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HomeMy WebLinkAboutMinutes 08/08/1989HE PETALUMA PLANNING COMMISSION August 8, 1989 REGULAR MEETING Tuesday, 7 :00 p.m. CITY COUNCIL CHAMBERS,, CITY HALL PETALUMA, CALIF. PLEDGE OF ALLEGIANCE TO THE FLAG ROLL CALL COMMISS- IONERS: Balshaw (arrived' 7 :15), Bennett *, Doyle, Libarle, Parkerson, Read, Tarr COMMISSIONERS ABSENT: None. STAFF:, Pamela Tuft., Principal Planner Teryl Lister, Assistant Planner Jenny Cavanagh, Assistant Planner * Chairman APPROVAL OF MINUTES: Minutes of July 25, 1989 were approved with corrections to pages - 0, 1,12., PUBLIC QOMMENT (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: Commissioner Parkerson applauded the City Council for their action in rejecting a- Transit Sales Tax. CORRESPONDENCE Letter from Liberty Meadows Homeowners Association regarding Cherry Hills. DIRECTO`R'S REPORT Residential Development Map update. COMMI5SIONER''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 1 _1 M 403 be final. An appeal shall be addressed to the Council in writing and shall be filed with the City Clerk. The appeal shall state specifically the grounds for the appeal and the relief sought by the applicant. OLD 'BUS'INESS - CONTINUED PUBLIC HEARINGS I. REVIEW OF ZONING ORDINANCE REGARDING SHOPPING CENTER SIGNAGE. This item was continued to the Planning Comm_ ission meeting of August 22, 1989. NEW 'BUSINESS PUBLIC HEARINGS II. JOHNS AUTOMOTIVE', 816 PETALUMA BLVD. NORTH, AP NO. 006- 051 -21, File No, 1.642. 1. Consideration of EIQ. 2. Consideration of conditional. use permit to allow a major automotive repair facility. i The public hearing was opened.. SPEAKERS: Commissioner Tarr - asked applicant if' tow trucks will bring cars to this location applicant answered no) . The public hearing was closed. A motion was made by Commissioner Parkerson and seconded by Commissioner Read to direct staff to prepare a Mitigated- Negative Declaration based on the following findings: COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER CHAIRMAN BEr Findings BALSHAW - Yes DOYLE - Yes LIBARLE - Yes PARKERSON - Yes READ - Yes TARR - Yes (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 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 2 or restrict the range of a rare or endangered plant or animal 'or eliminate important examples. of the 'major 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 Parkerson and seconded by Commissioner Doyle to approve a . conditional use permit for the operation of a major automotive repair shop, including auto parts machining at 816 Petaluma Boulevard North, biased on the following findings and conditions: COMMISSIONER BALSHAW - Yes COMMISSIONER ;DOYLE Yes COMMISSIONER LIBARLE.- Yes COMMISSIONER PARKERSON - Yes COMMISSIONER.. READ - Yes COMMISSIONER TARR - Yes CHAIRMAN BENNETT - Yes Findings 1. This project is consistent with the City of Petaluma Zoning Ordinance and its General Plan. 2. No significant land use or environmental impacts will result from this project. A negative declaration has been adopted. Conditions 1. This project activity shall substantially conform to the approved project description provided in the staff report dated August 8, 1989. Automobile engine repair shall be permitted with no. drive -in auto repair. 2. The building occupancy requirements of Chapter 5 of the 19.85 Uniform Building Code shall be met prior to commencement of use, subject 'to the approval of the Chief Building Inspector. 3. The following requirements shall be met, subject to the approval of the Fire Marshal 3 f v a. Provide fire extinguisher 2 A rated A B C dry chemical type as required by the Fire Marshal. b. Post address at or near main entry door - minimum two -inch letters. c. No extension cords. All equipment and appliances shall be direct plug in. d. Provide metal or flame retardant plastic waste cans. e. Provide copy of Fire Marshal's office requirements to occupant of tenant improvement space. €. Provide absorbent material, containment drain and proper tools for handling spills. g. Provide KNOX box for key control located on building as required (v I by the Fire Marshal. h. Prior to commencement of use, applicant shall submit list of all equipment to be used. 4. All work - related activity shall take place indoors. 5. The handling and disposal of toxic and hazardous materials shall be reviewed and approved by the Fire Marshal and Environmental Operating Systems (EOS) . 6. Signs shall be placed at both ends of the driveway stating "Single Lane Driveway" prior to commencement of use. Sign design and location shall be subject to staff approval. 