed the public hearing., PREZ'ONING (LARWTN- After furtherldiscussion, a motion to continue MOBILEHOME. the prez,oning'unt l October 6, 1970, was intro - DEVELOPMENT) duced.by Comm: Waters, seconded by Comm. Perry. RE Z10 -70 The- motion was approved by all members. (continued) MCDOWELL INVEST- In view of the Commssion's'decision to con - MENT COMPANY tinue the previous prezonng request until PRE October-6, 1970, this item was.,also continued RES. Zll -'70 until said dale. (Knollwood Mobilehome Park Development) SONOMA COUNTY The fol.lowing County Referrals.were REFERRALS considered by the Planning Commission: Takashi K.oga,!File: 5348 Use permit for .a mobi=le home for agricultural purposes at-763 Corona Road, Petaluma. A motion, directing. the staff to forward a letter to the Sonoma County Board of Zoning Adjustments.,.indicat- ing oppositioA, to the request, was introduced by Comm. Waters, seconded by Comni. Perry. The motion passed I r by t.he following vote: AYES: Hood: Perry Waters. NOES: Stanley. ABSENT: Brunner - . I B.C.R. & F. Oil & Gas Company,. File-403 Use Permit to allow oil and gas drilling test hales on A.P. No. 1`7- 120 -07, Old Adobe Road. Due to the large size of the site and the fact the County' has performance standards w1iich will. assure compatibility with the surrounding..area, the Planning Commission agreed unanimously to. recommend approval of the requested use.. (Mo- tion introduced by Comm. Waters-and seconded by Comm. Perry.) Larry's Garbage Disposal The Commission voted unanimously to forward a letter to the BZA ap- proving them proposal to,abate the violation_ of the County lOrdinaice regarding property lo- cated on "I" Street. (The owners are occas- sionall_y-leaving trucks with garbage.parked q v' over the weekend on their property). PAGE 7 Planning �Commission Minute-s, - Augus t- 18, 1970 Page .)Eight SbN Larry' . Ddsposal:• (continued) REFERRALS' :(continued) Thelmotion to back up County's abatement- - 61 - violation- was introduced by"C6mm. Hood and seconded'by"Comm. Perry. The Com- mission noted a truck is'a,lso parked overnight orf Keller Stre.et. _BODEGA !AVENUE STREET CHANGE, P - Mr. McGivern informed the Commission.the Plan-. n., partment'*has been rung .,De informed by the b , e' , r:-.of Commeicd ..that the Sonoma County Planning ,Commission wil'i discus§!-'.4. proposal for .a name change for Bo. ga Ave niie -Petaluma- Valley Ford Ro ad on-, August- 2d,. 19701.,. The'Commis'sion dir.- ected,the staff ;to forward a_let't'er-to , Sonoma County Planning Commission informing. them.. of -receipt 'of, the ,proposal,. and request-., ing'them to continue thi's matter until such time ..the City Planning. Commis has time - to - study the probleffi.*. • CASA GRANDE Mr. McGivern informed the.Commission of -a UNIT. 4: & 5 minor ;change- the ..teht map of Unit TENTATIVE MAP 4� -& 5 of Casa Grande Siuibdiv,�isiqn.' The dha,ng.q deals with a redesign of cul-de-sacs . suggested by the Federal - Housing Alu,thori . ty. Mr. MdG'l've stated the engineers represent- ing . the deve lopers have ave no objection to this re de-si'gn since. it °presents a very 'desirable t revision:.. The Commission-un the minor '-.chan OTHER - -ITEMS UNDERPISCUSS,ION Mt. McGivern stated Caster Corp,orati,on purchased the Youngstown Mobl,lehome Park site and have .'submitted 'rev ised --plans. In. view of. the fact the, conditipns of-the use - permit f or the Youngstown - Mobi lehome Park --wete 11 -for the I bri g .. inal park plans as submitted, a new use pqrmit. will'-Ibe considered . . on `Se:ptember 1,. 1970 by the new owner. • PAGE 8 Planning-Commission- Minutes August 18,..1970 - Page Nine COMMUNICATIONS FROM ABAG,REGAR'DING-FUNDING APPLICATIONS Mr. McGivern - informed -.the Commission the following requests for.Federal funding programs have been'- submitted to ABAG for-con- sideration: 1. Expansion for Hi .Hosp'tal - Hillcrest Hospital District. 2'. Open Space .:.for Neighborhood .Parks - City. of Petaluma. I. Request °by Sonoma-County for participation -in. funding for a County Waste.Disposal:Pl "ant. Mr. McGivern stated the. applications; will be reviewed ..by'the staff and comments submitted to A copy of•.the letters -will be submitted to the:Commi,ssion at-the next meeting. ADJOURNMENT There being no.further business- to.come before .the Commission, the meeting -was' adjourned. G Attest: �- PAGE 9