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HomeMy WebLinkAboutMinutes 03/22/1992I 2 3 4 5 6 8 9 10 21 22 23 24 25 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 94 V NEW-3, T 1 1 ,1 114 "'In REGULAR MEETING CITY COUNCIL CHAMBERS CITY HALL COMMISSIONERS PRESENT: COMMISSIONERS ABSENT: STAFF: Pamela Tuft, Planni James McCann, Prii Teryl Phillips Assoc Dede Dolan, Assistz Jane Thomson, Seni Chairman oissi Minutes September 22, 1992 7:00 P.M. PETALUMA, CA ennett, Parkerson *, Tarr, Thompson, Torliatt Read, Rahman Director ipal Planner ite Planner t Planner r Planning Technician MINUTES OF September 9, 1992 were approved as printed. PUBLIC COMMENT: None. DIRECTOR'S REPORT: and are in effect today. COMMISSIONER'S REPORT: series. Planning fees were adopted by City Council last night Bennett - reported on Petaluma Museum Planning CORRESPONDENCE: Example o f SPARC Minutes format; memo from City Attorney regarding Country Club Units 2A and 3A; memo from City Engineer regarding Mountain Valley; memo from Dede Dolan re�arding Country Club condition correction. APPEAL STATEMENT: Was read. LEGAL RECOURSE STATEMENT: Was noted on agenda. CONSENT AGENDA NOTE: Italics = Additions Stfikeover = Deletio This item:was removed from the Consent Calendar: I. MACK WALLBED SYSTEMS, BILL MCGUNAGLE, 540 LAKEVILLE STREET, AP NO. 007-171-27, FILE NO. CUP92031(dh). 1. Consideration of warehouse and we The publ'i 'c hearing was opened. ditional Use Permit to authorize establishment of )rking shop. r 1 244 Planning Commission Minutes September 22, 1992 1 SPEAKERS: 2 3 Jim McCann presented the staff report. 4 Commissioner Torliatt - Questions regarding site boundaries concerns regarding location 5 of existing telephone pole in sidewalk in front of site; are the pine trees on the site? 6 (Answer - No.) 7 8 The public hearing was closed. 9 10 A motion was made by Commissioner Bennett and seconded by Commissioner Tarr to 11 grant a Conditional Use Permit based on the findings and subject to the following amended 12 conditions. COMMISSIONER READ: Absent COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent CHAIRMAN PARKERSON: Yes COMMISSIONER TORLIATT: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Findings 1. The proposed warehouse and cabinet shop, as conditioned, will conform to the requirements and intent of the Petaluma Zoning Ordinance. 2. The proposed warehouse and cabinet shop, as conditioned, will conform to the requirements and intent, goals, and policies of the Petaluma General Plan. 3. The proposed warehouse and cabinet shop will not constitute a nuisance or be detrimental to the public welfare of the community. Conditions 1. All previous mitigation measures and conditions of the June 25, 1992 SPARC approval shall be required for Conditional Use Permit approval. 2. This Conditional Use Permit approval shall apply only to this project as proposed at this location (e.g., no painting, minimal assembly, no on -site material, storage, etc.). Any intensification of use or expansion of this project shall not be permitted without additional review and a Conditional Use Permit amendment. 3. Should substantive complaints be received regarding the operation of the use and /or compliance with conditions of approval, this use permit shall be brought back to the .Planning Commission for modification to its conditions of approval or for revocation. 4. Provide adequate passage on sidewalk around telephone pole, subject to review and approval by the City Engineer. OLD BUSINESS CONTINUED PUBLIC HEARING 2 Planning Commission Minutes September 22, 1992 245 1 II. COUNTRY CLUB UNIT 2A AND 3A, LEONARD JAY ASSOCIATES, COUNTRY 2 CLUB DRIVE AND COHEN COURT; AP NO. 008- 472 -04, 07, 10; FILE NO'S 3 TSM92002, REZ92006(dd)[ 4 5 L Continued consideration of Mitigated Negative Declaration. 6 2. Consideration of Rezoning to PUD. 7 1 Consideration of proposed Tentative Map. 8 9 The public hearing was opened. 10 11 SPEAKERS: 12 , C o Dede Dolan presented the staff report; noted the that Public Comment period will be extended through October 8 because the Initial Study was made available three days later than noticed; Staff recommends lot sizes be increased and total number of lots reduced to 43 or less; explained building height limitations and intent. Commissioner Bennett - questions regarding park designation; requested information on suggested height measurement requirement. Commissioner Tarr - requested Open Area be brought back to Planning Commission for further discussion; stated he had listened to the tapes of the September 9 Planning 21 Commission meeting and was prepared to vote on this project. 22 Commissioner Parkerson - Could not locate reference in Initial Study regarding 23 preservation of young oaks. 24 Commissioner Torliatt - concerns regarding tree removal plans. 25 John Sira usa - 14 Bear Creek Court - Concerns regarding Landscape Assessment District; 26 open access through creek area nay lead to problems; has never been notified by Parks 0 7 Commission of their consideration of this area; was not aware until recently that City 8 owned any property in subdivision. 9 Planning Director Tuft - City has owned the parcel since Unit 113 was developed; the area 0 (upstream and immediately adjacent to the creek) is probably best preserved without 31 intrusion. 32 Bob Oliker - Attorney for Homeowner's Association- complimented staff on thorough job; 33 who willcontrol Open Space area ?l 34 Commissioner Bennett - Would like clarification of ownership of Open Space. 35 Bob Oliker - Who will be assessed for the Landscape Maintenance and Assessment 36 DistrictT 37 Planning.Director Tuft - Maintenance responsibility for the open space easement area will 38 be clarified to include only Cou try Club 2A owners, but owners of Unit 2A should 39 participate in Unit 1B LAD to participate in public landscaping (McNear Avenue and 40 Country Club Drive). 41 Bob Oliker - requested clarification of slope density calculations; City Attorney's 42 determination regarding CC &R's; CC &R's can become an environmental issue (i.e. lot 43 size, etc.); will provide a written response to City Attorney's memo regarding CC &R's. 44 Planning Director Tuft - PUD Design Guidelines may echo some CC &R restrictions; 45 responded to Mr. Oliker's questions. 46 Mary Beth Pope - 1032 Country Club Drive - Thanks to the Planning Department for a 47 thorough job; more clarification /concerns regarding: CC &R's, make -up of Homeowner's 48 Association, Open Space use, type of homes - custom or production? Open Space should 49 be dedicated to combined Homeowner's Association; suggested reduction in project size to 50 27 -35 lots with minimum lot size of 8,500 sq.ft.; Unit 2a /3a should be annexed into 1b HOA. PlanningDirector Tuft - Clarified recommended density reduction; custom home lot sizes; development potential; Design Guidelines should be more restrictive than those for Unit 1B; defined LAD and HOA responsibilities; discussed hillside development issue. 3 246 Planning Commission Minutes September 22, 1992 Mark Ealund - 1037 Country Club - new resident; CC &R's for 1B are very different from this new proposal; too many items are unclear in this proposal; concerned about storm drain maintenance 'and maintenance of private streets; original CC &R's for 1B should be used; all phases should be in one Homeowner's Association; there will be more traffic than report states; wants average lot size changed to Unit 113 .minimum lot size. . Commissioner Parkerson - The City is charged with regulating the zoning, not private CC &R's. Planning Director Tuft - The City Attorney checks CC &R's for conformance and consistency with PUD Development Standards. Kurt Weir - Bear Creek Court children play in the cul -de -sac; entryway and traffic patterns are restricted on sub - standard size streets; many children play in streets; streets should be wider. Planning Director Tuft - Clarified that proposed streets are not substandard; intent is to reduce grading; narrow streets in compliance with City reduced street standards may contribute to slower driving, people tend to drive faster on wider streets; no on- street parking will be allowed - parking will be restricted to clusters or parking bays. Scott Stephen - 1073 McNear - narrower streets could be safer, but high density housing may not be conducive to narrow streets, needs to be looked at; concerns regarding Traffic Engineer's letter level of service should not be LOS C, it should be LOS A; took count on McNear Ave: 30 cars passed in 15 minutes; where have traffic studies come from? What is current rate /level of service? Allan Tilton - City.Traffic Engineer - background studies have been done in area during evening peak hours (available for review in his office); LOS C is a residential guideline.. Scott Stephen - With 71 new units, the Traffic Engineer's perceived maximum will be reached. Vicki Stephen - Home