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HomeMy WebLinkAboutMinutes 07/25/1989387 0 PETALUMA PLANNING COMMISSION July 25, 1989 REGULAR MEETING Tuesday, 7 :00 p.m. CITY COUNCIL CHAMBERS, CITY HALL PETALUMA, CALIF. I PLEDGE OF ALLEGIANCE TO THE FLAG ROLL CALL COMMISSIONERS: Bennett *, Doyle, Libarle, Parkerson, Tarr T �. co COMMISSIONERS ABSENT: Balshaw, Read I STAFF: Warren Salmons, Director Mike Moore, Principal Planner { Gary Broad, Associate Planner * Chairman 1 APPROVAL OF MINUTES Minutes of July 11, 1989 were approved with corrections to pages 7 and 10. PUBLIiC 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 l their time will be allotted so that the total amount of time allocated to this agenda item will be 15 minutes. Speakers None. I , COMMISSIONER COMMENT Chairman Bennett thanked Commissioner Parker I son for his service as Chairman for the last year. CORRESPONDENCE None. DIRECTOR'S REPORT 1989/90 Work Program. _ i 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 f1 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. GENERAL PLAN AMENDMENT ( Continued from 6/.13/89 meeting ) 1. 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). This item was continued to the Planning Commission meeting of , September 26, 1989. II. MIREMONT, 210 CHERRY STREET, AP NO.'s 006- 031 -03, 16; (File No. 6.941) . (`Continued from 7/11/89 meeting) 1. Consideration of EIQ. 2. Consideration of a Tentative Map to allow an 8 -16t -residential subdivision. (Chairman Bennett reviewed the tape of the meeting of July 11 and will vote on this item. ) Greg Freitas (Applicant's representative) - expressed concern with the legality of the condition requiring SPARC review, but stated that the applicants had no objections to any of the conditions. (The public hearing for this item was closed at the meeting of July 11, 1989.) A motion was made by Commissioner Parkerson and seconded by Commissioner Libarle to recommend finding for a Mitigated Negative Declaration based on the following finding's,: COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER CHAIRMAN BEA Findings BALSHAW - ABSENT DOYLE - YES LIBARLE - YES PARKERSON YES .READ - ABSENT TARR ­YES f NETT - 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 levels, threaten to eliminate a plant or 2 BE 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 g . 3. The project, as conditionally approved, does not have impacts which are individually limited, but cumulatively considerable. co 4. The project, as conditionally approved, does not have environmental IE e!ffects which will cause substantial adverse effects on human beings, co either directly or indirectly. r 5. The traffic impact of this eight -unit subdivision will be slight, relative to the required improvements and capacity of the existing road network and the impact of the subdivision will be mitigated through conditions of approval. 6. The potential adverse drainage impacts of the project are adequately I itigated through conditions of approval. 7. C of approval . and site design adequately mitigate potential adverse impacts on the scenic qualities and plant species of the site. A motion was made by Commissioner Parkerson and seconded by Commissioner Doyle to recommend to the City Council approval of the Tentative Map based on the findings and subject to the amended conditions hste&, in the staff report dated July 25 as follows: COMMISSIONER BALSHAW - ABSENT COMMISSIONER DOYLE - YES COMMISSIONER LIBARLE - YES COMMISSIONER PARKERSON YES COMMISSIONER READ - ABSENT COMMISSIONER TARR -YES CHAIRMAN BENNETT - YES 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. 3 390 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. 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. 9. Due to. width and topographic c_ onditions of Cherry Street, it is in the best interest to serve seven rather than six lots off of a reduced standard public street KinLyfis Court Conditions 1. All requirements of the Building Division shall be complied with, including: a. Certify finished. floor elevation before occupancy. b. Where ground slopes greater than 1 on 10, foundation shall be stepped per Uniform Building Code 2907(c). C. Soils with expansion '.:index greater than 20 requires special design foundation per Uniform Building Code 2904 {b) . d. All retaining walls shall meet the requirements of the 1985 UBC. All lot .line retaining walls shall be of material other than wood. e. Demolition of any building requires a demolition permit. 