Loading...
HomeMy WebLinkAboutMinutes 05/12/1992M PLANNING COMMISSION MINUTES REGULAR MEETING CITY COUNCIL CHAMBERS CITY HALL May 12, 1992 7:00 P.M. PETALUMA, CA COMMISSIONERS: Present: Bennett, Libarle *, Nelson, Tarr, Thompson; Absent: Parkerson, Rahman STAFF: Kurt Yeiter, Principal Planner James McCann, Principal Planner Teryl Phillips, Associate Planner * Chairman MINUTES OF APRIL 28, 1992 MEETING were approved as printed. PUBLIC COMMENT: (15 minutes 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: None. CORRESPONDENCE: 3 letters regarding Greystone Subdivision - from Tobin Kendrick (Waugh School District Architect), McBail Company, Richard Gatti; Addendum to Greystone Staff Report. APPEAL STATEMENT: Was read. LEGAL RECOURSE STATEMENT: Was noted on agenda. OLD BUSINESS CONTINUED PUBLIC HEARING I. McBAIL, GLEN BROOK NORTH SUBDIVISION, ELY ROAD, AP NO.'S 137 -070- 06, 07, 08, 10 AND 11, FILE NO. TSM-91010(tp). 1. Consideration of the adequacy of the previously certified EIR. 2. Continued consideration. of Amendment to Development Agreement. Planning :Commission Minutes May 12, 1992 3. Continued consideration. of Rezone from PCD to PUD. 4. Consideration of Unit Development Plan. 5. Consideration of Tentative Map for 164 detached single - family lots and 8.3 acres of high. density residential development. (Continued from meeting of April 28, 1992) The (continued) public. hearing was opened. (This iten was heard as Item No. 2.) SPEAKERS: Te!1 Phllius presente d the staff report. CO Don Bennett - Questions regarding feathering/ density. Commissioner Tarr - Will there be landscaping in the cul -de- sacs? The double cul -de -sac Z is excessive (the amount of asphalt). Mike Gallagher (Applicant) - Distributed hand -out; staff responded well to redesign of project; problems with inability to change elevations /plans from lot to. lot; front setbacks may be too stringent; discussed feathering policies, concerns regarding school sites to be dedicated at Final Map approval does not want to dedicate until and unless school sites are definitely going to be used; discussion pf phasing. Commissioner Thompson -Concerns with double cul -de -sac (extent) of pavement. Maureen Lynch - Petaluma School District - (also resident of Petaluma - 17 Manor Way) - Population projections are not coming in very accurately; bor}ding has passed - funds are now available; site approval is very long process; concerns with this development are: transportation of children, traffic impacts, use of land located within urban separator, requirements for use of urban separator; would like 2 weeks to consult with School District regarding appropriateness of site for Junior High School: Commissioner Nelson - How unusual would it be to have play fields on the Urban Separator? ith separation between this development and Ron Malone - 909 Ely Road - Concerns w County agricultural land; supports concept of Urban Separator and feathering; surrounding areas are agricultural; safety of children wandering into rural area; suggests a barrier (wall or chain link fence with trees planted in front); concerns regarding access to existing properties; suggested two curb cuts until extension of street is completed; staff has been very professional and helpful; developer wants a, blank check to go to City Council and SPARC; developers proposal provides more questoins than answers; 2 week continuance is a good idea - does school district want the property? Proposal should be more specific; development is good but impacts should be minimized. Ricco Cuneo - Ely Road - concerns regarding lack of specific plan for development; house faces Urban Separator who can school site development be discussed with; Planning Commission is at the front end of the planning process; would like to work with staff at an earlier stage than Planning Commission meeting. Kurt Yeiter - Explained review process for school site development will supply phone number for Maureen Lynch. Allan Tilton - Explained access to existing properties. Commissioner Thompson - Questions regarding school access. Allan Tilton - Arterial streets are avoided in this type of situation. Commissioner Tarr - Main question with this project is one of feathering. The public hearing was closed. 