DATE OF MEETING: Monday, April 2, 2001

TIME OF MEETING: 7:00 p.m.

PLACE OF MEETING: Cotati City Hall, City Council Chambers

201 West Sierra Avenue, Cotati, CA 94931

Chairwoman Moore called the meeting to order at 7:00 p.m.

Commissioners Present: Dutra, McClelland, Mulligan, Pagnusat, Moore

Staff Present: Dorch, Brisbine

A. For the regular meeting on March 19, 2001

It was moved by Commissioner Dutra to approve the minutes of March 19, 2001, as submitted. Second by Vice Chairman Pagnusat.

Yes: 5 Noes: 0 Absent: 0 Abstain: 0

There were no changes to the agenda.

There were no oral or written communications.

The Planning Commission interviewed Robert Leys, Joe Kagan, John Rock, Sandy Himel and Gen Chanady.

Applicant Barbara Stagg was out of town.

Chairwoman Moore invited public comment. There was none.

Following a brief discussion, the Planning Commission made the following recommendations.

Vice Chairman Pagnusat nominated Joe Kagan to fill the construction/solar energy position. Second by Commissioner Mulligan.

Yes: 5 Noes: 0 Absent: 0 Abstain: 0

Commissioner McClelland nominated Robert Leys to fill one of the two architect positions. Second by Commissioner Mulligan.

Yes: 5 Noes: 0 Absent: 0 Abstain: 0

The Planning Commission hoped to keep Mr. Chanady's application on file as a potential alternate architect should one be required.

Commissioner Dutra nominated Chris Davis for the landscape position. Second by Vice Chairman Pagnusat.

Yes: 5 Noes: 0 Absent: 0 Abstain: 0

The Planning Commission acknowledged that Mr. Davis, due to time constraints, only wants to fill the position until another person skilled in landscape design is appointed.

Chairwoman Moore stated a concern about reappointing Barbara Stagg. It seemed to her from reviewing the minutes that Ms. Stagg is doing a very good job, but has difficulty attending meetings or frequently arrives late.

Discussion among the Planning Commissioners resulted in a consensus that John Rock has been active in the community and has a philosophy closely related to the direction that Cotati wants to go.

Commissioner McClelland nominated John Rock for one of the two citizen-at-large positions. Second by Commissioner Dutra.

Yes: 5 Noes: 0 Absent: 0 Abstain: 0

Director of Planning Dorch presented the staff report and responded to questions from the Planning Commission. Suggestions for revised conditions of approval were distributed to the Commission in a memo dated April 2, 2001.

Chairwoman Moore opened the PUBLIC HEARING.

David Brown, Adobe Associates, represented the application and responded to questions from the Planning Commission. In response to inquiries, he said that if it determined that lot #14 cannot be developed due to slope, then they will reconfigure the lots. He said that it looks like a portion of the site could be developed, however. Also in response to an inquiry, Mr. Brown said that the approximate setback along Old Redwood Highway is 40 feet to the face of curb. The owner will also be the builder.

Dennis Altman, Owner/Applicant, confirmed that he intends to build the homes and that sizes of the homes will range between 1700 and 2400 square feet. He said that he has no problem with conforming to the City design standards. The construction will include fencing and a small amount of landscaping. The road configuation conforms to what was approved with the Macklin Subdivision. He stated that the homes facing Old Redwood Highway make an improved entrance into the City and helps to slow traffic.

120 Macklin Drive, said that he and many of his neighbors challenge the rezoning. He recommended three units per acre because of sewer concerns. He stressed the important role of the Planning Commission to protect existing residents. Among his concerns were power useage, increased traffic on Macklin Drive and Myrtle Avenue, and decreased property values because of having a through street.

100 Macklin Drive, said that her home is at the corner of Macklin Drive and Myrtle Avenue and that she witnesses cars rolling the stop sign all the time. She expressed her concerns about increased traffic to the neighborhood because of Macklin Drive connecting to the new subdivision. Her concerns were related to child safety and quality of life.

Macklin Drive, disagreed with the impact to the sewer pump station and stated his belief that using three people per household as a basis for the report was too low. He stated his belief that impacts to the sewer pump station caused by these additional homes will require retrofitting of the pump station at some point in the future at the property owner's expense. Concerning traffic circulation, he was opposed to the streets going through and recommended cul-de-sacs at the end of both Macklin Drive and John Roberts Drive. The cul-de-sacs, he suggested, could each accommodate three new homes.

He confirmed the previous speaker's comment about cars not stopping at the Macklin Drive/Myrtle Avenue intersection and said that a Rohnert Park Police Officer that lives in the subdivision writes tickets daily. He recommended that to keep the neighborhood safe the streets should remain closed to through traffic.

