HomeMy WebLinkAboutMinutes 08/22/1989420
PETALUMA PLANNING COMMISSION August 22, .1989
REGULAR MEETING Tuesday, 7 :0.0 p.m.
CITY COUNCIL CHAMBERS, CITY HALL PETALUMA, CALIF.
PLEDGE OF ALLEGIANCE TO THE FLAG
ROLL; CALL
COMMISSIONERS: Balshaw, Bennett *, Libarle,
Parkerson, Read, Tarr
COMMISSIONERS ABSENT: Doyle
STAFF': Warren Salmons, Planning Director
Pamela Tuft, Principal Planner
Mike Moore Principal Planner
Gary Broad, Associate Planner
Chairman
APPROVAL, OF MINUTES Minutes of August 8, 1989 were approved as
submitted.
PUBLIC COMMENT (15 minutes maximum) . The Planning Commission will
hear public comments only on . matters over which they have jurisdiction.
There will be no Commission discussion. The Chairman will allot no more,
than five minutes to any individual.. If more than three persons wish to
speak, their time will be allotted so that the total amount of time allocated
to this agenda item will be 15 minutes.
Speakers None.
COMMISSIONER COMMENT None.
CORRESPONDENCE Bus scheduling letter.
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 app
°ealed 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
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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 CONSIDERATION
I. CITY OF PETALUMA, ZONING ORDINANCE TEXT AMENDMENTS
(Continued from 5/9/89 meeting; public hearing is closed) .
1. Consideration of View Corridors from Major Thoroughfares.
This public hearing was previously closed.)
Commission Discussion:
Commissioner Tarr - Will vegetation fall under this Ordinance? (answer
co no) . Supports Ordinance as written.
Commissioner Parkerson - Supports Ordinance as written.
Commissioner Bennett - major changes to property - view of river, no
buildings?
A motion was made by Commissioner Parkerson and seconded by
Commissioner Tarr to approve the Zoning Ordinance Amendment regarding
view 'preservation as amended in the staff report.
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COMMISSIONER BALSHAW - Abstain (not at public hearings)
COMMISSIONER DOYLE Absent
COMMISSIONER LIBARLE - Yes
COMMISSIONER PARKERSON - Yes
COMMISSIONER READ - Yes
COMMISSIONER TARR - Yes
CHAIRMAN BENNETT - Yes
NEW BUS- INESS
PUBLIC HEARINGS:
II. ADOBE CREEK GOLF AND COUNTRY CLUB,, EAST SIDE OF ELY
BOULEVARD SOUTH, BETWEEN CASA GRANDE AND FRATES ROADS,
(File 3.363,D).
1. Consideration of an amendment to the approved PUD development
plan to allow revision to the approved perimeter fence design.
The public hearing was opened.
SPEAKERS.: None.
The public hearing was closed.
COMMISSIONER COMMENTS:
Commissioner Read - What has County said about these proposed changes?
Commissioner Libarle - Any cost differences?
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Commissioner Parkerson _ 'Soundwall should be stone wood fencing ok.
A motion was made by Commissioner Parkerson and seconded by
Commissioner Tarr to recommend to the; City Council approval of the revised
fence design for the golf course perimeter' wood.. fencing and to recommend
denial of the sound wall design change.
COMMIS,SIO;NER BALSHAW - Yes
COMMISSIONER DOYLE - Absent
COMMISSIONER LIBARLE - No - should be consistent
COMMISSIONER PARKERSON Yes
COMMISSIONER READ - Yes
COMMISSIONER TARR - Yes
CHAIRMAN BENNETT - Yes
III. REDWOOD FITNESS CENTER, 717 NORTHPOINT, LOT #1, PART OF AP
NO. 007 - 401 -12, (File 1.627).
1. Consideration. of administrative judgement regarding. Condition No.
1 pertaining to the undergrounding of the Corona. Creek Channel
in conjunction with the development of the Redwood Fitness
Center complex.
The public hearing was opened.
SPEAKERS:
Dick Lieb 1 Bodega Avenue — Requests a two -week continuance because
applicants are appealing to Fish and Game:; applicant is undertaking "adopt
a freeway" project. The applicant requested scheduling of SPARC to
proceed while this continuance is being processed.