153 2 154 Planning Commission Minutes May 12, 1992 A motion was made by Commissioner Tarr and seconded by Commissioner Thompson to recommend to the City Council adoption of an environmental determination that the Greystone, Creek (Glenbrook North) project, as conditionally approved, is in conformance with applicable. provisions of the Corona/Ely Specific Plan and is therefore exempt from further environmental review pursuant to Section 15182 of the California Environmental Quality Act (CEQA) Guidelines. COMMISSIONER NELSON: Yes COMMISSIONER, BENNETT: Yes COMMISSIONER RAHMAN: Absent COMMISSIONER PARKERSON: Absent CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes A motion was made by Commissioner Tarr and seconded by Commissioner Bennett to recommend to, the City Council approval of the proposed Amendment to the Development Agreement to, provide for the 4 items listed in the staff report dated May 12, 1992 and addendum 'Memo dated 5/12/92. COMMISSIONER NELSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent COMMISSIONERPARKERSON: Absent 11 CHAIR � Yes CO S THOMPSON: Yes COMMISSIONERTARK Yes Development Agreement Amendment: 1. Inclusion of all conditions of project approval pertaining to the PUD Unit Development Plan and Tentative, Map pursuant to Sections 2.1(3) and 3.4 of the Development Agreement dated March 20, 1990. teentig-a*d ------------------- 13 9- 2------------ -69L--------- - - - - -- - 30-� ------------- - - - - -- 149- 3 ------------- 7 - - - - -- - 3s-DSF --------------- - - - - 1. 994 ------ - - - - -- 400 ------------ - - -3 - DSF-eiid-60-L4�n-44ig-h-U-nits -------------- - - - - -1 .99-5------ - - - - -- -67---------- - - - - -- - 334DSF ------------------- 1.9 9b------------ -0---------- - - - - -- -33- DSF ------------------= 1. 99- 7=----------- -0------------- - - - - -0 2. Adjustment of the number of allocations and the development schedule as set forth under Section 3.2.5 in the Development Aereement Addendum adopted August 27, 1990 to b e deferred to the City Council without recommendation by the Planning Commission. 3 Planning. Commission Minutes May 12, 3. Amend Recital, Section F as reflected in the August 27, 1990 Addendum to the Development Agreement to read: F. Developer wishes to develop a large -scale phased development ('Project ") generally described as follows: a planned residential district totaling 224 3-144Rg1e4aFai1y dwellings." 4. Amend Section 3.1.6.(2) to read: Developer shall work with the City of Petaluma to identify a non- profit corporation to provide ��andQminitm}- flelog�xet.�f -o- -less thaw- fi€tytrrril� for - stele -d /ter -fc�r -rem as affordable housing. Developer shall have the option to deliver complete units (turnkey) to the Cii or to a non - profit corporation the City selects. co A motion was made by Commissioner Thompson and seconded by Commissioner Tarr to recommend to the City Council approval of the proposed rezoning from PCD to PUD and approval j of the Planned Unit Development Plan for the development of a residential subdivision to be known.. as Greystone Creek provided the following additional directive is met, based on the findings and subject to the amended conditions in the staff report and the addendum memo (both) dated May 12, 1992. COMMISSIONER NELSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent COMMISSIONER PARKERSON: Absent CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes i PUD Development Plan 1. The applicant shall submit, .prior to Council consideration of the project, a unit distribution plan and subdivision development standards in conformance with Zoning Ordinance requirements for a PUD Zoning District. Findings for PUD 1. The PUD development plan, as conditioned, results in a more desirable use of the land, and a better physical environment than would be possible under any single zoning district or combination of zoning districts through provision of density feathering near the Urban Separator. 2. The plan for the proposed development, as conditioned, presents a unified and organized arrangement of residential buildings and school facilities which are appropriate in relation to adjacent and nearby rural properties and associated future residential and commercial projects, and adequate landscaping and /or screening is included if necessary to insure compatibility. 