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HomeMy WebLinkAboutMinutes 01/10/1989254 PETALUMA PLANNING COMMISSION January 10, 1989 REGULAR MEETING Tuesday, 7 :00 p.m. CITY COUNCIL CHAMBERS, CITY HALL PETALUMA„ CALIF. The Planning Commission encourages applicants or their representative to be available at the meeting to answer questions so that no agenda item need be deferred to a later date due to a lack of pertinent information. PLEDGE OF ALLEGIANCE TO THE FLAG ROLL CALL COMMISSIONERS: Bennett, Doyle, - Tarr, Parkerson* COMMISSIONERS ABSENT: Cavanagh, Libarle, Read STAFF: Warren Salmons, Director Pamela Tuft, Principal Planner Jenny Cavanagh, Planning. Technician * Chairman APPROVAL OF MINUTES: Minutes of the December 13, 1988 meeting were approved as submitted. PUBLIC COMMENT None. COMMISSIONER COMMENT . Commissioner Bennett expressed his concern that comments by Commissioners may not. be fully presented at Council level. CORRESPONDENCE: Letter regarding Cherry Wood Subdivision was circu ated. DIRECTOR'S REPORT None. COMMISSIONER'S REPORT None. READING' OF APPEAL RIGHTS: Within fourteen (,14) calendar days following the date o a decision of the Planning Commission, the decision may be appealed to the City Council by the applicant or by any other interested party. If no appeal is made within that time, the decision shall be final. An appeal shall be addressed to the Council in writing and shall be filed with the City Clerk. 'The appeal shall state specifically the grounds for the appeal and the relief sought by the applicant. I. OLD BUSINESS CONTINUED PUBLIC HEARING I. GENERAL PLAN AMENDMENTS (Files 8.105, 8.105B) . I. Continued consideration of EIQ. 2-. Continued consideration of Maselli and Barella map amendments to the 1987 -2005 General Plan. The public hearing was opened. 0) SPEAKERS: None. M The public hearing was closed. A motion was made by Commissioner Tarr and seconded by Commissioner Doyle to recommend to the City Council amendment of the General Plan Land Use designations for the Barella parcel as indicated in the staff report. COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER CHAIRMAN PAP 1. REQUEST BENNETT - YES DOYLE - YES LIBARLE - ABSENT READ - ABSENT CAVANAGH - ABSENT TARR YES KERSON - YES Amend the General Plan Land Use designation on APN 007 - 102 -03 from Industrial to Thoroughfare Commercial. 2. REQUESTED BY: John Barella 3. BACKGROUND The site is adjacent to Maselli & Sons Hardware and contains a large, wooden barn -like structure housing Hoot's Auto Electric, an old triplex, and the remainder is used for miscellaneous storage. If the General Plan amendment is approved, Mr. Barella proposes to demolish the triplex and build a new building with accompanying off - street parking. Hoot's Auto Electric would- then move into the new building and the existing wooden building would be torn down. A preliminary site plan is attached. 4. ALTERNATIVES A,. Change the designation from Industrial to Thoroughfare Commercial. B. Leave the designation as Industrial. 5. STAFF RECOMMENDATION Alternative A E �S� Based on the property owner's intention to continue the existing use (Hoot's) and attract similar uses that are consistent: with the Thoroughfare Commercial designation as well as make significant improvements to the site, staff supports the proposal. A motion was made by Commissioner Doyle and seconded by Commissioner Tarr to recommend to the City Council amending the General Plan. Land Use designation for the Maselli parcel as indicated in the staff report.. CO`MMIS'SIONER COMMISSIONER COMMISSIONER COMMISSIONER C.OMMIS.SIONER COMMISSIONER. CHAIRMAN PAP BENNETT - YES DOYLE - YES LIBARLE - ABSENT READ - ABSENT CAVANAGH - ABSENT TARR - YES XERSON - YES 1. REQUEST: Amend the General Plan Land Use Map on a portion of assessors parcel numbers 007- 111 -57 and 007- 111 -17 (Masell'i Hardware from Industrial to Thoroughfare Commercial. 2. REQUESTED BY : City of Petaluma 3. BACKGROUND: This amendment would clean up a split designation of Industrial and Thoroughfare Commercial on the Maselli property leaving it entirely Thoroughfare Commercial,. It would not. affect. the status or operation of the business and is consistent with Mr. Maselli' s original request during the General Plan revision to have the Thoroughfare Commercial designation applied to his property. 4. ALTERNATIVES: N/A 5. STAFF RECOMMENDATION: Recommend that portions of the Maselli properties designated as Industrial on the Land Use Map be amended to Thoroughfare Commercial. A motion was made by Commissioner Tarr and seconded Doyle to recommend to the City Council the issuance declaration to include all General Plan Amendments acte d December 131, 1988 and January 10, 1989 meetings. COMMISSIONER. COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER CHAIRMAN PAP BENNETT - YES D'OYLE - YES LIBARLE - ABSENT READ ABSENT CAVANAGH - ABSENT TARR. - YES KERSON - YES by Commissioner of a negative on during the 3 ->I Bonnie Mo el - Project Engineer - questions regarding Lot 4 setbacks, encing on perimeter of project, payback agreement for street during development of 2 lots, drainage undergrounded to Cherry Street. Bill Brians - 751 Cherry Street - questions regarding flag strip driveway, inter ace of the two drives, concerns regarding fencing,' undergrounding