HomeMy WebLinkAboutPlanning Commission Resolution 2014-22 07/22/2014RESOLUTION NO. 2014-22
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING CITY COUNCIL APPROVAL OF A TENTATIVE SUBDIVISION MAP
FOR THE CORONA ROAD SUBDIVISION
LOCATED AT 470 AND 498 CORONA ROAD
COMPRISING A TOTAL PROJECT AREA OF 10.1 -ACRES
APNs 137-061-009 & 011
PROJECT FILE No: 09 -TSM -0344
WHEREAS, the applicant, Corona Road Associates, L.C.C., submitted an application for a
Tentative Subdivision Map to subdivide approximately 10.1 acres at 470 and 498 Corona Road,
APN 137-061-009 and 011 into a 31 -lot single family residential subdivision, comprised of the
existing house at 498 Corona Road remaining at its current location and the creation of 30 new
vacant residential lots, along with associated requests for Annexation, Pre -Zoning, a landmark
designation, and authorization to construct a detention basin, the applications are collectively
referred to as the "Project"; and
WHEREAS, on January 28 and July 22, 2014, the Planning Commission conducted duly
noticed hearings on the Project, including the tentative map, at which time the Planning
Commission considered a staff report analyzing the Project and related Mitigated Negative
Declaration (MND) and considered the MND and all documents and evidence submitted; and
WHEREAS, following the public hearing, the Planning Commission adopted Resolutions
recommending adoption of the MND, supporting the annexation, pre -zoning the annexation
lands in the manner consistent with the General Plan designation, and designating the house at
498 Corona Road as a local landmark.
NOW, THEREFORE, BE IT RESOLVED that the City council finds and determines as follows:
The proposed Tentative Subdivision Map, as conditioned, is consistent with the
provisions of Title 20, Subdivisions, of the Petaluma Municipal Code (Subdivision
Ordinance) and the California Subdivision Map Act.
2. The proposed subdivision, together with provisions for its design and improvements, is
consistent with the City of Petaluma General Plan 2025 (General Plan) because:
a. Residential density of 9 units over the 5.6 gross acres of subdivision lands nearest
Corona Road (north portion of APN 137-061-009 and 011) pre -zoned R1
(Residential 1) is consistent with the General Plan Very Low Density Residential
land use designation for the site and with the General Plan density range for the
site, calculated on net acreage of approximately 4.7 net acres using the Very
Low Residential density range of 0.6 to 2.5 dwelling units per net acre, resulting in
a range for the Project between 2.8 and 11.8 total units.
Planning Commission Resolution No. 2014-22 Page 1
b. Residential density of 22 units over the 4.5 gross acres of subdivision lands farthest
from Corona Road (south portion of APN 137-061-009 and 011) pre -zoned R2
(Residential 2) is consistent with the General Plan land use designation for the site
and with the General Plan Low Density Residential density range for the site,
calculated on net acreage of approximately 3.2 net acres using the Low Density
Residential density range of 2.6 to 8.0 dwelling units per net acre, resulting in an
allowable range for the Project between 8.3 and 25.6 total units.
c. The project includes annexation of land outside of City limits and within the UGB
and the extension of both potable water and sewer services, pursuant to 1-P-38.
d. The project proposes that Corona Road remain a rural two-lane road, pursuant to
2-P-104.
3. The proposed subdivision, together with provisions for its design and improvements,
will not be detrimental to the public health, safety, or welfare because adequate
public facilities exist or will be installed, including roads, sidewalks, water, sewer, storm
drains, and other infrastructure.
4. The Project is consistent with the City of Petaluma Implementing Zoning Ordinance
because the pre -zoning to R1 and R2 is in accordance with the General Plan, all lot
sizes and dimensions conform with R1 and R2 respectively.
5. Payment of the in -lieu housing fee is preferable in the case, as the small size of the
project makes an on-site project of 5 units (15% of 30 units) impractical to administer
and likely not financeable. Housing staff recommends payment of the in -lieu
payment to the City's Housing Funds as a more appropriate requirement, pursuant to
Housing Element Program 4.4d.
6. The Project site is physically suitable for the density and the type of development
proposed because the density for the Project is consistent with each of the two
General Plan density ranges on the site and the site accommodates a Project which
is generally compatible in character of use and physical design with surrounding
uses.