7. No signs are approved- as part of this project. Sign permits must be obtained through. the .Building Department. Signs must conform with the Zoning Ordinance and shall be subject to review and approval of the Community Development and Planning Director. 8. 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 repair shop will be required to be adequately mitigated through the City noise performance standards. 9. No outdoor storage of materials or equipment shall be permitted. 10. 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 characteristics. At such time the Commission may add and /or modify conditions of approval. 11. All planting shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, Weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscape requirements. 12. All trash shall be stored inside the building or within a trash enclosure. A screened trash enclosure shall be provided, if deemed 405 4 HM necessary by the Community Development and Planning Director, based upon operating characteristics. III. FOUNDRY WHARF, SECOND AND "H" STREETS, AP NO's 008 - 194 -30 and 31, File 1.643. 1. Consideration of EIQ. 2. Consideration of conditional use permit to allow live /work units 'in a previously approved building. The public hearing was opened. SPEAKERS: Walter Haake - Applicant - feels parking is adequate; if unit types /numbers are adjusted to meet parking, will affect affordability; can reshift: building footprint; owns .lots down the street that could be used for parking; wants space. for rowing; docks can be for tenants only; outdoor storage can be designed into project; outdoor living areas will be provided; all, conditions (except parking) are ok; access to river very important will only rent dock, space to tenants if that is what Commission wants at time the docks are considered by them. Jane Hamilton - 110 G Street - No problem with parking so far. John Morgan 308 10th Street - Burbank Housing employee; this project can 'help create low cost housing. Constance_ Griffith for John Hogue - ( Real estate agent) this project with live -work space will be an asset to Petaluma. COMMISSION DISCUSSION Commissioner Doyle - 2 spaces are needed for each 1 bedroom unit Commissioner Libarle - City should not be concerned with type of occupancy. Commissioner Balshaw - We should look at the parking more closely. Will customers be allowed in this area? Commissioner Bennett - Who will be allowed to use the docks? Commissioner Parker..son - Parking ratio ok as proposed. The public hearing was closed. A motion was made by Commissioner Tarr and seconded by Commissioner Parkerson to direct staff to prepare a mitigated negative declaration' based on the following findings COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER CHAIRMAN ,BEI BALSHAW - Yes DOYLE - Yes LIBARLE - Yes PARKER'SON - Yes READ - Yes TAR - Yes [NETT - Yes 5 T `f• '. n�� . 'R'• . it 'k 4 Findings 1; a. Due to the developed nature of the existing site, the project does not Have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause 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 major periods of California history or prehistory. b. The project as conditionally approved does not have the potential to achieve short term to the disadvantage of long term environmental goals . (V C. Because the project does not include additional phased development, the project as conditionally approved does not have impacts which are individually limited but cumulatively considerable. d. The project as conditionally approved does not have environmental effects which will cause substantial adverse effects on human beings either directly or indirectly. e. 'Potential adverse parking impacts are mitigated through conditions of I a pproval. A motion was made by Commissioner Doyle and seconded by Commissioner Read I to approve a use permit for the use of Building "E" as a live -work establishment (not to exceed 21 units), based on the findings and subject to the'' amended conditions as follow: COMMISSIONER BALSHAW Yes COMMISSIONER DOYLE - Ye_ s COMMISSIONER LIBARLE - Yes COMMISSIONER PARKERSON - Yes COMMISSIONER READ - Yes COMMISSIONER TARR - Yes CHAIRMAN BENNETT - Yes., Findings 1. The proposed use., subject to the conditions of approval, conforms to the intent and requirements of the Zoning Ordinance and the General Plan. 2. This project will not constitute a nuisance or be detrimental to the public welfare of the community due to