is not part of Country.. Club Estates - traffic is already too heavy; too many homes are proposed; will be a heavy commute area. Mary Dou herty - Turnberry Court - How many other areas in town have narrower streets serving 48+ homes? concerned that roads will not be maintained; Fire Safety concerns because of narrow /private /steep grades; police protection concerns for same reasons; concerns over teenage use of open space area. John Sarter - Why does City feel houses should be clustered on the ridgetop (most visible portion of site)? Traffic concerns. Walt Kerr - 1004 Glen Eagle Drive - CC &R's for Unit 1B state that Unit 2 is covered by same CC &R's; inconsistent subdivisions will be side -by -side; marketability of large homes now is unfavorable. Terry Krout - Fire Chief - proposed street design is acceptable to City of Petaluma; all trucks can handle a 15% grade; staff reduced maximum from 18% to 15% based on field tests done for this project. Leonard Jay - Developer - Thanks to staff for a good job. Commissioner Parkerson - Central issues are: Design Guidelines; Density; Open Space; Traffic; Future development of Lot 49. Commissioner Tarr - Will all items in Initial Study be included in Tentative Map /PUD? Believes Lot 49 hillside should remain un- built. Commissioner Parkerson - Lot reduction from 48 to 43 is not enough; preservation of oaks may necessitate elimination of some lots to reduce impact on trees; overall concept of project - change in design concept from original project; should require full. SPARC (not lust Administrative); concerns regarding preservation of young oaks. Commissioner Bennett - Agreed with Commissioner Tarr - would like to have the boundaries of the Open Space area made vv clear; Design Guidelines should return to Commission. Commissioner Torliatt - Majority of site can remain as Open Space; entirety of Lot 49 should be included in the easement; density reduction is good; would like to see a bike lane on McNear and on Country Club Drive; visual impacts of ridge line homes; does not agree 0 1 3 5 7 9 10 W s 20 21 22 23 24 25 "6 7 8 1 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 I F 4 Planning Commission Minutes with clustering on ridgeline; SPAT needs to be preserved; regardii development occurs within five ye. Commissioner Thompson - How/ should be reduced on ridgeline; ra Commissioner Parkerson - Woul reduced density. Pamela .Tuft - Concerns: Density knoll); public access trail should 1 Country' Club (with parking restri return to Planning Commission potential implied for Lot 49; Gene designation to Public Park. The Public Hearing was closed. September 22, 1992 ,C should look at each house individually; wildlife habitat ig completion of public access improvements - if no irs, public access should be provided. 'where will 10% reduction be achieved: Visual impacts vine preservation should be considered. d like to see a visual assessment of the project with 'eduction - view corridor from 101 (northeast portion of e provided within five years; bike lanes on McNear and pion); protection of immature oaks; Design Guidelines prior to SPARC review of project; no development ral Plan Designation Amendment to amend Open Space A motion was made by Commissioner Thompson and seconded by Commissioner Bennett to recommend to the City Council adoption of a Mitigated Negative Declaration for the Country Club 2a and 3a PUD Rezoning, Development Plan and Tentative Map based on the findings set forth below and subject to the mitigations listed in the Initial Study dated 9/15/92, on file in the City Planning Department. COMMISSIONER READ: Absent COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent CHAIRMAN PARKERSON: Yes COMMISSIONER TORLIATT: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: Yes Findings 1. On the basis of the conclusion of the Initial Study prepared for the Country Club 2a and 3a project, there is no substantial evidence that the project, as mitigated, will have a.sigmficant effect on the environment. 2. An Initial Study has been potential for this project cumulatively -- on wildlife n animals, birds, plants, fis including the habitat upon (Section 711.2, Fish and Ga: Mitigations 1. a. ImnartC nn Oitp Tnnr nducted by this lead agency which has evaluated the cause an adverse effect -- either individually or )urces. For this purpose, wildlife is defined as "all wild amphibians, and related ecological communities, hich the wildlife depends for its continued viability." Code). Implementation of the mitigation measures listed below would ensure that impacts relating to proposed grading would be reduced to less than significant levels. (1) Final project improvement and grading plans shall be prepared by a registered civil engineer with assistance from a qualified geotechnical professional. The plans shall be prepared in compliance with the City 247 5 248 Planning Commission Minutes September 22, 1992 of Petaluma's Subdivision Ordinance and Grading and Erosion Control Ordinance The plans ,shall include a detailed schedule for field inspection of work in progress to ensure that mitigation measures are being properly implemented throughout construction of the project. These plans would be subject to the review and approval of the City of Petaluma. (2) Construction of cuts and fills shall be completed with strict adherence to specific geotechnical recommendations, including proper engineering design, and on -site inspection (see above). (3) Cut -and -fill slopes shall not exceed a gradient of 2:1, horizontal to vertical. Fill slopes to be placed on slopes steeper than 5:1 shall be keyed and benched into firm soil or rock (as recommended by Herzog and Associates). No cuts or fills should exceed 5 feet total at any point. (4) Increasing cut - and -fill slope ratios shall not be done without approval of a qualified geotechnical professional and the Petaluma City Engineer. Where steeper cut and fills are required, retaining walls or other approved slope reinforcing systems shall be utilized. The retaining wall design specifications shall be prepared with special consideration for those areas where retaining wall backfill is subjected to vehicular traffic. (5) Project grading shall be carried out in such a manner that earthen materials (soil and rock fragments) should not be side -cast or pushed into side slopes. Grading shall be carried out in such a manner that the downslope roll of rock fragments is prevented. (6) The recommendations provided in the previous geotechnical reports are based on the assumption that geotechnical conditions will not deviate from anticipated. conditions during project construction. During construction, a, qualified geotechnical professional shall be present to observe the site grading and foundation _excavations. Should unanticipated conditions be encountered, supplemental engineering recommendations shall be provided. Grading observation and testing should be conducted by properly qualified field technician(s) during the period of earthwork construction. Presence of a soils engineer and /or engineering geologist may be periodically required, depending on the nature of the materials encountered, or the complexity of the earthworks under construction. (7) The boundaries of environmentally sensitive areas, within and in proximity to the project, shall be staked, flagged, or otherwise conspicuously delineated in the field by the applicant prior to construction. These areas shall also be shown on the improvement and grading plan drawings. These areas shall not be disturbed by construction. activities either directly (intrusion by equipment or material) or indirectly (by side- casting or soil /rock or other waste materials). The grading contractor and his representatives /employees shall be made aware of the location and protection measures required for these areas. A note to thi's affect shall be included on the improvement and grading plans. 0 �1 2 3 4 6 9 10 11 s�A 20 21 22 23 24 25 �6 T 8 :.9 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 . . 1 r I � Planning Commission Minutes a September 22, 1992 249 (1) Soils The following measures would be necessary to reduce project impacts due to expansive soils to insignificant levels: Expansive soils shall should be either removed or penetrated with al drilled pier foundation design.