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HomeMy WebLinkAboutMinutes 02/23/1994Ul 1 2 3 4 5 6 7 8 9 10 C� Z K, 1 21 22 23 24 j 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 PLANNING COMMISSION MINUTES REGULAR MEETING CITY COUNCIL CHAMBERS CITY HALL PLEDGE OF ALLEGIANCE. WEDNESDAY, February 23, 1994 7:00 P.M. PETALUMA, CA ROLL CALL: Bennett *, Parkerson,.Rahman, Shea, Thompson,`Torliatt, voriRaesfeld STAFF. Pamela Tuft, Planning Director Jim McCann, Principal Planner Teryl Phillips, Associate Planner Chairman PUBLIC COMMENT: (15 miiiutes maximum). The Commission will hear public comments only on matters over which they have jurisdiction. There will be no Commission discussion or action. The chairman will allot no more than five minutes to any individual. If more than three persons wish to speak, their time will be allotted so that the total amount of time allocated to this agenda item will be 15 minutes. DIRECTOR'S REPORT: None. COMMISSIONER'S REPORT: Commissioner Torliatt reported that there is still graffiti on light posts, bus shelter, etc. on Ely. CORRESPONDENCE: Letters from Hanson Properties, CalTrans, Walter Nagel, and memo from Allan Tilton, City Traffic Engineer regarding Food4Less. APPEAL. STATEMENT: Was read. LEGAL; RECOURSE STATEMENT: Was noted on the agenda. CONSENT AGENDA: Items recommended for consideration under the Consent Calendar are considered to be routine in nature by staff and are recommended to be acted upon by a single motion by the Planning Commission at the beginning of the meeting with no further discussion. The item may, however, be removed from the Consent Calendar for discussion in its normal order on the agenda by the applicant, a Commissioner, or an interested member of the public by a simple request. 120 Planning Commission Minutes February 23, 1994 OLD B °USINESS: CONTINUED PUBLIC HEARING I. FOOD 4 LESS; 896,926,950 LAKEVILLE STREET; AP NO'S 005-020-43,005-060- 30 & 33; FILE NO. CUP93040. Continued (from February 8, 1994) request to authorize the construction of a 48,600 sq.ft. discount grocery store on Lakeville Street between Lindberg Lane and Caulfield Lane. The following actions are requested: 1. Adoption of .a Mitigated Negative Declaration. 2. Conditional Use Permit to authorize development of a shopping center in the CH Zoning District. The (continued) public hearing was opened. SPEAKERS: Associate Planner Teryl Phillips - Presented the staff report; described traffic circulation, revised site plan, proposed days /hours of operation, signalization at Lindberg, addition of bus pullout and shelter, some landscaping. issues and exterior details deferred to SPARC; Department of Fish and Game approvals required for revegetation at wetlands area. Michael Hooper - project' .proponent - Thanked staff for help; described new site plan (building flipped); agrees to signalization at Lindberg with primary access there; reduction of square footage and number of parking spaces; wetlands area totally avoided; offered to landscape City owned strip to south; regional discount grocery store advantageous to City by way of: offering lower prices, contribution to property tax base; will create _100 new jobs; should cut down on people shopping in Rohnert Park /Santa Rosa ;_site will be cleaned -up; met with property owner (Nagel) regarding loss of left turn; met with property owner (Basta) to north to work out fence design, would like gated access requirement to be removed; requirement to landscape both sides of drainage channel is impractical. Commissioner Rahman - Questioned adequacy of parking for proposed square footage. Michael Hoo er - Parking satisfies Zoning Ordinance requirements and. Fleming Foods (Food4Less) eels parkingfis adequate. Mike Mulhern - Project architect peak time parking 100 -120 cars, the 180 spaces proposed will be adequate.; setback from Lakeville greater than Gateway .Center; 25% of project is proposed to be open space - large ratio for retail center; presented new elevation. drawings. Bill Smith - Smith and Smith, landscape architects - landscape design concept based on relationship with Lakeville; same - trees proposed as on other side of ;street (fronting Gateway); parking lot trees good canopy trees (london oak); site perimeter well landscaped with drought tolerant species with underground watering system. Steve Gaultney - Hagstroms grocery store Commission has .little concern for business that have been in Petaluma for a long time that hurts; this new design is better, but retail outlet still too large for the site; big burden on community; not enough truck staging; no outdoor storage area; traffic on Lakeville will double. Alden. Hennings Lucky Store - Council and Commission have complained about parking at Gateway; where will employees of Food4Less park? Not enough parking proposed; Lindberg and Payran will be adversely affected; not enough parking (staging area) for grocery trucks waiting to unload, trucks will stop traffic on Lakeville; not enough entrances 2 Planning Commission Minutes February 23, 1994 1 and exits to parking lot; chain link fence will not protect the wetlands; sewer plant is behind 2 this project - could cause problems. 3 George Wright - Real Estate Division (Lucky, Inc.) - Food4Less not the center of town; 4 will cause significant traffic congestion; what is stacking capacity of trucks; Lakeville will 5 not be adequate for peak traffic; existing Lucky on Petaluma Blvd. may be converted to a 6 Lucky Advantage (bulk food outlet) - Use Permit application filed today. 7 Ed Nagel - Ed's RV Center - Signalization to Lindberg Lane and necessary Lakeville Street 8 improvements will restrict RV Center to one entrance; deliveries cannot be made except 9 from Lakeville; where will freight be unloaded? When Lakeville was widened (years ago) 10 some parking was lost, now more will be lost; Lindberg Lane is becoming a major truck 11 road; traffic flow will change to the detriment of RV Center; Food4Less proponent should (0 be required to restripe /reconfigure RV Center parking lot and pave remaining portion of ce Lindberg Lane at Lakeville. ( Don Canardo - Carl's Market owner - Traffic Study only addressed area in front of the site; customers corning from freeway or off of Caulfield will be accommodated, but not anyone coming from west side of town; where will employees park ?; parking for employees should be designated; customers will not use the bus if they are buying 'bulk'; what kind of incentives, lower fees, etc. will City be granting to get this Food4Less? won't generate very much sales tax; full time jobs will be lost; Carl's Market can't compete with another non - 20 union bulk store; not really pro- union, concerned for employees; where will the 100 -150 21 shoppers who walk to Carl's daily go if store goes out of business? people will be forced 22 back into their cars - more congestion, etc.; LOS not C or better now. 23 Pat Lee UFCW 101 Representative - bulk stores pay lower salaries, workers can't afford 24 to live in the community; has there been an EIR? concerns for quality of life for workers; 25 escalation of crime will result. '6 Joe Dal - y - UFCW 588 Representative - non -union stores will cause lay -offs at other stores; 7 when workers are displaced, their money will be spent elsewhere; independents will go out 8 of business; Food4Less is not just bulk sales; think about the people. 29 Frank Sanchez - Safeway employee - has lived here for 17 years; already losing work hours; 30 of 65 Safeway employees, only 13 are full -time; too much competition; Lakeville already 31 has too much traffic. 32 Steve Gaultnev - If (old) Lucky is converted. to a bulk store, it's effect will be marginalized 33 since the Lucky grocery would be closed. 34 Michael.Hooper - Project is designed to meet or exceed all industry standards; experienced 35 in shopping center design, this design will work; parking ratio to square footage is higher 36 than Gateway Center; employees may use bus service more than shoppers; wetlands will be 37 maintained by Food4Less. 38 Ron Stofnetta - 1239 Kresky Way - Lucky employee - Lakeville Street is a bottleneck - this 39 will make it worse, especially in summer months; tax revenue will not make project worth 40 losses to community. 41 Bob Leonard - 1518 Quail - Lucky employee - Lindberg Lane already blocked with trucks 42 for Lucky; not enough parking proposed for this project. 