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HomeMy WebLinkAboutMinutes 02/12/1985219 5 Petaluma Planning Commission Regular Meeting City Council Chambers February 12, 1985 7:30 p.m. Petaluma, California PRESENT: Commissioners Head, Hilligoss, Libarle *, Serpilio, Sobel, Tencer ABSENT: Read * Commissioner Libarle arrived at 7:50 PM. () STAFF Pamela Tuft, Principal Planner co Mike Moore, Principal'.. Planner Kurt Yeiter, . Associate. Planner. APPROVAL OF MINUTES Minutes from the January 22, 1985 meeting were approved as follows: Condition #9, page 4, (Sousa Subdivision) changed .as follows: 9. A jcomprehensive storm drainage report shall lie prepared by an outside consultant to include, but not ne essarily be limited to, a verification of the adequacy of the nearby County facilities (the 42" Magnolia Avenue drain line) , the adequacy of the on- site drainage facilities and recommendations to reduce or eliminate the responsibliity of i;future property owners to maintain portions of ,the drainage systems serving individual lots. Said plan shall be subject to staff review and City Council approval prior to the approval of the final map. CORRESPONDENCE None. DIRECTOR'S REPORT: None. COMMISSIONERS' REPORT None. NOTE: Strike -Out Type ( - - - -) = Deletion Underline Type ( ) = Addition PUBLIC; HEARINGS 1. LOMBARD AND ASSOCIATES, INC. dba TRIPLE "S" TIRES, 527 E. WASHINGTON STREET, (1.154) . (Continued from the meeting of January 22, 1985) . 1. - Consideration of E.I.Q. �i MINUTES Not Official Until Approved By The Planning Commission 1 220 2. Consideration of Use Permit. Note: This public hearing had been previously closed, at the January 22, 1985 meeting but was reopened at this meeting.. The_ public hearing was reopened: Speakers : Ed Werden - applicant representative The public hearing was closed. A .motion, was made by Commissioner Head and seconded by.':.Commissioner Serpilio to direct planning staff to prepare and :post a. mitigated negative declaration for Triple S Tires based on the findings in the -staff report as follows.. . AYES: 6 NOES: 0 ABSENT: 1 (Read) Findings 1.- The project as conditionally approved does _,not have the, potential to substantially degrade the quality of the environment, substantially reduce. the habitat of fish or wildlife species,_ cause a_ fish -or wildlife population to drop below self- sustaining. levels threaten- or 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 environmental goals to the disadvantage of long -term environmental goals. 3. project as conditionally approved does not have possible environmental effects which are individually limited but -cumulatively considerable. 4. The, environmental effects of this project as conditionally approved will not cause substantial adverse effects on human beings, either directly or indirectly. 5. A noise study has been prepared addressing specific anticipated noise volumes. Mitigation measures shall be incorporated into the project, as recommended in the sound' analysis report. 6. The environmental effects of this project have been mitigated to an acceptable level by incorporation of use permit conditions. .;� A motion was made by Commissioner, Head and seconded by Commissioner Serpilio to grant a use permit based on the findings and conditions in the staff report with_ the changes to conditions 1.3, 2, 3 and 14. AYES 5 NOES: 1 (Tencer, because of driveway condition amendment) ABSENT 1 (Read) 221 Conditions 1. A noise study has been prepared addressing specific anticipated noise volumes. Mitigation measures shall be constructed as recommended in the sound analysis report, as follows: 1. Compressor noise enclosure per specifications set forth on page 6 of sound report. 2.' Engine racing or horn honking shall not' be permitted. G) 3. f}esigrr�rrd -cons ructirrn -of- noise- barrier - along- east -property -line GO for - a- tlista -n ce -f r. om-- SE rvrnerrof-- jtruttum -te -a- paint -4evef -with the- front - of - tyre- residente- locatect- ate -th-c- corner- of- E -. -*a shisrgton earl- Edith Streets, as- ��rggcsted -rnr- page- (r -of- tyre- �rr�ise-- stuciq; C suirject -to- staff- approv -&. The noise barrier to be . constructed CO per noise study, at a • later date, if found by.. the Commission at time of 'review; to be • necessary i 4.1 Utilization of power equipment for lug, nut removal /installation shall be limited to the electric lug wrenches', or "impact guns". 