The public hearing was continued to the September 12;, 1989 Planning
Commission. Meeting. (Planning- Director Salmons will contact CalTrans for
clarification of their letter and will check with Engineering regarding future
right -of -way needs prior to the 'September 12 meeting) .
IV. PLAZA MOBIL, 101 N. MCDOWELL BLVD., AP NO. 007 - 340 -06 (File
No. 1..60.1A) .
1. Consideration of request to amend conditions of approval for a
conditional use permit which allowed addition of a carwash to a
service station.
The public hearing was opened and continued to the meeting of October 24
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V. BENSON ESTATES, SOUTH SIDE OF BODEGA AVENUE BETWEEN
L.OUKEN STREET AND PANDA 'PLACE, AP NO. 006 - 441 -06, 49, 50, 51,
54 (File No. 6.934) .
P. Consideration of EIQ.
2+. Consideration of .Subdivision Ordinance Modifications to allow two
flag lots with access strips below 30' in width and /or exceeding
125 feet in length. -
3. Consideration of a 2.0 -lot subdivision Tentative Map.
The public hearing was opened.
SPEAKERS:
Alan Tilton - City Traffic. Engineer - answered questions regarding level of
service of traffic on Bodega in this area.
Gordon Endo - 681 Bodega Ave. - owner of property in middle of project
site will work with developers regarding saving tree at front of lot; will
need !a retaining wall built.
Jane -Marks Mitchell and Heryford (applicant representative) - would like
To use a monolithic sidewalk; applicant wants to retain R -1, 6,500 zoning;
no more restrictions on building envelopes; 2 sycamore trees will be lost
during street widening.
Layne, Man gar - Co- owner - (French Laundry building) - Requested
R -1, ,50'0 zoning retained for Lot 12,
Sarto- Rocheleau - applicant - problems regarding zoning change to R -1,
10,000 1 ; requested 20 foot rear yard setbacks; questions regarding parking
if zoning changes; French Laundry buildings will not be demolished; barn
on Lot 9 may need to be removed; answered questions.
COMMISSIONER COMMENTS
Commissioner Read - School District made no comments; allotment system
allows' 17 units for this project.
Commissioner Parkerson - Are historic buildings to be demolished?
Commissioner Bennett - What will happen to structures if Bodega Avenue is
widened?
Commissioner Read - This area needs a specific plan - there is too much
development in this area already.
Commissioner B.alshaw - Other specific plans have not been accepted by the
public.
Commissioner Parkerson - Design Guidelines will be required; this
subdivision will work well because of its loop street design.
Commissioner Libarle - Zoning on Lot 12 (French Laundry building) should
be retained at R -1, 6,500.
The public hearing was closed.
A motion was made by Commissioner Libarle and seconded by Commissioner
Tarr - to .recommend to the City Council adoption of a mitigated negative
declaration based on the findings listed below:
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no
COMMISSIONER
BALSHAW - Yes
COMMISSIONER
DOYLE - Absent
COMMISSIONER
LIBARLE - Yes
COMMISSIONER
PARKERSON - Yes
COMMISSIONER
READ - No
COMMISSIONER
TAR'R - Yes .
CHAIRMAN BENNETT - Yes
Findings
1. Potential impacts related to earth, water, circulation :and aesthetics will
be mitigated through the conditioning of this tentative map..
2. Potential impacts related to archaeological /historical 'resources have
been mitigated through the completion of an archaeological survey and
by the conditioning of the tentative map.
3. No other land use or environmental impacts have been - identified.
4. 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.
5. The project, as conditionally approved, does not have the potential to
achieve short -term, to the disadvantage of long- term, environmental
goals.
6. The project, as conditionally approved, does not have impacts which
are 'individually limited, but cumulatively considerable.
A motion was made by Commissioner Tarr and seconded by Commissioner
Parkerson to recommend to the _City Council approval of the Subdivision.