43 Planning° Director Pamela Tuft - fees have been reduced, no incentives to developer; 44 this project has had an Expanded Initial Study with focussed studies on biotics and traffic. 45 Allan Tilton, Traffic En ig neer - Trucks will only intersect with cars at one area; employee 46 parking shouldn't be a problem; Traffic Study was done in Oct. /Nov. of 1993; Ed's RV 47 Center driveway would need reconfiguration; Lindberg needs widening, removal of parking 48 restrictions; LOS C can be' maintained with proposed improvements. 49 Mike Mulhern - Proposal includes 3 loading bays; Lucky has 2 loading bays; adequate 0 stacking space for trucks is provided in the service drive. 1 Commission Discussion - Questions regarding truck stacking; parking adequacy; concerns 2 regarding additional traffic on Lakeville /Lindberg; should have a deceleration lane on 3 Lakeville (at second entrance); how long is left -hand turn lane? (answer, 150 feet); 54 redesign: required by City has helped, some issues are. still unanswered; traffic most 121 3 122 Planning Commission Minutes February 23, 1994 important impact/issue; social /economic issues are very important, but they are not planning /land use issues and are beyond the charge of the Planning Commission; elevation. facing Lakeville needs work; sidewalk should be separated from street with trees between sidewalk /street; Mr. Nagel's concerns are valid and should be incorporated into. conditions of approval; landscaping both sides of channel is excessive; no open storage; wetlands area needs to be monitored and trash removed. The public hearing was closed. A motion was made by Commissioner Parkerson and seconded by Commissioner vonRaesfeld to adopt a Mitigated Negative Declaration of Environmental Impact and to approve the Conditional Use Permit based on the findings and subject, to the amended mitigation measures and conditions listed below: COMMISSIONER. SHEA: Yes COMMISSIONER PARKERSON Yes COMMISSIONER RAHMAN: Yes COMMISSIONER THOMPSON: Yes CHAIRMAN BENNETT: Yes COMMISSIONER TORLIATT: No (believes that traffic impacts will be significant) COMMISSIONER vonRAESFELD: Yes Findings: 1. An Initial Study has been prepared and proper notice provided in accordance with CEQA and local guidelines. 2. Based upon the Initial Study and comments received, potential impacts could be avoided or reduced to a level of insignificance by mitigation measures attached as conditions of approval. There is no substantial evidence that the project, as conditioned, would have a significant effect on the environment. 3. A monitoring program has been included to ensure compliance with the adopted mitigation measures, if any. 4. The project does have potential to affect wildlife resources as defined in the Fish and Game Code, either individually or cumulatively and is not exempt from Fish and Game filing fees. Mitigation Measures 1. SPARC review and approval of the project shall be required prior to building permit issuance, with special emphasis on the following aesthetic issues: a. Architectural elevations for the building shall address all aspects of the building exterior visible from the project site the railroad property, Lakeville Street, and the adjoining properties to the north (Dave's Auto Body) and south (City). Screening solutions for the truck loading areas, trash compactor and other outdoor storage areas, rooftop equipment and utility panels shall be detailed in the application for design review. b. A detailed planting plan for the entire project site shall be submitted for SPARC approval, which includes provisions for treatment along the street frontage of the Dave's lease site, at the primary project driveway entrance. Planning Commission Minutes February 23, 1994 123 1 Proposed sjpacing for all shrubs, trees and groundcovers shall be specified, 2 and specific plant species for parking lot, street frontage and drainage 3 channel areas identified. Plans shall include details for trellising, fencing, 4 planting wells, and other hardscape elements. SPARC review of the plan 5 shall address screening of vehicles from view of Lakeville street, softening of 6 paved surfaces, fencing, and lame walls (e.g.,. Dave's building, Lakeville 7 elevation of Food 4 Less), and mitigation of parking and undesirable views 8 from neighboring properties. 9 10 c.. Landscape treatment along the common roperty line shared with Dave's 11 Auto Body shall include a continuous (minimum 5' wide) planter and CD attractive solid fencing at least 6' in height, to mitigate views into the auto storage yard. Gated access from the shared driveway to the auto storage yard shall be provided in the rear third of the property only. d. Landscape treatment along the. Lakeville Street frontage of the project site shall include provisions for a minimum planter depth of 5' between the bus shelter and the first row of °parking stalls, and at least 10' of landscaping between the back of sidewalk to the parking lot in the vicinity of the bus 20 pullout. If necessary, parking stalls may be eliminated in this area at the 21 discretion of SPARC, to ensure adequate street frontage landscaping. 22 23 2. The following mitigations pertaining to traffic and circulation shall be implemented: 24 25 a. The project will trigger the need for signalization of project access /Lakeville 6 Street /Lindberg Lane. - tr-affk- sigffal- shall- installed- a&- paFt -Of 4he J)feieet 7 devel©pmeF}t -and- ©per-ational pr3 ©r -t ©mac -e pa --= Fbe$pgli� t y- pt�FStre 8 a- yback , gLz a aF -tbad portion -of -ee4s- based -uPoFi - .&-$ra t &-_4w:e -4 0 9 sigF l Wagon -. As part of the signal installation, improvements will be necessary 30 to Lindberg Lane within 150 feet of Lakeville Street. These improvements shall 31 consist of roadway widening and surface drainage necessary for the proper 32 installation of the traffic signal. Right -of -way necessary to accomplish these 33 improvements shall be obtained by the applicant. Should condemnation 34 become necessary, the applicant shall pay all costs incurred by the City. A traffic 35 signal shall be installed as part of the project development and operational prior 36 to occupancy. The applicant may pursue a payback agreement for that portion 37 of costs based upon a pro -rata share of signalization. 38 39 b. A bus pull -out and stop shall be constructed as part of these improvements 40 and shall be located adjacent to the project access /Lakeville Street /Lindberg 41 Lane intersection.. 42 43 e. Driveway approaches shall be curb - return type with a minimum curb radius 44 of 15 feet. Special design consideration shall be given to the southerly 45 delivery access driveway to accommodate truck movements. 46 47 d. A median island shall be constructed on Lakeville Street from Lindberg 48 Lane southerly to the northerly access driveway to the Gateway Shopping 49 Center. 0 1 e: Access from the main access driveway at Lindberg Lane to the northwesterly 2 adjacent parcel (occupied by Dave's Auto Body) shall be restricted to ingress 3 only within 75 feet of Lakeville Street. 54 5 124 Planning Commission Minutes February 23, 1994 f. The project pproponent shall be responsible for payment of Traffic Mitigation fees as `specified by City Ordinance. g. Access from the common driveway easement to the existing parking area located at the front of Dave's Auto Body shop shall be limited to one -way "entry" movement only. Curbing shall be extended along the shared driveway to locate the'access as far back from the street intersection as possible, and to provide a protected parking area for customers. Striping of the parking lot shall be required to provide angled stalls and a defined driveway aisle. Full service entry/exit movement shall be maintained at the existing northerly driveway serving the Dave's ' site. The street frontage of the Dave's site as well as the entry driveway frontage shall be landscaped in conjunction with the Food 4 Less improvements. Plans submitted for SPARC approval shall reflect these provisions. h. Striping for a pedestrian crosswalk to link this site with the Gateway Shopping Center shall be installed at the intersection of Lakeville Street and Lindberg Lane in conjunction, with installation of the traffic signal. Handicapped access ramps shall be installed as necessary. at both ends of the