2.. Site development shall take into consideration the recommendations from the Police Department regarding lighting, addressing and safety. 3. All requirements of Pacific Bell, as reflected in the letter dated April 7, 1989, shall be complied with. 4. Final landscape and irrigation plans for public areas shall be subject to review by the Parks and Recreation Department prior to final map approval. 5. All requirements of the Engineering Department shall be complied with as follows: a. The developer shall comply with the Petaluma Municipal Code Section 20.36.010 and. 20-36A20 which require the developer to pay storm drairnagg impact fees (as. calculated in Chapter 17. H.) on construction in all sections of the City- of, Petaluma. b. The proposed public storm drain *on Lot 5 shall be connected to the existing 4'8" pipe rather than outleted to the existing drainage ditch. C. The developers shall verify the capacity and condition of the existing sewer running 'through. Lots 3,4 and 5. Upgrading at 4 3.91 CO 1 [1 M e N2 the developer's expense will be required if the sewer line is inadequate to serve the proposed subdivision. The proposed storm drain and sidewalks on Lot 3 shall be in appropriate easements. The private storm drain proposed to serve Lots 1 and 2 shall be connected to the proposed public storm drain in Kingfish Court. Typical PG &E street lights shall be designed to service the proposed project rather than individual street lights. Cherry Street from Kingfish Court to Keokuk shall be improved with two 12' lanes to accommodate the additional traffic generated by the proposed development. No parking restrictions shall be provided by the developer as part of his public improvement plans. It is recommended that the driveway for Lot 3 be off Kingfish rather than Cherry Street. The proposed driveway on Cherry Street has a conflict with the proposed storm drainage as well as limited turning due to the proposed barricade at the end of the Cherry Street improvements. If problems with storm drainage, turning movements and . site distance are resolved to the satisfaction of City Engineering staff prior to Council review, and if the existiniz driveway on Cherry Street serving future Lot 2 is relocated to proposed Kingfish Gourt, the driveway may remain on Cherry Street. Sig ning indicating "not a throu h street" shall be provided 6. The following tree replacement plan for trees to be removed shall be implemented to the satisfaction of City staff: Every oak or other njative species (excluding fruit trees) with a trunk diameter greater than three inches shall be replaced with two 15- gallon (native species) t . 7. Sjignificant mature trees (i.e. , native species with a trunk diameter greater than three inches) 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. 8. Due to the resulting non - conforming setbacks or location in public right- of -wav, all sheds and the barn shall be removed prior to final map approval. 1 9. A mechanism for perpetual maintenance of the private storm drain system shall be provided to the satisfaction of city staff prior to Final I Map approval. 10. Maintenance of the retaining wall I all; and of the street planter stri the responsibility of the respective mechanism for doing Map approval. (Lots 3 and 4) ; of the monument p (Cherry Street frontage) shall be individual property owners. The so shall be subject to staff approval prior to Final 392 11. Design Guidelines .shall be developed for the subdivision and shall be subject to S.PARC review prior to Final Map approval with. particular emphasis on the following: a. Kaxiim g Strive to maintain privacy for existing residential uses and create privacy between new residences to the degree found in a typical single- family residential district. Factors to consider would include proper placement - of second story windows, landscape screen iqg, etc., in relation to respective_ setbacks from and topographic differences between adjacent uses b. A high quality and variety of materials and design compatibility with 'neighborhood. c- --- fnterfa-c� -wit+r-avijoining- residential- cr d c.. Landscaping (including tree preservation), design of private lot fencing and entry wall,. e:--- --tyro coveTe -arrcl- tirreee -unr-m � -are- -require-&Y. f d. Pnriidirrgs, In order to minimize grading, houses shall be, designed to closely conform to . the natural terrain of the site and kept as close to natural grade