of utilities. Laurie Auchenback - 523 Cherry Street - was not notified, is concerned about ",traffic. Frank • Sanchez - 547 Cherry Street - concerns regarding drainage, lot sizes. Kathl :n Rechet - 753 Cherry Street - was not notified, where will street lights be ocated? Bonnie Mogel - street light placement is not known yet. Carol Brians - 751 Cherry Street - wants to be noticed of any further actionsi. Alan Brownie - 817 Cindy Lane - concerns regarding loss of views, setbacks. Dorothy Stubblefield - 821 Cindy Lane - concerns regarding loss of views. The public hearing was closed. A motion was made by Commissioner Doyle and seconded by Commissioner Tarr to recommend to the City Council finding for a mitigated negative declaration based on the following findings: 4 NEW BUSINESS PUBLIC HEARINGS II. CHERRYWOOD, CHERRY STREET NORTH OF LAUREL, AP NO's 6.06- 011 -13 and 006 - 011 -50 (File No. 6.909) . 1:. Consideration of EIQ. Z. Consideration of subdivision ordinance modification to allow two flag access strips. 3`. Consideration of tentative map for 6 -lot single - family residential subdivision. The public hearing was opened. SPEAKERS: Tom H argis - City of Petaluma Engineer - Answered questions regarding flooding, widening of Cherry Street, one -way street. Bonnie Mo el - Project Engineer - questions regarding Lot 4 setbacks, encing on perimeter of project, payback agreement for street during development of 2 lots, drainage undergrounded to Cherry Street. Bill Brians - 751 Cherry Street - questions regarding flag strip driveway, inter ace of the two drives, concerns regarding fencing,' undergrounding of utilities. Laurie Auchenback - 523 Cherry Street - was not notified, is concerned about ",traffic. Frank • Sanchez - 547 Cherry Street - concerns regarding drainage, lot sizes. Kathl :n Rechet - 753 Cherry Street - was not notified, where will street lights be ocated? Bonnie Mogel - street light placement is not known yet. Carol Brians - 751 Cherry Street - wants to be noticed of any further actionsi. Alan Brownie - 817 Cindy Lane - concerns regarding loss of views, setbacks. Dorothy Stubblefield - 821 Cindy Lane - concerns regarding loss of views. The public hearing was closed. A motion was made by Commissioner Doyle and seconded by Commissioner Tarr to recommend to the City Council finding for a mitigated negative declaration based on the following findings: 4 COMMISSIONER BENNETT YES COMMISSIONER DOYLE - YES COMMISSIONER LIBARLE - ABSENT COMMISSIONER READ - ABSENT COMMISSIONER CAVANAGH - ABSENT COMMISSIONER TARR - YES CHAIRMAN PARKERSO'N - YES Findings: 1.. The project, as conditionally approved, does not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species., cause a fish or wildlife population to drop below self - su'stainin'g levels, threaten eliminate a plant or animal community, reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self - sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate .important examples of the major periods of California history or prehistory. 2. The project, as conditionally approved, does not have the potential to achieve short -term, to the disadvantage . of long -term, environmental goals. 3. The 'project, as conditionally approved, does not have impacts which are individually limited', but cumulatively considerable. 4. The project_, as conditionally approved', does not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly. 5. Any impacts related to the potential archaeological sensitivity of the site are' mitigated through conditions of approval. 6. The traffic impact of this six -unit subdivision will be slight, relative to the capacity of the. existing road network and the impact of the subdivision will be mitigated through conditions of approval. 7. The potential adverse drainage impacts of the project :are adequately mitigated through conditions of approval. A motion was made by Commissioner Tarr and seconded by Commissioner Bennett; to recommend to the City Council approval of the Subdivision Ordinance Modification to allow two flag" lots based on the following findings 5 259`: COMMISSIONER COMMIS'SIO.NER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER CHAIRMAN PAR Findings: BENNETT - YES DOYLE - YES LIBARLE - ABSENT READ - ABSENT CAVANAGH - ABSENT TARR -YES KERSON - YES 1. That there are special circumstances or conditions affecting this (� property. 2. That the modification is necessary for the preservation and enjoyment of a substantial property right. 3. That the granting of the, modification will not be detrimental to the public welfare or safety, or injurious to other property in the territory in which said property is situated. A motion was made by Commissioner Bennett and seconded by Commissioner Doyle to recommend approval to the City Council of the tentative subdivision map based on the findings and subject to the amended conditions listed below: COMMISSIONER B:ENNETT COMMISSIONER DOYLE COMMISSIONER LIBARLE - ABSENT COMM +ISSIONER READ. COMMISSIONER CAVANAGH COMMISSIONER TARR, CHAIRMAN PARKERSON Findings for Tentative. Map 1. The proposed subdivision, together with provisions for its design and improvement, is consistent with the General Plan. 2. The proposed subdivision is compatible with the objectives, policies, general land uses and programs specified in said General Plan. 