crosswalk.. to, meet Federal ADA (Americans with Disabilities Act) standards for pedestrian /wheelchair access to the public sidewalks. i. Truck access to the loading area shall be restricted to the southerly driveway located at the back of the building. A sign shall be posted at. this driveway entry which specifies that use is restricted to truck deliveries. In addition, all service vehicles shall be directed by store management to exit the site from the signalized driveway. The intent of this requirement is to minimize potential conflict between pedestrian activity in the parking lot and large delivery trucks. Staff shall conduct a study of similar o erations to determine the adequacy of the proposed dock access and stacking/staging area Costs of said study shall be borne by the applicant. Said study shall be completed prior to filing an application for SPARC Revisions called for in the study or as determined necessary by the City Engineer shall be reflected lected on plans submitted for SPARC review. Should, in the determination of the Planning Director, the revisions necessary cause significant change to the site plan, the revised site plan shall be referred to the Planning Commission for acceptance. An easement permitting cross access from the most southerly (truck entry) driveway to the abutting City property shall be recorded in favor of the Miller property prior to issuance of a Certificate of Occupancy for this project. The intent of this requirement is to encourage use of joint access provisions at this location with future development proposals on the Miller property. k. All requirements of the California Department of Transportation, related to ,roject impacts to Lakeville Street Hwy 101 off - ramps and other areas of jurisdiction, shall be met in the timeframes specified by that agency.' I The 17 parking spaces on the southerly.side of the site adjacent to the wetland area shall be designated and clearly marked for employees. 3. The following mitigations pertaining to preservation and enhancement of existing wetland areas shall be implemented: T 125 Planning: Commission Minutes February 23, 1994 1 a. Proposed plans for clearing and revegetation of the drainage channel at the 2 base of the railroad tracks shall comply with all requirements of the U.S. 3 Army Corps of Engineers and the State Department of Fish and Game, as 4 they relate to encroachment into jurisdictional wetlands and impacts to 5 existing /potential habitat. Project proponents shall be responsible for 6 obtaining all required permits and /or approvals required by these agencies 7 prior to implementation of the project. 8 9 b. All restoration work associated with debris removal and mitigation planting 10 in the vicinity of the drainage channel at the, base of the railroad tracks shall be completed prior to issuance of a Certificate of Occupancy for the project. Project proponent /property owner shall be responsible for perpetual maintenance of this area, including irrigation, weeding, and replacement of dead or damaged materials, in a manner consistent with the approved revegetation plan, and approvals obtained from other agencies. C. All recommendations specified in 'the Patterson Wetland Study (dated 12/15/93) shall be incorporated into plans submitted for SPARC approval. 20 d. All` requirements of the Dept. of Fish and Game related to project impacts to 21 wildlife resources and other areas of jurisdiction shall be met in the 22 timeframes specified by that agency. 23 24 e. Maintenance and debris removal from the wetland area shall be insured through 25 submittal of monitoring plan, subject to review and approval of City staff andfor the appropriate agency. 7 1 6 8 4. The following mitigations shall be implemented to address grading and drainage 29 impacts: 30 31 a. Plans submitted at time of SPARC application shall include existing 32 33 topographical information and proposed grading plans to address the of allproposed and improvements to neighboring relationship grading paving 34 properties, the existing drainage channels, and Lakeville Street. All areas of 35 proposed cut and fill and any proposed retaining walls shall be identified, as 36 well as proposed drainage swales and other drainage improvements. Plans 37 shall be subject to SPARC review and approval prior to development permit 38 issuance. 39 40 b: Prior to issuance of development permits, applicant's engineer shall 41 determine if off -site channel (parallel to railroad)` has adequate capacity to 42 contain additional run -off from this site. If channel is inadequate, 43 improvements shall be constructed as indicated in the Sonoma County Water 44 Agency Master Plan. Plans for all required improvements shall be subject to 45 Engineering staff approval, and all work completed prior to issuance of a 46 Certificate of Occupancy for this project. 47 48 C. Existing channel bank stabilization shall be addressed with proposed 49 driveway in such close proximity. Prior to issuance of development permits, plans shall be submitted for Engineering staff approval to address this 1 1 0 requirement. 2 . 3 d. Prior to issuance of development permits, applicant shall submit, for City 54 staff approval (with other regulatory agency review), plans for pretreatment 7 126 Planning Commission Minutes February 23, 1994 of surface runoff to be discharged into the drainage: channel located at the base of the railroad, or other proposal for mitigation of. potential contaminants which may adversely affect downstream water quality. 5. 6. The following mitigations pertaining to construction impacts shall be implemented: a. Dust control during dry weather grading activity shall be achieved through sprinklering of all exposed portions of the site at least twice daily. In addition, major dust - generating activities shall be scheduled during morning hours or other periods when wind velocities are low. b. Major ;noise- generating construction activities should be scheduled for early morning hours, to minimize impact to nearby businesses during, peak business hours. C. All debris, soil, paving materials and other dust = generating products transported to and from the site shall be contained in enclosed compartments or covered truckbeds to prevent spillage and emissions during transportation. d. Plans for any redirection of traffic during construction periods and implementation of improvements. to Lakeville Street shall be subject to approval of City Public Works staff and the City Traffic Engineer prior to commencement of work. The following mitigations pertaining to light and glare. impacts shall be implemented: a. Plans;for all proposed exterior lighting within the parkin &,,lot, on the building, and elsewhere within the site, shall be submitted in conjunction with application for SPARC approval of the project. Details shall be provided which specify lighting design, and proposed locations for installation. b. All exterior lighting shall conform to Zoning Ordinance Performance Standards pertaining to light and glare. Plans submitted for approval of development permits shall include a lighting plan which conforms to these standards. 7. Project proponents shall be .responsible for compliance with requirements of the Sonoma County Public Health Department pertaining to soil and groundwater assessment of the project site for possible contaminants, and implementation of any necessary remediation work as .specified by State and County regulatory agencies as a result of environmental assessment. 8. Project proponents shall be responsible for compliance with requirements of the Sonoma County Public Health Department pertaining to food preparation, storage and handling, including acquisition of required permits for food sales. Findings For Conditional Use Permit 1. The proposed project, as conditioned, will conform to the requirements and intent of the Petaluma Zoning Ordinance. 2. The proposed : project, as conditioned, will conform to the requirements and intent, goals, and policies of the Petaluma General Plan. 1 127 0 Planning Commission Minutes February 23, 1994 1 2 3. The proposed project will not constitute a nuisance or be detrimental to the public 3 welfare of the community. 4 5 Conditions For Conditional Use Permit 6 7 1. All Mitigation Measures adopted in conjunction with the Mitigated Negative 8 Declaration for this project shall become conditions of project approval, and are 9 incorporated herein by reference. 