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HomeMy WebLinkAboutMinutes 04/28/1992126 PLANNING COMMISSION MINUTES REGULAR MEETING, CITY COUNCIL CHAMBERS CITY HALL April 28, 1992 7:00 P.M. PETALUMA, CA COMMISSIONERS: Bennett, Libarle *, Nelson, Parkerson, Rahman, Tarr, Thompson STAFF: Pamela Tuft, Planning Director James McCann, Principal Planner Jennifer Barrett, Associate Planner Hans Grunt, Planning Technician * Chairman APPROVAL OF MINUTES OF APRIL 14, 1992 were approved with a minor correction to page 6. PUBLIC COMMENT: Grant. Russell - 202 Webster - Petaluma's R -1 6,500 Zone is inconsistent with what is. actually built on many of the lots (i.e. setbacks, etc.); Planning is reasonably accommodating regarding allowance of additions, etc; Planning staff should review this zoning district for inconsistencies. Pamela. Tuft invited Mr. Russell to visit the office with particulars. DIRECTOR'S REPORT: None. COMMISSIONER'S REPORT: Commissioner Rahman - Agrees with the letter from Main Street regarding the signage for Captain Larry's Ferry Service. CORRESPONDENCE: Letter from Petaluma Main Street regarding Captain Larry's Ferry Service; request for continuance from Payless Drug Store. APPEAL STATEMENT: Was read. LEGAL RECOURSE STATEMENT: Was noted on the agenda. 1 PLANNING COMMISSION MINUTES APRIL 28, 1992 OLD BUSINESS CONTINUED PUBLIC HEARINGS I. ALFRED LIZAK, NORTHWEST CORNER OF McNEAR AVENUE AND MISSION DRIVE, APN 008 - 471 -36, FILE NO. TSM92041(hg). 1. Continued consideration of a Mitigated Negative Declaration. 2: Continued consideration of a General Plan Land Use Map Amendment to eliminate a proposed park designation on this site. 3; Continued consideration of a Tentative Subdivision Map for the creation of 5 co single- family lots. (Item continued from March 24, 1992) co The public hearing was continued. SPEAKERS: Hans Grunt presented the staff report. Commissioner Rahman - Was a tot lot discussed at this location? Jim Carr - This site appears to be too dangerous for a park site. Commissioner Nelson - How much is park land worth? Planning Director Tuft - With- improvements (turf, irrigation, street frontage improvements), around $208,000 /acre. Ann Jones - 89 Mission Drive - homeowner of adjacent parcel; 3 years ago a petition was circulated regarding preservation of park land at this site; after many meetings, park land was designated - now a new Parks Commission (which doesn't know history of property) is recommending against park land designation; parcel is accessible, flat, adjacent to existing homes; where will nearby children play ?; Parks and Recreation Committee has not given adequate answers to these questions; keep one lot open for park land. Commissioner Nelson - How do neighbors feel about the traffic situation now? - Ann Jones - Traffic is not too bad for a park. Jim Schroder - 818 Mission - No place for neighborhood kids to go - area has grown in the last 3 years; has been in neighborhood for 20 years; a shame to develop now should be left open. Jeanette Cozza - 73 Mission Drive - Traffic control is a problem in this area; drainage does not seem to be a problem now; site given to City by L. Jay (nearby) is not a good park site; would like to see a park site in conjunction with some homes at this site; one -third of site was proposed to be set aside as park land. Al Lizak - Property owner Parks and Recreation made a recommendation in 1991; neighbors were not notified; most current Parks meeting recommended against a park site; Sonoma County had site rezoned from Public /Institutional to R -1 6,500; City did not offer to bu land from County; no designation of park land; 3 neighbors are in opposition to park7openspace designation; Parks and Recreation Director recommends against this parcel as; a park site. Commissioner Parkerson: Still concerns in neighborhood about openspace in this area; Parks and Recreation Commission has considered this area again for park site, but they have rejected this site again; park site would be used during daylight hours; small park site could be developed; have not established clearly enough that this would not work as a park; should be preserved with a small park site; was there any discussion of small portion being set asidefor a park? Jim Carr,- Yes, there was discussion, but the Commission voted against this designation. 2 127 128 PLANNING COMMISSION MINUTES APRIL 28, 1992 Commissioner Bennett - Disagrees with Commissioners Parkerson and Nelson - we are not the Parks and Recreation. Commission - they have made a recommendation against a park site, we should go with their recommendation; will not sit here tonight and design a park. Commissioner Rahman We have opportunity to express our opinion on this as a park site - agrees with Commissioner's Parkerson and Nelson - City should not tell' neighbors one thing and then change its mind; neighbors are trying work with City; would like to reach a compromise to develop a small park. Commissioner Thompson - Agrees with Parks and Recreation Commission; not the proper site; lots being developed would add to neighborhood. Commissioner Tarr - What was vote of Parks and Recreation Commission? (Answer - 7 -1 against park.site); agrees with Parks and Recreation Commission. Commissioner Libarle - A park at this site is not economically feasible for the City at this time - agrees with Parks and Recreation Commission, understands neighborhood concerns. Commissioner - Bennett - This item will go to the City Council; Parks and Recreation has turned this site down as a park. The public hearing was closed. A motion was made by Commissioner Bennett and seconded by Commissioner Thompson to recommend to the City Council approval of a Negative Declaration based on the finding and subject to the mitigations listed below: COMMISSIONER NELSON: No COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: No - should consider a compromise COMMISSIONER PARKERSON: No - should consider a compromise CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Finding 1. On the basis of the Initial Study and any comments received, there is no substantial evidence that the project, with the incorporation of the following mitigation measures, will have a significant effect on the environment. Mitigation Measures An initial study has been conducted by this lead agency, which has evaluated the potential for this project to cause an effect -- either individually or cumulatively - -on wildlife resources. For this purpose, wildlife is defined as "all wild animals- birds, plants, . fish, amphibians, and related ecological communities including the habitat upon which - the wildlife depends for its continued viability ". 2. There is no evidence that the proposed project would have any potential for adverse effect on wildlife resources. 3. In order to retain the 15" oak tree on McNear Avenue, the alignment and construction of the sidewalk shall be carried out under the direction of a certified arborist. Additional right= of-way or a sidewalk easement over a portion of Lot 1 shall be provided, if necessary, as deemed appropriate by City staff. 4. The 15" Coast Live Oak fronting Lot 1 shall be preserved. To insure its continued health, the tree shall be balanced, a 3 =way cabling system shall be installed by a 3 PLANNING COMMISSION MINUTES APRIL 28, 1992 certified arborist. The tree shall be fertilized immediately after construction and once a year for the next three years thereafter. 5. An attractive 6' high wall of masonry, heavy timbers or comparable material shall be installed along the common boundary between -this parcel and the Veterans Memorial Building parking lot prior to acceptance of public improvements subject to SPARC review and approval. Plant material shall not be installed on the north side of the wall. 6. The seven Coast Live Oak proposed along the north boundary of Lots 1 and 5 per the tentative map shall be included on a SPARC approved master landscape plan and properly installed .prior to the issuance of a Certificate of Occupancy for either lot. A master landscape plan shall be prepared for SPARC review and approval ( prior to Final Map approval. co A motion was made by Commissioner Tarr and seconded by Commissioner Thompson to recommend to the City Council approval of a General Plan Land Use Map Amendment based on the findings listed below: COMMISSIONER NELSON: No COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: No - should consider a compromise COMMISSIONER PARKERSON: No - should consider a compromise CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Findings 1. Per the minutes of the Recreation, Music and Parks Commission meeting of October 16, 1991, the development of a park on this site is not recommended. 