2. F - a± anz3ing-light - standards --sir argil- be- r-emcrred- ahove-­tlrs- lower- twefre foot- lkigh- iigirts- �to-- recttzce- oroerafb- 3reiht�f-- rr�arda- The remaining tw'elve foot high lights will not be on after store closes. Light standards to be removed or_ lowered to a maximum of 16' height at a rate of one light stanchion per year 3. Glasnre-- of--dtivew$r- nearest- -tires-- east- 4yrnrndaryrof- the- -groject-=site. Pei- ths-apglieant's- piarr,- -a --2&- wide-- dnv-ew - -ex sts-mr- tire -- vest- corrner of= the - sites. - -- Said- srrrgfe- drrveway -- skaH- �cliow- errterirrg-f exiting- framfto either-- an *or repair -to- the --c n ; - gutter- anrl-- sidewafk- at- idirivtwaT- cionare- sfrall- -be computed -,- sett -to °view- Ord- approvah-brp -EG tq= -Errgin-aer - -- Orr -site improvernerrts-- as- a- reszt } t--v tiffs- clostxr,- sirali- iiTChrcfc- �krec�tdditiorr� paxicing•�garc�es- and-- arlditionaf - iartdecaping -- along•- frvrrt•- aa- �eii -as -side to- provide- a- truffet-- to- th- residertiai-Vse': Two driveways to remain, the driveway on: the east to b_ a designated and signed "enter onl .TI The. other to be designated and signed exit only" on the street side and "right turn ' only" for exiting traffic. 4. Provision of adequate on -.site parking layout and striping to provide parking as follows: f$ 15 parking spaces as shown on the proposed site plan- -wihir-tire a tor�rrv�ricie•u riix2e- 49- *- }&4-- sgarccs- aio:rg- front - row- -north -orf i5L- do-cp- pianthM -arrea . y Lengthen- landscaping island in center of parking area from 28' to 36' to allow RV -parking .or double row of parking between island and building in peak periods, as needed. 5. Th,e proposed project, site plan, building elevations, and landscaping shall be subject to SPARC approval in accordance with Section 26 -400 3 222 of the Zoning Ordinance.. All. conditions of design - shall become conditions of the Use Permit. '� U 6. As proposed by applicant, the dumpster shall be kept inside the 6' fence enclosure with the slated gate closed during °operating hours: Gate shall be locked at time of store: closing. 7. As proposed by applicant, the casings shall be kept behind the building and within the 6' fence enclosure. No casings shall be visible above the top of fence line,, and 'shall be removed from the site no less than once every two weeks. 8. No outdoor storage' of materials (except tire casings as discussed above) or equipment', other than vehicles being* worked on with those vehicles remaining no longer than three days. 9. All cyclone fences shall be fitted /refitted with redwood slats or other_ screening material approved by SPARC. 10: All areas used for driveways and parking shall be fully paved, paving _ to be repaired where deteriorated. Any areas not paved shall be landscaped. The edge of all paving shall be ' curbed per - SPARC standards. 11. All drainage systems are 'subject to approval by the City Engineer `ad' Envirotech to insure that no inordinate or unacceptable amount of solvents, grease:, grit, or other materials enter the waste water treatment facilities and.-to insure adequate separation of storm drainage from sanitary sewer systems. 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... _ Landscaping shall be subject to review and approval by SPARC. 13. - T*e-- sirrgle driveways shall be chained at time of closing . 14. No- outdooT shaH- be-- &iiowedz Two racks to be allowed for_ the display of- materials offered for saw subject to the review and approval - of SPARC. 15. An overall sign program shall be developed subject to SPARC review and approval. 16. , All existing and future roof or - ground mounted mechanical equipment shall be fully architecturally screened subject to review and approval of SPARC. . 4. 223 17. - All remodeling- and /or additions 7to the existing structure shall be reviewed and approved by the Fire Marshal and the Building Official and shall comply with all applicable codes,, standards and regulations. 18. Expansion or introduction of additional -services shall require application for a Use Permit revision. II. WENDY'S RESTAURANT, 500 E. WASHINGTON STREET. (1.459) . 1.1 Consideration of Use Permit. co Note: SHandouts were given to Commissioners and staff by applicant's NT architect. U co The public hearing was opened. SPEAKERS: Gordon Chong applicant's architect;- requests amendment :to condition #1. i The public hearing was closed. A motion was made by Commissioner Sobel and seconded by Commissioner Head to grant the use permit per the findings and conditions in the -staff` report with the amendments to conditions 1 and 2. _ . AYES: 6 NOES: 0 ABSENT: 1 (Read) FINDINGS 1. The use and proposed addition, subject to the following conditions, will conform to the intent of the zoning ordinance and policies of the General Plan /EDP. 2. The use and proposed addition, subject- to the following conditions, will not constitute a nuisance or be detrimental to .the public welfare of the community. CONDITIONS 1. Use permit shall be reviewed annually by staff. If complaints are received regarding the -- operation- of- •th-e -- restaurant violation of the conditions herein, or if staff finds non compliance with the conditions of approval, the matter will be brought to the Commission's attention. 