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HomeMy WebLinkAboutMinutes 01/24/1984Not Official Until Approved. By The-' Commission MINUTES Petaluma: Planning: Commission January.- 24, 1984 Regula%' Meeting 7 : p•.,m-. City Council Chambers Petahima, California PRESENT: Commissioner B'alshaw, Head, Popp, Read, and Tencer ABSENiT: Commissioner. Lavin, Hilligoss. STAFF. Gregory Freitas, Community Development and Planning Director Warren Salmons:,,. Principal Planner Thomas. S. Hargis, Director of Public Works /City Engineer LO APPROVAL OF MINUTES January 10, 1984 Minutes approved as,- submitted. COMMISSIONER'S REPORT None DIRECTOR'S REPORT None .1 PUBLIC, HEARINGS: I. WESTERN DEVELOP. MENT GROUP (DAON• CORPORATION) SONOMA HIGHLANDS, PUD REZONING/ TENTATIVE MAP, VICINITY OF "D" STREET AND WESTERN AVENUE,, A.P. NOS. 008 - 321 -42; 008 - 480 -05; 008- 490 -04, 06,, 09, AND 10; 0.19- 120-15 AND 16. 1. Item 3.304 - Public hearing to consider recommendation to the City Council rezoning 151± acres, from Rl: -6'500 Single - Family Residential,. RI , 720, 000 and Agriculture to PUD (Planned Unit District) located approximately between "D" Street Extension and Western Avenue, with planned access roadways through A.P. Nos. 019- 120 -21 and 20- 030 -12 and conditional approval of the unit development plan. 2. Item 6.548 - Public hearing to consider, recommendation to the City Council for conditional: approval of a tentative . map subdividing the property for development of 257 single - family units, 50 apartment /condominium units in •five structures, common landscape and open space areas and 42 acres of urban separator. The public hearing was opened. Cliu Colton, Daon Corporation Frederick Rogers, 105 8th St. Marcie Nakamine, 419 Fair St. Jeana Levinthal, 634 "D" St. Ben Winn, 734 "'B" St. Robert Bailey, 915 "D" St. Rose Eiserich, 931 "B" St. Phyllis Rankin, 600 "B" St. Cynthia Bowman, 625 "D" St. JoAnn Ritko Poz zi , 1310 Sunset Dr. Arthur Hagopian, 13 Laruel Vern Hansen, 155 Horn Ave. Ward Wilson, 22 El Rose Dr. 2'7'7 278 Speakers-, ( Ede, Fratinr,o: 500: !!'D "" St.: - Dennis•. Milliken,, ; 501 Western Ave., Karen Peterson - Burger,, 32.6th S'to.. Dave,r Bowman, 625, "`D" St.... Rogec B:urrdughs,, 523- "Bl" St.. Lynn, Wool'se.y 923 "B" St.." Steve, Galtney,_ 913 " B" St.. Jan Nugent;; 2329' "1" St:.- Ext.. Robert Ramirez,. 611 West. St... Michael Davis,. 522 Sonoma Dr.- Dick Stelter, 18 7th St.- The: hearing was closed.. At- Cattalini . *,433' "Clearview Pl.. Frank= Bert 40 LaC'resta: Dr-., Donald, 0 ',Webster: St.. Jim. Collier, 304 d2th, St. James :Cooker, 812" Sartori. Craig Arthur '10 El Rose Dr:. .Mark Sorenson, 10'00: Palmetto Matt Hudson, 54 1` Purrington Clark Thompson.,.. 1013° Palmetto Alphonso- Richards:, 20:0 8th Gerald. Hinton,. 828 Western Motion introduced by Commissioner Popp „ seconded by Commi's'sioner Read that the C'omm'ission -recommend. to the City Council. rezoning 151± acres, from R1 -6500 Single - Family Residential, 51- 20,000 and Agriculture to PUD (Planned Unit District), located approximately between !'D!' Street Extension and Western Avenue 9, with planned access roadways through A.P. Nos.. 019 - 120 -21 and 20-030-12 and conditional approval of the unit development plan subject to the following conditions:. AYES: 4 NOES': 0' ABSTAIN:, 1 (Head) AMENDED CONDITION :S OF PUD CONDITION 1. The project CC &R's (conditions;, covenants and restrictions) shaU be amended to add references. regarding, development, standards, which shall become conditions of zoning approval, including: a. 'Maximum building heights as follows: envelope 1 ' - 24 feet, envelope 2. 