Ordinance . Modifications to allow access strips below 30 feet in width- and
greater than 125 feet in length to Lots 4 and 9 based on" the findings and
subject to the amended conditions listed below:
COMMISSIONER B'ALSHAW - Yes
COMMISSIONER DOYLE - Absent
COMMISSIONER LIBARLE - Yes
COMMISSIONER PARKERSON - Yes
COMMISSIONER READ - No
COMMISSIONER TARR_ - Yes
CHAIRMAN BENNETT - Yes
A motion was made by Commissioner Libarle and seconded by Commissioner
Tarr to recommend to the City Council approval of the Tentative Map for
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the development of 20 lots;,,, based on the following findings and subject to
the conditions set forth below:
4. This site is suitable for the type and intensity of the proposed
development.
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5. The restriction on new driveways on Bodega Avenue and the reduced
grading warrant approval of subdivision ordinance modifications. They
will not be detrimental to the public welfare of safety, nor injurious to
other properties in the area.
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6. This project will not result in significant environmental impacts. A
negative declaration has been recommended.
Conditions
1. The following requirements shall be met, subject to the approval of the
Fire Marshal:
a. Lots #4, #9, and #13 access roadway shall be 20 feet wide to
within 150 feet of all areas of building.
bt. Fire hydrant shall be added at west property line of lot #10
shown on the map of 2/1/89.
C. All houses above 160 foot elevation shall be protected by an
approved automatic residential fire sprinkler system including
attic and garage protection.
d. All roofing materials on exterior and /or roof shall have a minimum
class "B" fire rating.
2. The following requirements shall be met, subject to the approval of the
Chief Building Inspector:
a. Demolition permit required to remove any structure.
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COMMISSIONER BALSHAW - Yes
COMMISSIONER DOYLE - Absent
COMMiSSIONER LIBARLE = Yes
COMMISSIONER PARKERSON - Yes
COMMISSIONER READ - No
COMMISSIONER TARR - Yes
CHAIRMAN BENNETT - Yes
Subdivision Ordinance ,__ Modifications/ Tentative Map Findings
1. This subdivision, as conditioned, is
consistent with the Single- Family
Residential zoning district, the
Hillside Residential Development
Combining District, and the Zoning Ordinance.
2. This subdivision, as conditioned, is
consistent with the Bodega Avenue
Development Policy.
3. This subdivision, as conditioned,
is consistent with the City of
Petaluma General Plan and its goals,
objectives and policies.
4. This site is suitable for the type and intensity of the proposed
development.
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5. The restriction on new driveways on Bodega Avenue and the reduced
grading warrant approval of subdivision ordinance modifications. They
will not be detrimental to the public welfare of safety, nor injurious to
other properties in the area.
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6. This project will not result in significant environmental impacts. A
negative declaration has been recommended.
Conditions
1. The following requirements shall be met, subject to the approval of the
Fire Marshal:
a. Lots #4, #9, and #13 access roadway shall be 20 feet wide to
within 150 feet of all areas of building.
bt. Fire hydrant shall be added at west property line of lot #10
shown on the map of 2/1/89.
C. All houses above 160 foot elevation shall be protected by an
approved automatic residential fire sprinkler system including
attic and garage protection.
d. All roofing materials on exterior and /or roof shall have a minimum
class "B" fire rating.
2. The following requirements shall be met, subject to the approval of the
Chief Building Inspector:
a. Demolition permit required to remove any structure.
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b. Abandonment of any well will require Sonoma County Health
Department approval.
C. Any septic system .must be sanitized.
d. Building plans must be signed and `stamped by responsible party.
e. A water holding tank is required for any buildings over 160 foot
elevation ( see City Engineer for requirements) .
f Grading must be .certified before building. permit is issued.
g. Certify pad elevations before building permit is issued.
h. Certify finished floor elevation before 'occupancy:
i. Where ground slopes greater than 1 on 10, foundation :shall be
stepped per Uniform Building; Code 2907(c) .
j. Soils with expansion index greater than 20 :require special design
foundation per Uniform Building Code 2904(b) .
k. All retaining walls shall meet' the requirements of the 1985 UBC,
and shall comply with Petaluma Standards Ordinance No.
1727/1988.