7. As concluded in the Initial Study/Mitigated Negative Declaration for the Project,
neither the design of the subdivision nor the proposed improvements is likely to cause
substantial environmental damage, or substantially or avoidably injure fish or wildlife
or their habitat.
BE IT FURTHER RESOLVED that on the basis of the above findings, the Petaluma Planning
Commission recommends that the City Council approve the Tentative Subdivision Map, subject
to the following conditions of approval:
Planning Commission Resolution No. 2014-22 Page 2
TSM CONDITIONS OF APPROVAL
CORONA ROAD ANNEXATION AND SUBDIVISION
470 and 498 Corona Road
(with 496, 520, & 522 Corona Rd included in the annexation and 0 Riesling being the basin site)
APN 137-061-009 & 011
(with 137-061-007, 008, & 010 included in the annexation and 137-070-049 being the basin site)
Project File No: 09 -TSM -0344
Planning Division:
1. Approval of the Tentative Subdivision Map is conditioned upon approval of annexation
and pre -zoning boundaries consistent with the City Council's recommendations.
2. Prior to the issuance of any development permit, the applicant shall revise the site plan or
other first sheet of the office and job site copies of the Building Permit plans to list these
Conditions of Approval as notes.
3. All mitigation measures adopted in conjunction with the Mitigated Negative Declaration
for the Corona Road Annexation and Subdivision project are herein incorporated by
reference as conditions of project approval.
4. Upon approval by the City Council, the applicant shall pay the Notice of Determination
fee pursuant to Fish and Game Code Section 711.4(d) and the California Environmental
Quality Act (CEQA) to the Planning Division. The check shall be made payable to the
County Clerk, in the amount required and published by the Sonoma County Clerk for such
fee. Planning staff will file the Notice of Determination with the County Clerk's office within
five (5) days of receiving Council approval (after the second reading of the Pre -Zoning
Ordinance), provided that the applicant provides the required environmental filing fee to
the City within one day of project approval.
Prior to approval of the Final Map, the applicant shall record Deed Restrictions on:
a. Lots 1, 2, and 6 stating that "Fencing within 30 feet of the Corona Road property line
(lots) shall be open, rural designs not more than 42 inches in height and any future
driveway paving shall be limited in width for the first 70 feet from the Corona Road
property tine, pursuant to Corona Ely Specific Plan Policies 33 and 34."
b. Lots 1 and 2 stating that "New homes, additions visible from Corona Road, and any
outbuildings within 80 feet of Corona Road shall be subject to Site Plan and
Architectural Review. Any SPAR approval shall find that the rural feel of Corona Road
has been maintained."
c. Lots 1, 2, and 4 stating that "A public pedestrian and bicycle access path runs from
public Street B (state name) to Corona Road across this lot."
The Deed Restrictions shall be reviewed and approved by the City Attorney and provided
to the City in executed form suitable for recordation prior to approval of the Final Map.
Prior to Improvement Plan approval, the improvement plans shall call out improvements in
the public right-of-way including the street trees, the ground cover, and the street lights in
the planter strips and the parking canoes, pursuant to staff review and approval. Staff shall
coordinate review of the street trees with the Tree Advisory Committee.
Planning Commission Resolution No. 2014-22 Page 3
Prior to Improvement Plan approval, the detention basin sheet(s) shall show a sign to be
posted on the east side of the multi -use path between Corona Creek and the detention
basin, providing public information explaining the basin function and its potential hazards
and safety features. The sign shall be metal and/or wood, post mounted, with a total
height not to exceed 6 feet, and a sign board approximately 24 inches high and 18 inches
wide, subject to review and approval of the Planning Division. Content shall be as stated
above and shall be approved by the City Engineer and Planning Division prior to
Improvement Plan approval.
8. Prior to issuance of any grading or building permit, the applicant shall:
a. Submit to the City Planning Division a copy of the 401 certification from the State
Regional Water Quality Control Board.
b. Submit to the City Planning Division a copy of the Army Corps Section 404 Individual
Permit authorization.
c. As directed by the Army Corps of Engineers and State Water Board Quality Control
Board, the applicant shall show proof of purchase from the appropriate Mitigation
Bank for wetland mitigation credits and/or incorporate suitable measure into the
project design via the detention basin to offset impacts to seasonal wetlands. Submit
to the City Planning Division written approval of the mitigation bank purchases) and/or
any other written record of compliance.