2. The proposed amendment is deemed to be in the public interest. 3. The proposed General Plan Land Use Map amendment is consistent and compatible with the rest of the General Plan and any implementation programs that maybe affected. 4. The potential impacts of the proposed amendment have been assessed and have been determined not to be detrimental to the public health, safety, or welfare. 5. The proposed. amendment has been processed in accordance with the applicable provisions of the California Government Code and the California Environmental Quality Act (CEQA). A motion was made by Commissioner Bennett and seconded by Commissioner Thompson to recommend to the City Council approval of the Tentative Subdivision Map based on the findings and subject to the conditions listed below: COMMISSIONER NELSON: No COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: No - should consider a compromise COMMISSIONER PARKERSON: No - should consider a compromise CHAIRMAN LIBARLE: Yes 129 130 PLANNING COMMISSION MINUTES APRIL 28, 1992 COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Findings for Tentative Man 1. The proposed subdivision, together with provisions for its design and improvement, is consistent with the General Plan. 2. The site is physically suitable for the type of development proposed. 3. The site is physically suitable for the proposed density of development. 4. The tentative map provides reasonable public access on a public road to the proposed lots. 5. The proposed map, subject to the following conditions, complies with the requirements of the Municipal Code, Chapter 20.20 and the Subdivision Map Act. 6. The design of the subdivision and the proposed improvements will not cause substantial environmental damage, and no substantial or avoidable injury will occur to fish or wildlife or their habitat. 7. The design of the subdivision and the' type of improvements will not cause public health problems. Conditions 1. In Lot 2 the minimum east side yard setback shall be a minimum of 25'. Additionally on Lot 5 a 20' setback shall be established along the common boundary with Lot.- and a 10' side yard setback shall be established along the common boundary with Lots 3 and 4. 2. In order to retain the 15" oak tree on McNear Avenue, alignment and, construction of the. sidewalk shall be carried out under the direction of a certified arborist. Additional right -of -way or a pedestrian easement over a portion of Lot 1 shall be provided as deemed necessary by City staff. 3. The 15" Coast Live Oak fronting Lot 1 shall be preserved. To insure its continued growth, the tree shall be balanced and a 3 -way cabling system shall be installed by a certified arborist prior to acceptance of public improvements. The tree shall be fertilized immediately after construction and once a year for the next three years there after. 4. A decorative 6' high wall of masonry, heavy timbers or comparable material shall be installed along the common boundary between this parcel and the Veterans Memorial Building parking lot prior to acceptance of public improvements subject to SPARC review and approval. Plant material. shall not be installed on the north side of the wall. 5. The Tentative Map and Master Landscape Plan shall be subject to SPARC review and approval prior to application for Final Map. 6. The seven Coast Live Oak proposed along the north boundary of Lots 1 and 5 per the tentative map shall be included on a SPARC approved master landscape plan 5 PLANNING COMMISSION MINUTES APRIL 28, 1992 and properly installed prior to the issuance of a Certificate of Occupancy for either. lot. 7. Design guidelines shall be developed for the subdivision and shall be subject to SPARC review and approval (prior to application for Final Map) with particular emphasis on the following: a. Quality and variety of architecture and use of exterior materials. b. Fencing and private front yard landscaping. c., Compatibility with the neighborhood. d.- Privacy. e In the case of lots 4 and 5 in order to minimize grading, houses should be designed to closely conform to the natural terrain of the site and kept as close to natural grade as possible. Individual lot compliance with these design guidelines shall be subject to administrative SPARC review. S. The proposed curve configuration of the sidewalk along Mission Drive shall be continued along McNear Avenue subject to SPARC review and approval. Street trees shall be installed in the planting area closest to the street in place of the proposed groundcover. 9. All requirements of the Transit Department shall be met, including: a. A bus stop (bench and sign) shall be incorporated into the sidewalk design along McNear Avenue near the intersection of McNear Avenue and Mission Drive concurrent. with public improvements. 10. Applicant shall be required to pay low and moderate income housing in -lieu fees of an amount to be determined according to the schedule established by City Council Resolution No. 84 -199 N.C.S.., or make alternative arrangements to meet low and moderate income housing provision requirements of the Petaluma General Plan, subject to approval of the City and prior to Final Map approval. 11. All requirements of the Fire Department shall met, including: a. All roof covering material shall have a Class "B" rating or better, treated in accordance with the Uniform Building Code Standard 32.7. b. 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. C. Provide fire suppression system at normal sources of ignition. These areas are specifically at clothes dryers, kitchen stoves, furnaces, water heaters, fireplaces, and in attic areas at vents and chimneys for these appliances and equipment. 131 0 132 PLANNING COMMISSION MINUTES APRIL 28, 1992 d. Install fire hydrant on property line between Lot #5 and existing Lot #27 as shown on plans. e. Provide plot plan for lot #5 showing proposed building location. f. Any building constructed in excess of 150 feet from a public way shall be provided with an access, minimum_ twenty (20) feet unobstructed all- weather hard surface, thirteen feet -six inches (13'6 ") vertical height clearance (see attached). 12. All requirements of the City Engineering Department shall be met, including: a. This. development shall install the appropriate number of street lights necessary to conform to the City standard spacing and illumination requirements. The street lights shall have standard metal fixtures dedicated to the City for ownership and maintenance. Prior to City acceptance, the developer shall verify all lights meet PG &E's L52 rating system: b. Signing, and striping shall conform to City Standards. C. The developer shall comply with the Petaluma Municipal. Code Section 20.36.010 and 20.36.020 which require the developer to pay storm drainage impact fees (as calculated in Chapter 17.30) on construction in all sections of the City of Petaluma. d. This development shall comply with all recommendations as stated in the soils report for this project. e. If positive lot drainage cannot be obtained, then all backyard drainage control shall be within an underground pipe system with surface catchment swales and inlets. f. A private storm drain maintenance agreement between lots served by this system shall be submitted in a recordable form. This agreement shall also specify timing of maintenance and be in a form acceptable to the City staff, and recorded concurrent with the Final Map. g. All grading and erosion control shall conform to the City's Erosion Control Ordinance 15.76. h. Water pressure calculations shall be required for this development verifying the system adequacy for fire flows and domestic service. (This item shall be verified concurrent with improvement plan review). i. This development shall be required to contribute to the City's Major Traffic facilities fee. 13. Drainage design shall be in conformance with the Sonoma County Water Agency Flood Control Design Criteria.. 