- (as- reeomende44-n -ell tl�Fee- p��ious- geatee4mie�1- �e�o-Fts� Expansive soils present at the site may not be suitable for use in fills[ Fill material shall should be composed of soil having a liquid limit less than 40 and a plasticity index less than 15. (as r ree ©mended- by- l�- a�di�g- >✓a�sc�} As�oe4ates� (2) Landslides /Slope StabilitX The following measures would be necessary to reduce project slope instability impacts to insignificant levels: l On -site slopes subject to previous landsliding and /or displaying surficia soil creep shall should be excavated and stabilized. If suitable, the excavated material should be replaced as a properly compacted fill buttress, well keyed and benched into competent soil or bedrock below the zone of instability. (-The p�aee�ent- o€�ttFess -filly leas- be���c- o��nfled- i- x -�Il� the pFe�io�s- gedtecl�ie- al- Feports �� €e�eed4n- the- intFOdue�oo t� this secti:} Subdrain installation to prevent future instability in the colluvial deposits is also recommended in all of the reports. These methods of stabilization have proven effective where applied to similar conditions elsewhere in the region. The exact locations and the depths of the buttress fills and subdrains should be evaluated by a geotechnical professional during Ithe grading operations. Fill m; approv be con utilizin proced reports Reside unstabl supPOF i%tabil geatecl reeo�r depth o support take in each to C. k Groundwater terial for the project shall should be inspected and ,d by a qualified geotechnical professional. Fills should Dacted to at least 90 percent of maximum dry density, the latest versions of the ASTM D -1557 test Ire (as recommended in all three previous geotechnical ce foundations shall should be designed to consider the slope conditions on the site. 4b4fti lir}g40u- ndatio-n - € ©F-- st��e- t�res -- below-- thy- �ept�-- © €-- e€€ee -t3�- slope �} has - deer}- Feeorxded- i� #- h��r- e�io�sly- �e�€er�ed 3�e�1- Feport� -= �- �a��} rrg- �,- awsc��r- Asseciates- repc�r� ends -4ha4 Foundation support for structures below the effective slope instability shall be obtained. Foundation for specific lots shall be be designed individually to account the specific slope subsurface conditions of 7 250 Planning Commission Minutes September 22, 1992 1 Fill subdrains shall should be installed in keyways and wherever seepage is 2 observed or suspected to occur. These measures would be necessary to 3 reduce the potential adverse impacts of groundwater on slope stability to a 4 less than significant level. 5 6 d. Erosion Implementation of the following mitigation measures will would be necessary to reduce project erosion impacts to less than significant levels. (1) An erosion and sedimentation control plan as required by the City's Grading and Erosion Control Ordinance shall be prepared by the applicant and submitted to the City in conjunction with the preparation of the improvement drawings. The plan shall include temporary erosion control measures to be used during construction of cut-and-fill slopes, excavation for foundations, and other grading operations at the site. The measures shall be adequate to prevent erosion On -site and the resulting transport of sediment from disturbed areas into natural or man -made drainage facilities beyond the project limits. Such measures should include use of silt fences, diversion beams, hay mulch, and check dams to prevent drainage channel siltation. (as re�e© e -mar-ding "wsoar Assoc4- ate4.. This plan shall place special importance on preventing erosion onto adjacent downslope properties (e.g., within the Nizibian subdivisions). (2) Upon completion of grading, slopes shall be planted with fast - growing groundcover or stabilized using geosynthetics to prevent erosion subject to approval and inspection by City Engineering Staff. Replanting of trees shall occur immediately after completion of grading. (3) The applicant shall prepare a detailed drainage plan for approval by the 'Petaluma City Engineer in conjunction with the preparation of the improvement drawings. The plan shall show supporting calculations for culvert sizes using acceptable engineering methods. The plan shall also show specific locations for erosion protection; e.g., on cut - and -fill slope faces and at all drainage outfalls. The plan shall - adequately distribute storm runoff and channel it to existing, natural drainage courses only to the extent that it will not increase water head to the point of unnatural channel abrasion, or carry excessive siltation which might adversely impact water quality. Energy dissipaters and erosion protection shall be specified in the plan at all collector outfalls onto unconsolidated materials and highly weathered rock. Outfalls should not be positioned where they will discharge or concentrate runoff onto sloping areas mantled by erodible soils. The Homeowner's Association for Country Club 2a shall should be required to enter into an agreement with the Country Club 1b Association that ensures that Country Club 2a pays a fair share cost of the maintenance of the lower drainage system prior to recordation of the Final Map. Approval of said agreement by Unit lb shall not be unreasonably withheld. In the event that an agreement is not reached within a reasonable timeframe, the City shall determine the "reasonable fair share `. 251 1 3 5 6 7 9 10 l tee, 20 21 22 23 24 25 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 i OVE Planning Commission Minutes (4) All construe (equipment shall expose existing distu disturbing ad 0 3. September 22, 1992 ion and grading activities, including short -term needs taging areas, storage areas, and field office locations) as little -new ground as possible. Whenever possible, bed areas shall be used for such purposes, rather than litional new ground. (5) A11 grading activity shall should be completed prior to the onset of the rainy season. All new drainage facilities shall should be in place and in operation at that time. Grading and excavation activities shall should, not be permitted during the .rainy season. Extensions for short- term grading may weld be allowed; hewever s{ reh-e*tensioHs shall be determined in consultation with the Petaluma City Engineer, based on the sensitivit I 'of the specific project area to erosion, sedimentation, and the effectiveness. of temporary (rainy season) erosion measures to be implemented by the applicant. e. PUD Standards The amount of grading shall be minimized by limiting the maximum number of units permitted on the site as required by the City's Hillside Ordinance and by requiring home construction to be sensitive to the topography, and utilizing common driveways. The Design Guidelines shall nee4-4-o be carefully evaluated through the PUD and design review processes to mandate structures which are visually compatible with the site and sensitive to the topography. The revised design guidelines shall show section elevation drawings of typical lots which illustrate how units will be stepped down the hillside. The design (guidelines will be subject to review and approval by the Planning Commission prior to their consideration by the City's Site Plan and Architectural Review Committee. a. The project will be s I bject to the City's standard storm drain impact fees. i P b.'. T i - i - 0 ts 1?etalun3� $o�rlevard � �tle�tt i�c�-- tl� �etalema -- Rimer:--- Tbese d� it praveFFteats -- shall- �efln€erm -- to- -� ©tea - County-- WateF-- age_Hc s -- rasteF drainage plan - and - - sail -- lie- �eleded- it-- tl}e- 4rpFemeFtt - plans -�� -tom Ede { -1ah- Via- }ec If the storm drain improvements on Petaluma Boulevard South, outletting into the Petaluma River are not installed, this unit shall install these improvements based upon Sonoma County Water Agency Master Drainage Plank All storm drainage improvements shall conform to the requirements of the Sonoma County Water Agency. C. The adequacy of t drainage plan must be evaluated by the City's Engineering Department and the Sonoma County Water Agency prior to approval of the Final Map. d. The erosion control measures listed above shall be incorporated as conditions of project approval. Note: Please refer to mitigations provided in Section 1.C.a., l.C.b.(2) and 1.C.d. a. The proposed open space easement area shall should be modified to include the oak woodland identified in Attachment #6 to the Initial Study to minimize impacts on the vegetation and wildlife. 252 Planning Commission Minutes September 22, 1992 b. The location of the emergency access road shall be placed to avoid the most significant trees based on the required tree, study a.