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HomeMy WebLinkAboutMinutes 06/27/1989357 PETAL' UMA PLANNING COMMISSION June 27, 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, .Doyle, Libarle, Parkerson *, Read COMMISSIONERS ABSENT: Cavanagh, Tarr STAFF: Warren Salmons, Director Pamela Tuft, Principal Planner Mike Moore, Principal Planner Gary Broad, Associate Planner Jenny Cavanagh, Assistant Planner Teryl Lister,- .Assistant Planner * Chairman APPROVAL OF MINUTES Minutes of June 13, 1989 were approved as corrected. 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: None. DIRECTOR'S REPORT None. 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 1 350 be filed with the City Clerk. The appeal stall state specifically the grounds for the appeal and the relief sought by the applicant. CONSENT CALENDAR Recommendation to' the City Council. regarding the status of Corona Road in Corona /Ely Annexation No. 1. A motion was made by Commissioner Bennett and ,seconded by Commissioner Read to recommend to the City Council that in its ,petition to LAFCO, it specifically request the waiving of annexati'ori of that portion of Corona Road shown on annexation. map as outside of. proposed annexation area based on the following findings. COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER CHAIRMAN PAP Findings BENNETT - Yves CAVANAGH -'Absent DOYLE - Yes LIBARLE - Yes READ - Yes TAR'R - Absent KERSO'N - Yes 1. It has been the intent of the City of Petaluma and the Corona /Ely Specific Plan to preserve Corona Road as a two -lane rural road„ and by doing so, preserve the mature trees and natural features that exist . along the road. Annexation of the road would necessitate improvements to .current City standards and the probable loss of its unique characteristics as well as a significant burden to those owners required to improve their frontage. 2. The proposed annexation purposely excludes a number of small, predominantly agricultural properties along Corona Road because the owners have expressly objected. to being included in the annexation or the properties have minimal development potential. If the City were required to annex all of Corona Road, those small properties would also have to annex to avoid becoming County islands. 3. Urban development and services will be focused away from Corona Road and toward Sonoma Mountain Parkway. Extensions of sewer and water connections will come from mains installed along the Parkway,; and access, even to parcels immediately adjacent to Corona, will be toward the Parkway. 4. Storm drainage for the developing: area will be directed away from Corona Road and toward improvements within the Specific Plan area (see Figure 3 -3 of the Specific Plan). 5. That portion of Corona Road in the annexation area is included in order to facilitate improvements to Corona anticipated by the formation of the North McDowell Assessment District and the interim. connection of Sonoma Mountain Parkway to Corona. Traffic analysis completed as part. of the preparation of the Specific Plan suggests that the Parkway E I RM Will redirect traffic that might otherwise use Corona Road, thereby allowing Corona to remain at its present County configuration. CONTINUED PUBLIC HEARING I. CITY OF PETALUMA, ZONING ORDINANCE TEXT AMENDMENTS (Continued from 4/25/89 and 6/13/89 meetings), (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 CD permit for an expansion of those uses; and modifying the formula co for calculating on -site sign area for shopping centers. cc A motion was made by Commissioner Libarle and seconded by Commissioner cc Bennett to recommend to the City Council that the proposed Zoning Ordinance Amendments regarding accessory dwellings and permitted uses in the agricultural district be adopted based on the amended findings listed below c . COMMISSIONER BENNETT - Yes COMMISSIONER CAVANAGH - Absent COMMISSIONER DOYLE - Yes COMMISSIONER LIBARLE - Yes COMMISSIONER READ - Yes COMMISSIONER TARR - Absent CHAIRMAN PARKERSON Yes Findings 1. The amendments are not detrimental to the public health, safety, or Welfare because they are not substantial revisions of existing regulations. 2. The amendments more clearly reflect the intent of the applicable sections of the zoning ordinance and simplify the administration of those regulations. 3. The amendments are consistent with the General Plan and other applicable city plans and policies. The public hearing was continued until the August 8, 1989 meeting regarding modifying the formula for calculating on -site sign area for shopping centers. PUBLIC HEARINGS II. FOWLER, 760 BODEGA AVENUE, TENTATIVE MAP EXTENSION, AP NO. 006 - 480 -21, (File 6.798F) . 1. Consideration of requested Tentative Map extension. 