10 - 11 2. Plans submitted at time of application for SPARC review shall incorporate applicable mitigation. measures and the following: co a. Architectural .plans shall be submitted which contain detailed building be elevations and a floor plan. All proposed exterior materials shall identified, and accompanied by a color board. LP b. Recommendations of the Site Plan and Architectural Review Committee specified during the December 9, 1993 preliminary review meeting shall be 20 addressed. 21 22 c: All proposed sign locations shall be identified on the site plan, and details 23 provided showing dimensions and color scheme. 24 25 d. Fencing details shall be provided for fencing along the Barta site, the wetland 6 area, and the City drainage channel. 7 8 e. Details for proposed trellising to be used in landscape areas and along the 29 Lakeville Street building elevation shall be submitted. 30 31 f. Parking stall and driveway dimensions shall be amended to reflect 32 conformance with City standards. 33 34 g. Details for screening and /or architecturally enhancing the electrical panels, 35 outdoor trash and storage areas, sidewalk design (to add landscaped area 36 between sidewalk and curb) and alignment, and architectural relief on Lakeville 37 elevation shall be submitted prior to SPARC review. 38 39 3. Project proponents shall be responsible for perpetual maintenance of all 40 landscaping installed on the City drainage channel site in conjunction with this 41 project. Landscaping on both - sides --o€ the project side of the channel shall be 42 installed outside the top of bank and shall be maintained in conformance with City 43 standards and the SPARC- approved landscape plans. No plant materials shall be 44 permitted to obstruct the flow of flood waters. Design of this landscape area shall 45 take into account access provisions for maintenance of the channel by the City for 46 drainage purposes. Improvement plans shall be subject to Engineering, Public 47 Works and Planning staff review prior to building permit issuance. 48 49 4. Any proposal for outdoor display or sales shall be subject to Planning Department 0 issuance of a Zoning Permit prior to the event. 1 1 - 3 2 5. The following. requirements of the Chief Building Official shall be met: 127 0 128 Planning Commission Minutes February 23, 1994 a. Grading must be certified when completed to indicate compliance with approved plans and will be required for occupancy. b. Certify pad elevations before building slab on grade is poured. C. Soils with expansion index greater than 20 requires special design foundation per Uniform Building Code 2904(b). d. Mixed occupancy separation as described in Chapter 5 of the 1991 UBC must be followed. e. Building will require sprinklers if 8,000 sq. ft. or greater. L All roofing shall be 'B" rated or better per Ordinance No. 1744/1988. g. Show site drainage and grading topography. h. Indicate all utilities on site plan. i. Verify utilities re adequate for building (i.e., size of water, electrical and gas service and size of sewer). j. Responsible party to sign plans. k. Submit soils report to verify foundation :design. 1. Indicate group occupancy, type of construction, square footage. m. Plans must show compliance to 1991 UBC; UPC, UMC, and 1990 NEC. Plans must also show compliance to current Title 24 Energy Code. n. Provide structural calculations for all non- conventional design items. o. Demolition permit required to remove any structure. p. Abandonment of water well or septic system. must be done under permit from County of Sonoma Public Health. Department. q. Dimension all plans. r. Show existing site topography and utilities. S. Handicapped access and parking must conform to Title 24 State Chapter 71. One parking space must accommodate a side- loading vehicle. 6. The (following requirements of the City Engineer shall be met prior to issuance of building permit: a. All existing .utilities and easements on and adjacent to this site shall be shown on plans. Any existing utilities and easement shown under proposed building shall be relocated. b. A site plan shall be submitted showing detailed topography, .grading and drainage. 10 1 2 3 5 6 .7 8 10 (b CD co 20 21 22 23 24 25 6 8 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 0 1 2 3 54 Planning Commission Minutes February 23, 1994 C. Replace and /or improve inadequate or broken sidewalk, curb and gutter. d. Existing overhead distribution utilities shall be placed underground along the frontage of this site. Utilities shall include, but are not limited to, electrical, telephone, cable TV, etc. e. The building attached to 896 Lakeville Street will have to be removed to accommodate the proposed 24 -foot driveway. E The proposed lot line adjustment affecting the Barta property (APN 005-020 - 43) and the Turrini property (005- 060 -30) shall be recorded. g. Joint access easements shall be recorded for the westerly boundary of this site. 7. The following requirements of the Fire Marshal shall be met: a. Buildings larger than 3,500 square feet in area or three stories or more in height shall be protected by an automatic fire extinguishing system as required by Section 10.507B of the 1991 Edition of the Uniform Fire Code. b: Provide alarm system for sprinkler. Alarm system is to be monitored by an approved central receiving station. C. Any building or portion of a building used for high pile storage shall conform to Article 81 of the 1988 Edition of the Uniform Fire Code, including smoke removal, venting, and fire department access to building. d. Provide fire hydrants as required by the Fire Marshal's office. Two (2) fire hydrants required for project. e. Relocate existing fire hydrant to clear driveway on Lakeville Street at Dave's Auto Body. f. Provide KNOX box for key control located on building as required by the Fire Marshal. g. Provide fire extinguishers 2A rated ABC dry chemical type as required by the Fire Marshal. h. Post address at or near main entry door - minimum four (4) inch letters. i. Provide exit lights over or near all required exits. j. Provide emergency lighting in all public areas and at or near all required exits. k. Exiting: exit ways and exit doors shall conform to 1988 Edition of the Uniform Fire Code and the 1991 Uniform Building Code. 1. All roof covering material shall' have a Class "B" rating or better, treated in accordance with the Uniform Building Code Standard 32.7. 129 11 13® Planning Commission Minutes February 23, 1994 M. All roof covering materials applied as exterior wall covering shall have a fire rating of class 'B ", treated in accordance with UBC Standard 32.7, as per Ordinance 1744 of the City of Petaluma. n. An environmental assessment should be completed for the project site. The Kaiser property has or has had hazardous materials stored on site. 8. The following concerns of the Police Department shall be addressed prior to issuance of development permits: a. Landscaping and fencing should be designed and located to permit adequate surveillance of the site by Police patrol staff from Lakeville Street. Landscape and lighting plans should be coordinated to ensure that mature tree canopies will not substantially reduce illumination of the parking lot area at night. b. Parking area lighting should be designed to discourage vandalism. Double box style light fixtures are recommended. C. Lighting under building overhangs is recommended to illuminate the front entry, and the loading docks. 9. This project shall be subject to imposition of all applicable special development fees, including water and sewer connection fees, community facilities development. fees, and storm drainage impact fees. Fees shall be calculated and paid in accordance with the applicable City Council Resolutions. 10. All trees shall be a. minimum fifteen gallon size (i.e. trunk diameter of at least 3/4 inch measured one foot above the ground) unless otherwise specified (e.g.: 24" box or specimen size) and double staked; all shrubs shall be five gallon size. All landscaped areas not improved with lawn shall be protected with. a two -inch deep bark mulch as a temporary measure until the ground cover is established. 11. All plant material shall be served by a City approved automatic underground irrigation system. 