&- Feeo-mmended- by- thi " &l£ w©odlaxd- �rra�age�ext- plat}- pr- epn�d -f o-�- tlie- site- b��r�r�eo�a�- aid- �;ai -�y lead 3 -0e4ebef with consideration for possible widening of the road to provide access to future development; subject to review and approval by City staff prior to approval of the improvement plans for the site. C. Prior to the establishment of the open space easement boundaries the applicant shall pay for a City contracted tree study which identifies and evaluates all trees on the 49.2 acre site (including the large eucalyptus windrow). The study shall include a map of the tree trunk locations and tree canopies. The study shall - make recommendations as to which trees shall be removed, pruned, cabled etc. Trees categorized as being weak, decayed, crowded, er-ekwd or dead should not be removed as a matter of policy, but only to mitigate potential proliferation of tree disease, or potential fire and individual safety hazards. All trees which are found to be posing an immediate fire threat, safety. hazard or threat to other healthy trees shall be removed or pruned immediately, prior to final map approval for Unit 2a. The study shall include a biological "maintenance plan to assure the long term survival and regeneration of the oak woodland and riparian plant communities on the site. The maintenance plan shall include provisions for protecting immature oaks :to insure the long term survival of the grove. The boundaries of the open space easement shall be based on this study. These boundaries must be established prior to recordation of the Final Map. d. The cutting of trees on individual lots, except as recommended by the trees study, shall be specifically prohibited in the Design 'Guidelines and the CC &R's. Exceptions shall be allowed in cases where the trees create a safety hazard as determined by a certified arborist subject to approval by City Staff. The Design Guidelines for Units 2'a (and 3a when a proposal is submitted) shall identify those lots, which would contain trees which would be encumbered by this restriction. Lot configuration shall be altered to provide building pads which would not interfere with existing trees. Any mature trees to be removed on private lots shall be replaced with three new oak trees of the same or similar species (15 gallon size). e. Disturbance or removal of healthy mature oaks within the open space easement area shall be avoided to all extent possible. However, where necessary, removal to accommodate project improvements (e.g., roads, utilities, etc.) may be permitted by the Planning Director with a replacement of three - for -one with semi- mature oak trees (10 to 16 feet tall) of the same or similar species within the open space area. L The open space corridor along the ephemeral creek shall be enlarged to provide a minimum buffer of .100 feet from the top of bank as determined by City staff to preserve the wildlife habitat and travel corridor on the Country Club 3a side and 75 feet on the Country Club Unit 2a side. The corridor shall average a width of 200 feet along its entire length. The creek and grassland open space areas shall not be fenced in order to allow continued migration of wildlife across the site. g. A project developer shall be required to contract a qualified landscape maintenance professional to maintain all common proposed introduced 10 .._._..._.. - _.....�........ -. _ .- ............. . .. ............... . _._ 1 2 3 4 6 8 9 10 11 I ' 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 0 1 2 3 Planning Commission Minutes vegetation until t similar maintenai established for the September 22, 1992 project is completed. Long term responsibility for shall be funded by the Homeowners Association )iect. h. Maintenance standards shall be submitted for the open space area and related improvements as part of the Planned Unit Development Plan and CC &R's, subject toi approval by City Staff. The Planned Unit Development standards and the CC &R's shall grant the City the ability to enforce these maintenance standards. The applicant shall enter into a streambed alteration agreement with the California Department of Fish and Game prior to Final Map approval. 4. a. Construction activities shall should be limited to that portion of the day when the number of persons occupying a potential noise impact receptor zone is lowest; i.e., noise- generating construction . activities should be limited to daytime, weekday (Monday through Friday), non- holiday hours (7:00 AM to 7:00 PM). These restrictions shall should -be strictly enforced by the City through the same procedures that other general noise restrictions are enforced. . b. Use of mufflers and muffler maintenance on construction vehicles shall should be required. c Placement of stationary construction equipment such as compressors as far as possible from developed areas and use of acoustic shielding with such equipment shall should be required. In addition, quiet construction equipment should be utilized. The use of proper mufflers and the proper selection of equipm should result in maximum construction- related noise levels from a particular piece of equipment not exceeding 85 dBA when measured at a distance of 50 feet from a piece of equipment when it is operating at its noisiest mode. d:. The developer shall should designate a project construction period management person as Disturbance Coordinator who would be responsible for responding to any complaints from the neighborhood about excessive noise during construction. A Disturbance Coordinator telephone number shall should be conspicuously posted at the construction site. The Disturbance Coordinator would determine the cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and institute reasonable measures necessary to correct the problem. 5. Shorter, low- intensity level street lights shall should be used on the private streets. Baffles shall could be required on light fixtures to direct light downward. 6. a. Buyers of residentia lots that abut the golf course shall be made aware, by the recordation of a mechanism similar to an agricultural easement, that their property may be impacted by the proximity of the golf course (noise, stray balls, etc.). b. The average lot size feet. 1 be increased meas -ed to not less than 8,500 square 11 254 Planning Commission Minutes September 22, 1992 1 7. a. Deed restrictions shall be placed on the open space easement to insure that 2 they remain in open space in perpetuity. The City shall be a beneficiary of the 3 pa -r-ty 4hi-s open space easement. 4 5 b. The open space easement shall include those woodland areas identified on 6 Attachment #6. 7 8 C. The deed restrictions shall should allow some modifications to the edges of 9 the open space easement distfki, with no net loss of open space acreage, through the project review process for any future development on the 8.6 10 11 acre site. This flexibility is necessary because it is expected that the exact improvements for Country Club 3a will not be 12 locations of project specific known until formal plans are prepared. Modifications to .these boundaries, 13 14 however, shall only be allowed when the resulting plan will result in a more development as determined through subsequent 15 environmentally sensitive 16 environmental review for the Unit 3a development. 17 18 d. The deed restrictions shall specify the permitted uses within the open space the 19 areas. Uses shall be limited to the improvement and maintenance of emergency access road, improvement of the emergency access road as the 20 21 primary access road for any future development on lot 49, pedestrian and of the oak woodland; and periodic 22 23 bicycle trails; the long term maintenance maintenance of the open space area for fire prevention: An expansion of the 24 golf course may also be permitted in the Country Club 2a and 3a open space 25 areas subject to further environmental review. 26 27 8. a. No further development utilizing Country Club Drive as :its primary access site) shall be 28 (beyond 63 7-1 lots potentially allowed on this project 29 considered. 30 31 b. A sidewalk shall should be provided along the south side of -McNear Avenue 32 east of Mountain View Avenue in the section now lacking a sidewalk or A sidewalk shall should also be provided along at least 33 34 pathway. continuous one side of McNear Avenue between Country Club Drive and Petaluma 35 Boulevard. 36 37 C. McNear Avenue shall should be repaved where needed in the vicinity of 38 Country Club Drive. 39 40 d. Sidewalks or pathways shall should be provided along at least one side of 41 Country Club Drive through Units 1b and 2a prior to occupancy of any Unit 42 2a homes. Sidewalks or pathways shall should also be provided along one 43 side of all project streets. 44 45 e. Pedestrian access easements and pathways shall should be provided from Cohen Court and the proposed Unit 2a private road system and to open 46 47 space area. 48 49 f. A minimum width of 36 feet curb -to -curb with parking limited to one side 50 (west side) shall should be provided along McNear Avenue between Country 51 Club Drive and Petaluma Boulevard. 52 53 g. The project shall should contribute to the cost of signalization of Petaluma A left -turn lane shall should be 54 Boulevard /McNear Avenue intersection. 12 - ........ .._........._._.._ ... 1 3 4 5 6 7 9 10 11 21 22 23 24 25 26 7 8 9 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 r Planning Commission Minutes provided on the Avenue. September 22, 1992 255 tbound Petaluma Boulevard approach to McNear h. Additional parking bays shall be added to create at least one off street parking space per unit within the Unit 2a subdivision. i, A four way stop sign and appropriate warning signs (i.e.,. "4 -Way Stop Ahead ") shall shEm4'd be installed at Mc Near Avenue and Country Club Drive at the expense of the project developer prior to occupancy of any Unit 2a homes. 