HomeMy WebLinkAboutMinutes 03/10/1987U�
PETALUMA PLANNING COMMISSION March 10, 1987
REGULAR MEETING Tuesday, 7:30 p.m.
CITY; COUNCIL CHAMBERS, CITY HALL PETALUMA, CALIF.
q q The Planning Commission encourages applicants or their representative to be
Q available at the meeting to answer questions so that no agenda item need be
® deferred to a later date due to a lack of pertinent information.
PLEDGE OF ALLEGIANCE TO THE FLAG
ROLL CALL
COMMISSIONERS PRESENT: Bennett, Davis, Head, Libarle, Parkerson,
Read, Tarr
COMMISSIONERS ABSENT: None.
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STAFF: Warren Salmons, Planning Director
Kurt Yeiter, Associate Planner
Jenny Cavanagh, Planning Technician
APPROVAL OF MINUTES Minutes of February 24, 1987 were approved
as submitted.
PUBLIC COMMENT (15 minutes maximum) . The Planning Commission will
hears ' public comments only on matters over which they have jurisdiction.
There will be no Commission discussion. The Chairman will allot no more
thane , 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.
There was no public comment.
CORRESPONDENCE None.
DIRECTOR'S REPORT Joint meeting with Council.
Zoning Ordinance update.
COMMISSIONER's REPORT None.
I. i LARRY A. JONAS, AARON ACRES ANNEXATION 1003 and 1030
WESTERN AVENUE, AP NO's. 019- 110 -24 06 (File No. 3.366) .
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1. Continued consideration of EIQ.
2. Continued consideration of prezone R -1 6,500, R -1 10,0.00 and R -1
20,000.
Continued from February 24, 1987.
This item was continued to the Planning Commission meeting of April 14,
1987.
II. G &W MANAGEMENT, INC., REDWOOD BUSINESS PARK II, NORTHWEST
CORNER OF 101 HIGHWAY AND REDWOOD HIGHWAY, AP NO's
047- 221 -12, 20 &22, 007 - 421 -07 &08 (Files 3.354, 6.793, 8.102, 11.857).
Continued from February 10, 1987
1. Continued consideration of prezone, rezone, annexation and
subdivision of 74.4 acres, including approximately 35.4 acres
which are north of Willow Brook Creek and outside 'incorporated ..-
City Limits to create an industrial /office /thoroughfare commercial
development.
The public hearing was opened.
SPEAKERS:
Bob Carpenter - 518 Orchard Lane, Penngrove - 41 foot flood level (as
shown in his photos) should be addressed on Final Map; Willow
Brook Diversion and Denman Reservoir should be built first.
Bill White - Applicant - Concerns with the following conditions - Map
Condition 1 j,k; Flood Condition 3; Traffic Condition 7 c, 10; 21, 37.
Answered general questions.
The public hearing was closed.
Rezone / Prezone
A motion was made by Commissioner Read and seconded by Commissioner
Davis to recommend approval of the rezoning /prezoning to Planned
Community District based on the findings and conditions listed in the staff
report.
COMMISSIONER BENNETT - Aye
COMMISSIONER DAVIS - Aye
COMMISSIONER HEAD - Abstain (Absent from some previous discussions)
COMMISSIONER LIBARLE - Aye
COMMISSIONER PARKERSON - Aye
COMMISSIONER READ - Aye
COMMISSIONER TARR - Aye
Findings for PCD :
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1. The development proposed is in substantial harmony with the General
Plan of the City of Petaluma, and is coordinated through conditions of
approval with existing and planned development of the surrounding
areas.
2. That the streets and thoroughfares proposed, and as further
conditioned, are suitable and adequate to serve the proposed uses and
the anticipated traffic which will be generated thereby.