3. The natural and. scenic qualities of the site will be protected through the implementation of creek enhancement conditions of approval, and adequate available public. (Urban Separator) and private spaces are designated on the Unit Development Plan. 155 rd 156 Planning Commission Minutes May 12, 1992 4. The development of the subject Greystone Creek property, in the manner proposed by the applicant and conditioned by the City, will not be, detrimental to the public welfare, will be in the best interests of the City, and will be in keeping with the general intent and spirit of the zoning regulations of the City of Petaluma and with the Petaluma General Plan. 5. The PUD District is proposed on property which-has a suitable relationship to one or more thoroughfares (Ely Road /Sonoma Mountain Parkway.and. Corona Road) to carry any additional traffic generated by the development. Pud Development Plan PUD Conditions 1. Plans submitted at time of application for SPARC review shall reflect the following amendments and requirements: a. A detailed (1" = 40') grading and drainage plan shall be submitted, incorporating within the limits of phase 1, all required improvements to Corona Creek. Creek improvements to be shown shall iriclude a cross - section and reconfiguration of the creek to allow a more natural, serp pattern, pedestrian and auto bridge design and location and a 12' maintenance /bike path located on the north side of the creek. Plans shall also show the transition of B Street to the existing driveway located on the Gatti property (AP No. 137- 070 -16), and the int %rface of Lots 160 -162 with the Baker property (AP No.. 137-070-09). b. A proposed unit distribution plan shall be submitted which reflects the unit type and exterior building elevations proposed for each lot. Lot specific setbacks (front, side, rear). shall be shown, which incorporate a-- 5'- fnii3im variation between front yard setbacks on adjacent lots. . C. Proposed development standards shall be submitted which specify the following: 1) minimum front, rear and side yard setbacks for primary residences and accessory structures; 2) maximum height restrictions for building additions and detached accessory buildings or structures (fences, sheds, trellises etc.); 3) minimum on -site parking requirements of one covered and two uncovered parking stalls per detached unit; 4) regulation of accessory dwellings and other accessory uses in conformance with Zoning Ordinance requirements; 5) reference to the approval dates and /or document numbers for the PUD Unit Development Plan, the Subdivision Development Agreement and addendum's, tentative map resolution, PUD resolution, SPARC conditions of project approval, and subdivision CC &R's. d. Proposed street names shall be reflected on the development plan. e. Cul de sacs and knuckles shall include parking islands to the specifications of the City Engineer and Fire Marshal. 5 .- Planning Commission Minutes May 12, 1992 f. Lots 92 -103 along the Urban Separator and Lots 127 -132 and 159 along Ely Road shall be enlarged to achieve, lot areas of 8,000 to 10,000 sq.ft. Interior lots, and those south of Corona Creek may be reduced in size to maintain an overall unit count in conformance with Corona /Ely Specific Plan and General Plan density policies. g. Lots 127 -132 and 159 (adjacent to Ely Road) shall be modified as necessary to permit dedication of right -of -way sufficient to accommodate project entry treatments (i.e., fencing and landscaping) as well as a bus pullout and shelter along the north side of E Street. CD h. The terminus of B Street abutting the existing driveway on the Gatti property shall be designed to accommodate truck turning movements in order to maintain vehicular access from Ely Road to those residences situated on county property east of the Urban Separator. L Lots 139, 140 and 141 shall be served by a common driveway located on Lot 140 (flag lot). A cross access and maintenance agreement shall be prepared by the developer to City staff approval, prior to recordation of the Final Map for the affected lots. j. A detailed (1" = 40') master landscape plan shall be submitted, which includes right -of -way landscape treatment along all public streets serving the subdivision, (including street trees within the Urban Separator along the Corona Road frontage 6aFQi+a -Road - i €- f- ea-sibie) as well as private lot front yard landscaping, creek corridor landscaping, and proposed treatment within the Urban Separator transition zone. Plans for the creek area shall incorporate revisions to achieve a more natural stream habitat. k. Project architecture shall be modified to provide these homes with some unique element suggestive of the transition to more rural setting, such as stronger porch elements, trellising, and /or picket or rail fencing. 