12. All planting shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to insure continued regular watering of landscape areas, and health and vitality of landscape materials. 13. Root barrier systems shall be utilized for trees near streets or walkways as needed, subject to staff review and approval. 14. The project sponsor shall comply with all applicable City policies and ordinances regarding development in Floodplain Combining districts, including regulations requiring finished floor elevations at least 12 inches above base flood levels, and other regulations contained in Zoning Ordinance Article Wand Municipal Code Chapter 17.30 "Storm Drainage. Impact Fees." 12 Planning Commission Minutes February 23, 1994 1 15. All improvements and grading shall comply with the Sonoma County Water 2 Agency s Design Criteria. 3 4 16. Public utility access and easement locations and widths shall be subject to approval 5 by PG &E, Pacific Bell, SCWA, all other applicable utility and service companies, 6 and the City Engineer, and shall be shown on plans submitted for approval of 7 development permits. 8 9 17. All work within a public right -of -way requires an excavation permit from the 10 Department of Public Works. 11 18. a. Construction. activities shall comply with applicable Zoning Ordinance and NOW Municipal Code Performance Standards (noise, dust, odor, etc.). b: At no time shall future business activities exceed Performance Standards specified in the Uniform Building Code, Section 22 -301 of the Petaluma Zoning Ordinance, and the 1987 General Plan. 19.. In the event that archaeological remains are encountered during grading, work shall 20 be halted temporarily and a qualified archaeologist shall be consulted for evaluation 21 of the artifacts and to recommend future action. The local Indian community shall 22 also be notified and consulted in the event any archaeological remains are 23 uncovered. 24 25 20. Any future color schemes that vary from those approved shall be subject to SPARC 6 review. 7 8 21. Trash enclosure screens shall be protected from vehicular movements with 9 minimum three foot wide curbed landscape buffers, and shall be designed to 30 conform with all specification of the City Trash Enclosure Screen Design Standards. 31 32 22. There shall be no outdoor storage of materials or equipment unless screened from 33 view to staff satisfaction. 34 35 23. Driveway and parking surface areas shall be improved with a City approved surface 36 of asphaltic- concrete or concrete pavement. All parking surface areas shall be 37 bordered with concrete curbing which is designed to meet at least the minimum 38 specifications of the City Parking Design Standards. 39 40 24. This use permit may be recalled to the Planning Commission for review at any time 41 due to complaints regarding lack of compliance with conditions of approval, traffic 42 congestion, noise generation, or other adverse operating characteristics. At such 43 time, the Commission may revoke the use permit or add /modify conditions of 44 approval. 45 46 25. The applicants /developers shall defend, indemnify, and hold harmless the City or 47 any of its boards, commission, agents, officers, and employees from any claim, action 48 or proceeding against the City, its boards, commission, agents, officers, or employees 49 to attack, set aside, void, or annul, the approval of the project when such claim or "0 action is brought within the time period provided for in applicable State and /or 1 local statutes. The City shall promptly notify the applicants /developers of any such 2 claim, action, or proceeding. The City shall coordinate in the defense. Nothing 3 contained in this condition shall prohibit the City from participating in a defense of 131 13 132 Planning Commission Minutes February 23, 1994 1 2 3 any claim, action, or proceeding if the City bears its own attorney's fees and costs, and the City defends the action in good faith. II. OCEANIS; CORONA CREEK; ELY ROAD BETWEEN NORA LANE AND BURGUNDY COURT; AP NO. 137 - 060 -95; FILE NO'S REZ93014, TSM93010. Consideration of a request to subdivide 20.2 acre site into 79 residential lots. The following actions are requested: 1. Recommend that the Council find that the previously certified EIR adequately addressed the potential environmental impact associated with this project. 2. Recommend approval of a rezoning of the property from P.CD to PUD. 3. Recommend approval of a Planned Unit Development Plan. 4. Recommend approval of a Tentative Subdivision Map to subdivide the property into 79 single - family lots. The public hearing was opened. SPEAKERS: Jim McCann, Principal Planner - Presented the staff report. John Warren - 1702 Nora - Representing families on Nora Lane; concerns with 2 -story houses blocking views; fence needs to be built prior to construction. to prevent access to Nora; 25' rearyard setback from Nora not large enough. Jim McCann - Fence will be constructed prior to any work commencing at Corona Creek to prevent access to Nora Lane (private drive) - no construction vehicles will be allowed on Nora; comments on design can be made through SPARC. Commission Discussion Density concerns (density should be feathered next to. the Urban Limit Line); more emphasis on design of rear of homes backing on Nora and Ely; setbacks between houses too small; detached garage units and side -entry garages should be encouraged; adequacy of public transit stops in area; retaining walls should be graffiti proof or patterned. Pamela Tuft, Planning Director - Suggested elimination of one lot along Nora to provide increased feathering; noted that the Corona /Ely Specific Plan provided for the feathering of density referred to by the Commissioners (Torliatt /Thompson) be requiring large lot (2 acres) on the adjacent property (Nora Lane properties backing onto Corona Road); side entry garages and larger lots can be achieved. The public hearing was closed.. A motion was made by Commissioner Parkerson and seconded by Commissioner Shea to recommend to the City Council that the previously certified EIR adequately addresses the environmental impacts of the proposed project, approval of the Rezoning, Planned Unit Development Plan and Tentative Subdivision Map, based on the findings and subject to the amended conditions listed below: COMMISSIONER SHEA: Yes COMMISSIONER PARKERSON Yes COMMISSIONER RAHMAN: No COMMISSIONER'THOMPSON: No 14 Planning Commission Minutes February 23, 1994 133 1 CHAIRMAN BENNETT: Yes 2 COMMISSIONER TORL 4,TT: No (density too high, garage door architecture) 3 COMMISSIONER vonRAESFELD: Yes 4 5 Rezoning Findings: 6 7 1. The development plan as conditioned results in a more desirable use of the land and 8 a better physical environment than would be possible under any single zoning 9 district by allowing the construction of smaller single family units with substantial 10 areas of landscaping along the creek and in separate open space parcels. 6 2. The plan for the proposed development, as conditioned, presents a unified and C" organized arrangement of buildings which are appropriate in relation to nearby properties and the PUD plan will be reviewed by SPARC to insure compatibility. 3. The development of the Corona Creek property in the manner proposed by the applicant, and as conditioned by the City, will not be detrimental to the public welfare, will be in the best interest of the City, and will be in keeping with the general intent and spirit of the Corona Ely Specific Plan, the Zoning Regulations 20 and the General Plan of the City of Petaluma. 21 22 4. The circulation pattern of the proposed Planned Unit Development Plan has been 23 reviewed in the context of the development of the adjacent Colabianchi, Liberty 24 Farms and California Countryside II properties, and has been designed to be 25 compatible with the adjacent circulation patterns. Cumulative traffic impacts from 6 the development of the Corona /Ely area have been addressed and mitigated 7 through the implementation of the Corona /Ely Specific Plan. 1 , 8 29 5. The proposed project has complied with the requirements of CEQA pursuant to 30 Section 15182 of the Guidelines, through preparation and certification of the EIR 31 for the Corona /Ely Specific Plan on May 1st, 1989 (Resolution No. 89 -123 N.C.S.), 32 which addressed the potential environmental impacts associated with the 33 development of the Corona Creek parcel, and no further environmental analysis is 34 necessary. 