14. The following requirements of Pacific Bell shall be complied with: a. A ten foot P.U.E. shall be included on the tentative map along all streets bordering this subdivision. 7 ........... -- ry_ PLANNING COMMISSION MINUTES APRIL'28, 1992 b. A joint P.U.E. will be required on an "as built" basis when PG&E-,and Pacific Bell facilities are constructed within this development. c: Any rearrangement of telephone facilities that conflict with the development of this subdivision will be at the developer's expense. d1. 'When developer cancels, modifies or defers its request for facilities, developer shall pay a charge which will allow Pacific Bell to recover the nonrecoverable cost of its engineering, labor, material, equipment and other related expenses as a result of the work performed by Pacific Bell to comply with developer's request. co 15. The following development fees shall be applicable to this project: water and sewer, co Community Facilities Development, Storm Drainage Impact, Park and Recreation Land Improvements, School Facilities, and Traffic Mitigation. Z II. MCBAIL GLEN BROOK NORTH SUBDIVISION, ELY ROAD, AP NO.'S 137 -070- 06, 07, 08, 10 AND 11, FILE NO. TSM91010(tp). 1: Continued consideration of Amendment to Development Agreement. 2 Continued consideration of Rezone from PCD to PUD. 3.s Continued consideration of Unit Development Plan. 4. Continued consideration of Tentative Map for 175 detached single- family lots and 8.4 acres of high density residential development. This public item was continued to the May 12, 1992 meeting as amended maps were not received4n time for inclusion in this packet. III. RANCHO ARROYO BUSINESS PARK,. BENSON WAY AND AUTO CENTER DRIVE, FILE NO. REZ92003(hg). 1.1 Continued consideration of environmental exemption. 2. , Continued consideration of amendment to P.C.D. Zoning District Regulations. (Item continued from April 14, 1992.) The public hearing was opened. SPEAKERS: Hans Grunt presented the staff report. Commissioner Parkerson - Was median in Benson Way part of the original plans? Hans Grunt - Not originally. Commissioner Parkerson - What is landscape setback area now (on Benson Way)? Hans Grunt - About 19 feet now; recommendation is that it will not be less than 10 feet from face . of curb. The public hearing was closed. 133 F , r s.iaa ET 134 PLANNING COMMISSION MINUTES APRIL 28, 1992 A motion was made by Commissioner Thompson and seconded by Commissioner Parkerson to recommend to the City Council approval of a text amendment to the Rancho Arroyo Business Park PCD Zoning District Regulations based on the finding Aisted below: COMMISSIONER NELSON: No COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Yes COMMISSIONER PARKERSON: Yes CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Finding The amendment to the zoning district regulations is in substantial harmony with the. General Plan of the City of Petaluma, and is or can be coordinated with existing and planned development of the surrounding areas. Text Amendments Section H.1: Along Auto Center Drive the setback standards for landscaping and parking shall .conform as they currently exist. No structure shall be placed closer than twenty -five (25') feet from the property line along Auto Center Drive. No off - street parking shall be placed. closer than ten (10') feet from the back of curb along Benson Way. No structure shall be placed closer than twenty (20') feet from. the property line along Benson Way. No off- street parking or structure shall be placed closer than twenty -five 25') feet from the property line of. all other public. streets: (frontage setback area. Front and street side setbacks shall be increased, by one. (1') foot for each additional 1,500 square feet of building area over 50,000 square feet, to a maximum of one hundred (100') feet. NEW BUSINESS PUBLIC HEARINGS IV. EMPIRE GOLF /CITY OF PETALUMA, COTTONWOOD GOLF COURSE /COMMUNITY ATHLETIC FIELDS, AP NO.'S 136-070-19,20 AND 22, , FILE NO.'s CUP91022, EIQ910040b). 1. Consideration of Initial Study and proposed Mitigated Negative Declaration. 2. Consideration of Conditional Use Permits for golf course and athletic fields. The public hearing was opened. SPEAKERS: 1 Jim Carr, Parks and Recreation Director - Presented brief history of project; this proposal has been through all commissions (Parks and Recreation, Airport Commission, etc.); access is off of Washington. Jennifer Barrett. - Presented staff report; answered questions. Commissioner Parkerson - Is lighting being proposed for softball /hardball fields? Jim Carr - Not at this time, possibly in the future. 0 .. ...................._ _....._.... .... u.....,.....__ ..._........ __......- - ......._.__ P�__..... PLANNING COMMISSION MINUTES APRIL.28, 1992 Commissioner Thompson - Are there any creeks that run into Adobe Creek at this point? Jennifer Barrett - No drainage will flow towards Adobe Creek. Commissioner Tarr - Has there been any opposition to this project? Jennifer.Barrett - Airport Land Use Commission and FAA did not have any objections to date. Commissioner Tarr - Will there be bike paths on and around the Urban Separator? Jim Carr - There are safety factors with mixing bike paths /hiking trails within a golf course; ,there will be bike paths surrounding the area. Commissioner Parkerson - Will golf balls be kept away from Washington Street? (Answer: Yes). Rod Metzler - Empire Golf - design is culmination of 15 months of work; all safety issues mentioned have been addressed; Empire Golf will operate the golf course. CD Jim Ricci - 310 Payran - Senior group representative; looking forward to a golf course that seniors .can afford. Co Curtis McDaniel - 807 Corona Road - Requested copy of all paperwork that Commission . has regarding this item (was given staff report and initial study). Commissioner Nelson - Will this golf course be affordable to seniors /students? Rod Metzler - Fees will be an average of five area golf courses; fees are expected to be about $18.00 (weekday) with a 20% discount to residents of Petaluma ($14.00) with certain days set; aside for seniors (additional 10 discount). The public hearing was closed. A motion was made by Commissioner Parkerson and seconded by Commissioner Tarr to adopt a Mitigated Negative Declaration for the Cottonwood Golf Course and the Community Athletic Fields based on the finding listed below: COMMISSIONER NELSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Yes COMMISSIONER PARKERSON: Yes CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR:. Yes Findin - - 1. Although the Community Athletic Fields and Cottonwood Golf Course project(s) have potential to impact the environment, mitigation measures attached as conditions of approval, would avoid or mitigate the potential adverse effects to a level of insignificance. On the basis of the Initial Study and comments received there is no substantial evidence that the project(s), as conditioned, would have a significant effect on the environment. A motion was made by Commissioner Parkerson and seconded by Commissioner Thompson to approve Conditional Use Permits for the Cottonwood Golf Course and the Community Athletic Fields based on the findings and subject to the conditions listed below: COMMISSIONER NELSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Yes COMMISSIONER PARKERSON: Yes CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes 10 135 136 PLANNING COMMISSION MINUTES APRIL 28, 1992 COMMISSIONER TARR: Yes Findings 1. The proposed golf course and community athletic fields, as conditioned, will conform to the requirements and the intent, goals, and policies of the Petaluma General Plan to provide for outdoor recreation; to link open space and activity centers with bicycle routes; and meets airport compatibility requirements. 