9. Prior to issuance of any individual lot grading or house building permit, the subdivision
building elevations, site plan, front yard landscape, and exterior lighting plan shall be
subject to Site Plan and Architectural Review and Approval by the Planning Commission.
10. Prior to each new home's Site Plan and Architectural Review at Planning Commission, the
applicant shall submit the GreenPoints Checklist showing that each new house is designed
to achieve at least 50 GreenPoints under that cycle's residential Build It Green program.
The Initial Study/MND Greenhouse Gas discussion (page 44) was based on the project
having at least a 50 -point rating. Prior to buildina oermit issuance, the Checklist shall be
submitted and the building permit plans shall show those measures. Each home shall
successfully pass the GreenPoint Rated inspections, per the submitted Green Point Rated
checklist, meeting the minimum requirement condition of approval threshold. Confirmation
of passed inspections will be provided by a certified Green Point Rater via a confirmation
letter at time of final city inspection.
11. All construction trucks hauling soils from the detention basin site shall be subject to
refinement of AQ -2 to cease trucking during school drop off and pick up periods; that is,
on days school is in session, trucking trips to and from the site may begin at 9am and shall
cease between 2:40 and 3:10pm (1:40 and 2:10 pm on Wednesdays), though may be
recommenced from 3:10 to 4:00pm (2:10 to 4:00 on Wednesdays). Soil hauling work and
detention basin grading work shall be done during school breaks if at all possible, and in
such case, all haul trips shall occur between 8am and 4:30pm.
12. Prior to issuance of any grading or building permit at Lot 2 or driveway work at Lot 1, a
security deposit shall be posted to cover the value of protected palm trees 29 and 30 during
the construction process, pursuant to section 17.060F.
13. Prior to issuance of a building or grading permit, any protected tree with a canopy within
20 feet of the limit of work shall be evaluated by an arborist. The Tree Protection Zone shall
be established (see also Mitigation Measure Bio -9) and any recommendation (for
Planning Commission Resolution No, 2014-22 Page 4
example: place 4 -inch layer of chipped bark mulch over the soil and/or prune to clean
and reduce end weight of the canopy per International Society of Arboriculture pruning
standards) included as part of the proposed work. Temporary protective tree fencing shall
be secured with in -ground posts. Proof that the temporary fencing has been installed shall
be submitted to the Planning Division by photographs prior to building or grading permit
issuance and shall be maintained in place for the duration of adjacent construction.
14. Prior to the issuance of any building permits for new house construction or subdivision
improvements, the detention basin shall be in place and operational to ensure floodplain
capacity.
15. Prior to the issuance of any building permits for new house construction, those house plans
shall note the installation of high efficiency heating equipment (90% or higher
heating/furnaces) and low NOx water heaters (40 or less) in compliance with General Plan
policy 4 -P -15D (reducing emissions in residential units). All residential units designed with
fireplaces shall meet the requirements of Ordinance 1881 N.C.S. for clean -burning fuels.
16. Prior to the issuance of any building permits for new house construction, those house plans
shall include pre -wiring for solar facilities for each dwelling, in accordance with Council
Resolution 2005-151, and are subject to staff review and approval.
17. The farmhouse at 498 Corona Road shall be placed on Petaluma's local register of historic
landmarks by the City.
18. Prior to the issuance of any building permits for new house construction for the subdivision,
the landmark designation shall be recorded by the applicant with the Sonoma County
Recorder's office as a deed restriction, and proof of such recordation shall be provided to
the Planning Division.
19. Prior to the issuance of any building permits for new house construction for the subdivision,
pursuant to CUL -1, the required 498 Corona Road rehabilitation work shall be done and,
pursuant to the Initial Study/MND discussion, the replacement of missing or distress
materials with matching original materials shall include the 8 -inch horizontal wood
clapboard siding where it has been removed from the east side of the house, those scroll
brackets that are missing from the eastern post of the entry porch, and the Corona Road
facing windows (see CUL -2).
20. The project shall pay all applicable Development Impact Fees and other fees as required
by City ordinance or regulation. The 30 new homes shall be subject to the applicable in -
lieu housing fees, as this is the Housing staff recommended alternative method of meeting
the intent of the inclusionary requirement.
21. Prior to acceptance of the subdivision by the City of Petaluma, the project shall pay
Communities Facilities development fees and City and Neighborhood Park fees, as well as
water and sewer hookup fees for the four existing houses being annexed as part of this
project: 496, 498, 520, and 522 Corona Road, pursuant to City Council Resolution 8955.