1. Residential buildings over 3,00:0 sq.ft. need two required exits.
M. All roofing shall be "B" rated or better per Ordinance No.
1744/1988.
The following requirements shall be met, subject to the. approval of the
City Engineer:
a. The developer shall comply with the Petaluma Municipal Code
Section 20.36.010 and 20.36'.020 which require. the developer to
pay storm drainage impact fees- (as calculated in Chapter 17.30)
on construction in all .sections of the City of Petaluma.
b. The proposed water main in Pearson Circle shall' be extended and
connected to the water main in Louken Street.
C. Full frontage improvements, including right -of -way dedication and
storm drain extension, shall continue across the Byerly parcel
(.AP No. 00,6-441-26).
d. If the storm drainage improvement proposed by Bodega Vista
Subdivision (across from N. Webster) have not been designed,
approved by the City and bonded, this development shall be
required to design. and install those improvements in addition to
those already proposed by this. development, in accordance with
the Sonoma County Master Plan. It is recommended that these
improvements be a credit towards the project'-s storm- drainage
impact fees. This determination should be made b the City
Council.
e. A soils report shall be required prior to this app_ roval of the .final
map. All on and off -site mitigation measures outlined, in this
report shall be 'implemented as part of the final improvement plans
for this development to the satisfaction of the City Engineer.
f. Driveway access to Lots 1, 11 and the existing house (AP No.
006 - 441 -26) shall be provided off the new loop street in
accordance with Resolution 89 -85 N.C.S. , Adopting Policy
Managing. Development Along Bodega Ave:.
g. A single joint driveway access from Bodega Avenue shall be
provided for Lots 2 and 10 rather than two separate accesses
from Bodeg.;a in accordance with Resolution 89 -85 N. C. S. Adopting
Policy Managing, Development Along B'odega Ave.
h. The development shall contribute a pro -rata share of the cost of
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4. In the event Prior -to any demolition or removal work is proposed for
which a City permit is required for the six structures identified in the
archaeological survey of this subdivision, plans shall be submitted for
review and approval of the Historic and Cultural Preservation
Committee prior to issuance of any permit A study shall be
conducted by a qualified historic archaeologist, at the developer's
expense, of the historic significance of the structure, its condition,
and recommendations made regarding the proposed development
activity .
5. Prior to final map approval, an application shall be filed at the
developers expense and reviewed by the Planning Commission and City
Council to zone the French Laundry as a historic landmark. All
required information of Zoning Ordinance Article 17 shall be supplied
at the developer's expense. A use permit shall be filed prior to final
map approval if the owner wishes to use the structure as a residential
accessory dwelling. If demolition is requested, then a restoration
plan, including the cost for restoration, shall be submitted for review
prior to final map approval.
6. In the event prehistoric or historic period materials are encountered -
work in the immediate vicinity of the find shall be halted until they
can be evaluated by. a qualified archaeologist. Buried prehistoric
archaeological materials might include obsidian and chest flakes and
tools, groundstone tools, thermally altered rock, dictary remains of
shell or' bone, human graves, and locally darkened trash. Historic
materials might include backfilled privies or trash pits (or the cistern)
containing square nails and ceramics or glass, structural remains or
foundations, and human graves.
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the future traffic signal at Bantam Way and Bodega Avenue.
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All houses constructed above elevation 160 feet may require a
water pressure 'system be installed for each unit to maintain
adequate house pressure. Water pressure calculations must be
submitted with the final map to verify that adequate domestic
pressure can be obtained. Single water services shall be
provided at these locations_.
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Full half street improvements as shown on the tentative map for
Bodega Avenue shall be required. If field conditions prove the
existing pavement to be satisfactory, the full pavement section
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may not be required, subject to City Engineer approval.
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All backyard and hillside drainage control must be within
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underground pipe system with surface catchment swales and
inlets.
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The gradient for all probable driveway locations within this
subdivision be designed with the improvement plans.
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A 10' PUE is required along the Bodega Ave. frontage.
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Minimum size of publicly owned storm drain shall be 15".
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Pearson Circle shall be signed for no parking (entire loop
street) .
