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HomeMy WebLinkAboutMinutes 06/13/1989339 PETALUMA PLANNING COMMISSION June 13, 1989 REGULAR MEETING Tuesday, 7 :00 p.m. CITY COUNCIL CHAMBERS, CITY HALL PETALUMA, CALIF. PLEDGE OF ALLEGIANCE TO THE FLAG ROLL CALL COMMISSIONERS: Bennett, Cavanagh, Doyle, Read, Tarr COMMISSIONERS ABSENT: Libarle, Parkerson* co ST Ilk 1111 Warren Salmons., Director Pamela Tuft, Principal Planner Jenny Cavanagh, Assistant Planner Teryl Lister, Assistant Planner * Chairman APPROVAL OF MINUTES Minutes of May 22, 1989 and May 23, 1989 were approved as submitted. PUBLIC COMMENT (15 minutes maximum). The Planning Commission will hear 'public comments only on matters over which they have jurisdiction. There will be no Commission discussion. The Chairman will allot no more than five minutes to any 'individual. If more than three persons wish to speak;; their time will be allotted so that the total amount of time allocated to this agenda item will be 15 minutes. Speakers None. COMMISSIONER COMMENT: None. CORRESPONDENCE Letters regarding second unit on Kathleen Way; Prezori-ing of Corona /Ely (reviewed briefly by Commission) . DIRECTOR'S. REPORT Council feedback regarding Paula Lane area for possible amendment, APA Award (Housing Program) . COMMISSIONER'S REPORT None. READING OF APPEAL RIGHTS Within fourteen (14) calendar days following the date of 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 1 Im be filed with the City Clerk. The appeal shall state specifically the grounds for the appeal and the relief sought by the applicant. OLD BUSINESS. - CONTINUED PUBLIC HEARINGS I. CHEVRON CONVENIENCE MARKET, 2 PETALUMA BLVD. SOUTH, AP NO. 008- 063 -08, 09, 11, (File 1.611) . 1. Continued consideration of Mitigated Negative Declaration. 2. Continued consideration of Conditional Use Permit. to allow conversion of existing_ service station to include convenience market. The continued public hearing was opened: SPEAKERS: Police Chief DeWitt - Spoke regarding alcohol violations in downtown Petaluma - Police Department does not support approval of any more off -site alcohol sales downtown; Jim Schultz Wain Street Association) contacted Police recently regarding broken windows which he felt were alcohol - related. Very strongly opposed to off -site alcohol sale's at this location. Jeff Adams - Applicant representative - Designer's Collective; Feels condition No. 1 violates certain sections of California State Code. Teryl Lister - City Attorney agrees with staff and does not feel State Code pertai.s to this project. Commissioner Comments Commissioner Tarr- - This is an expansion of a non - conforming use - this should include a use permit for the whole gas station - not just the convenience market conversion. Commissioner Read Will applicant pursue this use permit with conditions as written? The public hearing was closed. A motion was made by Commissioner Read and' seconded by Commissioner Doyle to issue a mitigated negative declaration based on the findings listed below: COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMTS'SIONER COMMISSIONER COMMISSIONER BENNETT - Yes CAVANAGH - Yes DOYLE - Yes LIBARLE - Absent PARKERSON * - Absent READ - Yes TARR - No 2 341 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 t o drop below self-sustaining levels, threaten to 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 T achieve short-term, to the disadvantage of long-term, environmental goals. co I 3. The project, as conditionally approved, does not have impacts which are individually limited, but cumulatively considerable. i 4. The project, as conditionally approved, does not have environmental effects �ffects which will cause substantial adverse effects on human beings, either directly or indirectly. 1 5. The project is consistent with and further promotes the objectives, goals, and policies of the General Plan. I A motion was made by Commissioner Read and seconded by Commissioner Doyle `to approve a conditional use permit based on - the findings and subject to the amended conditions listed below: COMMISSIONER BENNETT - Yes COMMISSIONER CAVANAGH - No, because of Condition #1 COMMISSIONER DOYLE - Yes COMMISSIONER LIBARLE - Absent COMM , ISSIONER PARKERSON* - Absent COMMISSIONER READ - Yes COMMISSIONER TARR - No, because of Finding #1 Findin 1. The proposed 24-hour convenience market use, as conditioned, will conform to the requirement's and intent of the Petaluma Zoning Ordinance. 2. The proposed 24-hour convenience market use., as conditioned, will conform to the requirements and intent, goals, and policies of the Petaluma Generale Plan. 3. The proposed 24-hour convenience market use, as conditioned, will not constitute a nuisance or be detrimental to the public welfare of the ,community. 3 MEN 4. The proposed 24-hour convenience market use, as conditioned, will not cause traffic hazards or undue traffic congestion. 