the mitigation measures incorporated in the conditions of approval. Conditions 1. Prior to occupancy of any live /work unit, prospective tenant shall I btain staff determination of compliance with all conditions of this use permit. Evaluation shall include parking analysis. Any additional I onditions may be imposed by Planning, Building or Fire Marshal staff as deemed necessary. i 2. The work activity associated with a live /work unit must be permitted by the Riverfront Warehouse Zoning District. i 6 /. '' i1 3. A on- premises sales building by an occupant must be g produced 'within the live /work of a live/work unit. a: live /work unit shall be limited to persons unit. g, Work on the premises of who live in the live /work 5. Due to parking concerns, existing converted to another use without prior from living areas if potential threats as determined by City Planning, Fire 6. Work activities shall be separated to health and safety are present or Building staff._. warehouse uses shall not be staff approval. 7. A building manager shall be d esi g n ocu cants to and between l liv (work unit serve as a City personnel and live/ p The building occupants and commercial or industrial this r use permit and copies of manager shall be provided with a copy all staff determinations 'of individual .:compliance.. The buildinThe owner shall notify the City of an changes l use or Planning or .or hislher of the live /work building s hall inform of the designated representative of shall otif me d the Director or of n any r changes building manager, and Y thereto. inspecterio $, Livelwork units shall be ,subject to s sonnel from 9100 s A'M to :00 Fire, .B- wilding:, Health and Safety p Sundays on all days except Saturdays, ., and legal holiday 9 to all The owner of the livelwork building mounding prov area maynbeosubje.ct to shall live /work unit occupants that the g , levels of noise, dust, fumes or other nuisances at higher levels than would be expected in residential areas. Specific sources of these nuisances may be identified if appropriate and'if possible. niform Building Code, Section 22 - -301 of 10.. At no time shall future usiness activities exceed e e j Performance the Petaluma Zoning 1 Ordinance, And t other areas of Pthe This is Standards specif g he live -work applicable to areas off -site as building. 11. All work - related activities shall take place indoors. 12. No storage of any type shall . take place outdoors. permit and any future individual o ccupancies anma' t recal to 1 3. This us e P Comm ssion /P:lanning Director any time due to the Planning eneration or other objectionable operating complaints regarding noise g the modified may add characteristics. At such time, modified conditions of approval. 4 Plans submitted for a buildin ermit shall include arkin for all. 1 or the live 'work units.:at a existin; uses on the_ .site `lus arkin ratio of one s -ace er studio, twos aces er on unit. 1� 7 IV. METCALFE AUTO PARTS, 494 SECOND STREET, AP NO. 008- 127 -09, File 1.628. 11. Consideration of EIQ. 21. Consideration of conditional use permit to allow a major auto repair machine shop in an existing building. The public hearing was opened. t SPEAKERS: Jane Hamilton - 110 G Street - gave background of this project; serious co contradictions throughout years; .neighborhood has always been against this co projec 'Jt; use is not compatible; many machine shops and other noisy uses surrounding this neighborhood; problems with Morgan Machine is on- going; co established adverserial relationship between Metcalfe's and neighbors; parking will be limited; G Street has parking problem already; already too noisy. Constance Griffith speaking for John Hogue - against project; parking problems already; have previously tried to work with Metcalfe's. Walter_ Haake - Owns open space across street on G Street - does not want this u +se; "G" Street will be gateway to Riverfront District. Ernie, Jensen - owner of property -. underground tank problem is being taken care of; sidewalk will be repaired,; candy company will remain; problem with striping parking lot; all conditions will be complied with. Larry. l Metcalfe - applicant - explained why previous conditions weren't met in a l timely manner;, all conditions can be agreed to except hours of operation; wants hours of 7 :.00 AM - 6 :00 PM, Saturdays 8:00 AM to 3:00 PM (not full operations) ; current location will be vacated; speeding not generated by this business; walls are insulated in, new building, are not at present location; work is not