DATE OF MEETING: Monday, June 18, 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, Lustig, Brisbine

A. Special Meeting on April 23, 2001

B. Special Meeting on May 14, 2001

C. Regular Meeting on June 4, 2001

It was moved by Commissioner Mulligan to approve the minutes of April 23, 2001, May 14, 2001, and June 4, 2001. Second by Vice Chairman Pagnusat.

A. Special Meeting on April 23, 2001

Yes: 4 Noes: 0 Absent: 0 Abstain: 1 (Dutra)

B. Special Meeting on May 14, 2001

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

C. Regular Meeting on June 4, 2001

p. 5, paragraph 7: Commissioner McClelland clarified the discussion concerning review of a previous second dwelling unit, and requested that the minutes be amended accordingly.

Yes: 3 Noes: 0 Absent: 0 Abstain: 2 (Dutra, Pagnusat)

Director of Planning Dorch announced that a public hearing notice was advertised for American Medical Response at 292 Alder Avenue. The property owner has requested that the application be postponed so it is not on the agenda for consideration.

There were no oral or written communications.

Chairwoman Moore stepped down due to a conflict of interest.

Director of Planning Dorch presented the staff report and reviewed the conditions of approval contained within Resolution No. PC No. 01-15. The staff recommendation was for approval of the project subject to the suggested conditions.

Director of Planning Dorch specifically addressed proposed Condition #8. The proposed condition requires that the applicant be financially responsible for the changes that will be needed on the site plan and the landscaping plan for the Bettman project. The condition was added in accordance with conditions that were imposed on the Bettman project in January 2000. It was noted, however, that at the time the condition was applied to the Bettman project, staff anticipated reimbursement of costs associated with relocation of existing improvements. To date, no improvements have been installed on the Bettman property. The Bettman's, however, are requesting reimbursement of costs associated with revising their plans.

Director of Planning Dorch responded to questions from the Planning Commission.

Chairwoman Moore opened the PUBLIC HEARING.

John Kincheloe, the project engineer, represented the application. Concerning the recommended conditions of approval, Mr. Kincheloe requested that the Planning Commission delete condition #10 because the City owns parcel B. He also requested deleting the second bullet item of condition #13 that requires elimination of the curb cut on Jorgensen. Mr. Kincheloe pointed out that there are two condition no. 13s and the conditions need to be re-numbered.

Concerning condition #8, the Dluzak's position is that the condition would only apply if the Bettman property had been developed and relocation of existing improvements would be required. If the Dluzaks are required to pay for revising the Bettman plans, there would be no benefit to their property and the Bettman property may never develop. Mr. Kincheloe requested that the condition be modified as follows:

8. In the event the Bettman parcel develops prior to the Dluzak parcel the applicant shall make all necessary modifications offsite to abandon the temporary access route and driveway at no cost to the property owner.

Santa Rosa, represented her property. She said that the project has been in the process for six years. Following project approval, the then City Manager requested that they hold off on development of their property until the Gateway Plans were completed. The approvals then expired and an extension was necessary. The construction plans have been submitted and they are still in Plan Check. She said that there have been several delays. She was not sure who should pay for the costs for revising her plans, but it was her position that the cost should not be theirs.

Cotati, questioned the length of time that it has taken to process these plans.

Chairwoman Moore closed the PUBLIC HEARING.

Following clarification on a few points from Director of Planning Dorch, Commissioner Dutra said that development of the Dluzak property is actually a cost savings for the Bettmans because it eliminates the need for the Bettmans to install a driveway on Park Avenue.

In response to an inquiry from Commissioner McClelland, Director of Planning Dorch said that the Bettman's second submittal addressed the adopted Specific Plan by designing the site plan to include the provision for access from the rear and a temporary driveway off of Park Avenue in the interim.

In response to an inquiry from Commissioner Mulligan, Director of Planning Dorch said that revisions to the Bettman plan would require turning the garage to accommodate access from the rear of the property and adding landscaping to the area where the temporary driveway on Park Avenue would no longer be necessary.

Director of Planning Dorch said that he would recommend a revision to condition #8 as proposed by Mr. Kincheloe.

It was moved by Commissioner McClelland to approve Resolution No. PC 01-15 approving a Tentative Map and Rezoning from R-2 to R-2 PUD for a three lot single family subdivision on a .32 acre parcel located at 8404 Park Avenue and a Conditional Use Permit for the proposed second dwelling units (Dluzak Subdivision), subject to the following amended conditions of approval as amended. Second by Commissioner Dutra.

Conditions of Approval (PA# 08/01):

1. 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.
2. 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.
3. Cover trucks hauling dirt and debris to reduce spillage onto paved surfaces.
4. Sweep up dirt and debris spilled onto paved surfaces immediately to reduce resuspension of particulate matter through vehicle movement over those surfaces.
5. 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.
6. Prior to Final Map approval applicant must submit complete landscape plans.
7. Submit all easement documents (proposed and existing) and recent title report.
8. AMENDED. Applicant shall be financially responsible for the changes that will be needed on the site plan and the landscaping plan for the Bettman project. As stipulated in the conditions of approval (#6) for the Bettman property approved January 6, 2000.