as possible thas-- regtm7ng-- 7rriniirrai grading g e.. $tiiidirrg- errvelopesrrd House design shall be such that existing trees are preserved to the degree possible. h f . Second story balconies on the north elevations of houses on Lots 5 and 6 shall be_ discouraged. i Decorative six foot. high (as measured from grade of the project site) solid fencing shall be provided around the project site perimeter and around all private lots, subject to the setback requirements specified in the Zoning Ordinance,, and subject to design approval by staff. Perimeter fencing shall be 'installed by the developer at the time public improvements are constructed and may be supplemented by existing fencing if deemed appropriate by staff. Private lot fencing shall be installed as part of the development of each individual lot. h. Development of individual lots shall be subject to administrative _ SPARC review prior toy issuance of building permits. 12. Existing fencing which will cross new property lines shall be removed prior to final map approval. -e4evatiorrs -skaH- rot- tre --&r -high er - than-- l.2 -ine ie5- move ire 4ot pa��3egatorrs= ef- existing�l jacerrN �rottses- tu�'ess- deemed- nrr£easrbl� -i�r stz f+-. '.9 L 393 13. Due to limited on- street .parking as a result of reduced street width, a minimum of two covered and three uncovered spaces per lot are required 14. The north property line of Lot 7 shall be deemed a rear property line and shall have a minimum setback of 20 feet. All other setbacks shall E T as shown on th tentative map dated Mav 10, 1989. }4--- �etirat-ks�rorrr- any - property -- line- �joirring- arr�- acistng- �esirlerriza� -czs e si�a }1- arc- a- mirrimttrn- of -z'�- -feet: -- �kis-� egarremerrt -mss- Trot- -appHca�e -to tke- aoa�ti- pronert} mine- of- bot- &br -tisc -east -�rapertq- line -�rf -fit --i 15. All existing overhead utility lines traversing or fronting on the subject property shall be converted to underground facilities in accordance with the Municipal Code and all new utilities shall be underground, subject to staff review and approval. 16. The project sponsor shall execute a binding agreement which shall stipulate that upon close of escrow of each residential dwelling unit in Miremont, developer shall pay $150.00 to the City per daily trip end estimated to be generated by said unit. Each unit is estimated to g enerate 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 be either $150.00 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 d ifferent 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 b{y PG &E, Pacific Bell, and other applicable utility and service companies and the City Engineer and shall be shown on the Final Map a necessary. Any other requirements of PG &E (as specified in letter on file with the Planning Department) shall be complied with. 19. Construction activities shall comply with applicable Zoning Ordinance and Municipal Code performance standards (noise, dust, odor, etc.) . 20. i 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 ajction. 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. 7 394 22. The following Special Development Fees shall be, . applicable to this project: Community Facilities, Storm Drainage Impact, Park and Recreation Land Improvement, and School Facilities. 23. Applicant .shall be responsible for complying with General Plan °program regarding provision of. affordable housing units. One o_ ption for compliance is payment of In -Lieu Housing fees. 24 As proposed by the applicant., deed restrictions shall be recorded with the Final Map which prohibit the sale of either Lot 1 or Lot 8 without the. prior provision of required parking for Lot 1. Said deed shall be subject to approval by the City Attorney prior to recordation of the Final Map. NEW BUSINESS - PUBLIC HEARINGS III. CITY OF PE;TALUMA, RECONSIDERATION OF METCALF G'EN'ERAL PLAN AMENDMENT, 731 PAULA LANE, AP NO. 048- 134 -16 (File 8.105A). 