28' feet and envelope 3 - 34 feet from average exterior finish grade to roof ridge. b. Maximum lot coverage; for principal and accessory buildings. shall be limited to an area equivalent to the defined building envelope as shown on approved unit development plan.' These envelopes shall also . be shown on the tentative and final maps. C. Rebuilding and /or. replacement, of structures,, including fencing, shall conform to approved unit development plan. d. Garage conversions are prohibited. e. No recreational vehicles, boat trailers or disabled -vehicles are permitted in private open. parking areas or common. parking areas, except where, expressly designated on the approved unit development plan or in driveways for a time period not to exceed 48 hours. f. Home occupations permitted subject to the regulations of the Petaluma City Zoning Ordinance and provisions of the CC' &R's. g.: Accessory structures;,. excluding accessory dwellings, are: permitted subject:: ;to.- the "regulations: „of - the. Petaluma City Zoning 'Ordinance. for accessory structures. and- the, provision's:, contained herein... h::, All, landscaping.. and, systems'. .in the public right -of -way and` in. common.: parking . or. yard. areas,` shall. be: maintained, by a homeowners association.,, and shall be designed' to. standards acceptable to the City of Petaluma., CONDITION. 2 .: A_ secure.,,, screened parking, area to accommodate recreational' vehicle storage for residents. only and. designed to the approval of the Community Development and Planning. Department and SPARC, shall replace-lots 29 and 30 in Phase 1. - CONDITION' 3': Where tandem parking in front of garages occurs,: the layout . s al be re- designed to eliminate conflicts with. adjacent garage or other tandem parking. ,spaces. Where tandem parking occurs, the length of driveway aprons shall be greater than 20' and roll up doors where length are 20 -22 Where tandem parking should not occur, driveway aprons shall be less than 5' in length._ CONDIT 4: The parking ratio for the multi - family portion of the project shawl be increased to 2.2 spaces per unit. CONDITION 5 : Building envelope setbacks for single - family units shall incorporate the following 2 amendments: - Garage. setback in cluster utilizing common parking area: 1 foot.. - Minimum, side yard setback when adjacent to a street right-of-way (`except Victoria and. Alexandria Lanes setbacks shall be as shown on plans) : 15 feet.. CONDITION .6 : minimum of five distinct, yet harmonious full exterior architectural treatments shall be developed for each unit type proposed, . excluding apartment structures•, subject„ to • approval by the Community Development and Planning Department and SPARC. CONDI.,T_ION 7 . All lots on Brewster Court shall be designated for custom or semi custom lot development utilizing step -down type units where no single plot plan and' architectural design is repeated more than three times and in no case side -by -side. CONDITION 8: The step -up unit type (plan 3) shall be utilized on the following lot numbers; Unit IV - #'s 28 and #29, Unit V - #'s 13 -16, 21- and 64 -67. CONDITION. 9: The project is subject to review Arc itectural Review Committee prior to development permit (i.e. grading /building) . by the Site Plan and issuance of the first k CONDITION 1O s:` Developer shall'..- be responsible. -for - installation. of. A,- Irrigatio f6r land's cape. areas or v�ithin-.' lands ­ . I caping, and. n common ng.' . areas� an areas parki' d visible- from-, the -t, to the-. v41. the, Community Development and Planni - .., Department. -., . app 0 and., SPARC: and:, - to�' City andards�..� '10 'hall- be­ ty, r- better-.,, Such..: ar.eas- p mari6ritly maintained b - a p s a f er ropekty" owner ssociatiorr. as 611ows::.'�- All planting, shall, be. maintained , in.. . good growing,.. condition.. Such- maintenance. ishall include:, �' where appropriate, pruning, mowing, weeding;, cleaning of debris anid'..trash,• fertilizing, and - regular -Watering,., 'Whenever necessary, planting shall bel replaced : with other her, plant. materials• to i*ns'ure% continued compliance with applicable* landscapin,g requirements- Require irrigation systems shall be fully maintained: in sound operating: condition with heads, periodically cleaned- an& replaced, when -missing to insure continued-' regular- watering of landscape,* areas,,, and health and vitality of