22. This Tentative Subdivision Map shall be null and void unless annexation to the City occurs
within one year from the time the application is certified as complete, pursuant to Muni
Code 20.16.0058.
23. The applicant shall defend, indemnify and hold harmless the City and its officials, boards,
commissions, agents, officers and employees ("Indemnitees") from any claim, action or
proceeding against Indemnitees to attack, set aside, void or annul any of the approvals of
the project to the maximum extent permitted by Government Code section 66477.9. To
Planning Commission Resolution No. 2014-22 Page 5
the extent permitted by Government Code section 66477.9, the applicant's duty to
defend, indemnify and hold harmless in accordance with this condition shall apply to any
and all claims, actions or proceedings brought concerning the project, not just such
claims, actions or proceedings brought within the time period provided for in applicable
State and/or local statutes. The City shall promptly notify the subdivider of any such claim,
action or proceeding concerning the subdivision. The City shall cooperate fully in the
defense. Nothing contained in this condition shall prohibit the City from participating
in the defense of any claim, action, or proceeding, and if the City chooses to do so,
applicant shall reimburse City for attorneys' fees and costs incurred by the City to
the maximum extent permitted by Government Code section 66477.9.
Department of Public Works (Engineering Division):
The following conditions shall be addressed at the time of final map and improvement plan
application.
Frontaae Improvements and Streets (show on Subdivision Improvement Plans and Final Map):
24. City standard improvements shall be installed including but not limited to: 36 -foot wide
street with two 10 -foot wide travel lanes and two 8 -foot wide parking strips, sidewalk, curb
and gutter, driveway approaches, landscaping, streetlights, public utilities, fire hydrants
and hydrant markers, signage and striping. The public sidewalk shall be 5 -foot wide with a
public landscape strip of 4.5 feet wide. The developer shall dedicate 56 -feet of public right
of way on the final map for proposed public Streets A and B and Monica Way.
25. The proposed cul-de-sacs shall be 96 feet in diameter include three spaces each of interior
island parking as proposed on the tentative map. The public right of way in the cul-de-sac
area shall be located 10 -feet behind the cul-de-sac and shall be dedicated to the City on
the final map.
26. The structural street section for public Streets A and B, and Monica Way, shall be 4 -inches
of asphalt concrete (AC) over 12 -inches of class 2 aggregate base (AB).
27. All new streetlights shall have LED heads. Streetlight spacing shall be subject to the review
and approval of the City Engineer.
28. No parking signs and red curb shall be installed on Monica Lane adjacent to lots 17 and
31, within street curves and curb returns, on emergency vehicle access easements and
shared private driveways, and in front of fire hydrants and mailboxes. No parking signs and
red curb shall be installed on the northeast side of the existing Monica Lane.
29. Bollards shall be installed in the multi -use path, at the entrance to public Street B and
Corona Road. The proposed multi -use path shall be asphalt concrete. A smooth, level
conform shall be provided at the connection point to Corona Road and a driveway
approach at public Street B.
30. A stop sign and stop bar limit line with street name signs shall be installed on Monica Way
at public Street A/B.
31. The minimum longitudinal gutter slope is 0.5% per City standards.
32. Construction access to the Corona Road project area for all site improvements shall be
limited to Corona Road and is prohibited via Andover Lane and Monica Way. During
construction of residences, construction vehicle access shall be limited to Corona Road to
all extents possible. The developer shall be responsible for repairing any damage to
Planning Commission Resolution No. 2014-22 Page 6
Corona Road caused by construction equipment, subject to County of Sonoma standards
and requirements.
33. All public improvements and utilities shall be designed and constructed per City Standards
as well as Caltrans and MUTCD standards as determined by the City Engineer.
34. All public improvements including sidewalks, driveway approaches and curb ramps shall
be accessible.
35. All public improvement work shall be completed prior to issuance of a final
inspection/certificate of occupancy for the last 20% percent of units.
36. Traffic control plans are required for all stages of construction and shall be per latest
Manual on Uniform Traffic Control Devices (MUTCD) standards.