1. Consideration of EIQ. 2. Consideration of General Plan Amendment from Suburban Residential (up to 2 du /ac) to Urban Standard Residential (up to 5 du /ac) . The public hearing was opened.: SPEAKERS: Steven, Jaycox - Attorney for Mr. Hoyt - requests continuation foe-this item stating that the outcome of this: hearing could have a negative impact on his client's upcoming proposal. that will result in Ir.v Piotrkowski - applicant representative - this property is within the City limits; on the deadend of Paula Lane - no road or other public improvements will be needed. Jeffrey Gates - 751 Paula Lane - Lots are larger on Paula Lane;_ precedence will be set if this amendment is approved -- the General Plan designation should not be changed. The public hearing was closed. Commission .Discussion Commissioner Parkerson - Agreed that a denial would prejudice a proposal by Mr. Hoyt, but will still vote for a denial.. Commissioner Tarr - Will not change his previous vote. A motion was made by Commissioner Parkerson and seconded by Commissioner Tarr to recommend to the City Council that the proposed amendment be denied on the basis that approval will create a precedent that will result in more intensive. - development over time of an area that is not suitable for such development-, and that the findings supporting the proposed amendment cannot be made.. COMMISSIONER BALSHAW - ABSENT COMMISSIONER DOYLE - YES COMMISSIONER. LIBARLE - YES COMMISSIONER PARKERSON - YES COMMISSIONER READ - ABSENT COMMISSIONER TARR - YES CHAIRMAN BENNETT - YES 1 IV. O- BRIEN, 741 MOUNTAIN VIEW AVENUE, AP NO. 008 - 454 -46 (File 1.639). CD 1. Consideration of a conditional use permit to legalize an existing accessory unit. CD r The public hearing was opened. SPEAKERS: None. The public hearing was closed. A motion was made by Commissioner Libarle and seconded by Commissioner Parkerson to approve a conditional use permit to legalize an existing accessory dwelling based on the findings and subject to the conditions as follows: I COMMISSIONER BALSHAW - ABSENT COMMISSIONER DOYLE. - YES COMMISSIONER LIBARLE - YES COMMISSIONER PARKERSON - YES COMMISSIONER READ - ABSENT COMMISSIONER TARR - YES CHAIRMAN BENNETT - YES I Findings I 1. The accessory dwelling conforms to the requirements and intent of the Petaluma Zoning Ordinance. Z. T'he accessory dwelling conforms to the requirements and intent, goals a nd policies of the Petaluma General Plan. 3. The accessory dwelling does not constitute a nuisance and is not detrimental to the public welfare of the community. 4. This use permit will bring this site into conformance with the City of Petaluma Zoning Ordinance. 5. This project is a CEQA Class 1 Categorical Exemption (Existing Facilities) . Conditions : I 395 396 1. This use permit shall permit a 464± sq. ft., accessory dwelling. The project shall substantially conform to the attached plot plan. 2. Separate gas and electric meter -.s., subject to City approval, shall be provided for the accessory dwelling within 60 days of project approval. 3. All broken public curbs, gutters., and sidewalks shall 'be repaired as necessary, subject to the approval of the City Engineer. 4. The existing well shall be kept separate from the domestic water supply. A backflow air gap device shall be installed, subject to the approval of the Water Division of the Department of Public Works, within 30 days of project approval. V. MCPHAILS, 850 LINDBERG LANE, AP No. 005 - 010 -12 (File 1.637). 1. Consideration of EIQ. 2. Consideration of Conditional Use Permit for propane fuel and bitumus (road oil) distribution and administration facility. The public hearing was opened. SPEAKERS: Skip Sommer - 501 Washington Street - McPhails representative,; concerns about safety should be dispelled most flammable type of asphalt will be discontinued; no accidents have yet occurred; no vernal pools on this site per Corps of Engineers and Native Plan Society; amount of parking shown is more than necessary for operation; maximum of 30 retail sales per day; 6.0,, 000 gallons will be stored. . Paul Giles - Vice President., McPhails - Retail sales - 30 per day. Iry Piotrkowski - Represents residents in the area.; danger to neighborhood; presented petition against this facility; site is wrong for this use school is 4110 mile away:; potential for tragedy is great: unnecessary risk; present site is not adjacent to residential uses; downgrading of residential property will occur. J.A.. McDonald - Safety Engineer, State of California - Bulk storage facility; answered questions regarding this project: 50 feet from any property line; bitumus is less flammable than propane; fences and grates required; tanks must be a minimum of 5 feet apart; Napa requires sprinklers over tanks; .knows .of no .explosions of propane tanks. Pam Schleth - lives across from this proposed site - against the project because of accidents that could happen. Victor Nagel - 980 Lindberg Lane - concerns with this project because of proximity to