3 1 �. The public hearing was opened. SPEAKERS Mrs. Fowler - requested a six month extension instead of two months as recommended by staff. The public hearing, was closed. A motion was made by Commissioner Doyle and seconded by Commissioner Libarle to approve a 6.0 -day extension for final map filing with all original conditions of approval remaining in effect: COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER CHAIRMAN PAP BENNETT - Yes CAVANAGH -'Absent DOYLE - Yes LIBARLE Yes READ - Yes TARR - Absent XERSON - Yes. III. HOOTS AUTO ELECTRIC, 501 LAKEVILLE HIGHWAY, AP No. 007- 102 -03, (File 1.635). 1. Consideration of EIQ. 2. Consideration of Conditional Use Permit to allow major auto repair shop. The public hearing was opened. SPEAKERS: Dick Lieb 1 Bodega Avenue, ,Petaluma - representing applicants;, is aware of parking situation; no problem with trucks; wants to develop into a mini - auto center with compatible businesses; would' like authorization for sign in public right -of -way; wants condition requiring undergrounding of utility lines deleted; would like to put in storm drain now and trade off on storm drainage, impact fees. John Barella 431 Payran Street wants to put pipeline (storm drain) in now in lieu of paying flood fees. Estimated cost for 60 inch pipe is @ $75.00 /ft. for 3'00 feet. The public hearing was closed. A motion was made by Commissioner Bennett and seconded by Commissioner Read to direct staff to prepare a mitigated negative declaration based on the findings listed below: COMMISSIONER BENN.ETT - Yes COMMISSIONER CAVANAGH - Absent COMMISSIONER DOYLE Yes COMMISSIONER LIBARLE - Yes 4 361 COMMISSIONER READ Yes COMMISSIONER TARR - Absent CHAIRMAN PARKERSON - 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, 0) threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or IE eliminate important examples of the major periods of California history co 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. 6. Potential adverse noise impacts are mitigated. by the site's substantial distance from noise- sensitive receptors such as housing. A motion was made by Commissioner Libarle and seconded by Commissioner Doyle to grant a conditional use permit based on the findings and subject to the amended conditions listed below: COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER CHAIRMAN PAP BENNETT - Yes CAVANAGH - Absent DOYLE - Yes LIBARLE - Yes READ - Yes_ TARR - Absent XERSON - Yes 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 project will not constitute a nuisance nor be detrimental to the public welfare of the community due to the conditions of approval. 5 362 r'nn riitinn a 1. A General Plan amendment to Thoroughfare Commercial and subsequent rezoning to Highway Commercial must be adopted prior to issuance of a building permit. 2. Development of the site shall be subject to SPARC review with particular emphasi's on the following: a. Parking shall conform with all City Standards including but not limited to minimum width,, length, and back -up area; provision of one handicap space to accommodate side- loading vehicles; adequate truck turnaround. b. Landscaping shall be provided to adequately soften (what is indicated on the architectural drawings as) the west building elevation and to serve as vehicle overhang adjacent to the walkways. C. Appropriateness of chain links with redwood slat fencing. d. Timing of demolition of the existing building relative to the completion of the new building and associated improvements. 3. All work shall take place either indoors. or out of public view. Any work, which does take place outdoors shall be screened from view and shall be minor in nature (e.g., does not create noise, does not involve dismantling, etc.), subject to determination by Planning staff. 4. 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 operating characteristics. At such time,, the Commission may repeal the use permit or add /modify conditions of approval. 5. A landscape maintenance agreement guaranteeing perpetual maintenance of all. landscaping in the public right -of -way shall be filed with the City prior to occupancy. 6. Concurrent with each building permit application for tenant improvements, the building owner shall, provide to the Planning Department a written certification of the following: a. Number of employees (by type of use) for the lease space in question. b. Number of square feet per type of use (office, manufacturing, warehouse, etc..) for the lease space in question. n C. Remaining lease space area available. d:. Cumulative total of a and b above for any previously approved tenant improvements. 