183 John Roberts Drive, agreed with the comments of the previous speakers and discussed the benefits of dead-end streets. He said that the drainage behind his house is not good and he questioned building a house there. He stated concerns about decreased property values and child safety.

104 Macklin Drive, said that if this subdivision is approved as proposed, the neighborhood will be changed completely and negatively impacted by increased traffic.

278 John Roberts Drive, said that John Roberts Drive already gets traffic. He stated his opinion that the construction of fourteen new homes is too many and that there is not enough park space in Cotati to serve the existing residents.

119 Macklin Drive, said that his interest is maintaining the quality of life in their neighborhood. They currently know their neighbors and have frequent block parties. He suggested that the developer should work with the surrounding property owners to find a workable solution for integrating this subdivision into the neighborhood.

130 Macklin Drive, shared his neighbors concerns about through-traffic impacting their neighborhood.

200 Skilling Ct., shared the concerns about negative impacts caused by through traffic. He also agreed that the applicant should have contacted surrounding property owners and worked with them towards an acceptable solution.

292 John Roberts Drive, stated a concern about the proposed houses facing Old Redwood Highway and wondered who would buy a custom lot with that situation. She was concerned that development of these lots would be piecemeal. She also shared the concerns about maintaining the quality of life in the neighborhood.

197 John Roberts Drive, said that when she bought her home she was told that trees would be planted at the end of the street and was not aware that it would ever go through. She said that just because a road was planned at one time does not mean that it has to happen.

35 Page Street, said that density is accomplished with in-fill projects. She further stated that if development is done correctly more houses can blend into the community. Streets can be designed to slow traffic.

264 John Roberts Drive, shared the stated safety concerns related to a through street.

In response to an inquiry from Ms. Heins, Director of Planning Dorch said that the proposed alley is shown to be sixteen feet wide with parking.

BREAK at 8:55 p.m.

RECONVENE at 9:05 p.m.

131 Macklin Drive, asked about parking for the new lots. Cars parked along the street will block visibility. He shared the concerns of his neighbors for the safety of children with through streets.

Chairwoman Moore closed the PUBLIC HEARING at 9:15 p.m.

Director of Planning Dorch, in response to a public comment, clarified that the application was submitted in August. Documents in the file with earlier dates came from other previous applications. There was no intent on the part of staff to mislead anyone.

Also in response to public comment, Director of Planning Dorch explained how the pump station capacity was determined and said that it is dependant on the size of the downstream sewer line. No retrofit of the pump can be accommodated in the future. The "three people per household" factor is the City standard for sewer line capacity analysis.

In response to an inquiry from Commissioner McClelland, Director of Planning Dorch discussed the issue of the through streets. Director of Planning Dorch said that during the Cotati Vision process there was a significant amount of information indicating that small, connected streets are preferable. They provide for evenly distributed traffic without overburdening any one street. He saw no reason why the general public would use these streets for access. The through streets provide better emergency vehicle access. The traffic analysis so far does not indicate a significant amount of added traffic. The proposed 32 foot wide street with parking on both sides and sharp turns will slow traffic.

Commissioner Dutra asked about the suggestion for cul-de-sacs. Director of Planning Dorch responded that in addition to the information that through streets are the preferred alternative; the Fire District also recommends against cul-de-sacs.

Commissioner Mulligan commented that he sees this as a common problem. When a street is stubbed for future extension, the people living there believe it will be closed forever.

Vice Chairman Pagnusat asked about working with the public so that they understand the street situation will be improved.

It was recommended by an audience member that the neighbors could participate in the Walkable Cotati meetings. Director of Planning Dorch announced that the next meeting will be held on April 17, at 6:30 p.m.

Vice Chairman Pagnusat also suggested that the applicant meet with the neighbors to work out a solution before the issue proceeds to the City Council.

Planning Commission comments:

Commissioner Dutra said that he has walked the neighborhood and understands the neighbor's concerns about traffic. The proposed street width, however, is consistent with traffic calming and the connecting streets were a part of a master plan for the area. Concerning the rezoning, he had no problem with two additional units if the issues related to lot #14 can be addressed. He was satisfied with the study about the pump station capacity. He did not agree that house prices will go down if this project is approved.

Commissioner Mulligan stated support for the subdivision and acknowledged that this is what was originally planned. He agreed that child safety is important and suggested that consideration be given to speed bumps if traffic is a problem.

Commissioner McClelland stated support for the fourteen units and for infill projects. The pump station information was adequate in her opinion. She agreed that traffic calming needs to be included to address the concerns of the neighbors.

Vice Chairman Pagnusat stated support for the subdivision. He asked Mr. Altman (applicant) if he would meet with the neighbors and attend the Walkable Cotati meeting in an effort to address the stated concerns. Mr. Altman replied that he would.