done outside; doors need to be -open during summe r. Harold Metcalfe - applicant - answered questions regarding unpainted area around door at present location. Ernie_ ;Jensen - owner of property - sidewalk can be repaired. Mark Ringer - 508 2nd Street - no good intentions shown on the Metcalf's part. I John. ; Sellman -Sant - 50,2 2nd Street - this use is not compatible; 12 neighbors all against this use. COMMISSIONER COMMENTS Commissioner Read - questions regarding tank removal. Commissioner Parkerson - against project. Commissioner Libarle - problems with Zoning Ordinance. Commissioner Tarr - 2 problems, noise issue and traffic; conditions mitigate problems. Commissioner Balshaw - feels use is not compatible.. Commissioner Doyle - applicant has not completed conditions at present location. I The public hearing was closed. i 8 REI A motion was made by Commissioner Doyle and. seconded by Commissioner Libarle to direct staff to prepare :a Mitigated Negative Declaration. based on the following findings: COMMISSIONER COMMIS'S'IONER. COMMISSIONER COMMISSIONER COMMISSIONER COMMISSIONER CHAIRMAN BE1 B'ALSHAW No DOYLE - Yes LIBARLE - Yes PARKERSON - No READ - No (can't TARR - Yes (NETT - Yes (can't make with finding_ s 2, 3, 4) make findings 3 and 4) Finding-s 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 goal's. 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 the General Plan. A motion was made by Commissioner Doyle and seconded by Commissioner Tarr to grant a conditional use permit to .allow a 2,300 sq.ft. facility for Major Auto Repair limited to machine shop work based on the findings and subject to the amended conditions as follows: COMMISSIONER BALSHAW - no (incompatible with neighborhood)' COMMI'SSI;ONE'R DOYLE - Yes COMMISSIONER LIBARLE - Yes COMMISSIONER PARK'ERSON - No ('incompatible with neighborhood') COMMISSIONER READ - 'No (all conditions cannot be met) COMMISSIONER TARR - Yes CHAIRMAN BENNETT - Yes 9 Fin dings : 1. The proposed use, subject to the following conditions, will conform to the 'intent of the: 'zoning ordinance and policies of the General Plan. 2. The proposed use, subject to the following conditions, will not constitute a nuisance or be detrimental to the public welfare of the I ommunity . i Conditions I 1. A noise study shall be prepared by a licensed acoustical engineer, subject to the approval of the Community Development Director and the Chief Building Inspector. The study shall include an evaluation of noise levels at the existing business and an evaluation of the new location once the business has begun. At no time shall future noise Bevels exceed City Standards (i.e., Zoning Ordinance and General Plan) or noise levels at the existing business. 2. All work - related activities shall take place indoors with doors closed at all times. 3. The handling and disposal of toxic and hazardous materials shall be I eviewed and approved by the Fire Marshal and Environmental Operating Systems (EOS) . 4. . storage of any type shall take place outdoors (i.e., machinery, I quipment, parts, materials, items under repair, trash, etc.) . 5. All requirements of - the Chief Building Inspector shall be met. 6. All requirements of the Fire Marshal shall be met, including: a . A list of all equipment to be used shall be provided to this department. 7. Prior to commencement of use, the City Fire Marshal and the County Environmental Health Department shall resolve be- -contact -re-garding disposition of any underground fuel tanks 'andfor contaminated earth J, the site. 8. This use permit may be recalled to the Planning Commission for review at any time due to complaints regarding noise generation or other operating characteristics. At such time, the Commission may repeal i-he use permit or add /modify conditions of, approval. 9. IVo signs may be erected on the site without issuance of a sign permit. 10. The following site improvements shall be completed prior to commencement of use, subject to staff review and approval: a. Existing hedge (east side of driveway) shall be extended along the length of the (Metcalfe) building frontage or two street trees shall be provided along Second Street. 411 10 IN b. Missing, or dead shrubs on west side of driveway shall be replaced. C. An irrigation system shall be installed for all new and :existing landscaping, as deemed appropriate. d. Slats shall be added to the full length of the fence fronting 2nd Street. e. Missing or deteriorated sidewalk in front of the site shall be installed /repaired subject to approval of the City Engineer. f. Parking area shall be striped for a minimum of fifteen spaces. 