2. Operdting- T ours- -slra - l:re -+ miterd - to -:i-. - --1z :-0f)-- ibfi�Ynight- SmrclnY thrn7+h- arsday, q:-00h• ArM-- -AM,- Fridar-aird- Saturclar. Operating hours shall be limited to 6:30 AM to 1 :00 AM - 7 days a week. 3. Existing. or future roof mounted mechanical equipment, if any, shall be fully architecturally screened. 5 r-�-W 4. Additional trash enclosure- area sha be constructed to 'meet City Trash Enclosure Design Standards to - provide screening for cardboard recycling bin. 5. All deliveries and garbage, dumpster. pick -up .shall occur - after 8:00 - AM- and before 8:00 PM. 6. The garbage dumpster /compactor. shall not be used after 9:00 PM or before 7:00 AM. 7. A regular -twice daily litter . pick -up shall be conducted by restaurant employees covering the - restaurant premises -and nearby neighboring properties. 8. ` Driveway entrances shall be . chained closed during non- operating .hours. 9.. Authority 'shall be granted by -the property owner to the.: -City Police - Department to permit the police to enter the site during hours of non- operation for the purpose of preventing- any loitering 10. An "entrance only" sign shall be placed at the west driveway on E. Washington Street. 11.' The proposed addition and landscaping upgrading shall be subject to review and approval by SPARC. Proposed addition shall be designed and constructed to blend with the existing structure with extension of the existing fascia on all sides of proposed addition subject to SPARC approval. III. 16 UNIT HOUSING PROJECT,. PETALUMA ECUMENICAL PROJECTS, BETWEEN LINDBERG LAND AND KRESKY COURT (8.95, 3.335) . * Commissioner Hilligoss excused herself from the'' Commission as she is President of PEP. I.- Consideration of E.I.Q. 2. Consideration of GP/EDP Amendment for AP #007 - 471 -36 from Urban Low to Urban High. - 3. Consideration of rezoning from R -1- 6,500 to PUD. The public hearing was opened. SPEAKERS: Mike Azevido 1232 Kresky Way, concerns re: increase of traffic - site appropriateness. Dick Lieb - architect for .project - answered general questions. Judy Vivas 745 E. Madison, applicants' leasing, agent - answered questions re: transportation, traffic, on -site management. Tim Sullivan - 1263 Lindberg Lane, concerns re: property values. 6 225 The public hearing .was closed. A motion was made by Commissioner Sobel and seconded by Commissioner Libarle to recommend to the City Council adoption of a negative declaration based the findings in the staff report. AYES: 5 NOES: 0 ABSENT: 1 . (Read) ABSTAIN: 1 (Hilligoss.) Findings for EIQ: M a., The project does not have the potential to degrade the quality of the environment, substaritially 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 0 1 community,. reduce the number or restrict the range of a rare or c endangered plant or animal or eliminate important° examples of the major periods of California history or prehistory. - b. The project does not have the potential to achieve short -term, to i the disadvantage of long -term, environmental goals. C. The project does not have impacts which are individually limited, but cumulatively considerable. d.1 The project does not have environmental effects which will cause substantial adverse effects on human ''beings either directly or indirectly. A motion was made by Commissioner Libarle and seconded by Commissioner Sobel to recommend to the City Council approval of a General Plan /EDP Land Use Designation Modification for Assessor's Parcel No. 007 - 471 -36 from Urban 'Low Density Residential to Urban High Density Residential. AYES: 5 NOES: 0 ABSENT: I (Read) ABSTAIN: 1 (Hilligoss) A motion was made by Commissioner Serpilio and seconded by Commissioner Libarle to recommend to the City Council rezoning the project site ..from R -1 -6, 500 . to Planned Unit Development based on the findings and conditions in the staff report. AYES: 5 NOES: 0 ABSENT: 1 (Read) ABSTAIN: 1 (Hilligoss) Findings : a) Said plan clearly results in a more desirable use of land and a better physical environment. than would be possible under any single zoning district or combination of zoning districts. b) P.P.D. District is proposed on property which has a suitable relationship to one (1) or more thoroughfares; and that said 7 226 thoroughfares are adequate to carry any additional traffic", generated by the development. c) 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' that adequate landscaping and /or screening is included if necessary to insure