35 36 6. Allowing the maintenance road on the southeast side of "Street E" to function as the 37 pedestrian sidewalk within the Corona Creek flood corridor will not be inconsistent 38 with the purpose of the flood control corridor but will improve access to the creek. 39 The reduction in the creek corridor width by 5' will not negatively impact the 40 hydrology of the creek corridor. The purpose of the corridor to mitigate the loss of 41 open space and mitigate the biological impacts of the Corona Ely Specific Plan will 42 be insured through the careful examination by SPARC of the landscaping plan 43 proposed for this area. 44 45 7. The natural and scenic qualities of the site will be protected through the 46 improvement, dedication and preservation of the Corona Creek corridor in 47 conformance with the Corona /Ely Specific Plan. The development plan provides 48 for adequate public open space along the creek and adequate private open space in 49 the individual front and rear yards. 0 1 Planned Unit Development Findings: 2 3 1. The development plan as conditioned results in a more desirable use of the land and 54 a better physical environment than would be possible under any single zoning 15 134 Planning Commission Minutes . February 23, 1994 1 district by allowing the construction of smaller single family units with substantial 2 areas of landscaping along the creek and in separate open space parcels. 3 4 2. The plan for the, proposed development, as conditioned, presents a unified and 5 organized arrangement of buildings which are appropriate in relation to nearby 6 properties and the PUD plan will be reviewed by SPARC to insure compatibility. 3. The development of the Corona Creek property in the manner proposed by the applicant, and as conditioned by the City, will not be detrimental to the public welfare, will be in the best interest of the City, and will be in keeping with the general intent and spirit of the Corona Ely Specific Plan, the Zoning Regulations and the General Plan of the City of Petaluma. 4. The circulation pattern of the proposed PUD has been reviewed in the context of the development of the adjacent Colabianchi, Liberty Farms and California Countryside H properties, and has been designed to be compatible with the adjacent circulation patterns. Cumulative traffic impacts from the development of the Corona /Ely area have been addressed and mitigated through the implementation of the Corona /Ely Specific Plan. 5. -The proposed project has complied with the requirements of CEQA pursuant to Section 15182 of the Guidelines, through preparation and certification of the EIR for the Corona /Ely Specific Plan on May 1st, 1989 (Resolution No. 89 -123 N.C.S.), which addressed the potential environmental impacts associated with the development of the Corona Creek parcel, and no further environmental analysis is necessary. 6. Allowing the maintenance road on the southeast side of "Street E" to function as the pedestrian ,sidewalk within the Corona Creek flood corridor will not be inconsistent with the purpose. of the flood control corridor but will improve access to the creek. The reduction in the creek corridor width by 5' will not negatively impact the hydrology of the creek corridor. The purpose of the corridor to mitigate the loss of open space and mitigate the biological impacts of the Corona Ely Specific Plan will be insured through the careful examination by SPARC of the landscaping plan proposed for this area. 7. The natural and scenic qualities of the site will be protected through the improvement, dedication and preservation of the Corona Creek corridor in conformance with the Corona /Ely Specific Plan. The development plan provides for adequate public open space along. the creek and adequate private open space in the individual front and rear yards. Planned Unit Development Conditions: 1. As required by the adopted Corona /Ely Specific Plan Mitigation Measures, the public right -of -way landscaping shall be maintained by an "LAD" (Landscape Assessment District). The applicant shall be responsible for costs associated with establishing an LAD (or joining an existing LAD). The owner shall enter into an agreement (to be recorded with the Final Map) with the City which authorizes the establishment of the LAD. The LAD will include, landscaping, irrigation special entry treatment and sidewalks within the public right -of -way along Ely Road, the landscaping proposed on parcels A, B (creek corridor) and C (said parcels shall be dedicated to the City), the required landscaping within the Court A cul -de -sac, all walkways, maintenance paths, stairs and other improvements within Parcels A and B 16 Planning Commission Minutes February 23, 1994 135 1 and all the street trees within the subdivision. The LAD will not include other 2 landscaping within the street tree planter stnps or the irrigation for the planter strip. 3 The LAD landscaping and irrigation will be inspected and considered for 4 acceptance by the LAD one year after installation. Prior to start of the first year 5 maintenance period the landscape architect shall certify to the City in writing that 6 all landscaping and irrigation has been installed per the approved landscaping plan. 7 The one year maintenance period shall not beg�'n until installation has been 8 inspected and authorized by City Planning and Parks and Recreation staff. During 9 the first year after installation and inspection /approval the 'City, maintenance of 10 the landscaping in the LAD shall be the responsibility of the developer. 11 (D 2. All aspects of the proposed PUD plan including the Development Plan, architectural drawings, written PUD standards, landscaping plan and Tentative Map shall be subject to review and approval by SPARC prior to approval of the Improvement Plans and Final Map with emphasis on the following: a) Successful compliance with the conditions of project approval adopted by the City Council. 20 b) Insuring that a balanced mix of model types is provided throughout the 21 subdivision. 22 23 c) Provision of roof materials which are distinctively different in color and 24 texture than those used in surrounding subdivisions. 25 6 d) Provision of a consistent, attractive master fencing plan to govern the 7 installation of fencing throughout the PUD. Care shall be taken to provide 8 and attractive transition between fences on adjacent parcels. 29 30 e) Providing an attractive Ely Road frontage. 31 32 f) Insuring that homes with frontage on Ely Road and Nora Lane present 33 additional (rear) architectural detail to both roads on which they front. 34 35 g) Provision of special, more intensive landscape treatments at the Ely Road 36 entrance to create greater visual interest and identification. 37 38 h) Insuring that landscaping along Corona Creek utilizes a variety of native 39 species typical to the riparian and upland environments and conveys a 40 natural appearance. 41 42 3. A minimum setback of 19' shall be provided from face of curb to the perimeter 43 fence along Ely Road except in the area of the required bus pullout, subject to staff 44 review and approval. 45 46 4. At least one third of all lots with a standard two -car front -entry garage shall 47 incorporate a divided garage door. 48 49 5. The floor plans of all lots fronting the creek shall be modified to orient living space 1 50 toward the creek and shall include large porches orienting toward the creek, design 51 subject too review and approval by SPARC. Porches may encroach into the front 52 yard areas provided that a minimum setback of 10' is maintained to the property 53 line. Alternatively, Plans 0, 1 and 4 may be sited predominantly on lots facing the 54 creek (Lots 35, 67 -70, 78 -79). 17 136 planning Commission Minutes February 23, 1994 1 2 6. Cross walks of alternate materials shall be included in the improvement plans across 3 Street E, to connect the cul -de -sac sidewalks to the creek path subject to review and 4 approval by SPARC. 7. A roof material, compatible with the design of the buildings but different in color and texture from roof material used on adjacent projects shall be proposed subject to review and approval by SPARC. 8. The PUD plan shall be modified to vary the front yard setbacks and offsets between neighboring homes to provide setback variation of generally five feet between adjacent homes. 