2. Detailed review of the PUD Development Plan and associated architectural and landscape plans shall be deferred to SPARC (in order to permit development of comprehensive plans) with emphasis on the following concerns: a. "Feathering" of project density along the Urban Separator and Ely Road north of Corona Creek through use of larger (8,000 to 10,000 sq.ft.) lots. b. Provision of project entry treatments and attractive street frontage landscaping along Ely Road. A minimum 5' planter depth shall be provided between back of walk and the subdivision perimeter wall where the bus turnout is required. C. Enhancement of Corona Creek to provide a more natural stream corridor with increased density of native riparian plantings, while permitting maintenance subject to Sonoma County Water Agency Standards to be achieved along the north side of the creek bank. d., Provision of transitional street frontage landscape treatment and pedestrian /bike access along the Urban Separator, with design linkage to Corona Creek landscaping and pathways. 157 ............ ... _ . 158 Planning Commission Minutes May 12, 1992 e. Provision of architectural diversity throughout the project, including the use of a variety of exterior materials, a mix of one and two story units, alternative placement of units on lots, and a variety of roofing styles, garage treatments and color schemes, as well as elements which distinguish. the project from other Corona /Ely subdivisions. f. Sensitive design and placement of subdivision fencing to address the interface of urban and rural uses near the Urban Separator and Corona Road, the transition along Ely Road at project entries, and adjacent to the school sites. g. Provision of a continuous system of pedestrian and bike paths throughout the project to ensure safe and convenient access to school` 'sites, the Urban Separator and Corona Creek, with connections to Ely Road. h. Appropriate location of all utility boxes, street lights and mailboxes to minimize their visual obtrusiveness. 3. All landscaping and irrigation systems within the public right -of -way, in creekside areas, street tree planter strips and landscape islands, shall be maintained by an Assessment District through contract services subject to approval of the City Council in conjunction with approval of the :first final map. Landscaping and irrigation systems within these areas shall be designed to standards acceptable to the City of Petaluma Planning, Engineering, Public Works and Parks Departments. Cost of formation of the required Assessment District shall be borne by the project proponent. 4. All restoration, erosion stabilization and enhancement work proposed and /or required along the Corona Creek waterway shall be subject to review and approval by Sonoma County Water Agency and City staff to determine compliance with City - adopted policy to retain the creek in a "natural state ". Work shall be undertaken in conjunction with public improvements and substantially completed prior to issuance of the first Certificate of Occupancy, weather permitting. A monitoring program shall, be required for five years following complete installation of all creekside plantings, and shall be prepared by the developer prior to application for the first final map. The monitoring program shall be subject to approval of City Planning and Parks Department staff. A sinking fund shall be established by the developer prior to commencement of construction of units in an amount sufficient to cover costs of the approved monitoring program and 25% plant replacement over the 5- year period. 5. All. street names and subdivision name shall be subject to the approval of the Petaluma Street Naming Committee prior to SPARC approval of the project. 6. Prior to development of the high density residential site, an application for Amendment to the PUD Development Plan shall be filed with the City in conformance with Zoning Ordinance requirements for the PU'D Zoning District. A motion was made by Commissioner Tarr and seconded by Commissioner Thompson to recommend to the City Council approval of the Tentative Map for Greystone Creek Subdivision, provided the following directive is met, based on the findings and. subject to the conditions listed in the staff report and the addendum memo (both) dated May 12, 1992. 7 Planning Commission Minutes 159 May 12, 1992 COMMISSIONER NELSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent COMMISSIONER PARKERSON: Absent CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes 1. The applicant shall submit, prior to Council consideration of the project, a complete, revised tentative map, including topographic information, lot dimensions and grading details in conformance with City Subdivision Ordinance requirements (� for a major residential subdivision. C Tentative Man Tentative Map Findings 1. The proposed subdivision, as conditionally approved, together with provisions for its design and improvement, is consistent with the General Plan and Corona /Ely Specific Plan objectives, policies, general land uses and programs. 