compatibility. d)j The natural and scenic qualities of the site are_protected, with. adequate available public and private spaces, designated' on the Unit Development Plan. e) The development of the subject in ;the mariner: proposed b' the applicant, will not be detrimental to the 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 regulation of the City of Petaluma, with the Petaluma General Plan, and with the Environmental Design Plan adopted by the City. K Conditions 1. The site plan,, landscape plan, and building elevations are .subject to- review - 'and conditional approval by SPARC. These plans,. _ once approved by SPARC, shall become the PUD development plan` for the project site. 2. The large pine tree existing near, the project site's northern property line shall be retained 'unless removal is unavoidable due-'to possible hazards as determined by the .Director of Community Development.., If this tree is removed it is to be replaced with another tree subject` to Staff approval. 3. The remainder of land along Kresky Court shall be either. merged, with .p. an adjacent poperty by a' lot line adjustment or replanted, irrigated, provided with access :through the project site by a locked gate, and_,. maintained by the property owner. 4. The arcades (covered walkways) shall meet the requirements of the Chief Building Inspector. 5. Mailboxes are subject to approval by the Post Office. 6. The three parcels contained in the project site shall be merged ,prior to issuance of a building permit. IV. AS ROCK COMPANY, 1385 PETALUMA BLVD. NORTH; USE PERMIT TO QUARRY 10,000 CUBIC YARDS OF AGGREGATE, A.P. No. 006- 491 -04, 10 (File 1.413, 11.786). .1. Evaluation of Environmental Impact Questionnaire. El. 227 2. Consideration of Use Permit. The public hearing was opened. SPEAKERS: Jim Sinsabaugh - Applicant. John Broxmire - 1305 Pet,. Blvd. N., concerns re: noise, traffic. Cindy Machado - owner, Mr. Magoo's, concerns re: blasting, noise. The ; public hearing was closed. 0) A motion was made by Commissioner Head and seconded by Commissioner Co Sobel to direct the Community Development and Planning Director to prepare and post a Mitigated Negative Declaration based on the findings in the staff report ;dated November 22, 1983. AYES: ' 6 NOES: 0 ABSENT: 1 (Read) Findings i 1. An initial study was .conducted. 2. Revisions to the project proposal will be required which will avoid or mitigate adverse impacts identified in the initial study. a A motion was made by. Commissioner Head and seconded by Commissioner Sobel to recommend approval of the use permit based on the findings. and conditions in the staff report dated November 22, 1983 as amended. AYES: 6 NOES: 0 ABSENT: 1 (Read) Findings 1. The proposed use,. subject to the following conditions, conforms with the requirements and the intent of the Petaluma General P;an /EDP and Zoning Ordinance. 2. The use, subject to the proposed conditions and mitigation measures, will not in this particular case constitute a nuisance or be detrimental to the public welfare of the community. Conditions 1. No explosives shall be used for excavation of the material. Only physical mechanical method, (e.g., caterpillar with ripper, front loader) of excavation shall be permitted. s 2. Operating hours for all project machinery shall be limited to 8:00 am to 5:00 PM Monday through Friday. 3. A written program shall be developed by ' the applicant outlining measures he will take to minimize dust or siltration /erosion and control storm runoff from the project site, subject to review and approval of the City Engineer prior to issuance of a. grading permit. 0 4. The project will be .subject to the conclusions and recommendations of the soils report (Exhibit A) prepared specifically for the project, except where less restrictive than the conditions of the.-use permit. 5. Duration - of .-use permit for excavation shall be six months, beginning lv4 izr- arc+r:- of- -1 -9R,, on the ,date - a., grading ermit is .obtained, during which time actual excavation sha.0 commence- and be comp eted within six weeks per grading permit requirements 6. No signs shall, be permitted in conjunction with this use except those required for safety or traffic control purposes. 7. No trucks shall left parked on the site during non.-operation hours and no vehicles ' shall be repaired on site. 8. Maximum slope of. finished cut slopes shall be 2 to: 1•._ - Finished slopes . shall be recovered with top. soil of sufficient depth to sustain ground cover - planting and ground cover landscaping and- irrigatiori shall .be - installed. Landscape and irrigation plans - subject to � approval of SPARC. 