9. No more than 4 of the 11 homes which will be adjacent to Ely Road (Lots 24 to 34) may be 2 -story construction in order to maintain view corridors up streets, C, D, and E subject to review and approval by SPARC. 10. The improvements for the creek area, including the sidewalk, landscaping and irri &ation plans shall be included in the Public Improvement Plans submitted for the project. 11. The landscaping plans shall be amended prior to consideration by SPARC to include the following: a) Details on the location, size, spacing and species of plants to be installed shall be shown on the plans subject to approval by SPARC. b) Landscaping within the parking island in "A Court" and within Parcel "A ', subject to approval by SPARC. c) Details on street lighting and any neighborhood signage shall be included on the plans subject to approval by SPARC. d) The proposed redwoods along Ely Road shall be planted within a planter strip not less than 12' in width consistent with the approved street tree list. e) At least three different large canopy street trees shall be provided along interior subdivision streets. If necessary as determined by SPARC, the street tree planter strips on the main interior streets (Streets B, C and E) shall be increased to a minimum width of six feet to allow for larger street trees. f) An attractive transition shall be provided between the maintenance pathway, the public street and sidewalks at the bridge. The existing chain link fence at the end of the maintenance path shall be moved from its current location to a temporary location at the Liberty Farms property line. Bollards or other similar barrier shall be provided at the pathway's Ely Road intersection to prevent non- authorized vehicular access. g) Mail boxes shall be located so as not to be obscured by parked cars. h) Pedestrian access from parked cars to the sidewalks shall be provided for through the street tree planter strips through the use of stepping stones or equivalent at appropriate locations subject to review by SPARC. EN Planning Commission Minutes February 23, 1994 137 1 i) The planting density in the creek area shall be substantially higher than 2 would be used for an ornamental landscape to provide visual appearance of a 3 natural stream corridor. Said landscaping shall be compatible with the 4 design of the landscaping installed with the California Countryside II and 5 the Graystone Creek developments. 6 7 j) A minimum landscape setback of 9' shall be provided adjacent to the bus 8 pullout between the edge of the sidewalk and the perimeter fence, subject to 9 staff review and approval. 10 11 12. The landscaping along Corona Creek shall be subject to review by the Department (a of Fish and Game prior to approval by SPARC. A streambed alteration agreement C9 will be required for any additional channel grading in Corona Creek, or for the construction of the bridges and storm drain outfalls. Formal notification under Fish and Game Code Section 1603 shall be made after all other permits and certifications have been obtained. Work on the project cannot be initiated until a streambed alteration agreement has been executed. 13. The landscaping plans for Parcel A shall minimize impacts on the lone oak tree. 20 This oak tree shall remain fenced at its drip -line throughout the development 21 process. 22 23 14. The Written PUD standards shall be modified, subject to review and approval by 24 SPARC prior to issuance of any building permits as follows: 25 1 � 6 a; The model home complex and temporary construction trailers shall be 7 permitted uses. 8 29 b. Height restrictions -regarding principal buildings shall be clarified. 30 1 31 c. Standards must address setbacks for detached accessory non - residential 32 buildings and dwellings. 33 34 d: Standards must address setbacks and height limitations (if any) for other 35 accessory structures such as decks, spas, patio covers, barbecues, etc. 36 37 e. Future Modifications (Section 6) shall include a sentence requiring future 38 home modifications to be consistent in design and quality with the approved 39 Planned Unit Development Plan. 40 41 f. 'Be front yard setback standards shall be amended to allow for porch 42 encroachments into front yard areas; Porches shall maintain a minimum 43 setback of 10' from the property line. 44 45 15. The perimeter fence along Nora Lane shall be installed prior to commencement of 46 unit construction in this area. 47 48 Tentative Subdivision Map Findings: 49 "0 1. The proposed Tentative Subdivision Map, as conditioned, is in general conformity 1 with the provisions of the General Plan designation for the area. 2 19 138 Planning Commission Minutes February 23, 1994 2. SPARC .review of the Planned Unit Development plan to insure compliance with the Corona /Ely Specific Plan and the conditions listed will sufficiently address the need for quality design on the site. 3. The proposed Tentative Subdivision Map as conditioned is in general conformity with the provisions of the Zoning Ordinance. 4. The proposed Tentative ,Subdivision Map as conditioned is in general conformity with the Subdivision Ordinance. 5. The proposed 'Tentative Subdivision Map as conditioned complies with the policies of the Corona /Ely Specific Plan and addresses the relevant mitigation measures identified in the Environmental Impact Report. 6. The proposed project has complied with the requirements of CEQA pursuant to Section 15182 of the Guidelines, through preparation and certification of the EIR for the Corona /Ely Specific Plan on May 1st, 1989 (Resolution. No. 89 -123), which addressed the potential environmental impacts associated with the development of the Corona Creek parcel, and no further environmental analysis is necessary. Tentative Subdivision Map Conditions: 1. The applicants /developers shall defend, indemnify, and hold harmless the City or any of its boards, commission, agents, officers, and employees from any claim, action or proceeding a &ainst the City, its boards, commission, agents, officers, or employees to attack, set aside, .void, or annul, the approval of the project when such claim or action is brought within the time period provided for in a plicable State and /or local statutes. The City shall promptly notify the applicantsTdevelopers of any such claim, action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding if the City bears its own attorney's fees and costs, and the City defends the action in good faith. Planning Department Conditions: 2. The following conditions of the Planning Department shall be conditions of Tentative Map approval: a. The applicant shall be responsible for securing a Letter of Map Revision (LOMR) from the Federal Emergency Management Agency (FEMA) so that the City's Flood Maps and the Zoning Maps will accurately reflect the existing Corona Creek Channel improvements completed with the Corona /Ely public improvements. This may be done in conjunction with the other properties along Corona Creek affected by the change to the flood channel. The applicant shall make substantial progress toward obtaining the LOMB p rior to issuance of any Certificates of Occupancy for homes along the creek.. b. The project will be subject to the following development fees: Sewer and Water Connection, Community Facilities, Storm Drain Impact, Park and Recreation Land Improvement, School Facilities, and Traffic Mitigation fees. 1 I� Planning Commission Minutes February 23, 1994 1 2 C. The applicant shall submit a notice informing buyers of ongoing agricultural 3 uses on adjacent lots which may impact their property with the Final Map application to be recorded with the Final Map for the project. 4 5 d. Street names shall be subject to review and approval by the street naming 6 committee prior to Final Map approval. 7 8 e. Rear yard elevations on lots 12 - 23 shall be no more than 2' higher than the 9 adjacent development. 