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The existing well, proposed to remain on Lot 2, shall conform to
the City of Petaluma Ordinance for cross- connection.
4. In the event Prior -to any demolition or removal work is proposed for
which a City permit is required for the six structures identified in the
archaeological survey of this subdivision, plans shall be submitted for
review and approval of the Historic and Cultural Preservation
Committee prior to issuance of any permit A study shall be
conducted by a qualified historic archaeologist, at the developer's
expense, of the historic significance of the structure, its condition,
and recommendations made regarding the proposed development
activity .
5. Prior to final map approval, an application shall be filed at the
developers expense and reviewed by the Planning Commission and City
Council to zone the French Laundry as a historic landmark. All
required information of Zoning Ordinance Article 17 shall be supplied
at the developer's expense. A use permit shall be filed prior to final
map approval if the owner wishes to use the structure as a residential
accessory dwelling. If demolition is requested, then a restoration
plan, including the cost for restoration, shall be submitted for review
prior to final map approval.
6. In the event prehistoric or historic period materials are encountered -
work in the immediate vicinity of the find shall be halted until they
can be evaluated by. a qualified archaeologist. Buried prehistoric
archaeological materials might include obsidian and chest flakes and
tools, groundstone tools, thermally altered rock, dictary remains of
shell or' bone, human graves, and locally darkened trash. Historic
materials might include backfilled privies or trash pits (or the cistern)
containing square nails and ceramics or glass, structural remains or
foundations, and human graves.
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7. Street ,names shall be subject to City Street Name Committee approval.
A single street name shall be given 'to the loop street.
8. Public utility access and easement. locations, shall be subject to approval
by PG &E, Pacific Bell, and other applicablei utility and service
companies and the City Engineer and shall be shown on the Final Map
as necessary.
9. All existing overhead utility lines traversing or fronting, on the. subject
property shall be concerted to underground facilities in .accordance
with the Municipal Code an`d all -new utilities shall be underground,
subject subject to staff review and approval. Any relocation of existing PG &E
facilities shall be at the developers expense.
10. Construction activities shall comply with applicable Zoning Ordinance
and Municipal Code performance standards (noise, dust, odor, etc.) .
11. A mechanism for perpetual maintenance of the private storm drain
.sys.tem shall be provided to the satisfaction of City staff prior to Final
Map approval.
12. The following Special Development Fees shall be applicable to this
project Sewer Connection, Water Connection, Community Facilities,
Storm Drainage Impact, Park. and - Recreation Land Improvements, and
School Facilities Fees.
13. Applicant shall be responsible for complying with General Plan program
regarding provision of affordable housing units. One option for
compliance is payment of In -Lieu Housing fees.
14. The- ;project sponsor shall executes a binding agreement which shall
stipulate that upon close of escrow of each residential dwelling unit in
Benson Estates, developer shall pay $150.00 to the City per daily trip
end estimated to be generated by said unit. Each unit is estimated to
generate 10.0 trip ends per day. If the City revises the Traffic
Mitigation Fee prior to close of escrow of any unit (s) , the fee for said
units) and all subsequent units in this project thereafter be either
$150..0,0 per trip end or the Traffic Mitigation Fee, whichever is less
on a per unit basis.
15. 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 contributing .factor.. Major Capital Facilities -Fees if found to be
different from said funding mechanism shall also be applicable in an
:amount to be determined by the City Council prior to Final Map
,approval, payable at time of Final Map or pursuant to adopted
regulations.
16. All homes proposed for development within this subdivision shall be
subject to administrative SPARC review and approval with, particular
emphasis to be placed on compatibility of building and site design to
slope, compatibility with historic nature of subdivision, tree
preservation and protection, fencing, and frontyard landscaping.
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17. Open field :fencing shall be provided in sensitive areas such as along
ridgelines and in close proximity to tree clusters, subject to staff
g review and approval.
18. Bodega Avenue shall be improved /right -of -way provided consistent
with the City Council determination regarding areawide improvement of
the street. Said determination by the City Council shall supercede
any other proposed or . required improvement/ dedication specified
herein.