Drainaae and Gradina:
37. The proposed detention basin shall be designed and constructed in accordance with the
preliminary recommendations by the project Geotechnical Engineer, project Civil Engineer
and City of Petaluma consulting hydrologist. The construction level geotechnical and
hydrology reports and project improvement plans, shall include final recommendations for
the detention basin, subject to approval by the City Engineer. The developer shall fund all
costs necessary for the final design and hydraulic modeling work by WEST consultants. The
proposed basin shall be lined with compacted fill as recommended in the March 31, 2014
letter from Reese and Associates Consulting Geotechnical Engineers. A synthetic liner shall
not be used. Hinged trash racks at culverts and safety measures shall be installed on the
detention basin drainage/culvert system, subject to approval by the City of Petaluma.
38. The developer shall prepare a Letter of Map Change (LOMC) application, to remove the
project site and surrounding areas, from the special flood hazard area. The application
shall be submitted to the City of Petaluma Floodplain Administrator and Federal
Emergency Management Agency (FEMA) upon completion of the detention basin. The
approved LOMC shall be received by the City of Petaluma prior to issuance of anv
buildina permits for new structures.
39. The storm drain system and calculations shall be reviewed and approved by the Sonoma
County Water Agency, prior to issuance of any construction permits. At the discretion of
the City Engineer, the City may refer the final detention basin design and calculations to
the Water Agency for review and approval, prior to issuance of any construction permits.
40. No lot -to -lot drainage is allowed without drainage easements, subject to the approval of
the City Engineer.
41. The project shall comply with the City of Petaluma Phase II Storm Water Management Plan
including attachment four post construction requirements. The improvement plans shall be
routed to the Marin -Sonoma Mosquito and Vector Control District to review and provide
recommendations on storm water best management practices.
42. On-site storm drain treatment systems shall be privately owned and maintained.
43. Prior to final map approval, and pursuant to Resolution 94-210 (Liberty Farms Subdivision),
the Corona Road Subdivision's interest in the existing temporary 10 -foot wide private storm
drain easement (Doc# 1 994-01 1 0223) on Lots 39 and 40 of the Liberty Farms Subdivision
shall be quitclaimed. Drainage from the Corona Road Subdivision shall not be allowed to
Planning Commission Resolution No. 2014-22 Page 7
continue in the rear of Lots 39 and 40 of Liberty Farms and shall be collected on the
Corona Road Subdivision and discharged to a public storm drain system.
44. Prior to issuance of a building permit, an operations and maintenance manual is required
for the proposed detention basin and public storm water treatment systems, and shall be
submitted with the final map and improvement plan application for review and approval
by the City Engineer. The manual shall include annual inspection, by a Civil Engineer
registered in the State of California, to ensure the detention, treatment and safety systems
are operating as designed and constructed as well as provisions to make any necessary
repairs to the system. A signed and sealed copy of the report shall be provided annually,
prior to October 151h, to the Office of the City Engineer.
45. Prior to issuance of a building permit, the developer shall comply with the City's Phase II
storm water management plan and State of California NPDES requirements including
submittal of a notice of intent and storm water pollution prevention plan to the State and
City.
46. Grading shall conform to the preliminary geotechnical investigation reports prepared by
Giblin and Associates and updates by Reese and Associates as well as all final,
construction level reports.
47. The City shall ensure ongoing maintenance of Corona Creek to allow adequate flow
capacity to manage flooding.
Water. Sewer and Utilities:
48. The three parcels in the unincorporated area currently outside the boundary of the
subdivision (APN: 137-061-007, 008, and 010) shall have individual water services, meters
and sewer laterals installed and connected prior to acceptance of the subdivision by the
City of Petaluma. Should the property owners opt out of connecting at time of the
subdivision construction, the developer shall install water and sewer stubs to the property
line and have 10 years to complete the connections per City Resolution No. 8955. Prior to
acceptance of the subdivision improvements, the Corona Subdivision developer shall
provide adequate surety to the City of Petaluma to insure the services are installed within
the 10 -year period mandated by Resolution No. 8955. Additionally, the developer shall
provide the City of Petaluma documentation from the County of Sonoma that the existing
septic systems and proposed well are functioning property, are not in a failed condition
and are not a threat to public health or safety. In either scenario, the developer is
responsible for paying all sewer and water connection and annexation fees as part of the
subdivision development. The location of all water services and meters as well as sewer
laterals shall be shown on the subdivision improvement plans.
49. The proposed well on parcel 6 shall be reviewed and approved by Sonoma County
Environmental Health. An approved backflow prevention device shall be installed on the
well per City standards. The developer shall provide the City Engineer documentation from
Sonoma County Environmental Health that the new well has been completed, operable
and approved for use. The new well shall be operable prior to discontinuation and
abandonment of the existing well. The well will not be necessary should all parcels connect
to City water at the time of the Corona Road Subdivision develops.