8. In the event the Bettman parcel develops prior to the Dluzak parcel the applicant shall make all necessary modifications offsite to abandon the temporary access route and driveway at no cost to the property owner.

CITY ENGINEER

9. The parcel map, complete with recent title report, supporting documents and calculations shall be submitted to the City Engineer for review and approval.
10. DELETED. A tentative map shall be revised to include the owner of Parcel B in the owner's statement. Dluzak shall show proof of ownership of Parcel B prior to submittal of parcel map for review, unless current owner of Parcel B is co-applicant.
11. Submit preliminary soils report.
12. Owner shall enter into a Subdivision Improvement Agreement with City and submit bonds and insurance certificates.
13. Submit improvement plans for the review and approval of City Engineer. Said plans shall include:

• Grading and drainage plans. Grading shall also be submitted to the Planning Director for final review and approval.
• DELETED. Eliminate curb cut on Jorgensen Street on the south frontage of Lot 1-- only one curb cut per lot is permissible.

14. All utilities shall be underground.

Director of Planning Dorch reported that Resolution No. PC 01-19 has been prepared to formalize action taken by the Planning Commission on June 4, 2001, to approve the application.

In response to an inquiry from Commissioner Dutra, Director of Planning Dorch said that alternatives for treatment of the pole were discussed with the applicant at the last meeting. Final plans are required to be submitted to the Design Review Committee.

It was moved by Chairwoman Moore to adopt Resolution No. PC01-19, approving a request for approval of a Conditional Use Permit to construct and maintain an unmanned telecommunications facility, which would include a 135 square foot equipment shelter adjacent to a forty foot tower with twelve antennas attached at the top, located at 355 Blodgett Street subject to the suggested conditions of approval. Second by Commissioner Mulligan.

Yes: 3 Noes: 0 Absent: 0 Abstain: 2 (Pagnusat, Dutra)

1. Building permits shall be secured for all applicable tenant improvements.

3. The applicant shall conform to a twenty-foot setback from the rear property line.

6. Applicant shall submit detail fence plans for Design Review approval.

7. All lighting shall be movement activated.

8. All generators shall have mufflers installed and be fully operational.

9. Flood zone elevation certificate required.

10. The height of the pole and antennas shall not exceed 40 feet.

Senior Planner Lustig presented a brief staff report and then introduced consultant Laura Hall.

Laura Hall discussed the theory of zone continuum and displayed photographs of actual building types in Cotati to illustrate its potential application.

In establishing a process for review of the various zoning districts, the Planning Commission chose to review each district separately, ask questions, and then receive public comment before moving on to the next district.

In response to an inquiry from Chairwoman Moore, Director of Planning Dorch discussed that this zoning designation could only be applied to properties owned by public agencies because there would be no means of a financial return for private ownership. The proposed district establishes a mechanism to designate property for open space in the case that someone donated property to the City.

In the case of the Gallo property, the property is located within the unincorporated County area.

Chairwoman Moore opened the PUBLIC HEARING.

Dale Dalton

380 Helman Lane, suggested that a provision could be included in the district to allow for the preservation of a historic home.

In response to an inquiry from Mr. Dalton, Director of Planning Dorch said that there are no properties identified for the Open Space designation.

In response to an inquiry from Commissioner Dutra, Senior Planner Lustig said that the number of outbuildings allowed on a site would be determined by the lot coverage allowed (4.4.3b).

Regarding 4.4.7b, Senior Planner Lustig said that this section reflects the current policy concerning driveways, that only one curb cut is allowed per lot. Commissioner Dutra was wondering about circular driveways on larger lots. Senior Planner Lustig suggested that perhaps the restriction allowing only one curb cut could be applied to smaller lots (less than an acre). In discussing it further, the Planning Commission reached a consensus that second driveways should be subject to approval by the Planning Commission with an interest towards establishing a safe distance between them and to allow for careful review of their location.

4.4.7b - consensus to amend as follows: Residential parking requirements: A minimum of two covered parking spaces.

4.4.8. - Planning Commission discussed depth of porches and reached a consensus to agree with the recommended 8-foot depth.

Chairwoman Moore opened the PUBLIC HEARING.

Dale Dalton

380 Helman Lane, expressed his opinion that an 8-foot depth requirement for porches seemed excessive and said that a 6-foot depth would be adequate.

The PUBLIC HEARING was closed.

4.5.3a - Commissioner McClelland questioned the necessity for establishing a maximum lot width. In discussing the question, it was the Planning Commission's consensus to delete the maximum width requirement.