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the proposed density of development. 5. The tentative map provides reasonable public access on a public road to the proposed lots. 6. The proposed map, subject to the following conditions, complies with the requirements of the Municipal Code, Chapter 20.16 and the Subdivision Map Act. 1 260 7. The design of the 'subdivision and the proposed improvements therefore will not cause substantial environmental damage, and :no substantial or avoidable injury will occur to fish or wildlife or their habitat. 8. The design of the subdivision and the type of improvements will not cause serious public health problems. C'.nn rli +i nn c 1. Prior to approval of Final Map, plans shall be submitted for` staff review and approval which show the interface between the flag strip access (lots 1 and 2) and the areas adjoining it to the north and south (shown on tentative map as 11 25 1 private roadway" and "(lands of) Comb". respectively) . Said plans shall include cross- sections of the area in .question; indications of any grade differences,; existence or Jack of any berms, curbs, or separation between the three areas; and any additional information deemed necessary by stuff. Signage indicating :address of lots to be served„ shall be placed at the - Cherry Street frontage when are constructed., 2. The full driveway (i.e'. both "'flags' ") shall be constructed as part of the development of either lot 1 or 2, whichever comes first. 3. Building setback lines shall be revised as follows, subject to staff review and approval: a. Since lot 6 is a reversed corner lot, the side setback (Cherrywood Lane) sha11 be fifteen (15) feet. b. Lot 4 shall have a twent (20 foot setback from the street frontage property line, including the hammerhead portion. No parking will be allowed on street C. Lot 5 shall likewise have a twerrt7- five- -R-5 -) twenty (20) foot setback from any point of the street frontage property line and shall 'maintain a 20 foot (rear) setback from the south property line of (existing) lot; 1. d. Lot 3 (.5) foot easterl setback. ` lard setback and .a 4. Homes and associated site improvements shall b.e subject to administrative SPARC review, with emph:asi''s on the following: a. Assurance of privacy for residential uses. b. A, high quality and variety of materials and design:; compatibility with neighborhood. C. Interface with adjoining residential uses. d. Landscaping (including. tree preservation) , private lot 'fencing, retaining wall (including a mechanism for its continued maintenance) . 7 e.. Driveway location, adequacy of par -king (5 on -site spaces per lot are required) . f'. Buildings shall be designed to the natural terrain of the site, thus requiring minimal grading. 5. Significant mature trees shall be preserved where possible, subject to staff determination. Temporary protective fencing shall be erected at the drip line of all trees to be preserved and of all trees (on neighboring property) in proximity to construction activities. The fencing shall be erected prior to any grading /construction activity and subject to staff inspection prior to grading permit issuance. M 6. Decorative six foot high solid fencing (rear and sideyard fencing) shall CO be provided around the project site perimeter and around all private Tots, subject to the setback requirements specified irr- -tire--- Z- orArrg CO ek-dirrarree herein, location and design an-d subject to design approval b;y staff. Perimeter fencing shall be installed by the developer at the time public improvements are constructed. Private lot fencing shall be installed as part of the development of each individual lot. 7. The difference in pad elevations for lots 1 and 3 shall not be any higher greater than rrc-lr -from twelve (12) inches above the adjacent pad elevations in the Cherry Valley Subdivision. 8. Ayll existing overhead utility lines traversing: or fronting on the subject property shall be converted to underground facilities and all new utilities shall be underground, subject to staff review and approval. The under groun ding ' of any affected existin g services to be at the expense of the project developer. 9. G'rossover access and joint maintenance easements shall be required between lots 1 and 2. 10. Sidewalk shall be provided along Cherrywood Lane, subject to staff review and approval. 11. Cherrywood Lane shall be clearly indicated for "no parking", to the satisfaction of city staff. 12. Abandonment of well shall comply with all city and county requirements. 13. All requirements of the Chief Building Inspector shall be complied with a: Any building to be removed requires a demolition permit. b. Retaining wall must conform with city standards. 14. All requirements of the Engineering Department shall be complied with: a -. The developer shall comply with the amended Petaluma Municipal Code Sections 20.36.010 and 20.36.020 which require the C -25 developer to pay storm drainage impact fees (as calculated in Chapter 17.30) on construction in all sections of the City of Petaluma,. 