2. The proposed golf course and community athletic fields, as conditioned, will conform to the requirements and intent of the Petaluma Zoning Ordinance and the Airport's Planned Community Development Zone. 3. The proposed golf course and community athletic fields, as conditioned, will not constitute a nuisance or be detrimental to the public welfare of the community since it will be a- public -use facility and meets airport compatibility requirements. Conditions For Golf Course Use Permit 1. The terms. of an aigation easement which specifies height limitations in accordance with Federal Aviation Regulations shall be incorporated into the lease /operating agreement prior to issuance of the certificate of occupancy for the clubhouse facility.. Earth 2. Pursuant to the City's Municipal Code (Ordinance 1576, Title 17, Chapter 17.31) an erosion and sediment control plan is required subject to review and approval of the. City Engineer prior to issuance of a grading permit. The erosion control plan shall include measures to prevent construction activities from adding to sedimentation of the streams during. the rainy season defined as October 1st to April 15th. All exposed surfaces shall be periodically sprinkled with water during grading and construction to retard dust generation. 3. A soils and geotechnical investigation report prepared by a qualified engineer.shall be submitted for review and approval of the City Engineer and Chief Building Official, prior to extension of utilities and /or issuance of building permit. The soil investigation shall include recommendations for: site preparation and grading; foundation and soil engineering design; preliminary pavement designs; utilities, roads, bridges and foundations. Hydrology/Water Quality 4. Any fill placed within the delineated wetlands or creeks will be subject to Section 404 of the Clean Water Act and will require a. fill permit from the Army Corps of Engineers. prior to earthwork in these areas. The applicant shall be responsible for meeting; these requirements prior to issuance of the grading permit for work in these areas'. 5. All site drainage improvements, channel modifications and bank stabilization shall be designed and constructed in conformance with the Sonoma. County Water Agency Flood Control Design Criteria for a "natural waterway and shall be subject to review and approval of the Water Agency and the City Engineer. The leasee shall be responsible for maintenance of the channels within the leasehold. 11 PLANNING COMMISSION MINUTES APRIL 28, 1992 (a) To prevent further undercutting and erosion of the banks near the clubhouse facilities, minor channel improvements and bank stabilization measures, such as riprap armoring and terracing, shall be included in the grading and landscape plans. Design and placement of riprap shall conform to City staff specifications for a natural stream appearance. (b) A turf management plan shall be developed that specifies proper management techniques for the handling, type, application and frequency of chemicals used and wastewater irrigation and to define methods for monitoring the soil to determine appropriate quantities and further. adjust turf management practices. The turf management plan shall be submitted for review to the Planning Department and to appropriate state and local agricultural and public health agencies. The turf management plan shall be incorporated by reference into the operating agreement prior to issuance of the certificate of occupancy. (c). The potential future use of reclaimed wastewater for irrigation on the golf course shall be based upon the program and mitigation measures identified in the EIR for the City of Petaluma Wastewater Irrigation Project prepared by Brown & Caldwell, and must meet State Department of Health guidelines. Vegetation and Wildlife 7. Ali improvements (including buildings, structures, fencing, turf, and paved areas) along the three primary creeks shall be set back a minimum of 30 feet from the top of' bank (as defined by the 25-year design storm) to allow for maintenance of the 13.7 12 (b) The golf course developer shall demonstrate to the satisfaction of the City Engineer that all proposed grading, - fill, bank stabilization and channel modifications within the floodplains shall be designed and constructed such that the off -site base flood elevations shall not be increased and no damage to structures will result on -site in accordance with the City's Flood Control Ordinance and to meet Sonoma County Water Agency's recommendations. (o (c) The floodplain areas to be avoided shall be surveyed and staked and flagged co prior to grading to ensure that filling in these areas does not occur. Areas to be avoided during grading shall be specified on the grading plans. (d) Any channel modifications, road and pedestrian /cart path crossings of the creeks are also subject to Section 1601 -3 of the Fish and Game Code requiring a streambed alteration agreement prior to construction. 6. The potential impacts from chemical treatments and wastewater use shall be minimized through the following design and management measures as recommended in the Initial Study: (a) Minimizing the extent of heavily managed turf areas and maximizing vegetated buffer zones along drainage courses. To the extent feasible, -' drainage from turfed areas shall be designed to be first retained on -site (i.e. drain towards the lakes rather than to the stream). The drainage plans shall be reviewed by Engineering Department for conformance with this requirement prior to issuance of a grading permit. (b) A turf management plan shall be developed that specifies proper management techniques for the handling, type, application and frequency of chemicals used and wastewater irrigation and to define methods for monitoring the soil to determine appropriate quantities and further. adjust turf management practices. The turf management plan shall be submitted for review to the Planning Department and to appropriate state and local agricultural and public health agencies. The turf management plan shall be incorporated by reference into the operating agreement prior to issuance of the certificate of occupancy. (c). The potential future use of reclaimed wastewater for irrigation on the golf course shall be based upon the program and mitigation measures identified in the EIR for the City of Petaluma Wastewater Irrigation Project prepared by Brown & Caldwell, and must meet State Department of Health guidelines. Vegetation and Wildlife 7. Ali improvements (including buildings, structures, fencing, turf, and paved areas) along the three primary creeks shall be set back a minimum of 30 feet from the top of' bank (as defined by the 25-year design storm) to allow for maintenance of the 13.7 12 138 PLANNING COMMISSION MINUTES APRIL 28, 1992 channel and re- vegetation of riparian habitat (except for the area near the clubhouse facility as discussed below). (a) A minimum set back of 20 feet from the top of bank shall be maintained along both sides of Washington Creek in the clubhouse area for pathways, paved areas, practice greens, driving range, and turf areas (buildings shall be setback a minimum of 30 feet). Restoration of riparian habitat along the south bank of lynch Creek and along the tributary stream shall be required (refer to condition #12) to offset /mitigate the proximity of clubhouse facilities to riparian habitat. 8. The large valley oaks .shall be fenced off 20 -feet beyond the drip line of the tree canopy prior to grading and construction work to protect and avoid' any potential for impacts from grading, fill, compaction and drainage. If encroachment within the Toot zones cannot be avoided, then a certified arborist shall - be retained at the - applicants expense and City staff approval, to provide consultation for less - damaging construction practices and long -term maintenance, prior to . issuance of a grading permit. Other native trees to be retained along Washington and E. Washington Creeks shall also be staked and flagged at the drip- line, prior to issuance of the grading permit to avoid potential impacts to the root zones. Areas to be avoided shall be clearly designated on.. the grading and construction plans and included in' the contract specifications for the project. 9. The? grading and drainage plans shall maintain the root -zone areas of the large valley oaks in a natural state,, such that turf - areas, irrigation and drainage will avoid . these areas. The landscape- and drainage plans for the golf course development shall be reviewed for conformance with this requirement by City staff prior to approval by the Site-Plan and` Architectural Review Committee. 