2. The site is physically suitable for the type and density of single - family and high density residential development proposed, as conditionally approved. i J. The design of the subdivision and the proposed improvements, as conditionally approved, will not cause substantial environmental damage, and no avoidable injury Will occur to fish and /or wildlife or their habitat. 4. The design of the subdivision and the type of improvements proposed will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. 5. The discharge of waste from the proposed subdivision into the existing community sewer system will not result in violation of the existing requirements prescribed by the Regional Water Quality Control Board. Tentative Map Conditions 1. The subdivider shall comply with the following requirements of the City Engineer: a. If Ely Road improvements fronting this development havel not been funded by the assessment district or other mechanism, this development shall be required to install full 1/2 street improvements (21 feet from center line to face -of -curb) and a 5 foot sidewalk plus an additional 12 foot travel lane and a 5 foot bike path along the southerly side of this 1/2 street improvement with the first phase of development. b. The proposed box culvert at Corona Creek on Ely Road shall be designed and constructed to accommodate the ultimate Ely Road width of 42 feet face -of -curb to face -of -curb plus 5 foot sidewalk each side. c.'. The following street section (face of -curb to face of curb) shall be required. E .. 4. .. ..., .M. .. - I .. 160 Planning Commission Minutes May 12, 1992 1. '- 'A "- �t €eet 1r- "B'�- 8�eet- to-- 1✓ly- l� ©ad- �xcl - "$ "- street- shall- be- 4� -€eet €acce -- cif- e- u�b- 1 ©- €aee-- ef-- e�r�lo- pe�n� €- one- ���vei -lame - owe -b}l�� -path anti- ane -tl�i In lame 3n eacl} direeon - -�€ tie- i�lewalk ice located o�rt�ide -� bl}t-- of��, - -lt -- shaft-- 1> e-- et��tar }ed-= wl €lr�-- �- p�xbkc -ae� -ens easement- fcesteted -nth- ease - -1} If Parcel 'A" (school site) is dedicated with the first Final Map, then 'A" Street from 'B" Street to Ely Road and 'B" Street- shall be dedicated and constructed (as specified in Condition I.c.3.) with this first map.. 2 If Parcel 'A" (school site) is not dedicated with the first Final Map, 'A" Street from 'B" Street to Ely Road, 'B" Street from the easterly property line of this development to its intersection with "E" Street, and 'E" Street, shall be dedicated and constructed (as specified in Condition 1.c.3.) with this first map. 3. The following street section (face -of -curb) shall be required: 'A" Street from 'B" Street to Ely Road and 'B "Street shall be 48 face. -of -curb to face -of -curb to permit one travel lane, one bike path and one parking lane in each direction. If the sidewalk is located, outside right -of -way, it shall be contained within a public access easement. Please note: 'B" Street adjacent to the urban separator and Parcel 'B" shall be widened to accommodate this required street section. d. Bus 'pull -ins shall be installed along Ely at "E" Street to the satisfaction of the Transit Coordinator. i e. Although. "E" Street meets minimum street radius standards, there is concern regarding motorist crossing the centerline to avoid serpentine street layout. This may present problems in the future therefore it is recommended larger radii be used to smooth the curvature of the street. f. Corona Creek shall be improved with the first final map, for this development. Channel improvements shall be designed and_ constructed to the satisfaction of Sonoma County Water Agency and the City staff. The developer's engineer shall verify these improvements shall not adversely effect flooding on other properties. g. The intersection of "A" Street and Ely Road shall line up with the proposed street improvements. adjacent to the City property Parcel "U, AP No. 137- 060-59 as shown on the tentative map.. This may require shifting " "A" Street as necessary to comply with this condition. h. A 10' PUE shall be dedicated adjacent to all public right -of -ways. The existing access easement serving the De Costa parcel's and Harriott along the North Ely property line. of the school site and Parcel "D" shall remain until such time as an alternate access is provided. j. Access to the school sites and urban separator shall be via. "B" Street. The developer shall quitclaim all interest in the existing 18 -foot access easement nummn through the proposed properties (:prior to acceptance by the City) as it is no longer needed for access. C 7r - _ Planning Commission Minutes May 12, 1992 k. Signing and striping shall conform to City Standards - specifically all designated bike routes. 