9. Top of, cut slope shall be no closer than 5 feet'. property- line. 10. Any new use or expansion of existing land uses on the ;site. shall be subject to the provisions of all applicable City Ordinances. 11. Work must conform to all Sections. of Chapter 70 of the Uniform Building Code. Grading is to be inspected during its operation - by..:the- Civil Engineer of Record. V. CASA DEL ORO UNITS III' & IV, LEONARD JAY AND T w.. DEVELOPMENT, INC.: FRATES ROAD /SARTORI DRIVE MAKEVILLE HWY. 149: FAMILY _HOMES, (file 3.334, 6.625); = >` 1. : Consideration of EIQ.. 2. Consideration of rezoning to PUD. 3. Consideration of tentative subdivision map. a The public hearing was opened. SPEAKERS: Leonard Jay - Jay Development. The public hearing was closed. A motion was made by Commissioner Sobel and seconded by Commissioner Head to recommend to the City Council approval of a Negative- Declaration based on the findings in the 4staff% report: AYES: 6 NOES: 0 ABSENT: 1 (Read) 10 findings a., 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 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 pericds of California history or prehistory. b. The project, as conditionally approved, does not have the M potential to achieve , short -term, to the disadvantages of co long- term, environmental goals. Iq c. The project, 'as conditionally approved, does not have impacts C which are individually limited,. but cumulatively considerable. co d. The project, as! conditionally approved, does . not have environmental -effects - •which will. cause' substantial ::adverse effects on human beings either directly or indirectly. A motion was made by Commissioner Sobel and seconded by Commissioner Head to recommend to the City Council approval of a PUD Rezone based on the findings and conditions in the staff report. AYES: 6 NOES: 0 ABSENT: (Read) Findings a) Said plan, as conditionally approved, clearly results in a more desirable use of land and a better physical environment than would be possible under any single zoning district or combination of zoning districts. b) P.U.D. District is proposed.: on property which. , has : a suitable relationship to one or more thoroughfares; and that said thoroughfares are adequate to carry any additional traffic generated by the development. c) The proposal, as conditionally approved, presents a unified and organized arrangement of buildings -and service facilities which are appropriate in relation to adjacent or nearby properties and that adequate landscaping and /or screening is included if necessary to insure compatibility. d) The natural and scenic qualities of the site are protected, with adequate available public and private spaces designated on the Unit Development Plan. e) The development of the subject property,; :% "in the - manner proposed by the applicant, and as conditionally approved by :the City, - will not be detrimental to the public welfare, will be in the best interests of the City and will be in keeping with the general intent and spirit of the is 11 OR zoning regulation of the City of Petaluma, with the Petaluma- General' - Plan, and with the Environmental Design Plan "adopted by ahe City. Conditions ` 1. The development plan and, building elevations are subject to review and conditional approval- by. SPARC. These plans, once ,approved by- SPARC, shall become the PUD development ` plan for - the project `site. The tentative subdivision map shall - be modified to reflect any changes in the development plan which also affect the tentative map.. S P ARC ; shall' consider the installation' of a' landscaped median island in Cerro Arroyo Drive to break up the linearity of the. streetscape. - 2. This PUD zone shall :.also incorporate all structural setbacks, • development standards, and permitted and accessory uses '.:applicable to the R =1 6,50.0 zone except where noted on the development plan. • All setbacks not meeting the R -1 6,500 lot sizes shall 'not be - reduced from Y those created at time of final map,. 'Variations from the_ R -1 6, 500 zone - requirements (e. g. Lot 6, Phase 4) shall be noted - on the plans. All building_ setbacks shall be consistent between.. the PU,D.. plan and. tentative map (e.g. rear yard discrepancy along Frates' Road).. 3. Any changes to the Casa Del Oro 3 -6 site plan or- _ development plan made pursuant to these conditions Y or SPARC conditions of. approval, shall be reflected on a" new development plan, a' sepia print and one copy of which shall be 'provided to ' - the Department of ; _Community Development within thirty` (30) working days after final approval of such change(s). 4. Lawns shall be . provided in all required front yards and street side yards. of corner lots.' Plans depicting - said lawn areas shall be approved - by SPARC prior to lawn 'installation. Additional trees shall be added' to the landscape plan and PUD development plan as required by SPARC to create a tree -lined streetscape throughout the project, - including private driveways.. 