10. All creeks shall be signed and staked in appropriate golf terms as "hazard areas out of play" to prevent players from entering riparian zones. City staff *will . inspect the site for conformance with this requirement prior to opening of the golf course for public use. 11. Consideration should be given to relocating the greens for the 5t4 and 15th fairway to avoid crossing of the creek channels. If avoidance of the creek crossings is not deemed feasible without reducing the par of the course, then the following mitigation measures shall apply: a. The width of the fairway crossing the creek shall be limited to 100 feet. b. The fairway creek crossing shall be designed with natural features, such as large boulders and low growing thorny shrubs (wild rose, blackberry etc.) that would establish and maintain a low vegetative cover up to 5 feet for a continuous riparian zone and prevent on -going intrusive maintenance practices and/or clearing to maintain site distance. C. In maintaining the- fairway crossing, the low brush and ground covers. shall not be disturbed. Trimming of the taller vegetation shall be done by hand. d. Mitigation of any vegetation /habitat removed shall be replaced along the lower reach of the creek and along the detention basin and included in the 13 PLANNING COMMISSION MINUTES APRIL 28, 1992 landscaping plans. Landscape /mitigation plans shall be reviewed by Planning Department prior to SPARC review. 12. A habitat restoration landscaping plan shall be submitted for areas along the upper reach of Lynch Creek (south bank), the tributary, Washington Creek and the E. Washington Creek (detention basin) prior to SPARC review for the clubhouse facilities. The plans shall emphasize habitat restoration with native species derived from local. root stock as specified in the biologic report (WESCO 1991). These landscape plans shall be subject to review and approval of the Planning Department prior to SPARC review. (a) Monitoring of the restoration landscape improvements will be achieved co through an initial inspection by the Planning Department prior to issuance of co the certificate of occupancy for the clubhouse facility. Ongoing monitoring of the restoration areas shall be conducted by the Planning Department on an annual basis for a period of five years to ensure the restoration becomes established. (b) A provision requiring replacement of the required restoration and /or correction of any problems identified for a period of five years beyond construction shall be incorporated into the operating agreement for the golf course operator, prior to issuance of a. certificate of occupancy for the clubhouse. Noise 13. Hours of construction.activity throughout the duration of project construction shall be limited to 6 AM to 7 .PM Monday through Saturday (non- holidays) unless arrangements are made with City staff for special circumstances in remote locations. The developers telephone number shall be made available for noise complaints. 14. All construction equipment powered by internal combustion engines shall be properly muffled and maintained to minimize noise. Equipment shall be turned off when not is use. _ 15. Maintenance, storage and staging areas for construction equipment shall avoid proximity to the few residences located east of the airport and along E. Washington Street and shall be reviewed by City Engineer prior to grading. Areas containing and tonic materials or fuels shall be fenced. Light and Glare 16. All lighting shall be directed towards the driving range and shielded away from the aircraft approach path, riparian areas and adjacent properties. 17. All light standards shall conform to the height limitations specified in Federal Aviation Regulations, Part 77 and incorporated into the General Plan policies. Natural Resources 139 18. The golf course irrigation system shall be designed to permit connection to the City's wastewater irrigation system (at such time as the trunk lines are provided) and in accordance with State Department of Public Health guidelines for use of reclaimed water and to the City Engineer's satisfaction. Irrigation system plans 14 140 PLANNING COMMISSION MINUTES APRIL 28, 1992 shall be reviewed by Engineering for conformance with this requirement prior to SPARC review. Transportation /Circulation 19. The developer shall pay a pro -rata share of the required intersection and street /access improvements as determined by City staff prior to award of bid for these improvements. All street improvements shall be subject to review and approval of the City Traffic Engineer and Planning Director. (a) Primary access to the site from E. Washington Street shall be separated by a minimum of 350 feet from Sky Ranch Road with a continuous two -way left turn lane between the two access points. (b) E. Washington Street frontage improvements shall be installed providing for.. a 3 'lane transition from Sky Ranch Drive to the park entrance and extending 350 feet easterly of the park entrance road. In addition, acceleration and deceleration lanes at the entrance are required. (c) The primary access roadway shall be designed to accommodate two outbound lanes, (1 -left turn and 1 right turn) and one inbound lane with a curb -to -curb minimum width of 40 feet, subject to review and approval of the City Traffic Engineer. (d) Street lights along E. Washington Street shall be installed as necessary to conform to the City standard spacing and illumination requirements. The design. of street lights shall be subject to City staff approval. Prior to City acceptance for maintenance, verification that all lights meet PG &E's LS2 rating system is required. The access road shall - be designed to include provisions for future street lights. (e) Street signing and striping shall conform to City standards. (f) All trench pavement restoration within existing asphalt streets shall receive a slurry seal. If the trench cut is within the parking strip, then only the parking strip needs a slurry seal. Otherwise, half the street shall receive a slurry seal. (g) Future signalization of the intersection of Sky Ranch Drive shall be required to accommodate the left -turn movement onto Washington Street and provide for safe pedestrian /bicycle crossing connecting the proposed bikeway along the community park with the planned bikeway through Wiseman Park and the Airport. The lease /operating agreement shall include a provision requiring the applicant to pay a pro -rata fair share towards the cost of these improvements prior to issuance of a certificate of occupancy. 20. The access driveway to the golf course clubhouse shall be. located a minimum of 125 feet from the intersection of the main access road at E. Washington Street to permit sufficient maneuvering and vehicle stacking at the intersection. 21. Tlie access driveway to the clubhouse shall be designed in accordance with minimum design standards for minor residential streets, subject to review and approval of the City Traffic Engineer. A minimum street width of 28 feet is recommended. 15 PLANNING COMMISSION MINUTES APRIL 28, 1992 Fire 22. All buildings larger than 3,500 square feet shall be protected by approved automatic fire sprinkler systems. 23. All roofing material shall have a class "B" rating or better, treated in accordance with the Uniform Building Code'Standard 32.7. 24. Fire hydrants shall be located as required by the Fire Marshal. Fire flow of 1,500 gallons per minute at 20 PSI is required. Police CO 25. The developer shall submit a security plan subject to review and approval of the co Police Chief and Planning Department prior to SPARC review. All buildings shall have security alarms and provide security lighting to areas of concealment around the perimeter of each building. Current emergency contact information shall be on file at the police department prior to issuance of a certificate of occupancy. Engineering 26. All on and off -site improvements for drainage, traffic, utilities and public landscaping, shall be designed by a registered civil engineer and submitted to the City for review and approval prior to construction. 