residences; safety is major factor;; seven houses in area; six foot fence will not keep people out. Iry Piotrkowski - if all these precautions need to be taken it is because propane is unsafe; this use 'is specifically excluded from this Light Industrial zone. Paul Giles - applicant - No problems with current operations. Charles Masson Architect for project. can move tanks (reverse them) . Commission Discussion: 10 H7 Commissioner Tarr - How. far to the closest residence? Height of warehouse is 8 ;'l can tanks be moved to other side of property? Commissioner Bennett - Questioned safety expert ('McDonald) - what would happen if there was a neighborhood fire? (McDonald) responded - As long as tanks were kept cool these should be no problem. Commissioner Libarle - Safety issue, no problem; no problem with this move; I Tomales School has 20,000 gallon propane tank on the school grounds. Commissioner Parkerson - Tanks should be adjacent to CalTrans - building could ishield residents. Commissioner Doyle - Wants higher fence that cannot be scaled. Commissioner Tarr - Tanks should be located adjacent to CalTrans. Commissioner Bennett - Needs alarm, higher fence, relocation of tanks. ' The public hearing was closed. co I A motion was made by Commissioner Parkerson and seconded by Commissioner Tarr to recommend adoption of a mitigated negative declaration based on the amended findings as follows: COMMISSIONER BALSHAW - ABSENT COMMISSIONER DOYLE - YES COMMISSIONER LIBARLE - YES COMMISSIONER PARKERSON - YES COMMISSIONER READ - ABSENT COMMISSIONER TARR - YES CHAIRMAN BENNETT - YES Findings for EIQ : 1. Potential impacts related to human health /risk of upset are not significant because of rigorous regulation of the facility by OSHA and the Fire Marshal and the minimal risk associated with a facility of this tvAe. 2. Potential impacts related to water /plant life have been mitigated through the conditioning of the use permit to protect the vernal pool on the adjacent lot. 3. Potential impacts related to aesthetics have been mitigated by requiring heavy landscape screening of the distribution facility. 1° 4. The small amount of propane released into the air by the operation of this facility and the localized odor of limited duration does not constitute a significant impact. 1 5. This area is a light industrial area in which a propane and bitumus distribution facility, as conditioned, will not create significant land u se impact. 6. Np other significant land use or environmental impacts have been identified for this project. r 11 398 A motion was made by Commissioner Parker.son and seconded by Commissioner Tarr to approve a Conditional Use Permit based on the findings and subject to the amended conditions as follows: COMMISSIONER BALSHAW - COMMISSIONER DOYLE - YES COMMISSIONER LIBARLE - YES COMMISSIONER PARK.ERSO;N - YES COMMISSIONER READ - ABSENT CO,MMISSIO,NER 'TARR - YES CHAIRMAN BENNETT - YES Findings for Use Permit 1. A propane and bitumus storage distribution facility is permitted in the ; Light. Industrial zoning district subject to the issuance of a conditional use permit. 2. This project is consistent with the City of Petaluma Zoning Ordinance and the Light Industrial District. 3. This project, as conditioned, is consistent with the requirements and intent, goals and policies of the Petaluma General Plan. 4. This project does not constitute a nuisance and is not detrimental to the public welfare of the community. 5. This project, as conditioned, will not result in significant environmental impacts. A negative declaration has been adopted. Conditions 1. This use permit shall allow a propane and bitumus distribution facility. Project size and operation shall substantially conform to the. approved Project Description in the, staff report dated 25 July, 1989. Retail sales .shall be, permitted only .as; an incidental use to the principal use of the site as a storage distribution facility. 2. The following requirements of the Fire Marshal shall be met: a. Provide fire hydrants as shown on plan. b. Installation of tanks shall conform to the 1985 Uniform Fire Code and Sections 30 and 58 of the National Fire Protection Association.. C. Provide fire extinguisher 2 A rated A B C dry chemical type as required by the Fire Marshal. d. 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. e. Provide .KNO:X box for key control located on building as required by the Fire Marshal. 12 Mo 1 l� 3. 4. 