5. The proposed 24 =hour convenience market use, as conditioned, will not contribute to the potential for alcohol - related incidents adverse to public enjoyment of Center Park. 6. Based `upon Police- -tee_- r s the testimony presented by Police Department staff, and' supported by incident reports maintained by the Police Department the sale of alcoholic beverages would contribute to the potential for alcohol - related adverse impacts already experienced in the downtown area and which cannot be adequately mitigated by means_ other than _prohibition of such sales Conditions 1. No sales of alcoholic beverages shall be permitted. 2. The proposed site plan shall be revised prior to SPARC :review to reflect modification of the driveway nearest the intersection on Petaluma Blvd. South to allow right- turn -in movement only', subject to Engineering staff approval. 3. Application for lot merger shall be made to merge the three:: existing, parcels comprising the project site prior to issuance of building . permits for the proposed remodel. 4. The proposed project shall be subject to SPARC review and approval with special emphasis on the following: a. review of proposed- alterations to the building. exterior to ensure architectural compatibility with the character of the downtown area. y b. review of proposed site improvements to ensure pedestrian and traffic safety, particularly during evening hours. C. review of plans for needed landscape improvements to promote site enhancement and screening of the trash enclosure area. d. review of existing and proposed signage for compliance with Zoning Ordinance Standards. 5. There shall be no storage or sale of vehicles on the site; no outdoor auto repair or storage or display of tires, motor oil or other products related to the business and no parking lot vendors (i.e. no sales of "laser art", velvet paintings,, tools, pottery,; etc.) . 6. The service station /convenience market shall conform with Zoning Ordinance Article 22. ("Performance Standards; inc. Noise; Vibration; Odors; Glare; Fire and Explosion Hazards; Heat; Electrical.. Disturbances; Smoke.,, Fumes, Gases, Dust; Wastes ") and Section 21 -403 et al ( "'Special Standards for Gasoline Service Stations"). 7. This use ; permit may' be.-recalled to the Planning Commission for review at any time due to complaints regarding traffic congestion,, noise generation, or other potentially objectionable operating characteristics. 4 .1 343 At such times, the Commission add /modify conditions of approval. may repeal the use permit or 8. No portable or movable display racks shall be permitted on the exterior II. GENERAL PLAN AMENDMENTS. 1,. Continued consideration of EIQ. 2;. Continued consideration of General Plan Amendment changing land use designation from Public and Institutional to Urban Standard Residential (up to 5 du /ac) on 1.4 acres of property located at rear of Veteran's Memorial building, AP No. 008 - 471 -06 (File No. 8.105C). The continued public hearing was commenced: SPEAKERS: Robert Harvey - County General Services Department - No plans for expanded County services here; Director of Reg ional Parks stated money will be used for repair of Veteran's Building in Pealuma. Mike. Jones - 89 Mission Drive - Funds already dispersed for repairs - has petition against density. Ann Jones - 89 Mission Drive - Considerable amount of noise from Veteran's Building - lot is open and cars use it for racing after hours. Wayne, Anderson - 16 Mission Drive - Lifetime resident of Petaluma, wants to retain this lot as open space; too much traffic in area already; may be low income housing - good idea, but wrong place for it; broken bottles and cars always in parking lot; member of Veteran's; land should be put in landbank for future use. Mike 'Jones - 89 Mission Drive - bowling alley not that close, Veterans Building has more of an impact to this site. 5 garounds . 9. The project proponent shall regularly maintain the premises to ensure that an accumulation of trash, litter or debris does not occur on -site. In addition, the proponent shall be responsible for removal of any litter deposited on the adjoining properties resulting from inappropriate management of the proposed business. 10. There shall be no indoor or outdoor seating provided for the on -site consumption of food or alcohol. 11. On- street parking along the B Street and Petaluma Blvd. So. street frontages shall be removed as required by City Engineering staff. 12. All requirements of the Chief Building Inspector and the Fire Marshal shall be met prior to issuance of building permits. II. GENERAL PLAN AMENDMENTS. 