27. Design of the underpass shall be to the satisfaction of City Engineer in accordance with the following: (a) Concurrent with the design of the pedestrian /cart underpass, the design engineer for this project shall verify the horizontal and vertical location of all existing utilities in the area of E. Washington Street. (b) The design pedestrian underpass ramp on the north side of E. Washington Street shall be designed to accommodate a gravity sewer main to the Gray property, subject to review and approval of the City Engineer, prior to issuance of a grading permit. (c) The distance between the top of the pedestrian /cart underpass and East Washington Street road surface shall be designed to meet H -20 highway loading and to provide clearance for existing and future utilities. (d) The proposed pedestrian /cart underpass shall provide a minimum vertical clearance in conformance with the Uniform Building Code Section 3304 f and acceptable to the City Engineer. (e) Adequate drainage for the pedestrian /cart underpass shall be designed for review and approval by the City Engineer. (f) The design of the tunnel shall include security measures acceptable to the Police Chief to ensure adequate surveillance of the pedestrian tunnel. Energy 16 141 142 PLANNING COMMISSION MINUTES APRIL 28, 1992 28. Construction activities shall be scheduled and the use of heavy equipment maximized so as to limit the amount of feel consumed. Imported fill shall be limited to the maximum extent feasible. 29. Consideration shall be given to energy efficient design and passive and active solar applications in the design of clubhouse facilities. Design shall be subject to approval by SPARC and the Chief Building Official. 30. Consideration should be given to the use of renewable energy resources (e.g. solar and wind technologies) for pumping of water for irrigation to further reduce the on- going demand and consumption of non - renewable energy resources. Hazards 31. Prior to issuance of a grading permit for the area south of E. Washington Street, the developer shall submit grading plans to PG &E and shall coordinate to have the location of underground utilities staked prior to grading in the vicinity of these facilities. 32. A chain link security fence (maximum height not to exceed 7 -feet) shall be installed a minimum of 300 -feet from the runway centerline along that portion of the site that adjoins the airport. Areas to be excluded include the segmented circle and rotating beacon that are situated on airport property near the lease boundary/fence line. 33. Landscaping plans for that portion of the site that is within the Airport PCD zone and the inner approach zone ,shall be reviewed by City staff for consistency with airport height limitations prior to SPARC. approval. The landscape plans for these areas shall include all trees by type of species and the height at maturity for that species. 34. The golf course operator must obtain a hazardous materials storage . permit and submit a declaration form specifying the type and quantity of chemicals stored on site to the Fire Marshall's office prior to issuance of the certificate of occupancy. Aesthetics 35. Architectural elevations, details, landscape plans and specifications, parking layout and detailed site plans for the entrance, community fields and clubhouse area shall be subject to review and approval of Site Plan and Architectural Review Committee ( SPARC), prior to issuance of a building permit. Cultural Resources 36. The fill layer capping the Schlake Ranch site should be left in place to avoid disturbance of any subsurface cultural resources. The soil surface can be contoured, raised or otherwise made compatible with the golf course design, but it should not be removed or lowered in elevation. Grading plans shall be reviewed for conformance with this requirement and subject to approval of the Planning Director. If the fill layer is to be removed or reduced in depth or coverage, a program of archaeological monitoring shall be undertaken during this process. Any potentially significant archaeological features encountered shall be evaluated by an archaeologist and either left in place and protected or recovered through excavation if necessary. 17 PLANNING COMMISSION MINUTES APRIL 28, 1992 utilities and irrigation lines shall be kept to as shallow a depth as practical to avoid disturbing potential subsurface resources. 38. Monitoring of grading and trenching activities shall performed by a qualified archaeologist for any excavations below 18 inches in depth up to approximately 3 feet in depth, including but not limited to: construction of foundations and parking areas, trenching for utilities, grading for the driving range, pedestrian tunnel and excavations for stream improvements, lakes and the detention basin. The contract with a qualified archaeologist shall be administered by the City to the satisfaction of the Planning Department and executed prior to issuance of grading permit. The developer shall be responsible for the costs of mitigation monitoring, including contract administration costs to the City. co Monitoring is needed during ground level construction work. only and shall be co concluded with a written letter report submitted to the City prior to issuing a Certificate of Occupancy. Monitoring procedures are further described in the C ultural Resource Evaluation completed for this site. 39. Should any artifacts, cultural remains or potential resources be encountered during construction activities, work in the area of the find shall cease and the excavation inspected by the monitoring archaeologist. Human burials, if encountered, require the notification of the County Coroner in addition to the monitoring archaeologist. If the suspected remains are determined to be potentially significant, all work in the vicinity shall be halted until mitigation measures are incorporated into the design, or removal of the resource has been accomplished in accordance with recommendations by the archaeologist. Fees i 40. The developer /leasee shall pay all applicable City fees as determined by City staff, in addition to any school impact fees as determined by the respective school districts. Conditions for Community Athletic Fields Use Permit Earth 1. Pursuant to the City's Municipal Code (Ordinance 1576, Title 17, Chapter 17.31) an erosion and sediment control plan is required subject to review and approval of the City Engineer prior to approval of the plans and specifications /bid documents. The erosion control plan shall include measures to prevent sedimentation of the streams during the rainy season defined as October lst to April 15th. All exposed soil surfaces shall be winterized or reseeded prior to October 1st. All exposed surfaces shall be periodically sprinkled with water during grading and construction to retard dust generation. 2. A, soils and geotechnical investigation report prepared by a qualified engineer shall be submitted for review and approval of the City Engineer and Chief Building Official, prior to approval of the plans and specifications. The soil investigation shall include recommendations for: site preparation and grading; foundation and soil engineering design; and preliminary pavement designs; utilities, roads, bridges acid foundations. 143 18 144 PLANNING COMMISSION MINUTES APRIL 28, 1992 3. Fill placed within the creeks, tributary or identified vernal pool site are subject to Section 404 of the Clean Water Act and may require a fill permit from the Army Corps of Engineers prior to award of bid for earthwork in these areas. Vegetation and Wildlife 4. The placement of the access road to the rear leasehold shall be: shifted northeast to avoid the large oak, riparian vegetation along the tributary spur to Lynch Creek, and the vernal pool. The areas to be avoided shall be designated on the, grading plans and included in the contract specifications for the project. (a) The road and structures' shall be setback 20 -feet from the dripline of the trees along the tributary spur and the Valley Oak to protect the root zones. Setback areas for protection of root zones for the Valley Oaks (including those within the spur) shall be fenced off prior to award of bid. If _. encroachment within the root zones cannot be avoided then a certified arborist should be retained to provide consultation for less- damaging construction practices and long -term maintenance prior to approval of the plans and specification. (b) The perimeter of the vernal pool shall be identified by a qualified individual and shall be fenced -off prior to commencement of road construction. 