15. b. All storm drainage improvements shall conform to the requirements of the SCWA Master Drainage 'Plan. c. All signing and striping shall conform to City Standards:. d. All grading shall conform to City of Petaluma Ordinance 1576 NCS, grading and erosion control. e. Storm. drain calculations shall be required, prior to final map approval, verifying, the downstream adequacy of the existing system If it is determined that additional downstream improvements are necessary to avoid flooding caused by this development, then this development shall install those improvements. If it is determined this development will not cause downstream flood problems, then the developer shall contribute a proportionate share to the cost of the proposed SC'WA Master Drainage Plan Improvement for Cherry - Magnolia drainage system. f. Calculations shall be , required verifying the2 adequacy of the existing downstream 'sanitary sewer system. If upsizing of the system is required' to provide adequate capacity then these improvements shall be installed with this development. A. mechanism for perpetual maintenance of the private storm drain system (logs 1., 2, 4, and 5) shall be provided_ 'to the satisfaction of city staff. 16. The project sponsor shall execute a binding agreement which shall stipulate that upon close of .escrow of each residential dwelling unit in Cherrywood, developer shall ,pay $150,.00 to the City per daily trip end . estimated to be generated by said unit. Each unit is estimated to generate 10.0 trip ends per day. If the Ciiy establishes a Major Facilities Traffic Mitigation Fee prior to close of escrow of any unit(s) , the fee for said unt(s:.) and all subsequent units in this project thereafter be either $15.0.00 per trip end' or-the Major -Facilities Traffic Mitigation Fee, whichever is less on a per unit basis. 17. This project shall participate in any future assessment. districts or other funding mechanisms formed to 'improve areawide flooding or other sub- regional, problems for which development of this project is found to be a contribution factor. Major Capital Facilities Fees if, found to be di- fferent from said funding mechanism shall also be applicable in an amount to be determined by the City Council prior to . Final Map approval, payable at time of Final Map or pursuant to adopted regulations. 18. Public_ utility access and .easement locations shall be subject to approval by PG &E, Pacific Bell, . -and other applicable utility and service companies and the City Engineer and shall be shown on the Final Map 163 as necessary. Any other .requirements of PG &E (as specified in letter on file with the Planning Department) shall be complied with. 24. The owner of lot 6, as shown o be responsible for landscaping area between property lines and III. COUNTRY CLUB II, AP No's. (File No's. 6.889 and .3.378). n the Cherrywood Tentative Map, shall and maintenance of any landscapable curbs or sidewalk in perpetuity. 008 - 472 -03 AND PART OF 008 - 472 -05 1. Consideration of rezoning to PUD. 2. Consideration of tentative map for 27 -lot single - family subdivision. The public hearing was opened. SPEAKERS: Jack Macey - Mitchell and Heryford (Engineers for project) - history of Project; questions regarding south property line; homeowner's association already in place. Bonnie_, Nelson - 147 Alice Street #17 - Feels there should be more a or a e ousing in Petaluma. The public hearing was closed. A ;notion was made by Commissioner Doyle and seconded by Commissioner Bennett to recommend to the City Council' approval of rezoning to PUD for Country Club Estates Unit 2 based on the findings and subject to the amended conditions listed below: COMMISSIONER BENNETT - YES COMMISSIONER DOYLE - YES 10 19. Construction activities shall comply with applicable Zoning Ordinance and Municipal Code performance standards (noise, dust, odor, etc.). 20. In the event that archaeological remains are encountered during grading, the work shall be halted 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. (� 21. Street names shall be subject to City Street Name Committee approval. 22. The following Special Development Fees shall be applicable to this project: Sewer and Water Connection, Community Facilities, Storm Drainage Impact, Park and Recreation Land Improvement, and School co Facilities. Q 23. Applicant shall be responsible for complying with General Plan program regarding provision of affordable housing units. One option for compliance is payment of In -Lieu Housing fees. 24. The owner of lot 6, as shown o be responsible for landscaping area between property lines and III. COUNTRY CLUB II, AP No's. (File No's. 6.889 and .3.378). n the Cherrywood Tentative Map, shall and maintenance of any landscapable curbs or sidewalk in perpetuity. 008 - 472 -03 AND PART OF 008 - 472 -05 1. Consideration of rezoning to PUD. 2. Consideration of tentative map for 27 -lot single - family subdivision. The public hearing was opened. SPEAKERS: Jack Macey - Mitchell and Heryford (Engineers for project) - history of Project; questions regarding south property line; homeowner's association already in place. Bonnie_, Nelson - 147 Alice Street #17 - Feels there should be more a or a e ousing in Petaluma. The public hearing was closed. A ;notion was made by Commissioner Doyle and seconded by Commissioner Bennett to recommend to the City Council' approval of rezoning to PUD for Country Club Estates Unit 2 based on the findings and subject to the amended conditions listed below: COMMISSIONER BENNETT - YES COMMISSIONER DOYLE - YES 10 0 1 O COMMISSIONER :LIBARLE - ABSENT COMMISSIONER READ - ABSENT COMMIS'SIO'NER CAV'ANAGH ABSENT COMMISSIONER 'TARR - NO CHAIRMAN PARKE'RSON YES Finding 1. � The revised site plan clearly results in a more desirable use of land and a better environment than would be possible under any single zoning district' or combination of zoning districts. 