1,. Continued consideration of EIQ. 2;. Continued consideration of General Plan Amendment changing land use designation from Public and Institutional to Urban Standard Residential (up to 5 du /ac) on 1.4 acres of property located at rear of Veteran's Memorial building, AP No. 008 - 471 -06 (File No. 8.105C). The continued public hearing was commenced: SPEAKERS: Robert Harvey - County General Services Department - No plans for expanded County services here; Director of Reg ional Parks stated money will be used for repair of Veteran's Building in Pealuma. Mike. Jones - 89 Mission Drive - Funds already dispersed for repairs - has petition against density. Ann Jones - 89 Mission Drive - Considerable amount of noise from Veteran's Building - lot is open and cars use it for racing after hours. Wayne, Anderson - 16 Mission Drive - Lifetime resident of Petaluma, wants to retain this lot as open space; too much traffic in area already; may be low income housing - good idea, but wrong place for it; broken bottles and cars always in parking lot; member of Veteran's; land should be put in landbank for future use. Mike 'Jones - 89 Mission Drive - bowling alley not that close, Veterans Building has more of an impact to this site. 5 344 Steve Crook - 65 Mission Drive - Should be a park; impacts on neighborhood due to noise from. Veteran's Building - noise is more than 'bowling alley - houses should not be built; would County have as much liability as bowling alley? Jeanette Ramacciotti -Cozza - 73 Mission. Drive - No open space for. children now; no other parks in area: City should buy this property. Bob Harvey - Sonoma County - County required tc offer surplus land to entities - Sonoma County Community Development Commission has expressed interest in the property; ('Burbank Housing would like to develop) Mike McInnis - 49 Mission Drive too. many homes in area already. Commissioner Discussion Commissioner Read - Needs clarification that proceeds will be applied to Petaluma Veteran's Building. Commissioner Doyle - Would like Supervisor Harberson contacted regarding this problem. Commissioner Tarr - Would like to see another land use designation:. Commissioner Doyle - Can Commission write a letter to Supervisor requesting park lands dedication, etc.? Warren Salmons to meet with neighborhood and County representatives. The public hearing was closed. This item was continued to the Planning Commission meeting of July 25th. NEW BUSINESS - PU.BLIC HEARINGS III. CITY OF PETALUMA, CORONA/ ELY' SPECIFIC PLAN AREA PREZONING. (File No. 3.394) . 1. Consideration of pr:ezoning of various properties in the Corona /Ely Specific Plan Area prior to proceedings to annex those . properties to the City of Petaluma. The public hearing was opened. SPEAKERS: Duane Ballinger - 464 Ely Road - Waugh School District Representative - Availability of school facilities in question; school. sites should be moved. The public hearing was closed. C7 345 A motion was made by Commissioner Read and seconded by Commissioner Cavanagh to recommend to the. City Council adoption of the prezoning designations as described below: COMMISSIONER BENNETT - Yes COMMISSIONER CAVANAGH - Yes COMMISSIONER DOYLE - Yes COMMISSIONER LIBARLE - Absent COMMISSIONER PARKERSON* - Absent COMMISSIONER READ - Yes COMMISSIONER TARR - Yes To Planned Community District (PCD) APN 136-120-11 Church of Christ 136- 120 -9,10 Bank of San Francisco 136-120-5,18,22,23 Cader 136- 120 -21 Quaker Hill Dev. 136 - 120 -24 Swan 136- 120 -25 1st Baptist Church 136- 120 -15 Sonoma Associates 136- 120 -01 Santa Rosa Jr. College 137- 060 -01 Bollinger 137- 060 -19 McBail 137- 070 - 6,7,8,10,11 Grey To Agricultural (AG) 136-080-1,7 McDowell 137- 060 -9 Colabianchi 137 - 060 -10 Vossen 137- 060 -11 Collins 137- 060 -12 Corona Club 137- 060 -13 Brody To Industrial (M -L) 048 - 080 -01 Lorenz 137 - 060 -23 Gow 137- 060 -024 Seiffert In support of its recommendation, the Planning Commission makes the following findings: 1. The prezoning is not detrimental to the public health, safety or welfare because it will permit development to occur upon annexation in an orderly and logical manner consistent with the Corona /Ely Specific Plan and the Petaluma General Plan. 2. the proposed prezoning is in accordance with the land use recommendations of the Corona /Ely Specific Plan. 3. The prezoning will facilitate the completion of needed public improvements - particularly the creation of Sonoma Mountain Parkway and associated improvements - in a comprehensive, rather than incremental, fashion. IV. FRED SHOTWELL, AUTO BODY SHOP, 213 CINNABAR ROAD, AP NO. 0.19- 020 -20 (File 1.634). 