11. Any trees shall be a minimum fifteen gallon size ('i.e, trunk diameter of at least 3/4 inch, measured one foot above the ground) and double staked; shrubs shall be five gallon size. All landscaped areas not improved with lawn shall be protected with a two -inch deep bark mulch as a 'temporary measure until the ground cover is established.. 12. All planting shall be maintained in good growing condition. Such maintenance shall include,. where appropriate,, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering.. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscaping, requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to insure continued regular" watering of landscape areas,, and health and vitality of landscape materials. 13. As proposed, hours of operation for the machine shop shall. be 8 AM to 5 PM, Monday through Friday: A project, manager shall be designated who shall.....be..rthe Person responsible for the operation. Said manager shall :notify -.City of any new e ui menu, operations changes;, .increase in number o .em to ees, etc,. The owner of the us nes's shall in. orm the Planning Director or his her de'sig-nated representative oT the name and telephone number of the project manager, and shall notify the Director of any changes thereto. V. CHERRY HILL RESIDENTIAL SUBDIVISION, EAST END OF FREEDOM LANE NORTH, BETWEEN MAGNOLIA AND CHERRY STREETS, AP NO, 006- 031 -3`4, Files 3.394, 6.943. 1. Consideration of EIQ, 2. Consideration of PUD Amendment. 3. Consideration of Tentative 'Map for a 29 -unit townhouse subdivision. The public hearing was opened. 11 I • f� SPEAKERS o :, John 'Moore - 37 Liberty Lane representing Liberty Meadows Homeowner's Association; concerns regarding egress and ingress through Liberty Meadows streets:. Nancy Baare - Security Pacific Bank - would like notification of any meetings regarding this project; concerns about exterior materials and colorsl,. Gail Harring - 809 Pepperwood - supports low to moderate income housing. John 1 Morgan - Burbank Housing (applicant) representative; answered questions; sign system will be put into effect,; diagonal parking would cause a lossi, of spaces,; fencing will be proposed; one condition needs changing - Engineer's condition regarding 20'' wide access streets; addition of conditions regarding Liberty Meadows agreeable to Burbank Housing. Lona Lorrea - property manager, Liberty Meadows; questions regarding how Homeowner's Association requirements will be met; materials must blend with Liberty Meadows; working with Burbank Housing has been harmonious. Susan] Lackie - City Engineering Department - answered questions regarding requirement for 20' driveways. The public hearing was closed. A motion was made by Commissioner Parkerson and seconded by Commissioner Read to recommend to the City Council issuance of a Mitigated Negative Declaration based on the following findings: COMM +ISSIONER COMMISSIONER COMMaISSIONER COMMISSIONER COMMISSIONER a. COMMISSIONER CHAIRMAN BEI Findings BALSHAW - Yes DOYLE - Yes LIBARLE - Yes PARKERSON - Yes READ - Yes TARR - Yes [NETT - Yes 1. The proposal as conditioned will permit the preservation of the physical and visual quality of the creek and existing mature trees on site. 2. A prior initial environmental study has been completed., and specific focused study has been completed in the area of traffic impacts which revealed no significant impacts of development which will not be mitigated by conditions of approval for the PUD amendment and tentative subdivision map. 3. 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 I r restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history J r prehistory. 413 12 FIE 4. The project, as conditionally approved, does not have the potential to achieve short -term, to the disadvantage, of long - term„ environmental goals. 5. The project, as conditionally approved, does not have impacts which are individually limited, but cumulatively considerable.. 6. The project, as conditionally approved, does not have environmental effects which will cause substantial. adverse effects on human beings, either directly or indirectly. 