9. a Fire: (1) The maximum grade of any street, including the required emergency access road shall be no greater than 12 %, except with approval of the City Engineer, grade may be increased to a maximum of 15 %. (2) A secondary emergency access road shall be designed and constructed with an all weather surface subject to approval by the City Fire Marshal and the City Engineer. The location of the road shall be moved if feasible to the area. along the creek through the City -owned property. 1The ability of the secondary access road to provide emergency access should be evaluated on a yearly basis by the Fire Marshall, and any needed repairs made at the expense of the Homeowners Association. . (3) Fire hazard potential slrall shoiild be mitigated through proper siting, use of fire resistant materials .and landscaping, and /or installation of early warning systems ", such as fire alarms and sprinklers. (4) Buildings 3,500 square feet and larger shall be protected by an automatic fire extinguishing system as required by Section 10.306A of the 1988 edition of the Uniform Fire Code. Zero Lot line buildings are considered one building for Building and Fire Code purposes unless a 4 hour masonry wall is installed on the property line. (5) The building plans shall include fire suppression systems at normal sources of ignition. These areas are specifically at clothes dryers, kitchen stoves furnaces, water heaters, fire places and in attic area at vents and chimneys for these appliances and equipment. (6) All roofing material shall have a class "B" rating or better, treated in accordance with the Uniform Building Code Standard 32 -7. (7) 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. (8) The Design Guidelines for Units 2a and 3a shall require fire resistive exterior wall siding material and boxing of eaves. (9) Landowners lots of excessi J1 be required through the CC &R's to clear vacant vegetation on a yearly basis. 13 256 Planning Commission Minutes September 22, 1992 1 (10) The Design Guidelines shall require new landscaping to be fire 2 resistant within 50 ft. of buildings. (11) The Design Guidelines shall require chimneys to be located a minimum of ten feet from chimney outlets. The CC &R's shall require that tree branches be pruned a. minimum of 10 feet from existing chimneys with the recommendation of a certified arborist so as not to harm the health of the tree through excessive pruning. (12) All open space areas shall should be disked around their perimeter to provide fire breaks. The open space areas shall should contain disked trails across the middle to discourage the rapid spread of fire. Such fire abatement practices shall be completed on an.annual basis. This service shall eduld be funded through the Landscape Maintenance and Assessment District. (13) Weeds and grass on private lots shall should be cut to mineral earth to a distance of 30 feet from all fences and buildings, unless otherwise approved by the Fire Marshall. (14) An additional one or two fire fighters should be added within the next three to five years, depending on the completion and occupancy of other projects on the West side, to address the cumulative increase in fire protection needs for West Petaluma. b. Police::l€ pa €hs a sided- tl irou-gh- -t-he- -opeii-- space -4The project shall should be reviewed by the police department for their ability to provide emergency services. C.... Schools: The project will be subject to school impact fees. d. Open Space /Parks: The project shall will be subject to, Park and Recreation Improvement fees. An easement for public access shall be provided shEw4d4e eensidered through portions of the open space easement area, sped €ically a4 -e*g- the -c�ek; subject to review and approval, by City Staff: A General Plan amendment -to change the Park designation to Open Space to preserve the wildlife habitat and restrict or minimize public access in the immediate vicinity of the creek is recommended by the Music, Parks and Recreation Commission. Maintenance of the open space easement areas must be assured through provisions in the PUD Development Standards and /or - CC &R's. 10. a. Two trees per unit to be constructed with this phase (approximately 86 16 trees) shall be planted in those areas identified on Attachment 10# to the Initial Study. The trees and any necessary irrigation systems along the northeastern slope shall should be planted at the time that public improvements are commenced to insure their establishment before construction of homes. - All other trees shall be installed prior to issuance of certificates of occupancy. b. Visual mitigation The trees shall be spaced so as to break up the view of the houses but not so as to block views of the valley from the houses. 14 1 2 3 5 6 9 10 11 12 in 21 22 23 24 25 26 I 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 2 3 Planning Commission Minutes September 22, 1992 257 C. The CC &R's and PUD design guidelines shall prohibit the removal of existing trees or trees planted as visual mitigation. d. The design guidelines shall establish a maximum building height `of 24' measured parallel to the existing natural grade. The guidelines shall require that individual building designs- respect the natural grade and the homes be stepped up or down and /or dug into the hill. No reflective materials or colors shall be permitted to be used. The guidelines shall address building and roof orientation, landscaping, decking, building projections, etc. Said guidelines shall be reviewed and accepted by the Planning Commission prior to consideration by SPARC e. The total number of units in Unit 2a shall be reduced by 10 %. L On Lot 49, no buildings taller at any point (including roof projections such as chimneys) than 5 feet above the maximum elevation of the wester -ost southemmost knoll shall be permitted. g No homes shall be permitted to be constructed in the most visible areas on Lot 49 identified on the site visibility map for the Country Club Unit 3 EIR, Attachment #11). 11. In the event that archaeological remains are encountered during grading, work shall be halted temporarily and a qualified archaeologist shall be consulted for evaluation of the artifacts and to recommend future action. The local Indian community shall also be notified and consulted in the event any archaeological remains are uncovered. A motion was made by Commissioner Thompson and seconded by Commissioner Bennett to recommend to the City Council approval of the amendment to the existing PUD for Country Club 2 and Rezoning to PUD for Country Club 3 based on the amended findings listed below: COMMISSIONER READ: Abs€ COMMISSIONER BENNETTe- COMMISSIONER RAHMAN: CHAIRMAN PARKERSON: Yf COMMISSIONER TORLIATT: COMMISSIONER THOMPSON COMMISSIONER TARR: No -1 Findings es bsent es Yes lieves no further development should take place. 1. The proposed Country Club 2a and 3a PUD allowing the clustering of to 43 lots on an approximately six acre portion on the northern end of the 49.2 acre site, as conditioned, is in compliance with the goals and objectives of the General Plan. 2. The development plan, as and a better physical envir district by allowing the clus limiting the need for an ex aesthetically superior desigi inditioned, results in a more desirable use of the land iment than would be possible under any single zoning ring of the lots, maximizing the amount of open space, nsive road system resulting in an environmentally and 15 258 Planning Commission Minutes September 22, 1992 1 3. The plan for the proposed development, as conditioned, presents a unified and 2 organized arrangement of buildings and service facilities which are appropriate in 3 relation to. nearby properties, and adequate landscaping and screening to break up 4 the view of the homes from the valley will be reviewed by SPARC. 4. The development of the Country Club Unit 2a and 3a project, in the manner proposed by the applicant, will not be detrimental to the public welfare but will allow for the preservation of one of the most beautiful sites in the City limits, will be in the best interest of the City, and ' will be in keeping with the general intent and spirit of the zoning regulations and General. Plan of the City of Petaluma which encourages the clustering of lots and the preservation of open space along the urban fringe. 5. Studies of the traffic impacts and the circulation pattern of the proposed PUD plan and it has been found that the proposed plan, . as conditioned to limit total buildout on the 49.2 acre site to not more than 7-163 units, has been found to have suitable relationship to the adjacent circulations systems. Studies completed have addressed cumulative traffic impacts from the existing and future development of the golf course site and have concluded that any future residential development of the golf course site may require that an alternate primary access other than Country Club Drive be provided. 