1. Consideration of EIQ.. 2. Consideration of a Conditional Use Permit to allow an auto body shop in an existing building. The public hearing was opened. SPEAKERS: None 7 40 The public hearing was closed. A motion was made by Commissioner .Tarr and seconded by Commissioner Doyle to issue a mitigated. negative declaration based on the findings listed below: COMMIS'STONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER Findings BENNETT Yes CAVANAGH - Yes DOYLE - Yes LIBA.RLE - Absent PARKERSON* - Absent READ Yes T.ARR - Yes 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 = sustaining level's,, threaten to 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 numb_ er 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. The project is consistent with and further promotes the objectives, goals, and policies of the General Plan. A motion was made by Commissioner Doyle and seconded by Commissioner Cavanagh to .grant a conditional use permit based on the findings and subject to the conditions listed below: COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER BENNETT - Yes CAVANAGH - Yes DOY.LE Yes LIBARLE - Absent PARKERSON* Absent READ' - Yes TARR - Yes L 0 4. All requirements of the Chief Building Inspector, Fire Marshall and City Engineer shall be met prior to commencement of use including specifications for paint spray booths and /or rooms, exterior walls and openings. 5. Plans for disposal of hazardous waste materials shall be subject to review and approval of EOS and sewer use discharge permit must be obtained, prior to commencement of use. 6. The following site improvements shall. be completed prior to commencement of use, subject to staff review and approval: a,. Fencing shall be repaired. b':. Exterior of building shall be repainted where needed. c,. Debris shall be cleaned-up. d. All dead landscaping shall be removed. Existing landscaping areas shall be upgraded subject to staff approval,. Uprooted tree in front of building shall be replaced with one 15 gallon in size and double staked. Shrubs shall be a minimum of 5 gallon in size. All planting shall be maintained in good growing condition and required City approved automatic drip irrigation systems shall be fully maintained. e;. A sound reduction enclosure shall be constructed for compressors, generators and other noise generating equipment. f The existing larger- add -on shed structure along the east elevation of the building shall be removed. i . 9 Findings 1. The proposed use, subject to the conditions of approval, conforms to the intent and requirement of the Zoning Ordinance and the General Plan. 2. The proposed use will not constitute a nuisance nor be detrimental to the public welfare of the community due to the conditions of approval. Conditions 1. Hours of operation shall be limited to within the hours of 7 AM to 6 PM Monday through Friday, with no noise generation activity being conducted after 6 PM or on Saturday or Sunday. 2. The roll -up door on the west elevation shall be relocated to the east elevation, prior to commencement of use, subject to staff review and approval. 3. No backing out of vehicles onto Cinnabar Lane shall be permitted. Adequate turn - around space shall be provided to allow forward movement onto the public street. 4. All requirements of the Chief Building Inspector, Fire Marshall and City Engineer shall be met prior to commencement of use including specifications for paint spray booths and /or rooms, exterior walls and openings. 5. Plans for disposal of hazardous waste materials shall be subject to review and approval of EOS and sewer use discharge permit must be obtained, prior to commencement of use. 6. The following site improvements shall. be completed prior to commencement of use, subject to staff review and approval: a,. Fencing shall be repaired. b':. Exterior of building shall be repainted where needed. c,. Debris shall be cleaned-up. d. All dead landscaping shall be removed. Existing landscaping areas shall be upgraded subject to staff approval,. Uprooted tree in front of building shall be replaced with one 15 gallon in size and double staked. Shrubs shall be a minimum of 5 gallon in size. All planting shall be maintained in good growing condition and required City approved automatic drip irrigation systems shall be fully maintained. e;. A sound reduction enclosure shall be constructed for compressors, generators and other noise generating equipment. f The existing larger- add -on shed structure along the east elevation of the building shall be removed. i . 9 g. Parking lot shall be restriped to maximize number of spaces. 7. All activities conducted on the site shall, comply with Zoning Ordinance ,and. Municipal Code performance standards (noise., dust;, odor, etc.) . In particular, any noise ° disturbance created by the auto body shop will be required to be adequately mitigated through the City noise performance standards. 8. Any proposed alterations to the exterior' of the building shall be subject to administrative SPARC review. 9. No. storage of machinery, parts, equipment, debris, etc.. shall take place outdoors unless adequately screened to staff approval. 