19. Temporary protective fencing shall be erected at the drip line of all
(� native trees. The fencing shall be. erected prior to any
grading /construction activity and subject to staff inspection prior to
0) grading permit or building permit issuance.
IE 20. The subdivision shall conform to the Sonoma County Water Agency
c Design Criteria.
21. The owner of each parcel to be .created by this Tentative Map shall be
responsible for perpetual landscaping and. maintenance of any
landscaping area between property lines and curbs.
22. All changes required by the conditions of approval shall be made to
the Tentative Map. Two copies and one sepia print of which shall be
provided to the Department of Community Development prior to
approval of the project Final Subdivision Map.
23. L'ot lines shall be relocated on the revised tentative map so as to locate
the existing trees on-one lot or another (rather than the line splitting
the trees).
24. Prior to final map approval, a lot line adjustment shall be recorded to
C hange the boundary ,between the Hutchinson parcel and the parcel to
the southwest, as shown on the tentative subdivision map.
25. The existing oak tree on Lot 15, not shown on the tentative map, shall
b identified on the revised tentative map.
26. The existing structure on Lot 13 shall be removed. All structures
labeled for removal on the tentative map shall be removed prior to final
map approval.
27. Existing fencing which will cross new property lines shall be removed
prior to final map approval.
28. A street tree planting strip, not a monolithic sidewalk, shall be
provided on Pearson and Benson Circle, including the existing parcel
West of Lot 12, subject to the approval of the City Engineer and
Planning Department. A public access easement shall be provided if
the sidewalk is located on private property, subject to the approval of
the City Engineer.
29. Two covered and three uncovered parking space on Lot 11 shall be
provided or bonded for prior to final map approval, subject to
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administrative SPARC :review. A roadway easement shall be provided
across the 20 foot wide pan handle of Lot 9, for the benefit: of Lot 11.
30. The following revisions shall be provided on the revised tentative map,
,subject to staff approval:
a) The west property line between. Lots 3 and 4 shall be revised to
parallel the front property line along Louken Street as, closely as
practicable.
b) The north. property line between Lots 4 and 5 shall be revised to
parallel' the front property line of Lot 5 along Pearson Circle as
closely as practicable.
c) Lot 4 front and rear yard setbacks shall be provided consistent
with zoning ordinance requirements.
31. Prior to final map approval:, the developer shall file an 'appl'ication to
rezone this site to R -1, 10,000, excluding Lot 12 .
32. A certified arborist shall, be retained by the; applicant., subject to staff
approval, to review proposed - accessway location and grading /filling
activity to Lots 13 and 15, to ensure tree protection and preservation.
The arborist shall also make recommendations to ensure the protection
and preservation of the; 36!! oak on Lot 8. All recommendations shall
be subject to staff review and approval.
33. A minimum of five on -site spaces (two covered, three uncovered) shall
be provided per lot.
34. Only a single driveway from Lot 12t to Bodega. Avenue shall be
permitted. City Engineer approval of - driveway location shall be
obtained.
35. Improvement of Bodega Avenue shall preserve existing -vegetation,
particularly the two 24" Sycamore trees and a row of pine trees, to
the maximum extent possible. A street tree plan shall be provided for
Planning and Engineering. Department review prior to final map
approval so that it can be evaluated in light of the impact of Bodega
Avenue development. If existing mature trees must be removed,
fast = growing specimen trees (24" box and shrubs shall be provided
along Bodega Avenue. Suitable replacement landscaping shall be
provided across the Bodega Avenue frontage of the property west of
Lot 12 to include all major vegetation;. SPARC shall look at revegetation
needs.
36. A five foot roadway and landscaping easement shall be provided along
the rear of Lot 11 for the benefit of Lot 8, and a five foot roadway
and landscaping easement shall be provided on the north property line
of Lot 3, for the benefit of Lot 4, subject to staff' approval..
Landscaping shall. be provided on both sides of the accessway to Lots
4, 9 and 13 and 15, subject to administrative SPARC review.
37. Revised Tentative Map shall be subject to SPARC review and approval.
Required perimeter fencing for the subdivision shall be addressed. as
part of this review.
ADJOU- RNMENT 9:15 PM.
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