3. The facts submitted with the application and presented at the hearing
Go "establish that development of the P -C District will be initiated within a
�, !reasonable time by construction of public improvements, design
approval of permitted building, or other appropriate action. Such
O ;development will be appropriate in area, location and overall planning
® to the purpose intended; the design and development standards are
co ;such as to create an industrial environment of sustained desirability
and stability; the phased development of the project will not generate
:a number of direct full -time employees per year equivalent to 50
p ercent of that year's annual residential development allocation; and
such development will meet performance standards established by
Article 22 of the Zoning Ordinance No. 1072 N.C.S., as amended.
4. The proposed Planned Community District includes zoning district
regulations; design guidelines; Covenants, Conditions and Restrictions;
master landscape plan and master sign program that together create a
uniform and desirable project that satisfies the purposes of Zoning
Ordinance Sections 19 -100 -3 and mitigates many potential adverse
effects of development through incorporation of development standards
and use restrictions.
PCD Conditions
1. The PCD zone regulations shall be amended to incorporate the following
;changes:
a. references to parcel numbers shall be modified as necessary to
reflect the final parcel numbering system.
'b, create an approximate 70 -foot wide landscaped buffer zone along
Denman Road and create an open space or scenic easement area
for the highest portions of Lot 17 to preserve the visual impact of
the hilltop as a transition to rural uses subject to staff and
SPARC approval. These shall be incorporated in the master
landscape plan.
'c. Automobile sales shall be listed as conditional uses within this
zone and limited to new automobiles only.
d. the "area specified as Hotel/ Commercial" _on the PCD development
plan shall be limited to Lots 1, 2, 3, 8 and 11, although other uses
allowed by this PCD are not restricted from these parcels.
e. prohibit parking in required front yard setback ("streetscape
zone ") areas.
reference to Floodplain- Combining zone shall be incorporated as
these ordinance requirements cannot be waived.
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2. The proposed Covenants, Conditions, and Restrictions (CC &R's) shall
be amended to reference the PCD and applicable City zoning
regulations.
3. The Design Guidelines, master landscape plan and '.sign program
adopted as part of the PCD regulations by reference are subject to
approval by the Site Plan and Architectural Review Committee (SPARC)
who may .. condition- the ' design 'and timing. of installation of
improvements. These documents, as' well as" the CC` &R's shall be
revised as required by . this approval • and by SPARC, and. a copy of the
revised docunierit(s) shall be provided• to` the Department of Community
Development and Planning prior to 'initiation 'of any improvements or
development within this PCD' zone district.
Pretentative /Tentative Map _
A motion `was made by Commissioner Parkerson and seconded by
Commissioner Bennett t& recommend approval of the Pretentative /Tentative
Maps based on the findings and 'conditions listed in the staff report' as
amended.
COMMISSIONER BENNETT - Aye
COMMISSIONER- DAVIS - Aye
COMMISSIONER HEAD'- Abstain (Absent from some previous discussions)
COMMISSIONER LIBARLE - Aye
COMMISSIONER PARKERSON - Aye
COMMISSIONER READ - Aye
COMMISSIONER TARR - Aye
Map Findings
1: The proposed` subdivision; together -With provisions fo i
r ' desgn and
improvement, is consistent 'with ''tlie Gen al er 'Plan .
2: The ,p,roposed subdivision 'is "compatible with' ° the objectives,, policies;
general land` =uses , '`and progra ris sp`ecifi'ed `iri the General Plan .
3. The' site" rs entirely - within ''tl7e �C ty's"adopted sphere of influence.
4. With' proper` design; - the ' situ is physically suitable for the type and
proposed density of developmeri • proposed'.
5. The design of `the. Subdivision and the proposed improvements will not
cause .substantial env-ironmentaT damage, and no substantial, avoidable,
or permanent' injury `will' occur' to fish" or wildlife or ` their habitat .
6'. T" 'e design`' °of 'the "'subdivision and the iype''of improvements. will not
cause serious public health problems`.
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7. 'The design . "of the subdivision and the type of improvements proposed
will not conflict with `easements ' acquired by the public at. large, for
access through .or use 'of property within the proposed 'sq' bdi-, sion,.