0 3 613 7. Signs shown on plan are not approved as part of this project. Sign permits must be obtained through the Building Department, and be designed to conform with the zoning ordinance to staff SPARC satisfaction. 8. The following development fees shall be applicable to this project: Storm Drainage Impact subject to Council ;approval of credit against storm drain construction Sewer and Water Connections and Community Facilities Development. 9. As proposed, hour's of operation shall be 8:00 AM to 5:00 PM Monday through Friday. 10. All activities conducted on the site shall comply with Zoning Ordinance and Municipal Code performance standards (noise, dust, odor, etc.) . 11. No storage of machinery, parts, equipment, debris, etc. shall take place outdoors unless adequately screened to staff approval. 12. Any visually damaged vehicles awaiting repair shall be stored indoors or out of public view. 13. The project sponsor shall comply with all applicable City policies and ordinances regarding development in Floodplain Combining districts, including regulations requiring finished floor elevations at least 12 inches above base flood levels, and other regulations contained in Zoning Ordinance Article 16 and Municipal Code Chapter 17.30 "Storm Drainage Impact Fees". 14. All requirements of the building division shall be complied with, including: a. Demolition permit required prior to removal of any structures. b`;. Site drainage and all utilities must be shown on site plan. C. Indicate group occupancy of building and type of construction. d. Any building over 8,000 sq. ft. requires sprinklers." 15. All requirements of the Engineering Department shall be complied with, including: a.. Need storm drain easement dedicated in accordance with SCWA Master Plan 22. b: Landscaping along frontage could cause site distance problems. Developer's engineer needs to verify. c�. Above - ground utilities fronting or traversing the site shall be undergrounded or a legally binding agreement shall be executed guaranteeing, on a fair share basis, participation in a future under grounding, ,subject to approval of the City Engineer 7 1 I- ,� a 16. All requirements of EOS shall be complied with, including a. Discharge of materials from automotive repair work is prohibited. b. A list of processes to be conducted by /at the facility must be submitted to the Industrial Waste Department. C. A sewer discharge permit application must be filed (to include a drawing of sewer lines and connections) . 17. All requirements of the Fire Marshal shall be complied with, including: a. Building shall be protected by an automatic fire extinguishing system as required by section 10.308A of the 1985 Edition of. the Uniform Fire Code. b. Provide one fire extinguisher 2A rated A B C dry chemical type for each 3,000 square feet of floor space. C. Post address at or near main entry door - minimum two inch letters. d.. No extention cords. All equipment and appliances shall be direct plug-in. e. Provide metal or flame retardant plastic waste cans.. f. Provide KNOX box for key control located on building as required by the Fire Marshal. g. Two fire hydrants required as marked on plans (on file in the .Fire Marsha'l's office).. . IV. SKIKOS, FRUIT 'STAND /CONVENIENCE MARKET, 1110 PETALUMA BLVD. NORTH, AP NO. 19- 030 -03, (File 1.630) 1. Consideration of EIQ,. 2. Consideration of Conditional Use Permit to allow a convenience market. The public hearing was opened. SPEAKERS: Phil Skikos owner - wants, to sell beer and wine and other products; is not a convenience market, but a produce market; has pending approval from ABC Board to sell wine. The public hearing was closed. This item, was continued to the Planning Commission meeting of July 11, 1989, in order for staff to clarify parking,, define what a fruit market is, and allow for applicant to provide a list of items he proposes to sell. 8 365 V. REDWOOD. PLAZA SHOPPING CENTER, N. MCDOWELL AND OLD REDWOOD HIGHWAY, 7 -11 STORE, FAST FOOD RESTAURANT, AP NO's 137 - 011 -10 AND 11, (Files 1.631, 1.632, 1.6 1: Consideration of EIQ. 211 Consideration of Conditional Use Permits to allow a convenience market (3,00.0± sq. ft.) fast food restaurant (2,200± sq. ft.) and shopping center (21,600± sq.ft.) on a 2.3± acre site. The public hearing was opened. SPEAKERS: Dick Lieb : 1 Bodega Avenue, representing Park - Abrams - doesn't feel architecture has a Spanish theme; doesn't feel Country West should be conditioned; Country West has been very cooperative with Park- Abrams; wants two 'phases for driveway situation. Frank Lavezzoli owner Lavezzoli Deli in Country West Center, 1390 N. McDowell Blvd. - traffic and parking not improved; questions the addition of another food business (presently four food service businesses in the area) . Bill White developer for Redwood