10. All trash containers shall be stored either indoors or behind the building at the south end within an appropriate enclosed area and out of public view. 11. Any damaged vehicles awaiting repair shall be stored indoors and out of public view. All work shall take place indoors. No repair work, dismantling, or servicing of vehicles, shall take place outdoors or in the public right -of -way. 12. Any future signs shall conform to the Zoning Ordinance Standards, and shall be compatible with the building architecture. Plans shall b be submitted for staff review prior to issuance of a sign permit. 13. This use permit may be recalled to the Planning Commission for review at any time due to complaints regarding, noise generation or other objectionable operating character:istics,. At such time the Commission may add and /or modify conditions of approval. V. JOHN FORD, 1221 KATHLEEN WAY, AP NO. 150 - 030 -30 (File No. 1.629. 1. Consideration of a Conditional Use Permit to legalize an existing accessory dwelling unit. The public hearing was opened. SPEAKERS Jim Reich,art - 1211 Kathleen Way - Problems with traffic /parking; on -site parking has been increased. Fred Ploured - 1224 Kathleen Way - Traffic /parking problems at end of street; very many renters (10 at some times); wants to keep single- family residential street. Scott Waterman - Traffic problems in area - too many renters, - unsafe for children to play in front yards. 10 i i Monica' Hernandez 1.216 Kathleen - too much traffic, speeders. Way - At least 14 children on this block Mark Lochern - Amount of traffic is too much; speeding or constant; strongly opposed to legalization of second unit. Sandy_ ! McMinn - 1204 Kathleen Way Number of renters is speeding too often on street; unsafe for children. this street is much too high; John Ford - Applicant - has had as many as four roommates and sister living an second unit; second story addition construction took longer than anticipated; apologized to -neighbors for inconvenience. 0 Commissioner Discussion Commissioner Tarr -Will vote for denial of use permit. co The public hearing was closed.. A motion was made by Commissioner Tarr and seconded by Commissioner Doyle to deny a conditional use permit based on the finding listed below: COMMItSSIONER BENNETT - No (because this will not solve problem) COMMISSIONER CAVANAGH - Yes COMMISSIONER DOYLE - Yes COMMISSIONER LIBARLE Absent COMMI'SSIONE'R PARKERSON* - Absent COMMISSIONER READ - Yes COMMISSIONER TARR Yes Fin dings : 1. The project may constitute a nuisance or be detrimental to the public welfare of those living in the neighborhood. VI. N ILTON FORMAN, KEOKUK HEIGHTS, 801 KEOKUK STREET, AP NO. 006 - 021 -04 (File No. 6.938). 1. Consideration of EIQ. 2. Consideration of a subdivision ordinance modification to allow two contiguous "flag" access strips in excess of 125 feet in depth. 3 Consideration of a tentative map to allow a 7 -lot single - family residential subdivision. The public hearing was opened. SPEAKERS: Bonnie; Mogel - Engineer for applicant - Expensive public improvements for this p:`roject;; improvements along Cherry Street could be done to minimize removal of oak trees; problems with grading: SPARC review at several stages; is proposed. 11 Im Jane Ganini - 50.1 Cherry Street - Does not want oak trees to disappear; does not want any more traffic on Cherry Street; should have an entrance on Keokuk. Diane Canada - 422 Cherry Street - Owns. adjacent property_ open creek on her property; has horses;. what will happen to flooding? Bonnie Mogel - Answers questions regarding drainage; SCWA has final approval. Vivian Coper - 411 Cherry Street - does not want oak trees to be removed; too much traffic already. Commissioner Discussion Commissioner Tarr Improvements along Cherry Street should be deferred. The public hearing was closed. A motion was made by Commissioner Cavanagh and seconded by Commissioner Read to recommend to the City Council finding for a mitigated negative declaration based on the findings listed below: COMMISSIONER BENNETT - Yes COMMISSIONER C'AVANAGH - Yes COMMISSIONER DOYLE - Yes C "OMMISSION:ER LIBARLE Absent COMMISSIONER PARKERSON* - Absent COMMISSIONER READ - Yes COMMISSIONER TARR - 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- sustaining 'levels, threaten to 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. 12 35 �J • I CJ 5. Any impacts related to the potential archaeological sensitivity of the site are mitigated through conditions of approval. 6. Impacts .related to the proposed removal of significant heritage oak trees are mitigated through the conditions of approval. 7. The traffic impact of this 7 -unit subdivision will be small relative to the current usage of the existing road network, and the anticipated impacts of the subdivision will be mitigated through conditions of approval requiring street improvements. 