6. No entitlement for residential development of Lot 49 is granted or implied by this action. Any additiena- Teside-ntial development of the- remaining Lot 49 shall require an amendment to this Planned Unit Development and additional environmental review. A motion was made by Commissioner Thompson and seconded by Commissioner Bennett to recommend to the City Council to approve the Planned Unit. Development Plan based on the findings and subject to the amended conditions listed below: COMMISSIONER READ: Absent COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent CHAIRMAN PARKERSON: Yes COMMISSIONER. TORLIATT: Yes COMMISSIONER THOMPSON: Yes COMMISSIONER TARR: No - (Believes permitted on Lot 49.) that no further development should be Findings 1. The proposed Country Club 2a and 3a PUD allowing the clustering of up to 43 lots on an approximately six acre portion on the northern end of the 49.2 acre site, as conditioned, is in compliance with the goals and objectives of the General Plan. 2. The 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 by allowing the .clustering of the lots, maximizing the amount of open space, limiting the need for an extensive road system resulting in an environmentally and aesthetically superior design. 3. The plan for the proposed development, as conditioned, presents a. unified and organized arrangement of buildings and service facilities which are appropriate in 16 1 2 3 4 6 8 10 s irk O` pit, 21 22 23 24 25 1 6 r 7 8 L9 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 , 1 Planning Commission Minutes relation to nearby pr( the view of the homes September 22, 1992 es, and adequate landscaping and screening to break up the valley will be reviewed by SPARC. 4. The development of the Country Club Unit 2a and 3a project, in the manner proposed by the applicant, will not be detrimental to the public welfare but will allow for the preservation of one of the most beautiful sites in the City limits, will be in the best interest of the 'City, and will be in keeping with the general intent and spirit of the zoning regulations and General Plan of the City of Petaluma which encourages the clustering of lots and the preservation of open space along the urban fringe. 5. Studies of the traffic impacts and the circulation pattern of the proposed PUD plan and it has been found that the proposed plan, as conditioned to limit total buildout on the 49.2 acre site to not more than ;1 63 units, has been found to have suitable relationship to the adjacent circulations systems. Studies completed have addressed cumulative traffic impacts from the existing and future development of the golf course site and have concluded that any future residential development of the golf course site may require that an alternate primary access other than Country Club Drive be provided. 6. No entitlement for residential development of Lot 49 is granted or implied by this action. Any additiong- i development of the-- rema44ng Lot 49 shall require an amendment to this Planned Unit Development and additional environmental review. Conditions 1. All mitigation measures shall be considered conditions of the Planned Unit Development Plan. 2. The Planned Unit Development Guidelines shall be revised to comply with the Mitigation Measures contained in the Initial Study prepared for the project. 3. The Architectural Control Standards shall be put in the form of PUD Design Guidelines and submitted for review by the Planning Commission prior to approval by the City Site Plan and Architectural Review Committee. 4. The following changes shall be made to the Planned Unit Development Design Guidelines prior to submittal for review by the Planning Commission: a. Promoting architecture which is sensitive to the natural environment and the natural topography of the site shall be the principal objective of the Design Guidelines. b. The regulations governing the functions of the Homeowners Association Architectural Review Committee and their submittal requirement shall be eliminated from the City required Planned Unit Development Design Guidelines. C. The guidelines shall include a statement which requires that all residential projects will be subject to adink+ t-r-ative SPARC review. d. The guidelines shall by the Architectural . nclude a statement which requires review and approval Control Committee prior to submittal to the City for 259 17 260 Planning Commission Minutes September 22, 1992 administrative SPARC review and that the stamp of the Architectural Control Committee be included on the plans submitted to the City. e. The guidelines shall reference tree replacement and preservation guidelines required by the Mitigated Negative Declaration. f. The design guidelines shall include a graphic presentation of the concept of stepping houses down the hillside as opposed to building houses with large vertical planes and relying on extensive grading. g. The guidelines shall require full SPARC review of a plan if more than one site is proposed to be constructed with the same plan unless the two houses are being built with a common wall. h. The phrases similar to "encouraged, should, preferred and discouraged" in the grading, architectural, and site Design Guidelines shall be changed to words similar to "required and shall, and prohibited" subject to review by staff. The provision allowing exceptions to the standards may be left in to allow flexibility. i. The requirements of the City Fire Marshall shall be incorporated into the design guidelines. j. Minimum lot area shall be increased to allow an average of 8,500 square feet. k. The guidelines shall include required setbacks from existing significant trees to be identified in the arborist's report. 1. Maximum height of buildings shall be reduced to a maximum of 24' measured parallel to the existing natural grade (not as an average height of all elevations). This maximum height shall not be seen to preclude houses which increase floor area by digging into the site. This method of measuring height shall be depicted graphically and included in the design guidelines. M. The landscape section of the Design Guidelines shall reference the need for trees as specified on the visual mitigation landscaping plan. n. The landscape guidelines shall include the preservation and maintenance requirements as stated in the tree study to be prepared for the project. o. The landscape guidelines shall reference the requirement that the individual property owners are responsible for the installation of required street trees in front of their homes. 5. The applicant shall submit a Planned Unit Development site plan which shows the location of the proposed building envelopes. 6. The applicant shall submit a PUD landscaping and replanting plan which identifies those trees proposed to be removed and all trees proposed to be planted as part of an environmental mitigation (visual mitigation trees; replacement trees and slope stabilization) for review by the Planning Commission in conjunction with Planning Commission review of the PUD Design Guidelines prior to approval of the Design Guidelines and Landscaping /Replanting Plan by SPARC. far- Feview- w444 -he - Dertgn 1 3 5 6 8 9 10 20 21 22 23 24 25 r r; 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 2 4 Planning Commission Minutes HiE�eli�ie - & *- the-- F4a-Rni €he- same- plan - die- h -shov 7. The PUD landscape plan September 22, 1992 261 erenced above shall include the following items.: a. A revegetation plan which sites and identifies the required visual mitigation trees at a ratio of two trees per lot with. particular attention paid to the view of the northeast section of the development. , b. A replacement plan for trees which have to be removed for public and common improvements at a ratio of three trees for every tree removed. C. The proposed location and species of all street trees on the public and private streets. d. A revegetation plan for the steep slope above Cohen Court which is to be included in the proposed lot 49 open space easement. e. The results of the revised tree study (prepared through a contract administered by the City) including the proposed woodland management and maintenance plan identifying those trees to be removed, pruned etc. per the required mitigation measures. f: The location of those areas within the oak woodland proposed to be included within the open space easement. g: The proposed loca�ion and details of the pedestrian access trail and the emergency access road in relation to the trees. h. The landscape guidelines shall encourage the use of drought tolerant landscaping. 