Business Park - feels there is a need for more services in the area; regarding median cut in Old Redwood Highway, would like more time to review { Mr. Tilton's comments. Keith Jones B &J Enterprises (Petaluma Tire and Brake) - happy to see lot being developed; working . on litigation concerning the eleven parking spaces. a Dennis; Patterson co -owner of Petaluma Tire and Brake - supports co -use o the existing eleven parking spaces. The public hearing was closed. A motion was made by Commissioner Libarle and seconded by Commissioner Doyle to adopt a negative: declaration with mitigations based on the initial study, with the findings listed below: COMMISSIONER BENNETT - Yes COMMISSIONER CAVANAGH - Absent COMMISSIONER DOYLE - Yes COMMISSIONER LIBARLE - Yes COMMISSIONER READ - Yes COMMISSIONER 'TARR - Absent CHAIRMAN PARKERSON - Yes E 366' Findings 1. Potential significant impacts related to circulation have been mitigated through the preparation of a traffic study and the conditioning of the use permits. 2. Potential significant impacts related to land use and aesthetics have been mitigated through the conditioning of the use permits and the establishment of guidelines for SPARC project review. 3. Potential significant impacts related to earth /water., light, and glare, human health and cumulative impacts have been mitigated through the conditioning of the use permits.. 4. No other significant land use or environmental impacts have been identified for the proposed uses or design of the site. A motion was made by Commissioner Doyle and seconded by Commissioner Libarle to grant a use permit for Redwood Plaza based on the findings and subject to the amended conditions listed below: COMMISSIONER BENNETT - Yes COMMISSIONER CAVANAGH - Absent COMMISSIONER DOYLE - Yes COMMI'SS'IONER LIBARLE - Yes COMMISSIONER READ - Yes COMMISSIONER TARR - Absent CHAIRMAN PARKERSON - Yes Findings 1. These use permits as conditionally ; approved will not result in significant environmental or land use impacts. A negative declaration, with mitigations, has been adopted. 2. The proposed uses, as conditioned, are consistent with the: City of Petaluma Zoning Ordinance and the Highway Commercial Floodplain Combining District. 3. The project; as conditioned, is, consistent with the City of Petaluma General Plan and the Retail Commercial designation. Conditions ShooDing Center Use Permit: 1. This use permit shall permit a 21,600± sq,. ft. shopping center 'including 11,350±, sq. ft. of commercial shops and a 5,000 sq. ft. sAdown restaurant. Conditional uses as specified by the Zoning Ordinance shall be permitted, subject to obtaining a conditional use permit prior to the issuance of building permits andtor occupancy. Site design shall, substantially conform to attached- plans dated May 9, 1,989 ('prepared by Park /Abrams) except where modified by these conditions of approval. 10 3G7 2. The 5,000 sq.ft. restaurant shall be of a sitdown nature and is expressly prohibited ' from any . future conversion to a fast food restaurant. Only one fast food pad shall be permitted in the center. 3. Any proposed project phasing shall be submitted to the Planning Department for approval prior to the issuance of any building/ grading permits for this site. All on -site landscaping, parking areas and driveways shall be provided in conjunction with the first phase of development. Future building pads shall be landscaped with, at a minimum, lawn or ground cover and provided with in- ground irrigation. N 4. The following requirements of the Fire Marshal shall be met: (For restaurant): a.. Provide metal or flame retardant plastic waste cans. b. Provide fire extinguisher 4A -40BC rated dry chemical type. C ;. Install an approved automatic fire extinguishing system to protect all cooking equipment. d. Two sets of sprinkler plans are required for fixed fire extinguishing system for kitchen. e. No extension cords. All equipment and appliances to be direct plug in. f +. Permits required for fixed fire extinguishing system for kitchen. g. Provide one 40 -BC rated dry chemical fire extinguisher in kitchen. (For Shopping Center) : a. Provide fire extinguishers 2A rated ABC dry chemical type as required by Fire Marshal. b. Building shall be protected by an approved automatic fire extinguishing system as required by Section 10.308 -A of the 1985 Edition of the Uniform. Fire Code. cl. Permit required from Fire Marshal prior to installation of fire extinguishing system. d. Permit required for alarm system prior to installation. e,. Provide KNOX Box for key control located on building as required by the Fire Marshal. f;. Post address at or near main entry door - minimum two inch letters. 