Chairwoman Moore stated a concern about the units fronting Old Redwood Highway because of noise, traffic, and child safety. She suggested that perhaps the elevation fronting Old Redwood Highway could be a faux front rather than an actual front. She discussed the benefits of through streets. She further suggested to the surrounding neighbors that they invite their new neighbors to the block parties and get to know them. If made a part of the community, they would be less likely to speed through the streets.

Vice Chairman Pagnusat asked if the Planning Commission should make some recommendation regarding the design of the units fronting Old Redwood Highway. Also, he asked about the 3.5 foot fence height.

Director of Planning Dorch said that the homes will be subject to the City's residential design standards and probably will have a faux front along Old Redwood Highway; but suggested that the Planning Commission could amend condition #23 as follows:

23. Lots 1, 3, 4, 5, 6 & 7 shall front onto Old Redwood Highway with vehicle access restricted to off John Roberts Drive. There shall be architectural continuity for these units.

Concerning the 3.5 foot fence height, he stated that in addition to the setbacks, the 3.5 foot fence will be adequate for providing visual space and will be much more appealing to pedestrians.

It was moved by Commissioner Dutra to adopt Resolution No. PC 01-04 recommending approval to the City Council of a Tentative Map for the subdivision of a 2.99 acre parcel into 14 single family lots, Rezoning from R-1:4 to R-1:PUD, and a Negative Declaration at 8770 Old Redwood Highway (Altman Acres), subject to the following amended conditions of approval, and subject to lot #14 meeting the requirements related to slope development. Second by Vice Chairman Pagnusat.

Yes: 5 Noes: 0 Absent: 0 Abstain: 0

1. Drainage design shall comply with the Agency’s Flood Control Design Criteria.

RANCHO ADOBE FIRE PROTECTION DISTRICT

2. DELETED. Install two additional fire hydrants on the eastside of Old Redwood Highway.
3. Adobe Associates Inc. shall submit a new Site Plan to this department showing the new hydrants on Old Redwood Highway.

PLANNING DEPARTMENT

4. Sprinkle all construction areas with water (recycled when possible) at least twice a day, during excavation and other ground-preparing operations, to reduce fugitive dust emissions. Wetting could reduce particulate (dust) emissions by up to 50 percent.
5. Cover stockpiles of sand, soil, and similar materials, or surround them with windbreaks. This measure will substantially reduce wind erosion of stockpiled materials during construction, reducing the potential of the project to contribute suspended particulate (dust) concentrations when the wind exceeds 10 miles per hour.
6. Cover trucks hauling dirt and debris to reduce spillage onto paved surfaces.
7. Sweep up dirt and debris spilled onto paved surfaces immediately to reduce resuspension of particulate matter through vehicle movement over those surfaces.
8. In the event that any cultural resources are uncovered during earthmoving activities, all construction excavation activities would be suspended for a period to be determined by a City-approved archaeologist to allow for adequate inspection, recommendation, and retrieval, if appropriate.
9. AMENDED. Prior to Final Map approval applicant must demonstrate the ability to build according to setback requirements and not on a slope of 10 percent or greater for Lot 14. An evaluation of lot #14 shall be provided prior to submittal of the tentative map to the City Council.
10. Prior to Final Map approval applicant must submit complete landscape plans.

CITY ENGINEER

11. Submit a traffic analysis for the proposed development, particularly its cumulative effect on John Roberts Drive.
12. No curb cuts (driveways) will be permitted on Old redwood Highway. Lots 1 through 7 shall be reconfigured so that access will be from Macklin or John Roberts Drive. (no longer applicable)
13. Revise the tentative map to show all adjacent streets (such as clothiers). The location map shall be revised to show all streets in the vicinity (such as Clothiers, Macklin, John Roberts, etc.).
14. DELETED. Show the radius (inner and outer) for the "knuckle" design at Macklin and John Roberts Drive. The design as shown does not appear to meet standards for a minimum 30 to 35 foot inner radius and a 45-foot outer radius. (no longer applicable)
15. Offsite improvements shall include completing the extension of John Roberts Drive through APN 046-231-038. Applicant shall work with adjacent property for the dedication of the additional right-of way. Applicant shall be responsible for the completion of the improvements and will enter into a reimbursement agreement for payment of said extension when the adjacent property develops.
16. Show proposed utilities (water, sewer, storm drain) on the tentative map. Show proposed pad elevations on tentative map as well as other map requirements as listed in City Municipal Code Chapter 17.34.035.