5. The access roadway and parking areas shall be setback 30 feet from the top of bank of Washington Creek as defined by the 25 -year design storm to allow for maintenance of the channel and re- vegetation of riparian habitat as discussed below. Plans shall be reviewed by the Planning Department for conformance with this requirement prior to approval of the plans and specifications. 6. A landscaping plan for the setback area along Washington Creek shall be implemented prior to completion of the ballfields with an emphasis on riparian habitat restoration and screening that would deter further. intrusion into Washington Creek. The plan shall emphasize native species derived from local root stock as specified in the biologic report (WESCO 1991). These landscape plans shall be subject to review by the Planning Department prior to approval of the plans and specifications for Phase II of the project. Landscape improvements shall be installed and inspected by City staff prior to final acceptance of the improvements for Phase II. 7. The grading and drainage plans shall maintain the root -zone areas of the oaks in a natural state, such that turf areas, irrigation and drainage would avoid these areas. Plans shall be reviewed by Engineering for conformance with this requirement prior to approval of the plans and specifications. Hydrology/Water Quality 8. Minor channel improvements and bank stabilization measures such as riprap armoring and terracing shall be required and included. in the construction plans to prevent further undercutting and erosion of the banks at the bridge crossing. Design and placement of riprap shall conform to City specifications for a natural stream, subject to review by the Engineering and Planning Department and inspected by City staff prior to final acceptance of improvements and /or release of contractor's retainer. 19 PLANNING COMMISSION MINUTES APRIL 28, 1992 9. All site drainage improvements, channel modifications and bank stabilization shall be constructed in conformance with the Sonoma County Water Agency Flood Control Design Criteria for a natural stream, subject to review and approval of the Water Agency and the City Engineer prior to approval of the plans and specifications. 10. All road and pedestrian /bicycle crossings of the creeks and any channel modifications are also subject to Section 1601 -3 of the and Game Code requiring a streambed alteration agreement prior to award of bid for construction. Hazards i 11. The City shall consult with PG &E to evaluate methods of shielding the capacitors � on the two poles near the ballfields. 12. Any future proposed lighting for the ballfields shall be subject to early consultation and approval of the Petaluma Municipal Airport Commission prior to contracting for design. 13. Landscaping plans for that portion of the site that is within the inner approach zone shall be reviewed by City staff for consistency with airport height limitations prior to approval of the plans and specifications. The landscape plans for these areas shall include all trees by type of species and the height at maturity for that species. 14. The design of the bikeway shall include setbacks for vegetation to provide for defensible space and clear site distance from the. access road for patrolling vehicles. Plans shall be reviewed by the Planning Department for conformance with this requirement prior to approval of the plans and specifications. Aesthetics 15. The landscape plans, design specifications, parking layout and detailed site plans for the entrance road, bridge crossing, and community, fields shall be subject to administrative SPARC review, prior to approval of the plans and specifications. Natural Resources 16. The City shall evaluate proximity of existing wells in the vicinity and the potential for municipal wells to affect any existing wells. If necessary, potential impacts may be mitigated through the alternate use of Zone IV water supplies to offset any draw down or provision of outside water connection as appropriate. The evaluation shall be completed prior for and approved by the City Engineer to development of plans and specifications for drilling of new municipal wells in the area. Transportation /Circulation 17. The City shall pay a pro -rata share of the required intersection and street /access improvements, as determined by City staff. All street improvements shall be subject toi review and approval of the City Traffic Engineer and Planning Director. (a) Primary access to the site from E. Washington Street shall be separated by a minimum of 350 feet from Sky Ranch Road with a continuous two -way left turn lane between the two access points. 20 1:45 146 PLANNING COMMISSION MINUTES APRIL 28, 1992 (b) E. Washington Street frontage .improvements shall be installed providing for a 3 lane transition from Sky Ranch Drive to the park entrance and extending 350 feet easterly of the park - entrance road. In addition, acceleration and deceleration lanes at the entrance are required. (c) The primary access roadway shall be designed to accommodate two outbound lanes, (1 -left turn and 1- right turn) and one inbound "lane with a curb -to -curb minimum width of 40 feet, subject to review and approval of the City Traffic Engineer. (d) Street lights along E. Washington Street shall be installed as necessary to conform to the City standard spacing arid illumination requirements. The design of street lights shall be subject to City staff approval: Prior to City acceptance for maintenance, verification that all lights meet PG &E's LS2, rating. system is required. The access road shall be designed to include provisions for future street lights. (e) Street signing and striping shall conform to City standards. (f) All trench pavement restoration within existing asphalt streets shall receive a slurry seal. If the trench cut is within the parking strip, then only the parking strip needs a slurry seal. Otherwise, half the street shall receive a slurry seal. (g) Future signalization of the intersection of Sky Ranch Drive ;shall be required to accommodate the left -turn movement onto Washington Street and provide for safe pedestrian /bicycle crossing conriecting the proposed bikeway along the community park with the planned bikeway through Wiseman Park and the Airport. The lease /operating agreement shall include a provision requiring the applicant to pay a pro -rata fair share towards the cost of these improvements prior to issuance of a certificate of occupancy. 18. The access road through the park site shall be designed in accordance with minimum design standards for minor residential streets, subject to review and approval of the City Traffic Engineer. A minimum' street width of 28 feet is recommended. 19. The extension of utilities to the golf course and Gray property shall be limited in size to the. minimum necessary to serve the proposed development to prevent growth inducement beyond the City's boundaries. The water main shall be sized for domestic use only (no fire flows). Sewer mains shall be limited to minimum size necessary to serve the six residences as agree to in the purchase agreement. The City Engineer shall review the plans and specifications for conformance with these requirements, prior to approval. 20. The Community Athletic Fields will .require 50 parking spaces per ballfield for a total of 200 parking spaces, subject to review and approval of the City's Traffic Engineer and Planning Director: 21. A guard rail shall be provided on the bridge at the creek crossing. The rail's design shall be reviewed and approved by the Engineering and Planning Departments prior to approval of the plans and specifications. Cultural Resources 21 PLANNING COMMISSION MINUTES APRIL 28, 1992 22. Monitoring of major excavation and trenching activities shall performed by a qualified archaeologist for any excavations below 18 inches in depth up to approximately 3 feet in depth. The-contract with a qualified archaeologist shall be administered by the City, subject to approval of the Planning Director and executed prior to award of bid. i 23 Should any artifacts, cultural remains or potential resources be encountered during construction activities, work in the area of the find shall cease and the excavation inspected by the monitoring archaeologist. Human burials, if encountered, require the notification of the County Coroner in addition to the monitoring archaeologist. If the suspected remains are determined to be potentially significant, all work in the vicinity shall be halted until mitigation measures are incorporated into the design, or . C Y ) removal of the resource has been accomplished in accordance with co recommendations by the archaeologist. z V. PAYLESS DRUG STORE, 365 E. WASHINGTON STREET, AP NO. 007 - 072 -41, FILE NO. CUP92007(dh). i 1; Consideration of environmental exemption. 