'g. Provide electrical conduit from post indicator valve to alarm panel location. h. Check valve in Fire Department connection to be installed above panel. ?. Two inch clearance shall be provided around fire sprinkler lateral. 31. Any building , or portion of a building used for high pile storage shall conform to Article 81 of the 1985 Edition of the Uniform Fire Code. Include smoke removal, venting and Fire Department access to building. 11 is'1• 5. The buildings,, landscaping., parking and internal circulation shall be subject to review and approval by the Site Plan and Architectural Review Committee ( SPARC) prior to issuance of building permits. Prior to SPARC review, the plans shall be revised by the applicant to reflect the following items: a : --- �-hes���oircltions- bf- approv�1: the -- Proposed- be eomp�atib�c�ant�r- gencm�- arckifieet�rr -rl- tkemes- �rit�rt�-�it�s ; a. SPARC shall_ consider the project in context of the contemporary appearance of this area of Petaluma, but not necessarily ' to try to achieve 'compatibility with the existing center c-b. Expanses of blank. wall, particularly those visible from street frontages, shall be avoided. d: c. Accurately diagram all existing and proposed property lines. e - - ors - - bq�the- �?lanrrtn��oTrrmissirrri -- either-: ----- -- - - -4 -- Ax- cIAtec tore = sir -cvmr4inient- that- of- -&hop!pmg Ferrtez� �rr�esms -of- style -,-- materials ; - btrilr�rct -sign program ; or ----- - - - - -2 , --- Az-chtecturalarrs �irzrH- be- tlrmiherb,- inc}udin;g -post -and ----- tiYire- estimates; --to -- show-- hmrr- tlie-- e�ist7ngg- shopFrin-g -- center c o a�c1- bz- rertov�ated- �v- integrate - w tk -the - ncar - c�±�±- 6. Any outdoor seating to serve patrons or building expansions shall be limited based on available parking as determined by staff. 7. A. master sign program for the shopping center shall be submitted for SPARC review. The master sign program shall limit free- standing signs to two 5 low profile monument style (are per street frontage ).. Final sign design and location shall be subject to SPARC approval. 8. This project is subject to the approval of the San Francisco Regional. Water Quality Control Board, prior, to the issuance of building/ grading permits (in response to possible soil and /or groundwater contamination from past and /or present uses) 9. Plans shall be submitted for SPARC review which include the location of all existing structures to be removed. A demolition permit shall be obtained from the Building Inspector prior, to any removal. 10. The following requirements of the City Engineer shall be met: a. Developer shall pay fair share of cost of restriping North McDowell per City's plans prior to issuance of building permit. b. Cross -over parking and access easements shall be provided along all interior property lines, including those with Country West, to staff. satisfaction prior to issuance of building. permits. C. All driveways removed. or relocated shall be replaced with City Standard curb, ' gutter and sidewalk. d. On- street parking shall be prohibited ,along project site North McDowell. and Old Redwood Highway 'frontages. e) Developer shall stripe and sign bike paths along Old Redwood Highway prior to occupancy. 12 369 0 f) Development shall be submitted to Sonoma County Water Agency for review and approval prior to issuance of building or grading permits. g) All new utility services 'from this development (PG &E, Viacom, telephone) and all existing overhead utilities fronting or traversing any portion of the site shall be placed underground. h,) All property owners shall participate in assessment district(s), mitigative fees or other funding mechanisms which may be formed or required by the City for design, review, formation, construction and /or maintenance of major flood mitigation and traffic circulation projects that affect or are affected by this project site. This project's ultimate "fair share" responsibility toward these improvements shall be determined by the City Council. This may include a future Rainier Avenue benefit assessment district. 