8. The applicant will be responsible for the improvement of a pedestrian pathway which runs from the existing park site across the city property and up the hill to connect with a path in the vicinity of the existing road along the ridgeline and back to the ravine to connect with the emergency access road to be installed by the developer. This pathway can be combined with the fire access road whenever possible subject to approv 1 by City Staff. The pathway shall be signed to inform users that the pathway closes at dusk subject to approval by the Park and Recreation Department. 9. The applicant shall apply for and obtain approval of a General Plan Amendment to change the land use designation of the creek area on Lot 49 from Public Park to Open Space. The application shall be submitted and determined complete prior to final map approval. 10. Maintenance of the pedestrian path on Lot 49 shall be the responsibility of the Homeowners Association. This responsibility shall be referenced in the CC &R's and the Planned Unit Development Guidelines. 11. Any PG &E transformers shall be located underground. 12. If the project is proposed to be built as production units an amendment of the Planned Unit Development shall be required. 19 262 Planning Commission Minutes September 22, 1992 A motion was made by Commissioner Thompson and seconded by Commissioner Bennett to recommend to the City Council approval of the Tentative Subdivision Map for Country Club Estates 2A and 3A based on the amended findings and subject to the following amended conditions. COMMISSIONER READ: Absent COMMISSIONER BENNETT: Yes COMMISSIONER RAHMAN: Absent CHAIRMAN PARKERSON: Yes COMMISSIONER TORLIATT: Yes COMMISSIONER THOIVIPSON: Yes COMMISSIONER TARR: No Findings 1. The proposed Tentative Subdivision Map, by clustering the lots and providing for a large amount of open space on the urban fringe, and as further conditioned to provide a public access trail, is in general conformity with the provisions of the General Plan designation for the area. 2. Planning Commission and SPARC review of the Design Guidelines revised to conform with the conditions of project approval SPARC approval will sufficiently address the need for quality design on the site. 3. The proposed Tentative Subdivision Map as conditioned to limit total density on the 49.2 acre site to 7-1 63 units is in general conformity with the provisions of the Zoning Ordinance, specifically the Residential Hillside Standards. 4. The proposed Tentative Subdivision Map as conditioned is in general conformity with the subdivision ordinance. - Because recommended mitigation measures and conditions of approval require larger lot sizes and fewer lots will require amendments to the lot layout shown on the. Tentative Subdivision Map, a revised Tentative Subdivision Map which complies with the conditions of approval will be submitted to the Planning Department by the applicant within 60 days of approval by the City Council. 5. An Initial Study' has been prepared, the applicant has agreed to the recommended mitigation measures and a Mitigated Negative Declaration has been issued in compliance with the California Environmental Quality Act, to address potential environmental impacts of the project. Conditions 1. All_mitigations listed in the Mitigated Negative Declaration prepared for the project shall be considered conditions of the Tentative Subdivision Map. 2. The following changes shall be made to the Tentative Subdivision Map and a revised Tentative Subdivision Map submitted to the Planning Department within 60 days of approval of the Tentative Subdivision Map by the City Council to illustrate the required changes to the lot layout: a. The average lot size shall be amended to be approximately 8,500 square feet. 20 .. ................ .......... -- ....... - - - -- __...__._._._....._._... .................. -- — - 1 3 4 5 7 8 9 10 11 2 21 22 23 24 25 26 8 129 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 0 2 3 Planning Commission Minutes b. The total maximun minimum of apps: to mitigate the visL in the Unit 2a area The reductions in t) site - that is, predon to staff review and a September 22, 1992 263 number of units in the Unit 2a aFee shall be reduced by a imataly 10% to accommodate the increase in lot size and i1 impacts of the project. This would permit up to 43 units !nd a balance of 1 to 20 units in the Unit 3a area (Lot 49). Unit 2a area shall occur in the most visible areas on the wantly on the northeast side of Country Club Drive, subject C. All lots, including Hot 49 must have frontage on a public or private street to comply with the City's Subdivision Ordinance. d. The Revised Tentative Map plea shall include an access easement or commonly owned pathway to Parcel C and from Cohen Court to Lot 49 for maintenance of the open space area by the Unit 2a and 3a Homeowners Association or to provide a connection for the golf course if the area is included as a part of the golf course. e. The City shall be granted an emergency access easement across Lot 49 to the easement currently lavailable through the Nzibian Subdivision or some other route acceptable to Engineering, Fire and Planning Department staff. 3. The conditions of the Citi Map approval as follows: ac Additional analysis proposed outfall of boundary. The anal also address downst discharge. Analysis Engineer and sub incorporated into consideration of the undertaken utilizing the California Depa approval. Engineer shall be conditions of Tentative Subdivision shall be undertaken to address the impact of any torm drainage into the creek along the project's south 3is, costs of which shall be borne by the developer, shall :am impact of increased flow and proposed manner of hall be completed, reviewed, and ap roved by the City �ested mitigation measures and %or improvements he project's improvement plans prior to Council Final Map. Any streambed alteration work shall be °chniques of the Urban Stream Restoration Program of 'ment of Water Resources, subject to staff review and b. If the storm drain improvements on Petaluma Boulevard South, outletting into the Petaluma River are not installed, this unit shall install these improvements based upon Sonoma County Water Agency Master Drainage Plan. All storm drainage improvements shall conform to the requirements of the Sonoma County 'Water Agency. C. Storm drain improve Boulevard shall be ii Master Drainage Ply the requirements of d. A maintenance agree required for the prig island, etc.. This agr in a form acceptable Map. nent on Mt. View between Glendon Way and Petaluma stalled with Unit 2A improvements based upon SCWA n. All storm drainage improvements shall conform to CWA. :merit or covenants, conditions and restrictions shall be ate street, open space lots, seasonal stream, landscape ,ement shall also specify timing of maintenance and be to the City staff and recorded concurrent with the Final 21 /i 264 Planning Commission Minutes September 22, 1992 1 e. As stated in the Draft EIR for Country Club Estates 3, the project- related 2 runoff increases would not exceed the natural capacity of the stream. 3 Compliance with Condition 4 shall ensure continued capacity. 4 5 f. All grading and erosion control shall conform to Ordinance 1576 NCS. All 6 provisions and requirements stated within said Ordinance shall be strictly 7 adhered to. A final detailed geotechnical investigation shall be required and prepared concurrently with the detailed grading and erosion control plans prepared by the developer's engineer. These grading and erosion control plans shall be reviewed and signed by a registered soils engineer. g. Stabilization of landslide areas throughout this development and open space lots shall be subject to the approval of the City Engineer and provisions of the soil report. h. All backyard and hillside drainage control must be within an underground pipe system with surface concrete catchments swales and inlets. i. The subdrains (as required by the soils report) shall be private, maintained by either a homeowner's association or other mechanism to insure regular routine maintenance and shall be connected to an approved closed conduit storm drainage system. j. Lot to lot and across property line surface drainage is not allowed. k. The developer shall comply with the amended Petaluma. Municipal Code Sections 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. 1. McNear Avenue just south of Petaluma Boulevard South shall be widened and striped to provide a separate northbound to eastbound right -turn lane. m. Provide left -turn lane on Petaluma Boulevard South at McNear per Draft EIR for Country Club Estates Unit 3 counts. n. City Standard typical driveway is 21 feet wide, with 2 -foot roll -ups each side: Some lots within this development may require joint access easement to provide adequate lot access, subject to staff review and approval. o. All public improvements shall conform to the City of Petaluma minimum design criteria. p. Signing and striping shall conform to the City of Petaluma Standards. Prohibited parking areas shall be signed as part of the Final Improvement Plans. q. Handicapped ramps shall be provided at street corners with pedestrian traffic. The emergency access road constructed to City Standards shall be contained within a 15' paved easement dedicated to the City. 22 Planning Commission Minutes September 22, 1992 1 2 s The water main shall be public throughout this development. The sanitary 3 sewer and storm drainage systems located in Country Club Drive shall be 4 public, the remaining shall be private and maintained through an appropriate 5 mechanism subject to City approval. 