7. The project is consistent with and further promotes the objectives, goals, and policies of the General Plan. A motion was made by Commissioner Parkerson and seconded by Commissioner Read to recommend to the City Council approval of the proposed PUD Amendment for Cherry Hills Residential Subdivision based on the findings and subject to the amended conditions listed below:: COMMISSIONER BALSHAW - Yes COMMISSIONER DOYLE - Yes COMMISSIONER LIBARLE - Yes COMMISSIONER PARKERSO:N - Yes COMMISSIONER READ _ Yes COMMISSIONER T:ARR - Yes CHAIRMAN B`ENNETT - Yes Findings 1. The PUD plan amendment is proposed on property which has received prior approval for similar multi - family development at similar densities after consideration of environmental studies addressing traffic issues which concluded that the site has a suitable relationship to. one (1) or more thoroughfares (Magnolia, Keokuk, Petaluma Blvd. North) ; and that the thoroughfares are adequate to carry any addition_ al traffic generated by the development. 2. The plan for the proposed development presents a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby properties and provisions for adequate landscaping and /or screening is included to insure compatibility. 3. The natural and scenic qualities of the site are protected, with adequate available public and priva "te spaces designated on the Unit Development Plan. 4. The development of the subject ' property`,_ in the manner proposed by the applicant,, will n:ot be detrimental to te public welfare,. will be in the 'best interests of the City and will be in keeping with the general intent and .spirit of the zoning regulations of the City of Petaluma, and with the Petaluma General Plan. 13 Conditions i 1. Plans submitted for I pecial considerations SPARC review shall be subject to the following relative to the parking plan,: 4 a. The need for modifications to the proposed concrete strip driveways located at the front of each unit in order to facilitate parking movements shall be assessed. b. The dimensions of all parking facilities shall be reviewed to ensure sufficient garage and stall space to accommodate large vehicles and adequate back -up area. The need for , demarcation of those stalls extending into the parking court to reflect parking boundaries shall also be assessed. C. Impromptu parking along the private street and court areas shall be' prohibited through installation of painted or posted signs. d. The blue shale proposed in visitor parking areas around the private street shall be replaced with a permanent walkable surface that can be compacted to prevent displacement by children or vehicles, or puddling of water. This material need not be striped to indicate individual stall dimensions. 2. Plans submitted for SPARC review shall be subject to the following 1 special considerations: a. Review of building height and orientation for privacy issues 1 between the units on -site and those on the adjoining properties. b. Design and location of interior fencing and retaining walls proposed, and need for repair of any existing perimeter fencing. C. Potential impacts of construction and grading upon existing trees on-site. 'd. Review of building and landscape design for appropriate screening of trash enclosure areas, particularly on lots where cans are stored in the front yard. �e. Review of proposed landscaping in the visitor parking areas adjacent to the private street for appropriate design in order to prevent obstruction to moving vehicles and passenger access. f. Review of exterior building materials and colors for compatibility I with the setting. g. Review of lighting plans and addressing to address residential safety and security. 3. IThe project CC &R's shall be amended to prohibit on -site storage of !;trucks in excess of 3/4 -ton and all recreational vehicles, boats, and trailers . 4. The project proponent shall develop design standards to address the regulation of accessory uses and structures such as decks, sheds, "Spas, and patio covers as well as additions to the primary dwellings. Said standards shall include provisions for setbacks, height, location ,.and lot coverage, and shall be subject to review and approval by SPARC prior to Final Map. i 5. !A11 trees not in the way of paving dr buildings (per the grading and drainage plan) shall be retained and shall be protected during 14 . 1 construction by erection of a construction 'fence at driplines . Any tree, the dripline of which encompasses excavation and /or paving shall be reviewed by a qualified arborist and his/her recommendations on tree preservation and protection shall be adhered to. Tree removal is discouraged, with specific removal of any tree exceeding 12" in diameter requiring review and approval of the Community Development and Planning Department. Any of the trees to remain which die within six months of completion of the project shall be replaced with ,a 24 -inch boxed tree or equal value of smaller trees; size of trees, species and placement subject to approval by the Planning staff. 