1. Stop signs shall be installed at the intersections on "B" Street at Ely, "G" Street at "B" Street, "F" Street at "B" Street, "F" Street at "G" Street, "E" Street at "B" Street, "E" Street at Ely, "G" Street at "E" Street, both ends of the unnamed street between lots 50, 51, 58 and 59, "D" Street at "C ", "C" Street at "A" Street, "A" Street at "B" Street and "A" Street at Ely. m. 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 CD impact fees (as calculated in Chapter 17.30) on construction in all sections of M the City of Petaluma. co n. This development shall comply with all recommendations as stated in the soils report for this project. o. 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. p. A private storm drain maintenance agreement between lots served by any such 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 q. All street lights within this development shall have Corona /Ely 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 LS2 rating system. r. 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). S. The storm drainage outfall shall be designed in accordance with Sonoma County Water Agency. t. This development shall be required to contribute to the City's Major Traffic facilities fee. U. All overhead utilities fronting or traversing the site, 12KV or less, shall be underground. V. All grading and erosion control shall conform to the City's Erosion Control Ordinance 15.76. W. A one foot non access easement shall be required along Corona Road adjacent to the school site, Parcel "A ". 2. The following requirements of the Chief Building Official shall be met: a. Demolition permit to be obtained prior to removal of any buildings. 161 10 162 Planning Commission Minutes May 12, 1992 b.. Permit to be obtained from Sonoma County Health Department prior to abandonment of any existing wells or septic systems. 3. The following requirements of the Fire Marshal shall be met: a. Add one additional fire hydrant in Phase 2. b. 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. C. All roofing material shall have a Class "B" rating orb treated in accordance with the Uniform Building Code Standard 32.7. d. 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 City of `Petaluma. 4. The following requirements of the Public Works Department shall be met: a. - Sanitary main in Ely Road shall be increased to 10 ". 5. The following requirements of the City Transit Coordinator shall be met: a. Bus pullout and shelter to be installed along Ely Road north of E Street, . designed in conformance with City Standards and the Americans with Disabilities Act. .Minimum 10' width for bus pullout and 7' sidewalk width shall be required. _ 6. Minimum point setbacks shown on the tentative map shall be amended as follows to permit additional flexibility for placement of units on lots: front: 10' side entry garage 18' face of garage to back of walk Side: 3' Rear: 10' 7. Street section for Ely Road shall reflect. a meandering 5' sidewalk located in the 19' landscape area between the curb and` perimeter wall except adjacent to the bus shelter (where sidewalk shall be contiguo i s to the curb). 8. Dedication of the Urban Separator, sqh- o4- 44-es, Corona Creek area, and the affordable housing site shall occur in conjunction with the first Final Map recorded for the subdivision. Developer shall be responsible for maintenance of these areas until change of ownership is recorded Existing buildings, wells, septic systems, and other structures shall be removed prior to dedication of these public areas and the school sites, subject to the specifications of City and school district staff. 9. Developer shall ,install all right -of -way improvements adjacent to the affordable housing site to include curb, gutter, sidewalk, street lights, utility stub -outs, and perimeter wall at time of installation of adjacent street improvements. ill Planning Commission Minutes May 12, '1992 10. All improvements proposed or required in the Urban Separator and along school site frontages shall be installed prior to issuance of the first Certificate of Occupancy for the adjacent phase of development. The B street stub into the Gatti property shall be installed with the first phase of development. 