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a. A meandering sidewalk provided on at least one side of Redwood
Way and McDowell extension in such a configuration as to
maximize efficiency in providing pedestrian access to those parcels
containing_ sales and /or services for this business park's tenants
and to bus pull-outs. A sidewalk shall also be provided along
the entire length of Old Redwood Highway adjacent to the project
site. For areas where the sidewalk extends outside the public
right -of -way, public access easement shall be provided.
.b. Posting of Driveway 4 (immediately south of Willow Brook Creek)
for right- turn -in, right- turn -out only.
c. Improvement of signals at McDowell /Old Redwood Highway to
' accommodate pedestrian crosswalks in all directions.
d. Underground utilities along all roadways.
e. Providing near the southern McDowell entrance or
McDowell / Redwood Way intersection for the placement of a sign to
direct traffic to those businesses with sole access from Redwood
Way. The cost of sign design and installation shall be the
responsibility of those businesses benefitting from the sign. The
sign shall conform to this project's sign guidelines, subject to
SPARC review.
f. Provide a minimum of 18 inch "freeboard" (i.e., extra capacity)
around all flood water detention ponds.
�g . Place drainage detention basin outlets at least 12 inches above the
base of basin to prevent sediment discharge into creeks and
rivers.
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8.
`The discharge of waste from the proposed subdivision into the existing
community sewer system will not result in violation of the existing
requirements prescribed by the Regional Water Quality Control Board.
9.
'The subdivision, as conditionally approved, adequately provides for
;subregional flood control measures and traffic impacts.
10.
The overall size of the subdivision allows more desirable larger lots
which may be more environmentally sensitive to surrounding rural land
, uses.
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11.
-The phasing of project buildout is conditionally moderated which, when
;coupled with other measures, mitigates potential significant
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environmental impacts, especially traffic.
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Map
Conditions
1.
Phase I - Tentative map and /or improvement plans for Phase I shall be
Imo i ied to the satisfaction of the City Engineer to include the
following items_ prior to final map approval:
a. A meandering sidewalk provided on at least one side of Redwood
Way and McDowell extension in such a configuration as to
maximize efficiency in providing pedestrian access to those parcels
containing_ sales and /or services for this business park's tenants
and to bus pull-outs. A sidewalk shall also be provided along
the entire length of Old Redwood Highway adjacent to the project
site. For areas where the sidewalk extends outside the public
right -of -way, public access easement shall be provided.
.b. Posting of Driveway 4 (immediately south of Willow Brook Creek)
for right- turn -in, right- turn -out only.
c. Improvement of signals at McDowell /Old Redwood Highway to
' accommodate pedestrian crosswalks in all directions.
d. Underground utilities along all roadways.
e. Providing near the southern McDowell entrance or
McDowell / Redwood Way intersection for the placement of a sign to
direct traffic to those businesses with sole access from Redwood
Way. The cost of sign design and installation shall be the
responsibility of those businesses benefitting from the sign. The
sign shall conform to this project's sign guidelines, subject to
SPARC review.
f. Provide a minimum of 18 inch "freeboard" (i.e., extra capacity)
around all flood water detention ponds.
�g . Place drainage detention basin outlets at least 12 inches above the
base of basin to prevent sediment discharge into creeks and
rivers.
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h. Dedication subject to the satisfaction of Caltrans of additional
right -of -way along Lots 5 and 6 to accommodate future widening
of US 101 Freeway.
i. All street improvements to accommodate street geometrics as shown
in Exhibit "C" (from the EIR) plus bus turn -out for Old Redwood
Highway for all areas within the City south of the Willow Brook
creek bridge, relocation of traffic signal mast arms and utility
access.
j . Temporary turn - around for emergency vehicles as needed by the
Fire Marshal for McDowell Boulevard extension where it terminates
at Willow Brook Creek shall be bonded for completion and
reserved for installation by easement. If Phase II is not
finalized, this permanent turn- around shall be installed.
k. Installation of traffic signal Lot 8 driveway/ Redwood Way
Intersection. This signal may be bonded if traffic volumes do not
warrant installation. It is expected that installation will be
necessary at time Lot 8 develops.