11. The following requirements related to circulation shall be met, subject to the approval of City staff: a) Traffic Impact Mitigation fees of $50.00 per added daily vehicle trip shall be paid prior to the issuance of a building permit. The project contribution is $80,000 (1,600 primary trips X $50.00) . b) All access driveways shall be curb - return type driveways. c} --- A- 1ternatc- aec�- bo-- Redwmor6 -B +re- sha +l- -be- -gursue&. ---- d4 --- fternatc -- access-- to-- eq�rara-- �enrt- £nxerress•- 'ark-- �1ra11- be Pyre ---- -e� - -- 1re- -com rimed-- shopgirig -c ca ter- shrnll - -be - imrtecP� to- -tronc- rivevvaps o n- *ortir -M c DvweH- $otrle v-artr. ---- -f } - -- Parkin- 1agYrtxt- -tinit�irr -tyre-- e�i-sting- -E,rnzntry - west - whopping- Genter sha +l- be -rules grre-&- sa--th- at-parkin g -- aisles- are- -perpenrlica}ar - to the - Major - +m— Hdiing- 4Torrtage- a-s -ARerr ate- -Site -P+an A - . h- c) Circulation layout for SPARC review shall be consistent with the schematic circulation system provided in tkis•--report --&S--Staff �rltcrnative - Sit�lan --(r. Alternate A -2 (page 50, Traffic Impact Analysis Redwood Plaza, Allan Tilton, May 1989 . The existing driveway into Country West off North McDowell, not shown in Alternate A -2, may continue to be used.; however,' its removal, as shown in Alternate A -2, conceptually represents desired future circulation r) d} : A left turn into the project from Old Redwood Highway by removing a portion of the existing median is not approved within the authority of this use permit. Installation of said left turn lane is subject to separate City Council approval. g� 12 . The developer shall make a good faith effort to meet the following conditions c; d -arr -f prior to SPARC review: Alternate access to Redwood Drive shall, be pursued. Alternate access to Sequoia Court Business Park shall be pursued Parking layout within t shall be redesigned so the major building fron Traffic Impact Analvsis existing Country West Shoppi at parking aisles are perpen e as shown in Alternate A -2 dwood Plaza, Allan Tilton, Ma) Center filar to Qe 50, 13 Im Shopping center development may proceed , prior to meeting these conditions, subject: to Planning Department approval, upon providing documentation to the Planning Department, including the request to and response of adjacent property owners, to show that a good faith effort was made. Planning Department will, if requested., facilitate meetings between involved parties. 4 Circulation /parking plans submitted for SPARC approval shall meet the following conditions: ' a) Compact spaces shall be distributed throughout the center. b) The parking area north of the restaurant shall be redesigned to allow additional room. for entering cars to stack while cars are entering /exiting parking spaces,. c) Parking area for trash removal vehicles shall be designated on plans so as to attempt to avoid blocking main accessways. d) Loading areas shall be provided and identified. }3 Landscaping within the North McDowell Blvd and Old Redwood Highway right -of -way shall be .installed by the owner /developer and maintained by the owner / developer in perpetuity.. Said landscaping shall be removed by the owner at his cost if required for future City roadway improvements. -1415. Landscape plans for SPARC approval shall meet the following requirements: a) The on -site landscape. ,strip along McDowell Boulevard North shall be increased to fifteen (15') feet. b) Mounding. shall be 'increased from two feet to four feet wherever feasible. c) Additional landscaping shall be provided around building exteriors, particularly around 'blank walls. d) Heavy landscaping shall be provided along street frontages. -15 This .project shall be subject to payment of storm drainage impact fees per Municipal Code Chapter 17.30. -1617. Deliveries shall be made from on -site only, not from the street. 44 A grading /drainage plan shall be submitted for approval prior to the issuance of a building permit. -1$ All finished floor elevations shall be at least twelve (12) inches above the base flood elevation pursuant to Council policy. Each finished floor elevation . shall be certified as to its conformance to current policy or ordinance to the satisfaction of the Chief Building. Inspector prior to building , occupancy. Plans submitted for SPARC review shall include existing- site elevations and proposed finished floor elevations. -19 A lighting . plan shall - be. submitted to SPARC for review and approval, including the design; type, location and intensity of all 14 3'71 proposed lighting, The ..minimum intensity lighting shall be provided for the intended use. 38 No storage or sale of vehicles shall be permitted on the site nor shall parking lot vendors (i.e., "laser art" sales, tools, pottery, etc.) be permitted. Special activities shall be permitted subject to obtaining a `,Zoning Permit. 3 All above ground meters and transformers shall be shown on plans and screened with landscaping materials subject to SPARC approval. Any combination of earth berms and landscaping may be used to accomplish said screening. 33 Trash enclosure screens shall be protected from vehicular movements with minimum three foot wide curbed landscape buffers, and shall be designed to conform with all specifications of the City Trash Enclosure Screen Design Standards. 