5. No more than thirty units or elevations (20% of the total number of units) may be changed throughout the entire project without need of a PUD zone revision. All such modifications require prior .approval of the Director of Community_ Development. The Director shall not grant such approval if it is ' found to have a detrimental effect on the housing mix or visual repetitiveness of the immediate neighborhood. Two bedroom dwellings may not be replaced by units of three or more bedrooms prior to initial sale. 6. Landscaped parking islands within the two cul -de -sacs shall be installed: 'subject to city staff approval. A motion was made by Commissioner Head and seconded by .Commissioner Libarle to recommend to the City Council approval of the Tentative Map subject to the conditions in the staff report. AYES: NOES: 0 ABSENT: 1 (Read) 12 Conditions 1. 9 z v The tentative map is subject to review by SPARC. All SPARC conditions of approval for the PUD plan which affects the tentative map shall also be incorporated in the tentative map prior to final map submittal. The project shall con -form to the conditions of approval contained in the enclosed letter from the Engineering Department. 3. Fire hydrants shall be located as required by the Fire Marshal. �e C� 4. The applicant shall provide for perpetual maintenance of all landscaped areas not contained on p livate property to the satisfaction of the Directors of Community Development and Parks and Recreation and subject to final approval by the City Council. ' Perpetual maintenance may be accommodated through a maintenance assessment- district, the formation of which must be ratified by the City Council prior to final map approval. 5. A :ten -foot public utility easement shall be provided along both sides of all{ street right -of -ways. 6. The sound wall along Frates. Road shall be coordinated with the design plans for the sound wall treatment at the Sartori Drive terminous ' and City well site. Said wall shall be constructed by the applicant. _ Said wall shall have an effective height of eight feet along all private lots. The wall design at the corner at Cerro Arroyo Drive is subject to SPARC approval. 7. The project sponsor shall be required to pay low and moderate income housing in -lieu fees of an amount to be determined according to the schedule established by City Council Resolution No. 84 -199 N.C.S., or make alternative arrangements to meet the low and moderate income housing provision requirements of the Housing Element subject to approval of the City and prior to approval of the Final Map. 8. An additional ten (10) feet minimum 'set back shall be added to the landscaped area between Frates Road and the abutting sound .wall. This area shall be dedicated to the City but may be' used for a public utility easement. A landscape /irrigation plan for said area featuring heavy tree planting is subject to SPARC approval. 9. The tentative map shall be revised to reflect 'private "drives versus public streets. A joint access easement and maintenance responsibility agreement shall be recorded for all properties relying on private drives for access. Said easements and agreements are subject to approval by City staff prior) to final map recordation, 10. The phasing plan shall be ... Road is completed prior to nodified so that street access -from Frates itial occupancy of Phase 4. 231 13 232 11.. One 80 -foot long (minimum) bus pull-out with curbs shall be installed along Frates Road immediately southwest of: Cerro Arroyo Drive to the satisfaction of the City Transit Coordinator. 12. A lot line adjustment shall be performed so that the existing house is . not located on a property line. ' L PLANNING MATTER: VI. DISCUSSION OF POLICY ON EXPANSION OF NONCONFORMING USES AND EXPANSION OF CONDITIONAL USES. ( Continued from the meeting of January 22, 1985.) Continued to the next study session. VII. DISCUSSION . OF BED AND BREAKFAST INN REGULATIONS - A motion was made by Commissioner Head and seconded by Commissioner.: Libarle to ask the City Council, for further direction to staff and Commission regarding a draft ordinance of Bed and Breakfast Inn regulations. AYES: 6 NOES: 0 ABSENT: `1 (Read) VIII. DISCUSSION OF ADULT ENTERTAINMENT ESTABLISHMENT REGULATIONS. A motion was made by Commissioner Head and seconded by Commissioner Serpilio to ' ask the City Council for further direction to staff and Commission regarding further study of Adult Entertainment Establishment Regulations. AYES: 6 NOES: . 0 ABSENT: 1 (Read) ADJOURNMENT: 11:00 PM. ATTEST: Pamela Tuf t Principal Planner 14 ` 4 P .