2. Phase II - The tentative map and /or improvement plans for Phase II
shall be modified to the satisfaction of the City Engineer to include the
following items prior to final map approval:
a. Widening of Willow Brook Creek bridge at Old Redwood Highway
on applicant's side and commitment to fair -share participation to
accommodate the ultimate street width of four travel lanes plus
center .turn lane and sidewalk (i.e., approximately 70 feet width)
on opposite side.
b. Provide a vehicle non - access easement along Denman Road and
Old Redwood Highway as shown on tentative map, but "Emergency
vehicle only" access points will be excepted if required during
parcel specific design review.
C. All street improvements to accommodate street geometrics as shown
in Exhibit "C" (from the EIR) on City side of street for Old
Redwood Highway for all areas north of (and including) the Willow
Brook Creek bridge. Applicant shall commit to fair -share
participation in future widening of County portion of road.
d. Bus pull -out in a central location on McDowell Boulevard
extension.
e. Signalization for northernmost intersection of Old Redwood
Highway and North McDowell Boulevard extension.
f. Lane widths increased as needed to provide buffer between curb
and landscaped median island at project entrances.
g. Redesign to join and minimalize conflicts between the project's
northernmost driveway (Lot 17) and the residential property
driveway to the north.
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h. Deceleration /acceleration lanes for right- turning movements should
be provided as follows:
a) A minimum 150' deceleration lane for the entering movement
at Driveway 6 (Lot 17) . This will partly be on Lawrence's
property. and contingent on affirmation of the improvement
plans' .accurate reflection of at least minimum sight distance
of 550 feet visibility.
Master Drainage Plan. The alignment should be determined and
the offer recorded prior to finalization of the Phase II Final Map.
If said land is not required as part of a subregional flood control
measure, as _ determined by the City, the offer of dedication may
be withdrawn. - with -Gitp- cam -s t:
Flood
3. The storm water detention ponds shall be sized to contain all projected
on -site 11 100 - year" base flood waters; additional run -off caused by
paving, compaction or other changes to soil surfaces; and water
displaced by buildings, site improvements, foundations, fill, etc.
Development of this project shall result in zero net water displacement
-- based on hydrologic and hydraulic information for a projected
100 -year flood event supplied by the applicant based on data from the
Army Corps of Engineers /FEMA and confirmed by the City Engineer
and SCWA. A mechanism for perpetual maintenance of the detention
ponds in functional and aesthetically pleasing form and to maintain the
project's septic sewer pump (e.g. trust fund, private assessment
,district, bond or cash deposit, etc.) shall be created by the applicant,
'subject to City Council approval, prior to final map approval.
Provisions for funding and access for City maintenance of the ponds in
the event of an emergency situation or failure of the applicant to
adequately perform maintenance shall also be made for City approval
prior to final map approval.
4. The project developer (subdivider) shall be committed to construct
'channel improvements across the project site if and when the entire
'areawide flood mitigation project (e.g. rechannelization of Willow Brook
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b) A continuous auxiliary lane between driveways 5 and 6
southbound, which will serve vehicles turning right out of
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driveway 6 and turning right into driveway 5. (Note: No
acceleration lane is required out of driveway 5, since this is
signal- controlled, and it would be costly to provide the
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required cross section over Willow Creek to accommodate
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another lane) .
i'. Coordinated traffic signal timing from US 101 to the northern City
limits on Old Redwood Highway to facilitate traffic volumes at
faster continuous speeds.
j. Irrevocable offer of dedication to the City and SCWA for the
Denman Diversion Channel (aka Willow Brook Diversion). This
channel shall be labeled as an undefined reservation subject to
future refinement through the Sonoma County Water Agency
Master Drainage Plan. The alignment should be determined and
the offer recorded prior to finalization of the Phase II Final Map.