6 7 t., All sanitary sewer and water main will be ductile iron pipe (DIP) or 8 equivalent, subject to City Engineer's approval throughout the development 9 in hillside areas, due to the unstable nature of the property. 10 11 u. All overhead PG &E lines 12 KVA or below, fronting and traversing this rA development shall be underground. AOk V. All street lights within this development 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 LS2 rating system. at W. Water pressure calculations shall be required for this development verifying 20 the system adequacy for fire flows and domestic service. (This item shall be 21 verified concurrent ith improvement plan review.) 22 23 X. This development shall be required to contribute to the City's Major Traffic 24 Facilities Fee. 25 ' y. The proposed retaining wall shall be located on private property rather than 7 within the public right -of -way and shall be built of materials conforming to 8 the City Standards. 0-9 30 Z. As the proposed project is a combining of a previously approved submittal 31 all non - conflicting conditions placed upon prior approvals shall remain in 32 effect. Where these conditions differ from previous approvals, the conditions 33 listed above shall take precedence. 34 35 4. The conditions of the Fire Marshall contained in Exhibit I dated 7/14/92 (as 36 follows) and any site specific conditions which are developed on an individual lot 37 basis shall be adhered to. 38 39 a. Maximum grade of any street shall be no greater than 12 percent, except with 40 approval from the City Engineer, grade may be increased to a maximum of 41 15 percent. 42 43 b. Buildings 3,500 square feet and larger shall be protected by an automatic fire 44 extinguishing system as required by Section 10.306A of the 1988 Edition of 45 the Uniform Fire Code. Zero lot line buildings are considered to be one 46 building, unless a 4 hour masonry wall is installed on the property line. 47 48 C. Provide fire suppression system at normal sources of ignition. These areas 49 are specifically at clothes dryers, kitchen stoves, furnaces, water heaters, fireplaces and in attic areas at vents and chimneys for these appliances and equipment. d. All roofing material shall have a Class "B" rating or better, treated in 54 accordance with the Uniform Building Code Standard 32.7. 265 23 266 Planning Commission Minutes September 22, 1992 1 2 e. All roof covering materials applied as exterior wall covering shall have a fire 3 rating of Class "B ", treated in accordance with UBC Standard 32 -7, as per 4 Ordinance 1744 City of Petaluma. 5 6 f. Approved secondary emergency access shall be provided and maintained. 7 8 g. Emergency apparatus access shall be provided to the open space area. 9 10 h. Provision shall be made to control weed and grass growth along the rear area 11 of all lots on the open space area. 12 13 i. Landscape planting shall utilize fire resistive plants within 30 feet of all 14 buildings. j. Consideration should be given to utilizing fire resistive exterior wall siding materials and boxing of eaves. k. Provide fire hydrants as required by the Fire Marshal's Office. 5. The following conditions of the Park and Recreation department shall be adhered to . a. The stakes installed on any new trees shall be 2" x 2" x 10' hardwood tree stakes. b. All trees shall be at least 15 gallon trees. C. Four fertilizer tablets shall be used for 24" trees, three for 15 gallon trees. d. The public access trail shall be secured by a bond if not installed prior to the issuance of any building permits on the site. The trail shall be installed within five years of the recordation of the Final Map. 6. The applicant shall enter into an agreement with the city to pay in -lieu housing fees, payable at the time of escrow on each lot. 7. The project shall be subject to traffic impact fees. a-R-d- tFa€€ c- 4mpac-t -fees: 8. The CC &Rs shall be subject to approval by Staff and the City Attorney prior to final map approval to determine compatibility with the City approved PUD Standards. 9. All existing utility poles shall be undergrounded at the expense of the developer. The undergrounding shall be reflected on the improvement plans. 10. All landscaping within the public right -of -way along the new extension of Country Club Drive shall be annexed into the existing landscape assessment district for Country Club lb. The amended LAD shall include all the public landscaping in both lb and 2a. The landscaping along the private roadways and in the open space shall be the responsibility of the Homeowners Association for Country Club 2a. 11. The applicant shall examine the possibility of providing a bike lane along McNear _ Avenue subject to approval by the City Traffic Engineer. If the Traffic Engineer 24 1 3 4 5 6 7 9 10 11 12 1 2 21 22 23 24 25 26 8 9 00 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 Planning Commission Minutes September 22, 1992 267 determines that a bike lane is feasible, the lane shall be installed at the expense of the applicant in conjunction wit �i the other required improvements along McNear. NEW BUSINESS PUBLIC HEARINGS III. CITY BUS SYSTEM ROUTE CHANGE, FILE NO. WRK92026Qkt). 1. Revision to existing Petaluma Transit bus route system, including addition of three new transfer points. The public hearing was opened. SPEAKERS: Jane Thomson presented the staff i Jim Ryan - Transit Coordinator - City bus 'drivers in support of elim taken to,determine needs of riders. Commissioner Torliatt - Were sur Jim Ryan'- No.) Gene Beattv - Assistant City Man, be; States funding level is being ct done. Commissioner Tarr - Did ridershi (Answer from Jim Ryan - Yes.) Richard Mitchell - Project Manal ridership., Planning Director Tuft - A press re public; flyer regarding route change Richard Mitchell - Supplied Saturd Commissioner Bennett - Will vote of transits system at Planning Comm Gene Beatty - Student ridership i; more discussion. The public hearing was closed ilysis of ridership shows low ridership on Saturdays; tion of Saturday routes; on -board surveys have been done prior to March route changes? (Answer from ;er - New buses; ridershi p /funding not what it should this Transit Report is the most comprehensive ever go down on Saturdays after route change in March? r, Petaluma Transit - Answered questions regarding ease was done to get information out; no response from proposals will be distributed on Saturday's routes. .y ridership statistics. gainst these route changes - requested future discussion .ssion meeting. significant; will return to Planning Commission with A motion. was made by Commissioner Thompson and seconded by Commissioner Tarr to recommend to the City Council approval of the proposed route changes based on the following staff recommendations. COMMISSIONER READ: Absent COMMISSIONER BENNETT: Nc COMMISSIONER RAHMAN: Ab CHAIRMAN PARKER'SON: Yes COMMISSIONER TORLIATT: Y COMMISSIONER THOMPSON: COMMISSIONER TARR: Yes Staff Recommendations 1. Find the proposal exempt nt s es CEQA; and 25 268 Planning Commission Minutes September 22, 1992 2. Approve the following transit system changes: A. Continue to use the Library at East Washington Street and Fairgrounds Drive as the main bus transfer point, and add the three new transfer points: (1) 4th and C Streets (2) Plaza Shopping Center (3) Washington Square Shopping Center B. Suspend Saturday service. C. Establish Route #1 - Cherry Valley /South McDowell D. Establish Route #2 - Westridge /North McDowell E. Establish Route #3 - Sonoma Mountain Parkway /Ely. 3. Notification of suspension of Saturday service to Saturday riders shall be made in the form of flyers, etc. on 1013192, prior to Council consideration.. IV. MOUNTAIN VALLEY VILLAS, DELCO BUILDERS, SONOMA MOUNTAIN PARKWAY AT RAINIER CIRCLE, AP NO.'s 136- 51 -01, 02, 03 AND 136 -51 -27 THROUGH 38, AND 136- 51 -42, 43, AND 136- 12 -59, 60 61, FILE NO. TSMO2003(tp). 1. Revised PUD Development Plan and Tentative Map for Phases 1A, 2A and 3 to allow 69 detached single- family units on 4.67 acres designated Urban Diversified (5.1 to 10.0 du /ac) under the Corona /Ely Specific Plan and General Plan. The public hearing was opened and continued to the October 13 meeting at the request of the applicant (due to late hour). LIAISON REPORTS 1. SPARC 2. Tree Committee 3. River Enhancement Committee PROJECT 'STATUS ADJOURNMENT 11:25 PM min0922 / pcmin -7 PIZ