8. The potential adverse ` drainage impacts of the project are adequately mitigated through conditions of approval. A motion was made by Commissioner Doyle and seconded by Commissioner Tarr to recommend to . the City Council .approval of the Subdivision Ordinance Modification based on the three findings listed below: COMMISSIONER BENNETT - Yes COMMISSIONER CAVANAGH - Yes COMMISSIONER DOYLE - Yes COMMISSIONER LIBARLE - Absent COMMISSIONER PARKERSON* - Absent COMMISSIONER READ - Yes COMMISSIONER TARR - Yes Findirig s : 1. That there are special circumstances or conditions this property. (lot depth) affecting 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 Doyle and seconded by Commissioner Tarr to recommend to the City Council conditional approval of the tentative subdivision map based on the findings and subject to the amended conditions listed below: COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMIISSIONER COMMISSIONER BENNETT - Yes CAVANAGH - Yes DOYLE - Yes LIBARLE - Absent PARKERSON* - Absent READ - Yes TARR - Yes 13 352 Findings 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 as conditioned 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. 7. The design of the subdivision and the proposed improvements as conditionally approved 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. Conditions 1. Prior to submission of an application for SPARC review of the subdivision street and landscape improvements, an. inventory of the existing significant trees on -site shall be made by a qualified arborist. The arborist!s report shall include an assessment of the health and vigor of the trees, recommendations for retention or _ removal, and anticipated impacts of the. proposed project. Selection of arborist and scope of work shall be to staff approval at applicant's expense. In addition, the project applicant shall work with City staff and the arborist to determine feasibility of reconfiguring the proposed Cherry Street right -of -way improvements in order to preserve the existing two 36" oaks. Ultimate determination regarding feasibility shall r "est with staff. It is recommended :that improvements to Cherry Street be put off until improvements are needed. Bonding to cover future improvements shall be reauired. 2. Plans submitted at application for review shall reflect amendments resulting from efforts described under Condition 1, in addition to the following: a. Access for Lots 6 and 7 shall be shown from the proposed private drive. b. All trees proposed for removal shall be clearly identified. 14 353 c: Subdivision landscape plans shall include provisions for screen plantings along the northerly perimeter of the site as needed to protect the privacy of the residents of Lots 5 and 7. d Subdivision landscape plans shall include street trees placed no more than 25' on center along the Keokuk Street frontage and as feasible along the Cherry Street frontage. Clarification of the proposed species shall also be made on the map. i1. e Perimeter subdivision fencing design and location shall be detailed on the landscape plan.. Subdivider shall be responsible for installation of required fencing prior to development of the first lot. 3. Installation of the full driveway improvements along both "flags" of the proposed common access shall coincide with development of the first lot proposed to be serviced by it. 4. The property owner shall execute a . recorded easement providing for cross- access and maintenance of the proposed common private drive. 5. Temporary protective fencing shall be erected at the drip lines of all on -site trees to be preserved and all trees on neighboring property in close proximity to construction activities. The fencing shall be erected prior to any rough grading activity and shall be subject to staff inspection prior to issuance of a grading permit. 6. IYevelopment of individual lots within the subdivision shall be subject to administrative SPARC review for the following: i a Preservation of existing significant trees including native oaks where possible. b!. Appropriate site and architectural design and placement of interior fencing and landscape elements to ensure privacy, solar access, and security for neighboring residents. C. Proposed grading where necessary to provide proper site drainage, and to ensure compatibility of the building foundation with finished grade. d,. Appropriate driveway location and design to ensure proper visibility at street intersections. 7. The following requirements of the Chief Building Inspector shall be met prior to issuance of development permits: a. Demolition permit(s) is required for removal of existing buildings. b;. Where ground slopes greater than 1 on 10, foundations shall be stepped per UBC 2907(c) . c: Soils with expansion index greater than 20 require special design foundation per UBC 2904(h). 