If said land is not required as part of a subregional flood control
measure, as _ determined by the City, the offer of dedication may
be withdrawn. - with -Gitp- cam -s t:
Flood
3. The storm water detention ponds shall be sized to contain all projected
on -site 11 100 - year" base flood waters; additional run -off caused by
paving, compaction or other changes to soil surfaces; and water
displaced by buildings, site improvements, foundations, fill, etc.
Development of this project shall result in zero net water displacement
-- based on hydrologic and hydraulic information for a projected
100 -year flood event supplied by the applicant based on data from the
Army Corps of Engineers /FEMA and confirmed by the City Engineer
and SCWA. A mechanism for perpetual maintenance of the detention
ponds in functional and aesthetically pleasing form and to maintain the
project's septic sewer pump (e.g. trust fund, private assessment
,district, bond or cash deposit, etc.) shall be created by the applicant,
'subject to City Council approval, prior to final map approval.
Provisions for funding and access for City maintenance of the ponds in
the event of an emergency situation or failure of the applicant to
adequately perform maintenance shall also be made for City approval
prior to final map approval.
4. The project developer (subdivider) shall be committed to construct
'channel improvements across the project site if and when the entire
'areawide flood mitigation project (e.g. rechannelization of Willow Brook
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Creek, Denman Diversion Channel or other similar projects) are
installed. Said commitment may be in the form of a bond, cash
deposit, participation in an assessment district, prepayment of fees, or
other method found to be acceptable by the City Council at time of
final map approval of Phase II final map. Construction of these
improvements will act as a credit toward this project's "fair share"
contribution toward flood mitigation as determined by the Council.
5. All finished floor' elevations shall be at least twenty -four (24) inches
above the base flood elevation pursuant to Council policy. Each
finished floor elevation shall be certified as to its conformance to
current policy or ordinance to the satisfaction of the Chief Building
Inspector prior to building occupancy.
6. All grading shall conform to the Sonoma County Water Agency Design
Criteria. Floodwater flow • through the property shall not be
obstructed at times of flooding along Willow Brook.
Traffic
7. The final subdivision map for Phase II shall be approved only if it has
been proven by the applicant to the satisfaction of the City Council
that cumulative traffic levels on streets, intersections and freeway
overpasses and interchanges influenced by project traffic - as
determined by the City Engineer:
a) are at or will not drop below Level of Service "C" as defined
by the City Council, or
b) will not drop below LOS "C" because mitigation measures
have been implemented, (Including but not necessarily limited
to signalization of the U'S 101 Old R edwood Highway
oii -ramps ) ,
c) a funding mechanism (e.g. fees, assessment district, bonds,
etc.): is approved and in place exclusively for the design,
review and construction of improved overpasses at Old
Redwood Highway and either Corona Road or Rainier
Avenue.
8. The two -way left turn lane to be installed in Old. Redwood Highway
shall be of a raised landscaped median design to the satisfaction of the
City Engineer. Said median is expected to be continuous, with
left -turn pockets, with breaks only at street intersections and Lot 17
driveway.
9. The applicant shall create or annex this property to a landscape
maintenance assessment district or create other funding mechanism to
maintain all landscaping and, irrigation installed within the public
right -of -way of the project, including entryway landscape areas and
unused area of right -of -way and cul -de -sac landscape islands;
detention ponds; open space easements, if desired; creeks and
maintenance roads subject to approval of appropriate City staff prior
to final map approval.
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recommended conditions contained in the City Engineer's January 9,
11. The No. McDowell Blvd. 40' curb -to -curb section shall be striped for a
00 two -way left turn lane and two through lanes with no parking.
O 12. Radii of all curb returns (measured at the face of the curb) should be
® 30 -40 feet to provide sufficient turning radius for larger trucks.
co 13. The existing designation ( "Redwood Way ") of the short roadway
serving the Quality Inn, Motel 6, Ferrari Restaurant and Sonoma Joe's,
shall be changed, since no link with Redwood Way east of Old Redwood
Hwy is now proposed.