2. The PUD district is proposed on a property that has a suitable relationship to one thoroughfare (McNear Avenue) and that the thoroughfare, as improved concurrently with development of this project,, is adequate to carry any additional traffic created by the development has been determined. In response to .recognized_ needed . city - wide traffic improvements and implementation of adopted General Plan policy,, funding of these imprpvements shall be shared by new development. 3. The plan for the proposed development presents a unified, organized arrangement of lots with their appropriate relationship to adjacen and nearby properties and that adequate landscaping and /or' screening is 'included, as conditionally approved, to ensure compatibility by the incorporation of substantial landscaping, and preservation. of the natural seasonal creek and woodland grove. 4. The natural and scenic, qualities of the site will be protected with adequate available public. and private spaces designed into 'o the Unit Development Plan, through the preservation of the woodland groves and creek and through implementation of measures to insure preservation and enhancement of native tree groupings and ridgeline features. 5. Development of the subject property in the manner proposed by the applicant, and conditionally approved, will not be detrimental to the public welfare, will be in the best interest of the City and will be in keeping with the general 'intent and spirit of the Zoning Regulation and General Plan adopted by the City. Conditions 1. The project, including but not limited to, the tentative map, development plan,, Country Club Estates Architectur.aI and Site Design Guidelines,, grading plan, tree study and Preservation Guidelines and master landscape plan shall be subject to 'SPARC approval prior to Council consideration of Final 'Map,. 2. The PUD development plan. shall be amended prior to 'SPARC review and Final Map approval, subject to staff. review and approval, to reflect the following: 11 265 a. Realignment of southern, project's, property line to be located to the north of the .creekbed and associated linear woodland grove. b. Realignment of southeast project corner to include Lot 427's remnant piece to the south of the project's southern property line. 3. The PUD development standards and project CC &R's (if applicable) shall include references, subject to staff review and approval, regarding approved development standards which shall become conditions of PUD zoning approval and shall be incorporated as part of the approved development plan, including: al. Building heights shall be subject to administrative SPARC review and analysis of specific location and needs to insure compatibility with adjacent properties. Maximum building shall be in conformance with the approved Design Guidelines for this project. c b'. Maximum lot coverage for principal and accessory buildings shall be confined within an area equivalent to the defined building envelope as shown on the approved unit development plan. However, maximum allowable lot coverage is as set forth in the approved Country Club Estates Design Guidelines. c,. Setbacks shall be as follows: 1. All lots having a gross square footage of at least 15,000 square feet but less than 20,000 square feet: in accordance with R -1 10,000 square foot requirements. 2. All lots having a gross square footage of at least 20,000 square feet or more shall be subject to the setback provisions of the R -1 20,000 zoning district. Modifications to the required minimum setbacks may be ranted by the Community , Development and Planning Director to 'a dress circumstances on a arcel which, if the setbacks were - strictly adhered to, - would result in excessive g rading and/or the loss o substantial vegetation and or damage or reduction to a natural feature of the site. d,. Rebuilding and /or .r_eplac buildings and fences, development plan. e. Accessory structures, permitted subject to the accessory structures and ement. of structures:, including accessory shall conform to the approved unit r including accessory dwellings, are regulations of the Zoning Ordinance for the provisions contained therein. f:: Garage conversions are prohibited. g. Home occupations are permitted subject to the regulations of the Petaluma Zoning Ordinance. 12 266 h. Private swimming pools shall be a permitted accessory use subject to the p ertinent regulations of the City Zoning Ordinance related to Accesory Uses.. If deemed necessary by the City staff, additional soil tests- may be required prior to pool construction to address slope stability. i. Any other questions concerning land use regulations in the project shall be governed by the City Zoning Ordinance - as long as it does not expressly conflict with the project CC &R's or the adopted PUD unit development plan and Design Guidelines. 