3324. Temporary signs shall be permitted only in accordance with Zoning Ordinance provisions. 3425. Existing underground utilities, if any, shall be shown on plans submitted for SPARC approval. Any underground utilities shall either be, relocated and /or maintenance easements provided where appropriate to, the satisfaction of the City Engineer prior to issuance of building permits. It is expected that no utilities will be permitted beneath buildings. 33 : - -�'- ire-- apglrc-�- shai�� ear -thy- most --c7f - k�scape- �emova� -fmm- ire -$�d R-ed- mood -4 g4rwa7 medi=- antP4cvelopmerrt- Yrf-w-4eft hzrn - iane - inter - the s�oppirrg- c enter- i- f- perm +7- t+m-- Ei-t -y—C imcr- .- --1-f- -tire- hnidlscape Kre�iarr-is -left - intact; - tire•--appliearrt- -siraH- ire-- respo�bfe- for- 4ri-s-- -fair sizare-- of- �irsta�latioxi- arrcf- rrraintenan- ce- �+sts; ta--tir� satsfactirnr - of -tke Fitp- Errgirreer- 26. This development. shall T)av its, fair share of costs associated with an alteration of the existing Old Redwood Highway median to provide a left turn lane into Country West /project site, and its fair share o maintenance costs for the median. Fair share of costs shall be as determined by the City Council 27. Prior to the issuance of a building permit for the proposed 5, 000 sq. ft'. restaurant, or an alternate building if approved by the Planning Director, the applicant shall verify to Planning Department satisfaction that the eleven spaces north of the restaurant are available for use of the shopping center. Conditions (For Fast Food Restaurant) 1. This use permit shall allow a 2,240± sq.ft'. fast food restaurant with a drive- through window. Restaurant location shall substantially conform with the attached site plan dated May 9, 1989 (prepared by Park /Abrams). 15 372 2. The applicant shall submit a litter control plan as part of the . SPARC review application. The site shall be regularly maintained to ensure that an accumulation of trash, litter or debris does not occur. 3. A sign program for the restaurant shall be developed and submitted as part of the SPARC application package. The restaurant's signs must conform to the center's sign program. 4. Parking lot and accent lighting shall conform to the lighting program for the center. 5. The is project is subject to SPARC approval. Special items of concern that SPARC shall address include, but are not limited to: a. Berms and /or heavy landscaping to screen the drive- through lane from the street. 6. All conditions of approval of use permit 1.632 to allow a shopping center shall be in full force for the development and operation of this facility. 7. This use permit may be recalled to the Planning Commission for review at any time due to complaints regarding traffic congestion, no generation, or other potentially objectionable operating characteristics. At such times, the Commission may repeal the use permit or add/modify conditions of approval. Conditions ( Convenience Market) 1. This use permit shall allow a 3040+ sq. ft. convenience market with 24 -hour service Convenience market location shall substantially conform with the attached site plan dated May 9, 1989 (prepared by Park /Abrams) . 2. All conditions of approval of use permit 1.632 to allow a shopping center shall be in full force for the development and operation of this facility. 3. 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 negative operating characteristics. At such time, the Commission may repeal the use .permit or add /modify conditions' of approval,. 4. There shall be no open storage of equipment, - materials, :trash, litter or packaging. The site shall be regularly maintained to ensure that an accumulation of trash., litter or debris' does not occur on- site. A litter control plan shall be submitted as part of SPARC review. 5. All trash bins and /or garbage cans shall be fully contained and screened. 6. No portable or movable display racks shall be permitted on the exterior grounds. 16 373 7. There shall be: no indoor or outdoor seating provided for the on -site consumption of food or alcohol. 8. A. sign program for the convenience market shall be developed and submitted as part of the 'SPARC application package. The convenience market's signs must conform to the center's sign program. PLANNING MATTER (� VI. NORM JOHNS, INTERPRETATION OF COMPLIANCE TO AUTOMOBILE REPAIR, MAJOR. A motion was made by Commissioner Bennett and seconded by Commissioner Doyle , ,to find Norm Johns' engine repair shop in compliance with the use co permit as automobile repair, major. COMMISSIONER BENNETT - Yes COMMISSIONER CAVANAGH - Absent COMMISSIONER DOYLE - Yes COMMISSIONER LIBARLE - Yes COMMISSIONER READ - Yes COMMISSIONER TARR - Absent CHAIRMAN PARKERSON - Yes ADJOURNMENT 10:20 PM 17