Fees .:,
14. All property owners shall participate in assessment district (s)
mitigative fees or other funding mechanisms which may be formed or
required by the City for design, review, formation, construction
and /or maintenance of major flood mitigation and traffic circulation
projects that affect or are affected by this project site. This project's
ultimate "fair share" responsibility toward these improvements shall be
determined by the City Council.
15. Prior to final resolution on the annexation by the City Council,
'annexation fees in the greater amount of $15,000.00 per acre to be
annexed (as volunteered by the applicant) or as determined by
'subsequent Council action shall be paid to supplement freeway
overpass improvements, areawide flood mitigation, and other projects of
; a subregional nature that may be accelerated by monies for design and
;research prior to formation of assessment districts or other funding
sources. If the $15,000.00 fee is paid prior to Council adoption of an
annexation fee, the difference between this prepayment and the
;adopted fees shall be paid by the applicant or City, as applicable, so
that the amount of fees actually paid by the applicant are equal to the
,fees subsequently adopted by the City.
16. !Phase I properties are subject to Major Capital Facilities Fees 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 .
17. ;Buildings constructed by this project are subject to Community
Facilities Development fees, payable at time of issuance of building
;permits.
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18. This project shall be subject to payment of storm drainage impact fees
per Municipal Code Chapter 17.30. (In accordance with the City
Engineer's recommendation, these fees are expected to be zero if ponds
are property designed.)
Creekside /Natural Protection
19. An irrevocable offer of dedication for the ultimate probable width of
Willow Brook Creek and maintenance easements /roads, as determined by
the City Engineer and SCWA, shall be made to the City and recorded
on the title of the property concurrent with Phase II. final map
approval. Land not needed as part of a subregional flood control
project (e.g., Willow Brook Diversion) shall remain in private
ownership. If said land is not required as part of a subregional flood
control measure, the offer of dedication may be withdrawn with City
consent.
20. The improvement plans for Phase II and master landscape plan shall
include along Willow Brook Creek a pedestrian path and /or maintenance
road and landscaped border subject to approval by City staff, SPARC,
Sonoma County Water Agency and Department of Fish and Game. The
improvements shall provide revegetation plan to protect the visual and
habitat amenities of the creek in the event Willow Brook Creek is
widened as part of an areawide flood control project. Bonding for said
improvements shall be made prior to dedication of the creek to the
City. After approval, implementation of the plan, maintenance of the
walkway and creek areas (except for the water flow area) shall be the
responsibility of a maintenance assessment district or other staff
approved funding mechanism that distributes funding responsibility to
all land within Redwood Business Park II. All improvements not
required to be installed with Phase I by said reviewing bodies may be
bonded for completion until approval of Phase II.
21. All existing trees which are to remain shall be protected during
construction and grading. Fir trees shall be protected by installation
of a temporary fence at the dripline prior to grading to prohibit
intrusion by heavy equipment. All existing trees which were slated to
remain but are removed., destroyed or weakened so that death is a
consequence of construction or grading shall be replaced by a
specimen -sized tree or trees to the satisfaction of the Director of
.Community Development and Planning.
22. The hilltop portion of Lot 17 needed to be preserved in its natural
state to provide a visual transition between industrial and rural land
uses, as determined by SPARC., shall be placed in an open space
easement or zone of the PCD. Maintenance responsibilities of this
district may be provided through a landscape assessment district.
23. All proposed grading, including excavation of soil from Lot 17, shall
be reflected on a revised tentative map, grading plan or improvement
plan subject to review and approval of the City Engineer prior_ to
submittal of final map application for Phase I. Excavation not
associated with specific development or erosion control for any parcel
shall not extend into proposed open space easements. A reclamation.
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plan for large areas of excavation must be prepared by the applicant,
'that addresses severe slopes, revegetation, visual impacts, erosion,
timing of reclamation, etc., subject to approval of staff and SPARC.
Other design and development issues pertaining to Lot 17 may be
.addressed by SPARC at time of parcel- specific development review.
24. Landscaped areas shall incorporate native vegetation to the maximum
extent possible.
Easements.