landscape- materials. CONDITION 11: Recreational areas and improvements in common, open space areas shall be; fully developed I bef . ore or with, the phase within . which they lie. and I be completed prior to. issuance of the first, occupancy permit for that phase,. CONDITION 12,:; Trash enclosures, for apartment area,, and mailbox kiosks in aTl of project shall be provided and, designed to, the PP of. the SPARC Committee. CONDITION 13: Agricultural (open type) fencing shall be Installed along, outer, property lines and the: perimeter of project where space -areas abut adjacent properties," (except the- Regional. Park)- and, between common open space e areas and publicaly dedicated open space; areas: (see mapY. Gates' and motorcycle vehicle barriers ers shall be provided at, designated roadways to -prevent unauthorized access. Locations per attached plan. CONDITION 14: All single- family unit yards shall be fully enclosed by a s'6lTd,. view obscuring 6 foot- wood. fence. CONDITION 15: Slope- stabilization and landscape screening 11 1 , using a mix o? last growing. and native tree species, Shall be established in the areas, indicated on the attached Hillside Planting Areas Map, subject to the approval of the Community Development and Planning Department and SPARC. These plantings will be unirrigated seedlings planted 10 feet on center as specified on Sheet 7 of the submitted, landscape drawings. The plantings will be laid out so that. the end result will be natural grouping's of trees,. 8,•8,60 seedlings will be required to fill in the indicated tree massings. A grove- of 15 gallon size trees shall be planted by the developer: around the outside of the fence surrounding the 'existing City tank property to provide full screening of the tanks from view. The City will provide the irrigation system and provide water. 281 CONDITION 16 : Offs to street. tree planting•, .along :Victoria. Drive- to> the intersection. of: "D" -,Street shall consist of` clusters=. of 15;.: gallon trees. which shall: be placed- along- the- section of. then street :.within- the. right- of -w,ay, or adjacent easements and. shall, be. irrigated- by a. developer_ installed. drip irrigation system... CONDITION 17 : The, project sponsor- (owner) shall execute a: binding a been ent with the City of. Petaluma prior tox approval. of a: final, map which- commits -th sponsor and all .subsequent -owners/ developers- to the provision of fourteen (14) 2 and 3. bedroom famay rental units for households with low income, for a minimum, of twenty (20) years,.. and thirty -six (36) . 2 and 3 bedroom fami2y rental units for households with moderate incomes for a minimum of ten (10) years. h e definition of low" and moderate income households shall be' 80$ and` d0$ respectively, of the County median income established. by the HUD nual median income estimates for Sonoma County.. Maximum rent g for low and, moderate income units shall b,e. established 'using said icome levels and account for the family size appropriate for the unit ze and, allocation of 25-30% of household income to shelter and shall be ijusted anually as HUD's median income figures are updated.. A!�minimum of twenty such units shall be constructed within one year after the first building permit is issued for Phase I,, a minimum of ten additional such units shall be constructed before or within one year of tssuance of .the first building permit for Phase IV and the final twenty such units. shall be. constructed before, or within one year from -issuance of l the first - building permit for Phase V, with completion of entire commitment prior, to issuance of certificates of occupancy for the final twenty units in Phase V. Mix of low- and moderate- income units required with each phase shall the parallel percentage of total units of each income type in the overall commitment. Iri,�;the event planned .rentals in. Phase III prove infeasible to build, said low and moderate income rental units shall be provided by the proiect sponsor by alternative means