15 354 8. Compliance with the ''following requirements shall be subject to the specifications of the City Engineer: a. The developer shall comply with the amended Petaluma. Municipal Code Sections 20.36.010 and 20.3,6.020 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. b . Storm drainage improvement proposed by this development shall conform to S.. C . W . A . requirements and master drainage plan. C. This development shall be required to contribute a proportionate share of cost of the proposed S . C . W'. A . Master Drainage Plan improvement for the Cherry-Magnolia Drainage System. Contribution.., determined by the developer's engineer to the satisfaction of the City Engineer, shall be based on a ratio of runoff from site to runoff from the watershed. d.. Water service to thin development is proposed from existing Zone 2 water mains in Cherry and Keokuk Streets. The developer's engineer shall determine the need' for individual lot pressure reducing valves. If 'these regulators are required,, they shall be incorporated into the improvement plans. e. All publicly owned and maintained sanitary sewer mains located in private property shall be contained in its own exclusive :10' paved public easement or shall be constructed of ductile iron pipe. f. All publicly owned and, maintained storm drains located on private property shall be contained within an exclusive 10' public easement. g.. Lots 6 and 7 shall access off the private road rather than Keokuk Street. 9. The following requirement of the Fire Marshal shall be met prior to issuance of building permits: a. All roof covering materials installed on roof and/or- exterior walls shall have a minimum Class "B" flame spread rating. 10. The. project sponsor shall execute a binding agreement which shall stipulate that upon close of escrow of each residential dwelling unit in Keokuk Heights, 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 City estab.lisles 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 be either $150..00 per trip end or the Major Facilities Traffic Mitigation Fee, whichever is .less on a per unit basis. 11. This project shall participate in any future assessment districts or other funding mechanisms formed to improve areawide flooding or other 16 355 sub- regional problems for which development of this project is found to be a contribution factor. Major Capital Facilities Fees if found to be different 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. 12. 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 as necessary. Any other requirements of PG &E (as specified in letter on file with the Planning Department) shall be complied with. 13. Construction activities shall comply with applicable Zoning Ordinance and Municipal Code performance standards (noise, dust, odor, etc.) . 14. In the event that archaeological remains are encountered during g.rading., 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. 15. The following Special . Development Fees shall be applicable to this project: Sewer and Water Connection, Community Facilities, Park and Recreation Land Improvement, and School Facilities. 16. Applicant shall be responsible for compliance with General Plan requirements regarding provision of affordable housing. Option for dompliance must be established through an agreement with the City prior to approval of Final Map. i VII. SONOMA SUMMIT VENTURES, VICTORIA SUBDIVISION (FORMERLY KNOWN AS SONOMA 'HIGHLANDS) (File 3.304B). , 1. Consideration of amendments to two previous conditions of approval requiring, SPARC review of all custom homes to permit administrative design review by City staff, and addressing specific park improvements to County parklands to defer improvement design to County Parks staff. The public hearing was opened. SPEAKERS: None. The public hearing was closed. A motion was made by Commissioner Cavanagh and seconded by Commissioner Read to recommend to the City Council approval of the proposed amendments amending Resolution No. 86 -151 as described below: 17 356 COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMIS'SIONER COMMISSIONER BENNETT - Yes CAVANAGH - Yes DOYLE - 'Yes LIBARLE - Absent. PARKERSON:* Absent READ - Yes TARR - Yes 1. All custom homes shall be subject to administrative SPARC review. 2. The developer shall install at time of development of Oxford Court (formerly Brewster Court) all `improvements within the 42± acres of parkland dedicated to the County of Sonoma deemed appropriate by the Sonoma County Regional ,Parks Department as set forth in written communication to the City of Petaluma dated June 6, 1989. VIII. CITY OF PETALUMA, ZONING ORDINANCE TEXT AMENDMENTS ( Continued from 4/25/89 meeting.) , ( File 7.119). 1. Consideration of text amendments for modification to the requirements on accessory dwellings; establishing pre- existing uses at the time of annexation as permitted uses . in the Agricultural' (AG) Zoning District, and 'requiring a conditional use permit for an expansion of those uses; and modifying the formula for calculating on -site sign area 'for _shopping centers. The public :,hearing was opened and continued to the Planning Commission meeting of June 27th.. ADJOURNMENT: 10:45 PM. 18