25. The project property's obligation to sewer assessment District 9 shall
be paid off in full prior to final map approval. For those portions of
the site not currently located within District 9 or the Denman Sewer
Payback Zone, retroactive payment to equalize the status with
properties within the District /Zone shall be made before final map
approval. Such payments shall be computed by City staff, subject to
''approval by the City Council.
26. Access to the Willow Brook Creek maintenance easement shall be
assured for maintenance personnel across all properties.
27. Public utility access and easement locations and widths shall be subject
to approval by PG &E, Pacific Telephone, SCWA and all other applicable
utility and service companies, and the City Engineer and shall be
;shown on the final map as necessary. All streets in the project shall
'be subject to approval by the Street Naming Committee.
Misc!. /Standard
28. The on -site water well shall be offered
of the well by the project sponsor for
' pond is conceptually acceptable.
Abe used for private uses after City
decided by the City Council at time of
for dedication to the City. Use
irrigation of project landscaping
The allowable amount of water to
acceptance of the well shall be
acceptance.
29. ; To eliminate unwanted materials and sedimentation from the septic
sewers, silt and grease traps shall be incorporated in the project
drainage system and periodic sweeping of project roadways, parking
areas and other areas that drain into the sewer system shall occur.
All project grading should occur during the mid -April to mid- October
dry season in accordance with City Grading Ordinance; graded areas
should be promptly revegetated in accordance 'with an approved erosion
control plan.
30. The following measures shall be taken during all grading and
construction activities to mitigate the short term air quality impacts.
- Sprinkle unpaved construction areas with water at least twice a
day to .reduce dust generation.
- Immediately revegetate graded or vacant land if construction
activity is postponed.
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During construction, the general contractor shall maintain and
operate construction equipment in such a way as to minimize
exhaust emissions (e.g. avoid idling of construction equipment).
31. Construction shall occur only Monday - Saturday between the hours of
7 :00 AM to 7:00 PM.
32. Construction activities shall comply with applicable zoning ordinance
and municipal code performance standards (noise, dust, odor, etc.) .
33. 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.
34. The height of planted shrubbery along Old Redwood Highway near the
driveways should be kept to two feet or less for dense plantings.
Otherwise, sparse plantings (such as trees with no low branches)
should be used in the critical sightline areas.
35. The permanent pond shall be designed to account for sedimentation,
mosquitos, and other problems identified in the environmental review to
the satisfaction of staff prior to SPARC review of Lot 8 construction
drawings.
36. All parcel dimensions shall be shown on final maps.
37. If an agreement is reached between City staff and Caltr:ans prior to
completed construction of freeway- abutting lots, the applicant shall
participate in a shrub /tree planting program within the US 101
right -of -- -way. The applicant is invited participate in policy
formation regarding these planting areas
38. The tentative map shall be. modified as required by this approval and
by SPARC and a copy of the revised map shall be provided to the
Department of Community Development and Planning and the City
Engineer for approval prior to application for final subdivision map.
39. Public access shall be assured on all sidewalks even if they, meander
outside the public right -of -way, to the satisfaction of the City
Engineer.
III. JOHN CARLSEN, 15 MAGNOLIA AVENUE, AP NO's 006 - 041 -34 (File
1.524).
1. Consideration of EIQ.
2. Consideration of Conditional Use Permit for 2,940 sq. ft.
warehouse.
The public hearing was opened.
SPEAKERS:
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n
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; John Carlsen = 839 Petaluma Blvd. N. - Answered questions.
Chris Kneeland - Applicant's contractor - Discussed setback and
access to internal lot.
The public hearing was closed.
A motion was made by Commissioner
Liba ile to direct staff to prepare
findings listed in the staff report.
COMMISSIONER
BENNETT - Aye
COMMISSIONER
DAVIS - Aye
COMMISSIONER
HEAD - Aye
COMMISSIONER
LIBARLE - Aye
COMMISSIONER
PARKERSON - Aye
COMMISSIONER
READ - Aye
COMMISSIONER
TARR - Aye
Findings
Head and seconded by Commissioner
a Negative Declaration based on the
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
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 .