6. A sepia of the revised Planned. Unit Development plan, in conformance with the requirements of the Planning Commission and S'PARC shall be provided to Planning staff within '60 days after SPARC approval. 7. Occupancy and resale of the individual units. shall be subject to income limits established through an agreement between the City of Petaluma and Burbank Housing Development Corporation. 8. The PUD development plan shall be revised to include all changes required by the conditions of approval of the tentative map, prior to map recordation. 9. The following requirements of the Chief Building Inspector shall be met prior to issuance of development permits: a. Grading must be certified before building permit issuance.. b. Certify pad elevations before building permit issuance._ C. 'Certify finished floor elevation .before- eecngarrcp. d. Where ground slopes 'greater than 1 on 10, foundation shall be stepped per Uniform Building Code 2907(c). e. Soilsl with expansion index greater than '20 requires special design foundation per Uniform $.wilding Code 2904(b) . f. All retaining walls shall .meet the requirements of the 1985 UBC, and shall comply with Petaluma Standards Ordinance No.. 1727 /1988. g. All roofing shall be "B" rated or better per Ordinance No. 1744/1988. h. Buildings closer than three feet to property line must have one hour. walls. i. Height of the retaining walls shall be indicated. j. Indicate location of all utilities. 10. The following requirements of the. Fire` Marshal shall be met prior to issuance of development permits: a. Emergency access driveway shall be fully paved to provide 20 feet of hard surface and easement for emergency access shall be . o btained from owner of' adjacent ]2roperty to the south Cherry Heights Apartments . b. All buildings with three or more units shall be equipped with approved heat activated fire alarm systems. All units in complex shall 'have smoke detection devices with pilot lights at entry doors. 15 1 f i e. All units shall have address numbers .prominently displayed. A motion was made by Commissioner Parkerson and seconded by Comm'i'ssioner Tarr to recommend to the City Council approval of the tentative subdivision map based on the findings and subject to the amended conditions listed below: COMMISSIONER BALSHAW - Yes COMMISSIONER DOYLE - Yes COMMISSIONER LIBARLE - Yes COMMISSIONER PARKERSON - Yes COMMISSIONER READ - Yes Cl� COMMISSIONER TARR - Yes CHAIRMAN BENNETT - Yes 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, land uses and programs specified in said General Plan. I i 3. The moderately sloping vacant site is physically suitable for the type and pattern and density of development proposed. 4. T he design of the subdivision and the proposed improvements therefore will not cause substantial environmental damage and no substantial or unavoidable injury will occur to fish or' wildlife or their habitat. 5. The design of the subdivision and the type of improvements will not c ause serious public health problems. Conditions 1. The Tentative Map shall be revised to include all the changes required by the conditions, of approval for the PUD development plan, prior to recordation. 2. A revised sepia of the Tentative Map affecting all applicable conditions of the Tentative Map and the PUD Rezoning shall be submitted to the Planning staff within 60 days after approval by SPARC. 3. t4re comments- of- 4lre-Frity- ��rgirreet --as- set - forttr r-t�re- att�acgred- letter f Exhibit - }- shzrll- �ecvmc= coneli4torrs - ef�pproval -af- the- Ten tative --4ap- the following requirements of the City Engineer shall be complied with I a. The developer shall comply with the Petaluma Municipal Code Section 20.36.010 and 20.36.020 which require the developer to f pay storm drainage impact fees (as calculated in Chapter 17.30) on construction in all sections of the City of Petaluma. b. Water service to this development is proposed from an existing Zone 2 water main located in Freedom Lane North. Service 417 16 RE elevations for this zone are between 60' to 160 Proposed lot elevations, as shown on the grading plan, fall well below service elevations required in Zone 2. Therefore, water service shall be provided from the existing Zone. 1 . main (service elevations between 0' to 60') located in the approximate vicinity of the access road from