5. W 7. f . Check valve in Fire ,Department connection to be installed above grade. I g: Barricades shall be provided to protect gas meters from vehicular traffic impact. h ! Two -inch clearance shall be provided around fire sprinkler lateral and riser at foundation and floor slab. i. Provide electrical conduit from post indicator valve to alarm panel location for tamper switch as underground is being installed. j. Permit required for alarm system, prior to installation. The following requirements of the City Engineer shall be met: a:j Storm drain improvements must. be in accordance with SCWA I Master Plan. b I Lindberg Lane dedication and half street improvements including paving, curb, gutter and sidewalk to City standards are required at time the propane or bitumus tanks are in use or when the warehouse is constructed, whichever comes first, subject to the approval of the City Engineer. bmitted building plans shall be signed by the responsible party as 4uired by the Chief Building Inspector. All requirements of the California Administrative Code Title 8, Unified Pressure Vessel Safety Orders, shall be met in the development and operation of this facility, subject to the approval of the Occupational Safety and Health Agency. Prior to the issuance of a building permit, OISHA approval of construction drawings shall be obtained. N{ outdoor storage shall be permitted. R evised plans shall be submitted for SPARC review and approval which meet the following requirements: I a'. Buildings, landscaping, parking, . circulation, .signs, fences, tank location, and site design shall be subject to SPARC review. Elevations for both the warehouse and control building shall be I' submitted for SPARC review. I b. The bitumus tanks shall be relocated outside of the required rear I setback. The visual impact of the bitumus tanks shall be minimized through their location and /or landscape screening. c� A landscape plan shall be submitted. Propane tanks shall be screened from all vantage points including Caulfield Lane by a heavy landscape screen, including trees. An ample landscape strip shall be provided on all property lines. 13 i o d. No parking shall be permitted in the required front yard .setback along Lindberg Lane (Zoning Ordinance Section 20 -412) . The setback shall be . landscaped. Parking lot design shall meet Zoning Ordinance and SPARC landscaping and parking requirements. e. If a metal warehouse building is proposed, architectural features and landscaping against building facades shall be provided to enhance building appearance. f. A s -fence shall be provided. around the propane tanks kn alarm system shall be installed, subject to Fire Marshal h. Plans shall be reversed to place tanks next to vacant lot, e.g. closer to Payran. 8. Drainage/ grading plans shall be submitted for SPARC review and approval to ensure that development of the site meets City requirements and will not adversely impact the vernal pool south of the project site. Plans shall be submitted to the California Department of Fish and Game for review and comment. 9. A materials safety data sheet shall be submitted to the Planning Department for the road oils. (.A permit from the Bay Area Air Quality Management District is required if the initial boiling point exceeds storage temperature by more than 180° Fahrenheit) 10. This project shall pay a pro- rated share of the improvement costs associated with the Lindberg Lane water line, subject to the approval of the City Engineer. 11. Unless servicing a property located on these streets, all trucks traveling to or from the project site shall be prohibited from Payran Street north of Lindberg Lane and Lindberg Lane east of the project site. 12. Storm drainage requirements shall be installed subject to approval of the City Engineer and S'CWA. 13. This project shall be responsible for the payment of special development fees adopted by the Petaluma City Council for storm drainage impact, sewer connection, water connection, school facilities, and community facilities development. 14. This, project developer shall be responsible for the payment of Major Facilities Traffic Mitigation Fees of $50.00 per daily trip end estimated to be generated by this development prior to the issuance of a building permit. Project contribution shall be determined by City Traffic Engineer in conjunction with SPARC review. 1 14 "M 15. This project shall comply with Zoning Ordinance Article 22 Performance Standards. • 1 15 VI. PLANNING MATTERS.