subject to approval by the City. Motion • introduced by Commissioner Popp. seconded by Commissioner Read that the Commission recommend to the City Council conditional approval of a tentative map subdividing the property for development of 257 single - family units, f50 apartment/ condominium units in five structures, common landscape and open space areas and 42 acres of urban separator subject to the followind' conditions. AYES: 4 NOES: 0 ABSTAIN: 1 (Head) AMENDED CONDITIONS OF TENTATIVE MAP CONDITION 1: All storm drainage improvements shall be subject to approval o 'Ithe Sonoma County Water Agency. CONDITION 2 : Bus turnout areas shall be provided along Victoria Drive, subject to approval of the City Transit Coordinator. . —_ —_ - —�.. - ..,...e ..vu.. •;.a�ua,vy: va.�a. uaeale Ae' 011C111', LJC. l9I,VN:1l1Cla= W". LUC :..5 d'61S1dG C1C711: . o t e agencies /departments. which. provide the indi'idual utilities, gas/electric by - P..G,. &E', water./sewer- by City° of.. Petaluma`..y ' CONDITION• 5 All on�site private improvements;, 1 %e ,. paved' ,areas., utilities,. drainage, etc,. , . shall be:.subjec,t to:. approval of the. City, staff:. CONDITION 6:. Prior to. approval of "a final map for any portion. of the project . which drains - northwestward toward Denman ,Flat, • the- developer shall, pay the in -lieu, .. fee . specified. in„ the, . -ordinance- . for projects, generating less than 2, ac ft.. of excess runoff'. CONDITION 7: Utility extensions on "D" Street. beyond the City's adopt Csphere of influence -shall be deleted from the plans: CONDITION 8.:: Prior to, or at the 'timez .of approval of the. first final' map the deve oper .shall offer to the City of Petaluma for public dedication,, the, 42± acres noted as urban separator adjacent to the West Petaluma Regional Park., The boundary of the. urban separator area shall be; modified, to: abut to Brewster Court... The developer shall install a one. inch water service line and small pump station,. to provide: adequate water pressure at the park boundary. Other improvements to be: extended to the regional park boundary include. a four inch sewer lateral, and' a. twelve . foot wide gravelled access- =road covering- the: utilities: and, a five foot paved .bike :trail` beginnings ..at. Brewster Court.. A barrier shall be. provided to= prevent routine vehicular access , to the Park from, this location= until such time as the City and. County .agree to provide park access from this direction.:' CONDITION 9 -: - - Specific recommendationsr contained. in. the project soi >lsigeology report- shall be carried out in project design and. imp_ lementation, subject to• approval of the City Engineer and. Chief Building I'nspector.. CONDITION 1'0 ': Prior to approval' of a. final map, the developer shall; submit a .plan for construction and post - construction, erosion control and sediment control, subject to the approval by the City Engineer.: In. addition, landscaping [slope stability paln for the restoration of all' graded. areas over 10% shall be submitted prior to final map,,, approval for. review and approved by the Community Development and Planning Department.. CONDI TION. 11: All Mi fifldd grading (cutting, . compaction of fell and landslide areas) shall be filbsUdd according _ to the recommendations and under the direct on -site supervision of a registered soils engineer selected by the City and paid for through developer fees all to the satisfaction of the City Engineer. CONDITION' 12: Temporary . protective fencing shall be erected at the drip .in; of all native trees incorporated into the final landscape plan. The fencing shall be erected -prior to any grading / construction activity. CONDITION' 13 .,,A complete grading drainage-,, erosion. .control and rev plari, shall be; submitted. for ac'cessa road,. segments-,-from: "'D!' Street and:,Western Avenue,;, prior to approval; of a .final map,..: ubject to 'approval..by' the: City Engineer-.,. C:ONDIT'ION' 14:. The •.access x-.oad: connection to7 Western.- Avenue. shall.