4. Each residence shall be subject to administrative SPARC review. An independent review and analysis, by a licensed arbori'st', shall be prepared for Lots 15, 20, 21, 23, 24, 25, and. 26 once a home is proposed to be sited on the specific lot. The analysis,' prepared for the City with costs to be borne by the home developer, shall include evaluation of any potential impact to existing and introduced trees and offer specific procedures required to preserve and enhance the trees. Subsequent modifications permitted without administrative SPARC review as follows`: A -ny exterior modifications shall be compatible in architectural styling and exterior colors and materials to the original structure. 5. Any signs erected to advertise or direct persons to the project shall meet the requirements of the City Sign Ordinance and obtain a sign permit from the City. 6. Hours of construction activity on the Country Club Estates Unit 2 project shall' be limited to the hours of 7 AM to 6 PM, Monday through Friday (non- holiday) . Trunks and other heavy construction equipment traffic to and from the project site shall be confined to McNear Avenue from Petaluma Boulevard South. City per 7. If prehistoric or historic remnants are encountered during project construction, work shall be halted and' a qualified archaeologist contacted to evaluate the finds. Mitigation measures 'prescribed by the archaeologist and required by the City 'shall be undertaken prior to resumption of construction activities. 8. Cross easements and joint maintenance agree men:ts shall be recorded where appropriate for joint driveways. 9. The project sponsor shall be required to pay .low and moderate income housing ; in- -lieu fees of an amount to `be, determined according to the schedule established by City Resolution .No,. 84 -199 N.C.S., or make alternative arrangements to' meet the low, and moderate income housing provisions :requirements of the Housing Element subject to approval of the City Council and prior to approval of the finial map. 10. In response to identified traffic- impacts within the General Plan (as recognized in findings for approval), the project sponsor shall execute a binding agreement which shall stipulate that upon close of escrow of each residential dwelling unit 'in Country Club Estates Unit 2 , developer shall pay a traffic impact fee of $150.00 to the City per N9l daily trip end estimated to be generated by said unit. Each unit is estimated to generate 10.0 trip ends per day. If the City establishes a Major Facilities Traffic Mitigation Fee prior to close of escrow of any unit(s), the fee for said unit(s) and all subsequent units in this project thereafter will be either $150.00 per trip end or the Major Facilities Traffic Mitigation Fee, whichever is less on a per unit basis. 11. Landscaping plan shall be amended, subject to SPARC' review and approval, to include the following: ai The developer shall provide hillside and ridgeline screen planting, subject to SPARC review and approval. Irrigation shall be provided to allow separate and independent irrigation systems for CD each lot. b. Street trees shall include a variety of planting sizes to provide a co minimum of two 24" box trees per lot. The remainder shall be a minimum of 15 gallon size per SPARC standards. 12. Decorative, low- profile streetlighting {similar- -tin­ -Gountrq- -Ghrb- Estates Utiit -+E) shall be provided throughout the site. Street lighting shall be maintained through an Assessment District or Homeowner's Association and shall be designed to standards acceptable to the City of Petaluma. Assessment District shall be formed and approved by the City, costs to be borne by the developer, prior to Final Map approval. A motion was made by Commissioner Bennett and seconded by Commissioner Doyle to recommend to the City Council approval of the tentative subdivision map for Country Club Estates Unit 2 based on the findings and subject to the amended conditions listed below: COMMISSIONER BENNETT - YES COMMISSIONER DOYLE - YES COMMISSIONER LIBARLE ABSENT COMMISSIONER READ - ABSENT COMMISSIONER CAVANAGH - ABSENT COMMISSIONER TARR - NO - Cannot agree with findings - especially #2. CHAIRMAN PARKERSON - YES Findings 1. The proposed subdivision as conditionally approved, together with provisions for its- design and improvement, is consistent with the General Plan objectives, policies, general land uses and programs. 2. The site is physically suitable for the type and density of development proposed, as conditionally approved. . 3. The design of the subdivision and the proposed improvements therefore, as conditionally approved, will not cause substantial environmental damage, and no substantial or avoidable injury will occur to fish or wildlife or their habitat. 14 o : 4. The design of the Subdivision and the. type of improvements will not cause serious public health problems. 5. 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. 6. The discharge of waste from the proposed subdivision into the existing sewer system will not result in violation of the existing requirements prescribed by the Regional Water Quality Control Board. Conditions! 