Cherry Hill Apartments and the proposed detached garage for Lot 29. C. All City owned and maintained water mains shall be located in a 10' exclusive paved easement and shall be clear of all building overhangs and permanent structures. To avoid excessive pavement in the landscaped areas., the water main shall - be . relocated into the private looped street with the water meters clustered around the landscaped play area. d. All City owned and maintained sanitary sewer mains shall be located in a 10' exclusive paved easement and shall be clear of all building overhangs and permanent structures. e. The existing and relocated -10" sanitary sewer and existing 60" storm drain shall be City owned. All other sanitary sewer and storm drain limes shall be privately owned and .maintained by the homeowners association or other appropriate mechanism. f. An access easement, in favor 'of the City of Petaluma, shall be required between Lots 4 and 5 over the landscape area 'for creek access to allow for maintenance of the City owned .sanitary sewer and storm drain. g. Access driveway to the individual common lot areas for the clustered homes shall be incrcascd-- tcr- �$'- -mnrimtirrr:' to allow p rovide a minimum 20' clearance for two -way vehicular movement in case of an emergency.. This, may be accom lished using " turf blocks" or lother material to augment t e pa ved access,, subject to staff review and approval h. It is recommended that the parking areas around the looped road be constructed of an all weather paved surface rather than the proposed gravel. i. The private storm drainage system shall be designed in accordance with Sonoma County Water Agency Master. Plan and good construction practice. j. All .conne "ctions to the existing sanitary sewer and storm drain shall be with a manhole k. The internal private looped street shall be signed for no parking an done -way vehicular traffic _ l: The entire 20' width of the emergency vehicular access from Cherry Heights shall be an all weather paved surface rather than gravel. 4. On -site and off - site. drainage improvements shall be subject to approval of the Sonoma County Water Agency and the City Engineer. 5. In the event that archaeological remains are encountered during ,grading., work_ shall be halted temporarily and a qualified archaeologist shall be consulted for .evaluation of the artifacts and to recommend future action. The local Indian community shall also be notified and consulted in the event any archaeological remains are uncovered. 17 • "1 6. 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 I as necessary. 7. The tentative map shall be revised to show the species, trunk diameter, and location of all existing mature trees, and shall indicate any trees proposed for removal. is 6. This project shall be subject to imposition of all applicable development I ees , including water and sewer connection fees, major traffic - mitigation facilities fees, storm drainage impact fees, park and recreation land improvement fees, and school facilities fees. 9. Hours of construction activity shall be limited to between 7AM and -PM, Monday- Friday, holidays excluded 10. Developer shall sub_ mit a _plan for routine maintenance of driveway and jD 'arking areas for City staff approval prior to issuance of the first c;erti icate o occupancy or the development 11. The following concerns of the Liberty_ Meadows Homeowner's Association, as agreed to by the project proponent, shall be incorporated herein as conditions of approval for the tentative map a. Any existing landscaping or fencing, which is damage durin construction shall be 'repaired or replaced by Burbank Housin Development Corp. B "HDC . b. Any additional service or maintenance needs required by the Liberty Meadows, pool, as a result-of construction activity, shall be assumed by BH C c. Parking shall not be allowed along the easement, by construction or em to ee vehicles during construction activity, orb residents f ollowing construction d. The maintenance agreement between Liberty Meadows H Association and BHDC shall indicate that the cost of maintaining I the easement will be in proportion to the number of housing units affected; that provisions for this maintenance and enforcement of this agreement will be included in the governing documents of the homeowners association that will have control of the common interest development to be built on this property G VI. PLANNING MATTERS 1� Study topics. D ue to time constraints, this item was not discussed. OU ADJRNMENT: 10:50 PM 419 is