10 11 f. The proposed storm drain shall be located and designed so as not to ( adversely affect the oak tree on "Parcel A ". Improvement plans for this shall CO be reviewed and approved by a certified arborist. g. Proposed retaining walls on Parcel A shall be of constructed of masonry, to avoid future maintenance problems, subject to approval by City Staff and SPARC. Engineering Department Conditions: 20 21 3. The following conditions from the Director of Engineering shall be conditions of 22 Tentative Map approval: 23 24 a. The Engineering Department recommends all grading be performed on -site. 25 If grading must occur off -site as shown on Sections "A" and 'B ", slope easements shall be provided to accommodate the fill as shown on the 7 9 6 tentative map and appropriate landscaping shall be installed to minimize the 8 potential for erosion and siltation over the existing Nora Lane. The grading 29 plan shall address any historical surface runoff that may have been draining 30 onto this site -from adjacent properties which is being disrupted by the 31 development. 32 33 b. Up to 30 units in the proposed subdivision will be granted occupancy prior to 34 completion of the bridge over Corona Creek. Before any additional units 35 may be certified for occupancy, the bridge over Corona Creek shall be 36 completely constructed in order to provide secondary access to this 37 development. The bridge plans have been designed and approved by the 38 City and construction costs bonded in conjunction with the Sonoma Glen 39 Phase 5 Subdivision. The public street improvements within Sonoma Glen 40 Phase 5 shall be completed to provide the secondary access required. 41 42 C. No skewed utility crossings, for example, the storm drain on the unnamed 43 entrance street shall not cross the water line at an angle. 44 45 d.. An up to date soils investigation report shall be prepared for this 46 development per Article 7. Soils Report of the Subdivision Map Act. This 47 development shall comply with all recommendations as stated in the soil 48 investigation report. .49 0 e. Lot to lot drainage shall not be allowed. All lots shall drain to the street or 1 drainage shall be collected in a privately owned and maintained storm drain 2 system. To minimize runoff over the sidewalk, utilize under sidewalk drains to catch on -site surface runoff then direct pipes to the street gutters thru 139 21 140 Planning Commission Minutes February 23, 1994 curbs, to the City Engineering Department standards and staff review and approval. L Install City standard sidewalk along both sides of the streets within the entire development, including but not limited to Ely Road and also "B" Street near Lot 34, per Section 20.32.220 City Municipal Code. g. The City of Petaluma Engineering 'Department "minimum design criteria ", "improvement plan preparation ", and standard details and specifications shall be utilized to design this development and shall be incorporated into the improvement plans and final map preparation. h. Street lights shall be installed within this development and shall have Corona /Ely standard metal fixtures dedicated to the City for ownership and maintenance. The street lighting plans shall include electrical line location and service points for this service. i. All &rading and erosion control shall conform to the City of Petaluma Erosion Control Ordinance 15.76. j. Water pressure calculations shall be required for this development verifying the system's adequacy for fire flows and domestic service, said calculations shall be submitted as part of a complete improvement plan and final map review submittal. k. The final map shall show the approximate boundaries of areas subject to inundation in a 100 -year storm per Section 20.24.210 Petaluma Municipal Code. 1. Signing and pavement marking plans shall be included with the improvement plans. M. The proposed bus pull out shall be designed and constructed to meet the City, Sonoma County and the Golden Gate Transit standards. n. Street "E" shall be no parking on the channel side of the street with red curb and no parking signs installed to the satisfaction of the City Traffic Engineer. o. Restripe Ely Road to provide a two -way left turn lane, within this project's frontage; from the Nora Lane boundary to the Corona Creek boundary on Ely 'Road. P. The sanitary sewer easement on Lot 14. shall have a 10 -foot wide paved access road centered over the easement to provide for maintenance. Public Works Department Conditions: 4. The following conditions from the Public Works Superintendent shall be incorporated into the Public Improvement Plans for the project: a. All sewer and water lines shall be located under all weather surfaces per City policy. b. Flagstone or ornamental concrete work shall be sealed (graffiti proofed). 22 Planning Commission Minutes February 23, 1994 1 2 C. Water meter boxes shall be located in planter strips. 3 . 4 Fire Marshal Conditions: 5 6 5. The following conditions from the City Fire Marshal shall be conditions of Tentative 7 Map approval: 8 9 a. The fire hydrants shall be located as follows: 10 11 *Curb /return on "F" Street Parcel "B" *Across "E" Street from "A" Court *Property line between Lots 3 and 4 b. Post address at or near main entry door - minimum four (4) inch letters. c. All roof covering material shall have a Class 'B" rating or better, treated in accordance with the Uniform Building Code Standard 32.7. 20 d. All roof covering materials applied as exterior wall covering shall have a fire 21 rating of class "B ", treated in accordance with UBC Standard 32.7, as per 22 Ordinance 1744 of the City of Petaluma. 23 24 e. In residential buildings less than 3,500 square feet in floor area, provide fire 25 suppression system at normal sources of ignition. These areas are specifically 1 26 at clothes dryers, kitchen stoves, furnaces, water heaters, fireplaces, and in 27 attic areas at vents and chimneys for these appliances and equipment. 28 29 City Transit Coordinator: 30' 31 6. The applicant shall be responsible for designing and installing a bus stop and shelter 32 along the project's Ely Road frontage across from the approved Graystone Creek 33 bus stop (as shown on the projects landscaping plan). These transit improvements 34 shall be shown on the Improvement Plans for the project, however, the shelter shall 35 not be installed until Sonoma County Transit begins service to the Santa Rosa 36 Junior College Center subject to coordination with the City Transit Coordinator and 37 Sonoma County Transit. 38 39 Mitigation Measures 40 41 7. The following Mitigation Measure (not addressed by other conditions of PUD or 42 Tentative Subdivision Map approval) adopted with the Corona Ely Specific Plan 43 shall be conditions of Tentative Map approval: 44 45 In the event that archaeological remains are encountered during grading, work shall 46 be halted temporarily and a qualified archaeologist shall be consulted for evaluation 47 of the artifacts and to recommend future action. The local Indian community shall 48 also be notified and consulted in the event any archaeological remains are 49 uncovered. A note to this affect shall be included on the Improvement Plans for the W O project. a 23 142 Planning Commission Minutes February 23, 1994 1 III. SONOMA DOES; 5151 MONTERO WAY; AP NO. 007 - 421 -016; FILE NO'S 2 CUP93044, CUP92032(hg). 3 4 Request to amend a Conditional Use Permit for a cardroom to reflect a change in 5 ownership. 6 7 The following action is requested: 8 9 1. Grant approval of an amendment to the Conditional Use Permit 10 (CUP92032) to recognize new ownership. 11 12 The public hearing was opened. 13 14 SPEAKERS: Matt Hudson Attorney representing 60% of ownership; new ownership needs to be recognized. The public hearing was closed. A motion was made by Commissioner Torliatt and seconded by Commissioner Parkerson to grant approval of an amendment to the existing Conditional Use Permit to recognize new ownership of Sonoma Joe's by Sonoma Joe's, Inc. - Thomas and Patty Gaeir, Helen and Michael Lippitt and Susan and Vance Smotherman. COMMISSIONER SHEA: Yes COMMISSIONER PARKERSON Yes COMMISSIONER RAHMAN: - Yes COMMISSIONER THOMPSON: Yes CHAIRMAN BENNETT: Yes COMMISSIONER TORLIATT: Yes COMMISSIONER vonRAESFELD: Yes 34 35 IV. BURBANK HOUSING DEVELOPMENT CORPORATION; ROUNDWALK 36 VILLAGE; 745 MCDOWELL BLVD. NORTH; AP NO. 048- 080 -037 (FILES 37 REZ93013, GPA91008, EIQ91005). 38 39 Open the public hearing to receive testimony on the Draft Environmental Impact 40 Report for a 132 -unit affordable housing apartment project. 41 42 The public hearing was opened and continued to the Planning Commission Meeting of 43 March 8, 1994. 44 45 46 ADJOURNMENT 11:05 PM. 47 48 49 50 min0223 / pcjt 24