1. The tentative map shall be revised prior to final map consideration, subject to staff review and approval, to reflect the following: a. Relocation of southern boundary northward to be located to the north of the creekbed and associated linear woodland grove. b. Deletion of remnant piece of land at the southeastern corner of the project site, so that the south perimeter line of the project site lies to the north of the remnant piece. C. Inclusion of roadway and appropriate utility improvements for access to lots #8 and 9. d. Identification of "Remainder" portion of AP No. 08- 47.2 -05.. e. Transition of roadway into golf course property. f. All lot lines which cross tree trunk locations so 'th'at no existing tree is crossed by proposed property lines (exact tree trunk locations shall be located prior to SPARC review of the project) . 2. The project shall comply with all conditions required by the Fire Marshal and Chief Building Inspector. 3. Maximum cut /.fill slopes ,shall be 2:1 and shall be sculpted to. the extent possible to blend with the natural contours, subject to ,staff review and approval. 4. Public utility easements shall be provided to the satisfaction of the agencies /departments which provide the individual utilities and services. 5. Temporary protective fencing shall' be erected by the developer at the drip line of all native trees incorporated into. the final landscape plan approved by SPARC. The fencing, shall be erected and subject to inspection by City staff, prior to the issuance of any grading permit. 6. The following fees are applicable to this project :. School.. Facilities Impact, Community Facilities. Development, Park and Recreation Land Improvements and Storm Drainage Impact. 15 a6q 7. In conformance with General Plan Program ( #25 - Conservation), proposed grading plan shall be referred to the Southern Sonoma County Soil Conservation Service for comment prior to SPARC review of the project. 8. Proposed street names shall be subject to review and approval of the City Street Naming Committee, prior to Council consideration of the Final Map. 9. The grading plan shall be revised as follows: a. Illustrate the changes to topography following conclusion of slope stabilization work. b. Indicate exact locations of retaining walls. C. Indicate driveway access points and anticipated grade. 1 10. A gate to serve the Golf and Country Club shall be re- established at the terminous of the project site on Country Club Drive, prior to acceptance of the project's public improvements, if a gate is desired by the Country Club Board. 11. Underground utilities shall be provided to the new well water tank site, subject to approval of City staff. 12. The developer shall apply to the Department of Fish and Game for determination of jurisdiction over the natural creek along the project's south boundary, prior to SPARC review of project. If jurisdiction is acknowledged by Department of Fish and Game, all reviews and permits shall be obtained prior to Council consideration of the final map. 13. Additional analysis, if deemed appropriate by the City Engineer, will be undertaken to address the impact of the proposed outfall of storm drainage into the creek along the project's south boundary. The analysis, costs of which shall be borne by the developer, shall also address downstream impact of increased flow and proposed manner of discharge. Analysis shall be completed, reviewed, and approved by the City Engineer and suggested mitigation measures and /or improvements incorporated into the project's improvement plans prior to Council consideration of the final map. Any streambed alteration work shall be undertaken utilizing techniques of the Urban Stream Restoration Program of the California Department of Water Resources, subject to staff review and approval. 14. Treatment of the creek upstream of the outfall on Lot #23 shall be addressed concurrently with the processing of proposed development on the remainder parcel (Country Club Estates Unit 3) . 15. No work shall be undertaken on the site which will result in the damage or removal of any tree on the project site until SPARC approval of the tree study, Preservation Guidelines and landscaping is obtained. SPARC review and approval of the project will include 16 0� 10 assurances of tree preservation and penalties for unanticipated tree removal or damage. 16. An independent consultant shall be retained, at developer's cost, on behalf of the City to oversee all activities involving grading, installation of public improvements, structural siting and associated construction in an effort to retain and protect the trees. No grading, p aving, or other earth work or construction activities shall be undertaken within the driplines i r- fhe- roicirAty of the trees unless the consultant is on the site. The City shall issue stop work orders if violation occurs of the above occurs. 17. The project shall comply with all conditions required by the City Engineer as set forth in the attached letter dated January 5, 1989, as follows a. In accordance with Petaluma Municipal Code Chapter 20.16, Tentative Map Section 20.16.030 Preparation "the boundary of the tentative map shall be cert i d as to accuracy...." The westerly boundary line of Country Club Estates Unit 2 is not contiguous with that of the approved tentative map for Country Club Estates Unit 1B. The approved boundary line for Country Club Estates Unit 1B includes only a portion of Five Farms Court, and portions of Lots 5 and 6 (Country Club Estates Unit 1B) and a remainder parcel directly below Five Farms Court. This item shall be corrected. b. Approval of the final map for Country Club Estates Unit II Phases 1 and 2 shall be denied until such time as the public improvements as proposed by Country Club Estates Unit 1B Phase 2 (water main and storm drain) to serve this proposed development are designed, approved and bonded. C. The following mitigation measures, as outlined in the final EIR for Country Club Estates Unit 2 and Fairway Glen Subdivision prepared by Larry Seeman Assoc., April 1981., shall be required with this phase. 