2 Consideration of an amendment to existing Conditional Use Permit to allow j expanded outdoor display of plants in parking area. i This item was continued to the Planning Commission meeting of May 12 at the request of the applicant. VI. ANTHONY AND MARIA. PIMPO, 1061 MCNEAR AVENUE, AP NO. 008 - 144 -18, FILE NO. CUP92008W). 1. Consideration of environmental exemption. 2.1 Consideration of a Conditional Use Permit to allow a 640 sq. ft. detached i accessory dwelling. - The public hearing was opened. SPEAKERS: Jim McCann presented the staff report. Commissioner Parkerson - Proposed design does not address the existing slope of the site. Jim McCann - Design issues are anticipated to be addressed at SPARC. Anthony :Pimpo - 1061 McNear Avenue (applicant) - answered questions regarding access to rear unit; design of unit will be refined prior to SPARC. Commissioner Parkerson - Have supported and will continue to support second units, but these plans are inadequate and incomplete. Commissioner Thompson. - Commission should recommend that SPARC look at design compatibility with the neighborhood. Commissioner Bennett This project should not need to come back to Commission - SPARC can handle details. I The public hearing was closed. 22 148 PLANNING COMMISSION MINUTES APRIL 28, 1992 A motion was made by Commissioner Thompson and seconded by Commissioner Parkerson to grant a Conditional Use Permit based on the findings and. subject to the amended conditions listed below: COMMISSIONER NELSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Yes COMMISSIONER PARKERSON: Yes CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Findings 1. The proposed. accessory dwelling,. as conditioned, will conform to the requirements and intent of the Petaluma Zoning Ordinance. 2. The proposed accessory dwelling, as conditioned, will conform to the requirements, intents, goals and policies of the Petaluma General Plan. 3. The proposed accessory dwelling will not constitute a nuisance or be detrimental to the public welfare of the community. 4. This project is categorically exempt under CEQA, Section 15303, which exempts the construction of small structures. Conditions 1. All requirements of the Fire Marshal shall be complied with, including: a. All roofing material shall have a Class "B" rating or better, treated in accordance with the Uniform Building Code Standard 32.7. b. 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. C. Provide fire suppression system at normal sources of ignition. These areas are specifically at clothes dryers, kitchen stoves, furnaces, water heaters, fireplaces and in attic areas at bents and chimneys for these appliances and equipment. 2. The height of the accessory dwelling shall not exceed 21 feet in height, subject to staff review and approval. 3. The area beneath the accessory dwelling shall not be used for living or sleeping purposes in conjunction with the accessory dwelling use. 4. The proposed one -car driveway shall be relocated to the left of the existing two -car driveway, subject to SPARC review and approval. 5. This project shall be subject to Site Plan and Architectural Review (SPARC). Particular emphasis shall be placed on the building design and placement to achieve 23 _ ---- _.- .- ...__.. ...... ___.. PLANNING COMMISSION MINUTES 149 APRIL 28, 1992 a plan which better conforms to the sloping property, minimizes use of piers /stilts and insures design compatibility to existing unit. b. Separate- gas and electric meters shall be installed for the proposed accessory dwelling to the specifications of PG &E prior to issuance of a Certificate of Occupancy. 7. This project shall be responsible for the payment of special development fees including sewer and water connection, Community Facilities Development, Dwelling Construction, School Facilities and Traffic Mitigation fees. I t4/ M VII. JO HN STRATHMAN, E. PETALUMA ANIMAL HOSPITAL, 1420 MCDOWELL co BOULEVARD SOUTH, AP NO. 005- 250 -43, FILE NO. CUP92009(dh). L' Consideration of environmental exemption. Z. Consideration of Conditional Use Permit to allow a small animal hospital in Arroyo Center. The public hearing was opened. SPEAKERS: Jim McCann presented the staff report. The public hearing was closed. A motionl was made by Commissioner Parkerson and seconded by Commissioner Rahman to adopt a determination of exemption pursuant to the CEQA Guidelines. COMMISSIONER NELSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Yes COMMISSIONER PARKERSON: Yes CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON Yes COMMISSIONER TARR: Yes A motion was made by Commissioner Tarr and seconded by Commissioner Parkerson to grant a Conditional Use Permit based on the findings and subject to the conditions listed below: COMMISSIONER NELSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Yes COMMISSIONER PARKERSON: Yes CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Findings 24 150 PLANNING COMMISSION MINUTES APRIL 28, 1992 1. The proposed small animal veterinary practice, as conditioned will conform to the requirements and intent of the Petaluma Zoning Ordinance. 2. The proposed small animal veterinary practice, as conditioned, will conform to the requirements and intent, goals, and policies of the Petaluma General Plan. 3. The proposed small animal veterinary practice will not constitute a nuisance or be detrimental to the public welfare of the community. Conditions 1. Business activities shall be limited to, use of indoor areas. No outdoor storage of materials or waste or outdoor boarding of animals shall, be permitted. 2. Appointments shall be limited to the period between 8:00 AM and 6 :00 PM; .Monday through Friday, and 9:00 AM to 3:00 PM on Saturdays on a regular basis. Extended. hours, 7:00 - 7:30 AM and until 8 :00 PM, shall be permitted on an individual, as- needed basis only. 3. Business patrons shall be encouraged by the operator to transport.. animals. in containers or cages to prevent straying and injury of animals, and nuisances to neighboring properties. 4. The following requirements of the Fire Marshal shall be met: a. Provide one fire extinguisher 2A rated ABC dry chemical type for each 3,000 square feet of floor space. b. Extend sprinkler system to protect all areas of tenant space alterations. C. Permit required from Fire Marshal's office for sprinkler system alteration prior to work'being started. Two sets of plans are required. d. Post address at or near main entry door - minimum two inch letters. e. All compressed gas cylinders in service or in storage .shall be adequately secured to prevent falling or being knocked over (Section 74.107a of the 1988 Edition of the Uniform Fire Code). f. No extension cords. All equipment and appliances shall be direct plug -in. g. Provide metal or flame retardant plastic waste cans. h. Provide KNOX box for key control located on building as required by the Fire Marshal. i. Provide key with tag indicating address and suite number for KNOX box. 5. Should substantial complaints be received regarding the operation of the use and /or compliance with conditions of approval, this use permit may be brought back to the Planning Commission for modification to its conditions of approval or for revocation. 25 PLANNING COMMISSION MINUTES APRIL 28, 1992 VIII. J.G. ORBIS, ADOBE CREEK AND FALCON RIDGE DRIVES, AP NO.'s 017 -381- 1, 2; 017 -382 -1 THROUGH 19, 017 7383 -18 THROUGH 33, 017 - 390 -01 THROUGH 62; FILE NO. REZ92005(dd). 1. Consideration of the adequacy of the previously certified EIR. 2. Consideration of an amendment to Adobe Creek Unit II, Phase I Planned Unit Development Plan to allow four new model types. 3. Consideration of an amendment to the Development Agreement to include the resolution approving the proposed amendment in the agreement. This public hearing was opened and continued to the May 12, 1992 Planning Commission co meeting at the request of the applicant. ADJOURNMENT 9:12 PM. min428 /jpcomN 151 26