PACIFIC GAS & ELECTRIC

17. A 7.5-foot wide Public Utility Easement (PUE) along the front of all lots bordering Macklin Drive be offered for dedication by the property owner.
18. A 7.5-foot wide PUE along the front of all lots bordering John Roberts Drive be offered for dedication as a PUE by the property owner.
19. It may be necessary that a PUE crossing Lot 8, Lot5, and Lot 6 be created and offered for dedication by the property owner in order to provide electric and/or gas service to Lot 6 and Lot 7. The necessity for this PUE will be determined after consultation with PG&E’s Service Planning Department by the applicant for service., or his representative. There is the possibility that electric and gas service to Lot 6 and Lot 7 may be obtained from PG&E facilities in Old Redwood Highway, wherein the need for a PUE crossing Lot8, Lot 5 and Lot 6 may not be needed. (no longer applicable)
20. Macklin Drive be offered for dedication as a City street by the property owner.
21. John Roberts Drive be offered for dedication as a City street by the property owner.

22. A demolition permit is required to remove any structure on the property.

23. ADDED. Lots 1, 3, 4, 5, 6 & 7 shall front onto Old Redwood Highway with vehicle access restricted to off John Roberts Drive. There shall be architectural continuity for these units.

24. ADDED. Applicant shall submit sidewalk and landscape plan for Old Redwood Highway for Final Design Review.

Nadin Sponamore, the EIR consultant, discussed the purpose of the Scoping Session. The Notice of Preparation has been posted with the County Clerk. Comments are required to be submitted no later than April 19, 2001.

Matt Hudson represented the application and discussed the preliminary plans.

Commissioner Mulligan stated that northbound traffic needs to be evaluated. He was concerned that northbound traffic would travel through the west side neighborhood.

Commissioner McClelland requested evaluation of water, sewer, and fire and police services. She also asked if infill should be encouraged prior to annexation.

Chairwoman Moore opened the PUBLIC HEARING at 9:55 p.m.

596 West Sierra Avenue, wanted to know if his property would be annexed as a part of this process. Director of Planning Dorch responded that it would depend on the precise location of his property. It may have to be annexed or annexation might be up to him.

Mr. Carlson said that if it is up to him, he does not want to be annexed.

8755 Pine Lane, said that his existing auto shop business on Pine Lane will cause visual, noise, and dust impacts to any of the houses that face in his direction. He requested some sort of mitigation to these impacts in the area between the homes and his business.

He also questioned the capacity of the proposed round-about for large trucks. Both his business and the Gallo Vineyard adjacent to his property have deliveries. The round-about would need to accommodate trucks as large as eighteen wheelers.

35 Page Street, asked about entry and exit points onto West Sierra Avenue and are they adequate to handle the number of houses proposed. She requested evaluation of impacts to air quality and sewer capacity. Also, there should be pedestrian access to public transportation, connected streets, and traffic calming.

West Sierra Avenue, stated his opinion that the project proposes a reasonable density and particularly likes that a park has been included. He suggested that there be a requirement for a Homeowner's Association for maintenance and for a limitation restricting parking on the street to automobiles only.

673 West Sierra Avenue, asked about mailbox locations, suggested sidewalks on both sides of West Sierra Avenue, and directional signs to northbound U.S. 101.

35 Page Street, suggested that bike paths be included in the project, that the value of the creek on the site be evaluated, and that the traffic impacts to downtown be evaluated.

Chairwoman Moore closed the PUBLIC HEARING.

Commissioner Dutra agreed with the suggestion for bike paths and stated support for infill before annexation. He recommended that the traffic study include an evaluation of a northbound entrance and a southbound exit to US 101 at West Sierra Avenue.

Commissioner Mulligan requested an evaluation of traffic circulation patterns, particularly northbound traffic, with the addition of so many new people. Further, the traffic study should specifically evaluate traffic impacts to the west side neighborhood.

Commissioner McClelland agreed that a southbound off-ramp would be a good idea.

Vice Chairman Pagnusat agreed that traffic impacts to the west side neighborhood, particularly from northbound traffic, need to be evaluated. He also requested that the traffic study evaluate how southbound vehicles on U.S. 101 would get to the project site without impacting the west side neighborhood.

Director of Planning Dorch commented that there could be a problem with adding on and off ramps at West Sierra Avenue because of Caltrans regulations regarding the distances between interchanges. The full interchange at Railroad Avenue, however, might be funded within the next ten years.

Chairwoman Moore said that she liked the idea of maintaining the creek, suggested that the proposed park be multi-use to accommodate children of all ages, and suggested that there be sensitivity to the existing business (Carl's Auto Body). She said that she was not necessarily in favor of annexation.

Commissioner Dutra also requested that site drainage be evaluated.

Vice Chairman Pagnusat asked about the joint meeting with City Council scheduled for April 11. Director of Planning Dorch said that it was cancelled and will be rescheduled.

Commissioner Dutra reported that the Planning Commissioner's Institute in Monterey was both enjoyable and informative.

Chairwoman Moore adjourned the meeting at 10:20 p.m.

Submitted by:

Kathleen Brisbine, Administrative Secretary