50. Each lot within the subdivision shall have individual water services and sewer laterals. All
water services shall be a minimum of 1'/2 inches with a 1 -inch meter. All water meters shall
be located in the public right of way landscape strip between the curb and sidewalk.
Planning Commission Resolution No. 2014-22 Page 8
51. All wells and septic systems proposed to be abandoned shall be per Sonoma County
Environmental Health requirements.
52. All landscaping shall meet City water efficiency standards for low water use.
53. A minimum 2 -inch grind and AC overlay will be required on all utility trench cuts along the
length of the trench, for a minimum of 1/] the street width within existing City streets. The
developer is responsible for repairing, to pre -project conditions, any damage to existing
City infrastructure caused by Corona Road Subdivision development related activities, as
determined by the City of Petaluma.
54. All water main valves shall be located at curb extensions.
55. Landscaping in public utility easements shall be limited to ground cover and shallow
rooted, low lying shrubs. Trees are not allowed.
56. A 10 -foot wide public utility easement is required along all project street frontages and
shall be dedicated to the City of Petaluma on the final map.
57. Overhead utilities along the street frontages, within the project site or traversing the site
shall be placed underground.
58. All existing unused water and sewer mains shall be identified on construction drawings and
abandoned per City standards.
59. Draft joint trench plans are required with the public improvement plan submittal. PG&E
approval of the joint trench plans is required prior to the start of any construction.
Final Map:
60. Dedicate the necessary public right of way, public access and utility or private easements
on the final map. Any easements located outside the boundary of the subdivision shall be
dedicated via grant deed with a legal description and plat.
61. An irrevocable offer of dedication for future public pedestrian and bicycle path is required
along Lot 6 and shall be consistent with the proposed irrevocable offer for Lots 1 and 2 as
shown on TM -6.
62. The project lighting and landscaping assessment district shall include funding for perpetual
maintenance of the proposed public detention basin, public storm water runoff treatments
system, public pathways, public landscaping, and public streetlights installed as part of the
subdivision.
63. A funding mechanism, such as a homeowner's association or maintenance agreements,
for long term maintenance of privately shared facilities such as, parking, driveways,
pathways, utilities and drainage systems and shall be submitted with the final map
application, and is subject to approval by the City of Petaluma.
64. Prior to final map approval, the developer shall submit an application for final annexation
map to the City of Petaluma.
65. Prepare final map and improvement plans per the latest City policies, standards, codes,
resolutions and ordinances. Technical review deposits shall be required at the time of
application submittal.
Planning Commission Resolution No. 2014-22 Page 9
66. Prior to issuance of any permits, a subdivision agreement package including City standard
surety bonds and insurance, is required for the subdivision improvements. A separate
public construction agreement package, including City standard surety bonds and
insurance, is required for the construction of the proposed detention basin.
Fire Marshal:
67. Prior to improvement plan approval, those plans shall show that the cul-de-sacs will be
posted with "No Parking Fire Lane" signs and/or "red -curbing," subject to review and
approval by Fire Marshal Office.
68. A fire sprinkler system designed and installed in accordance with NFPA13-D is required for
all structures detailed in this project proposal. Due to the mitigating conditions listed
below, the sprinkler systems for (some/all) of the units must be upgraded to meet the
requirements of a FULLY SPRINKLERED system. This includes sprinkler protection of the attic,
garage, attached carports, bathrooms over 55 sq. ft., closets over 24 sq. ft. or 3 ft. deep,
and/or other attached structural elements of the building. The system shall be calculated
for a two -head for the most remote two heads. All systems require 3 set of plans to be
submitted to the Fire Marshal's office for review and approval.
ADOPTED this 22nd day of July, 2014, by the following vote:
Commission Member Aye No Absent Abstain
Benedetti-Petnic X
Lin X
Gomez X
Marzo X
Councilmember Miller X
Vice Chair Pierre X
Chair Wolpert X
Bill Wolpert, Chair
ATTEST: APPROVED AS TO FORM:
Planning Commission Resolution No. 2014-22
Page 10
Ae� - rl
Heather Hines,,%commission s fcretary
i
C�
Eric W. Donly, 9y Attorney
Planning Commission Resolution No. 2014-22 Page 11