11. The subdivider shall comply with requirements of the public utility agencies and the City Department of Public Works, prior to Final Map approval. 12. The Tentative Map shall be amended within 45 days of City Council approval and prior to SPARC application of the project to reflect all applicable modifications required under the PUD Conditions of Approval. Said map amendment shall meet specifications of the City Engineer and Planning Director and shall also any SPARC conditions of approval pertinent to the map. CO 13. This development shall be subject to all appropriate development fees, and on and off -site improvements as set forth within the adopted Development Agreement or any subsequent amendment thereto. 14. Any labeling errors or other erroneous information appearing on the map, development or landscape plans shall be corrected prior to Final Map approval. II. J.G. ORBIS, ADOB&CREEK AND FALCON RIDGE DRIVES, AP NO.'s 017-381 - 1,12; 017 -382 -1 THROUGH 19,017-383-18 THROUGH 33,017-390-01 THROUGH 62; FILE NO. REZ92005(dd). i 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. (Applicant has requested a continuance to May 26, 1992) III. TIM STUHR, PAYLESS DRUG STORE, 365 E. WASHINGTON STREET, AP NO. 007- 072 -41, FILE NO. CUP92007(dh). 1. Continued consideration of environmental exemption. 2. Continued consideration of an amendment to existing Conditional Use Permit to allow expanded outdoor display of plants in parking area. (Applicant has requested a continuance to May 26, 1992) NEW BUSINESS PUBLIC HEARINGS IV. MASCIORINI, 700 6TH STREET, AP NO. 008-231-63, FILE NO. CUP92011(dh). 12 163 164 planning Commission Minutes May 12, 1992 1. Consideration of a conditional use. permit to allow the construction of a two - story detached building which will contain a 784 sq. ft. two -car garage and a 616 sq. ft. upstairs accessory dwelling. The public hearing was opened. (This item was heard as Item No. 1.) SPEAKERS: Jim McCann presented the staff report. The public hearing was closed. A motion was made by Commissioner Bennett and seconded by Commissioner Thompson to grant a Conditional Use Permit for an accessory dwelling based on the findings and subject to the conditions listed in the staff report: COMMISSIONER NELSON: Yes COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent COMMISSIONER PARKERSON: Absent CHAIRMAN LIBARLE: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes i Findings 1. The proposed accessory building, as conditioned, will conform to the requirements and intent of the Petaluma Zoning Ordinance. 2. The proposed accessory building, as conditioned., will conform to .the requirements and intent, goals, and policies of the Petaluma General Plan. 3. The proposed accessory building 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, New Construction of Small Structures. Conditions All requirements of the Chief Building Official shall.be met, including: a. Grading must be certified when completed to indicate compliance with approved plans and will be required for occupancy. b. Soils with expansion index greater than 20 requires special design foundation per Uniform Building Code 2904(b). C. Show site drainage and grading topography. d. Indicate all utilities on site plan. 13 Planning Commission Minutes May 12, 1992 e. Responsible party to sign plans. f. Submit soils report to verify foundation design. 2. All requirements of the City Engineer shall be met, including: a. Provide positive lot drainage to streets. b. Patch cracks in sidewalks along 6th and "I" Streets, subject to City Engineer's approval prior to Certificate of Occupancy. 3. All requirements of the Fire Marshall shall be met, 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, 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, i fireplaces and in attic areas at vents and chimneys for these appliances and equipment. i 4. Administrative Site Plan and Architectural Review (SPARC) shall be required prior to submittal for building permit. 5. 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. 6. Construction activities shall comply with applicable Zoning Ordinance and Municipal Code performance standards (noise, dust, odor, etc.). 7. This project shall be responsible for the payment of Special Development Fees adopted by the Petaluma City Council for sewer and water connection, Community Facilities Development fees, Storm Drainage Impact fees, Dwelling Construction, School Facilities (Petaluma School District) and Traffic Mitigation fees. ADJOURNMENT 9:20 PM min512 / pcmin6 I i 14