1. McNear Avenue just south of Petaluma Boulevard South shall be striped to provide a separate northbound to eastbound right -turn lane. 2. McNear Avenue shall be widened to 30 feet between Petaluma Boulevard and the existing 40- foot -wide section, including curb, gutter and no parking both sides. d. Access to Lots 8 and 9 are directly off Five Farms Court. Full street and underground improvements shall be required with Country Club Estates Unit 2, Phase 1, to serve these lots. e. The portion areas of Lots 6 and 27, physically separated by a street from the buildable portion of the lots, shall be deeded to the adjacent property. 1 17 f. The City shall not maintain the seasonal creeks adjacent to Lots 23 through 27 inclusive. It is recommended these lots be set back from this areas, to allow rear property line fences. It is also recommended that area be dedicated as open space and maintained through a homeowners association or other appropriate mechanism. P;. All grading and erosion control shall conform to Ordinance 1576 NCB. All provisions and requirements stated within said j ordinance shall be strictly adhered to. q;. All backyard and hillside drainage control must be within an underground pipe system with surface concrete catchment swales and inlets. r; All public improvements shall conform to the minimum City of Petaluma design criteria. 18 g. It is recommended that installation of the storm drain pipe crossing the south end of Kingswood Ridge Drive be installed with Country Club Estates Unit 3, so that it may be located at the low point. h:. Design of all retaining walls shall be in conformance within the City Building Departments. is All grading on property outside this tentative map boundary shall require that property owners permission. j* It is recommended that the grading. on Lot 27 be minimized to maintain the natural state of the lot and creek areas. k. City standard driveway is 21 feet wide, with 2 -foot roll -ups each side. Some lots within this development shall require joint access easement to provide adequate lot access. I: 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. m. The water main shall be public throughout this development. The sanitary sewer and storm drainage systems located in Country Club Drive shall be public, the remaining shall be private and maintained through an appropriate mechanism subject to City approval. n,. Stabilization of landslide areas shall be subject to the approval of the City Engineer and provisions of the soil report. o. Street curve radii shall be designed to accommodate a C50 design vehicle. P;. All grading and erosion control shall conform to Ordinance 1576 NCB. All provisions and requirements stated within said j ordinance shall be strictly adhered to. q;. All backyard and hillside drainage control must be within an underground pipe system with surface concrete catchment swales and inlets. r; All public improvements shall conform to the minimum City of Petaluma design criteria. 18 7c) S. Signing and striping shall conform to the City of Petaluma standards. Prohibited parking areas shall be signed as part of the 'final improvement plans. t. 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 :maintenanc& and shall be connected to an approved closed conduit storm drainage system. U. Lot to lot and across property line surface drainage is not allowed. V. All overhead PG &E lines 12 KVA or below, fronting and traversing this development shall be underground. W. Handicapped ramps shall be provided at street corners with pedestrian traffic. X. All sanitary sewer and water main will be ductile iron pipe (DIP) or equivalent, su!5ject to Cit Engineer's approval throughout the development in sidehi l areas, due to the unstab e .nature of the property. y. If. the ,storm drain improvements on Petaluma Blvd,. So, 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. Z. This development shall contribute a proportionate share of the cost of the proposed Sonoma County Water Agency Master Drainage Plan improvements for the Mountain View Avenue drainage, system. The actual dollar. amount extent shall be determined on a ratio of runoff from site to runoff from the watershed. a The project shall contribute a proportionate share of, the cost of traffic signal installations on Petaluma Blvd. So., at Mt. View Avenue and at McNear Ave., subject to staff review and approval. a The dimensions shown on the Royal View Court turn - around shall be .corrected to read 16 feet. instead of 32 feet. PLANNING MATTERS IV. GENERAL DISCUSSION (if time allows) : 1. Streetscape. 2. Historic Districts. 3. Traffic Mitigation Fees. 4. Fences 19 X73 5; Conflict of interest (to be scheduled for a joint session with the City Council) No discussion held. ADJOURNMENT 10:25 PM. 20