C. f 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.
A motion was made by Commissioner Head and seconded by Commissioner
Read grant a use permit based on the findings and subject to the
conditions as listed in the staff report (to include note to SPARC on
landscaping upgrade) .
COMMISSIONER
BENNETT - Aye
COMMISSIONER
DAVIS - Aye
COMMISSIONER
HEAD - Aye
COMMISSIONER
LIBARLE - Aye
COMMISSIONER
PARKERSON - Aye
COMMISSIONER
READ - Aye
COMMISSIONER
TARR - Aye
Findings
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183
a ,
1. The proposed building, subject to the conditions of approval, conforms
to the intent and requirements of the Zoning Ordinance and the
General Plan /EDP.
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.
Project Spedific Conditions
1. In order
to provide access for
maintenance, the
side setback on the
west side
of the property shall
be extended to at
least five feet, or a
maintenance
access easement shall be secured from
the owner of the
property
immediately west of
the project site,
subject to SPARC
approval.
Commission strongly
suggests five foot
setback to maintain
sufficient
area for traffic flow,
maintenance
Al
2. This project is subject to SPARC review with special emphasis on the
following:
- Landscaping shall be upgraded along the north and east building
elevations, provided in the west setback area if that option is
chosen (see condition No. 1) and along the east and north edges
of the parking area (this should be emphasized to SPARC .
Architecture shall be improved on the south and west elevations
to provide more visual relief.
Trash enclosure design, location, etc.
3. An agreement shall be established which allows cross -over access
between this site and the site to the rear (south) .
4. Application for a Use Permit for "Custom Muffler" shall be made within
30 days of approval of this Use Permit.
Applicable Standard Conditions
5. This use permit may be recalled to the Planning Commission for review
at any time due to complaints regarding traffic congestion, noise
generation or other operating characteristics. At such time the
Commission may repeal the use permit or add modified conditions of
approval.
6. No signs may be erected on the site without issuance of a sign permit.
The existing free - standing sign on the site shall be removed within ten
(10) days of Use Permit approval.
7. There shall be no open storage of equipment, materials, trash, litter,
pallets, packaging or containers. Any transformer boxes,
above - ground meters, etc., shall be screened from view to staff
satisfaction. Location shall be shown on plans submitted for SPARC
approval.
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8. Any future use of the site which requires a Conditional Use Permit
shall obtain such a permit prior to commencing that business activity.
9. 'All requirements of the City Fire Marshal and the City Engineer shall
'be complied with:
Recommend against exposed aggregate sidewalk. In past there
have been problems with slipping hazard.
West and south walls are required to be of one (1) hour
construction.
co - Install sprinkler head over trash bin area.
I
0 - Provide fire extinguishers 2A rated ABC dry chemical type in
0 office and in warehouse.
C Provide KNOX Box for key control located on building as required
by the Fire Marshal.
- Post address at or near main entry door - minimum two inch
letters.
Provide metal or flame retardant plastic waste cans.
No extension cords. All equipment and appliances to be direct
plug in.
PLANNING MATTER
IV. Response to inquiry on Jonas Lane drainage.
Discussion:
City Engineer Tom Hargis noted that the City was already working
,with the applicant's engineer on this matter.
During the Commission's consideration of the King prezoning on "I" Street a
concern was raised by Mr. Bob Buell, 625 Jonas Lane, relative to drainage
from Jonas Lane across his property onto the King property. Mr. Buell
distributed a drainage report he had had prepared by an independent civil
engineer. Per the Commission's request, the report was forwarded to the
Engineering Department for their review. Following their field investigation
of the drainage in the area, it is the Engineering Department's
recommendation that the owners on Jonas Lane contact the City Engineer
who will work with the original developer and Burton Engineers regarding
this problem as it relates to a private drainage system.
V. RULES OF ORDER
1. Consideration of proposed amendments to Rules and Regulations for the
Transaction of Business
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