4.5.9 - Planning Commission discussed the limiting tree species. It was brought up that if there was any disease related to a particular species, all of the trees could be lost. Also, some tree types might effect lighting within some units.

Senior Planner Lustig said that street trees need to be an appropriate variety for use as a street tree that provides a uniform pattern and even shading of the street.

Consultant Laura Hall suggested that a different street tree could be used for each different block all of a uniform height and canopy.

The Planning Commission reached a consensus to amend the language of 4.5.9a to allow one tree type per block, all with a uniform height and canopy.

Planning Commission discussed the residential parking requirements agreeing with the proposed setbacks for enclosed parking areas.

4.5.7d - The Planning Commission reached a consensus to amend this section as follows:

Residential parking requirements: A minimum of two covered parking spaces.

Commissioner Dutra asked about the potential for including solar requirements. Senior Planner Lustig responded that solar requirements could possibly be included in the General Regulations section of the Zoning Ordinance.

Commissioner Dutra said that he was supportive of the flexibility of allowing live/work units in this zone. He wanted to explore the possibility of including some requirements for solar energy, at least solar hot water heating.

Chairwoman Moore and Commissioner McClelland both stated their opinions that solar requirements should be included under General Regulations and not in each specific zoning district.

Consultant Laura Hall suggested that the Planning Commission might consider including language related to solar energy as it relates to design (i.e. screening of solar panels, etc.)

Senior Planner Lustig suggested that staff develop language regarding solar energy requirements and then decide where to place it within the Zoning Ordinance at a later date.

It was the consensus of the Planning Commission to request that staff arrange for an energy workshop that would include a review of the new Title 24 requirements. Following that, they would be in a better position to include recommended language in the Zoning Ordinance.

4.6.3 - Commissioner Mulligan was concerned with the lack of a rear setback requirement. Senior Planner Lustig suggested that 4.6.3e could be amended. The Planning Commission agreed by consensus as follows:

In response to an inquiry from Commissioner McClelland, Senior Planner Lustig confirmed that there is no provision for second dwelling units because the district is multi-family.

Chairwoman Moore opened the PUBLIC HEARING.

Heidi Hydusik

8588 Lakewood Avenue, suggested that a good source of information on solar energy is Home Power Magazine. She noted that solar or voltaic panels can't really be hidden, but they are a very good feature. Windmills are also good, but they make noise.

The PUBLIC HEARING was closed.

Commissioner Dutra left the meeting at 9:00 p.m.

Concerning section 4.7.3a, Commissioner Mulligan asked why there was a minimum lot size of 10,000 s.f. Senior Planner Lustig responded that that is what is in the current code and it has never been an issue. She suggested that they might want to look at that minimum lot size requirement in the future as it relates to live/work developments.

Chairwoman Moore opened the PUBLIC HEARING.

In response to an inquiry from the public, Senior Planner Lustig said that the Planning Commission will continue to conduct public hearings on the Zoning Ordinance sections, and then the complete document will be presented to the City Council.

The PUBLIC HEARING was closed.

There was no discussion on this overlay district and the Planning Commission consensus was that it is fine as written.

Path - Chairwoman Moore noted that the Laguna Bike Path with a 6 foot paved surface does not conform to this standard.

It was the consensus of the Planning Commission that a minimum width of 8 feet is appropriate for paths.

Alley - Senior Planner Lustig said, in response to an inquiry from the Planning Commission, that the range in minimum paved width is intentional to provide for flexibility.

Neighborhood Street and Crosstown Connector - Chairwoman Moore had some questions and concerns related to the speed of traffic on both of these street types.

Senior Planner Lustig discussed the concept of designing for specific speeds. There is a range provided in these speeds because the design process is not exact. In addition to the Zoning Ordinance criteria, Senior Planner Lustig suggested that the General Plan could also include a goal that street designs aim to achieve the slowest speed.

It was the consensus of the Planning Commission to amend Neighborhood Street as follows:

• Design speed - 15-20 mph (with a goal towards meeting the lowest speed)

Commissioner McClelland requested and received clarification from Senior Planner Lustig on the corner radii recommendations as they relate to emergency vehicle access.

Chairwoman Moore opened the PUBLIC HEARING.

Dale Dalton

380 Helman Lane, complimented the Planning Commission on their performance and all of their hard work.

Heidi Hydusik

Stated her understanding that drunk drivers are not the number one cause of accidents, it is inexperience and inattention. She encouraged regulations to provide narrow streets with parking on both sides to slow speeds. She also suggested that medians are also good, and that roundabouts be considered.

The PUBLIC HEARING was closed.

It was the consensus of the Planning Commission not to schedule a special meeting on July 9, 2001, and to hold their regular meeting on July 2, 2001.

There were no reports from the Commission.

Chairwoman Moore adjourned the meeting at 9:40 p.m.

Submitted by:

Kathleen Brisbine

Administrative Secretary