- be comp ete7c with the development of Phase IV of. the ' project. CONDITION 15 The "B" Street emergency access shall be deleted from the pan and ;substituted,- with. a. 10 ft.: concrete sidewalk. finking the pr,oJect to "B:!' Street.. The. design: shall be: subject to approval o£ the; Community Development. and Planning Department and City Engineer, LO and appropriate devices. shall be installed to prevent use by unauthorized -vehicles, including motorcycles.,, CONDITION 16:: All street. names shall be subject to final approval of the Cit Street Naming: Committee. CONDITION 17: Maximum cut /fill slope shall be 2.:1 and shall be sculpted . to:! the extent possible. to blend with the natural hill forms and contour lilies. CONDITIION 18: A11 :landscaping proposed ,in the public right-of-way shall be insta ed to City standards and permanently maintained by the homeowners association.. CONDITION 19: All utility boxes and transformers shall be fully screened ,, subfoct to approval by SPARC and the Community Development Department'. CONDITI 20 : Prior to approval of a final` map, the developer shall - sumit a plan. for energy conservation measures to be incorporated into the. project, as _ recommended by the project EIR and set out in State Energy Conservation Standards.. CONDITION 21 : _Prior to approval of the final map for each phase, the developer shall. record scenic easements which prohibit development covering all open lands to be held in common by the homeowners association, subject to approval by the Community Development and Planning Department and City Attorney, Development. of recreational . amenities shall be permitted within these areas, subject to City staff approval. CONDITION 22: The developer shall design and construct to City street , improvements to "D" Street between Sunnyslope Avenue and ning of the County improved roadway 300± feet to the west, the approval of the City Engineer. CONDITION- 24 : Prior to, the; : iss:uance of the first building permit, ,. the: developer hall' contribute to: Amprovements to. "'D °` Street = " xncl idin °g repaving - on; "D'" Street; from - Sunnyslope- to; Petaluma- Blvd.., repaving on _ WestertiC Avenue from - 'Webster to= Petaluma_ Blvd: s gnalization.. at. Sixth and "Dn Sunnyslope .at "D" , arid, J B:" ' at_ Petaluma Blvd., iri..an, amount of money based upon the proJect "s prorated share of: the. traffic using said streets, as; identified in. the updated. traffic: xeport,..: CONDITION1 25: The developer shall provide. any necessary improvements at. the " Street and Western. Avenue - intersections, with Victoria Drive to accommodate adequate turning movements or, acceleration/ deceleration lanes _subject; to approval of the City Engineer... CONDITION 26 A revised tentative map exhibit., incorporating all conditions of approval which can be reflected in map form,. shall be submitted. within 60 days of final, approval of the tentative map. CONDITION 27 Project CC' &R''s, signed and in, recordable. form; and homeowners association bylaws shall be submitted 60 days prior to approval of a final- map and subject to the review and approval of the Community Development and Planning, Department, and City Attorney.,. Project CC &R's shall be_ signed' : and recorded. with Final. Map,.. CONDITION 28 :: . The :developer shall' submit a plan for on- going., routine, private street and parking, area cleaning prior to: issuance? of the first certificate of occupancy and subject to the review and approval of. the Public Works Director COND ITION_ 2:9: Lots shown to include portions of: common parking areas or ndscaping. areas abutting; common parking areas shall be redesigned to make. lot lines coincide with building walls or fencing which surround said common parking areas:. Garages are excepted; a 1. foot setback may be. maintained.- FIRE MARSHAL'S TENTATIVE MAP CONDITIONS CONDITION_ 30: Private streets 20 feet, wide, serve an• excessive number of" ots. No more than four lots may be served by 20 foot streets where structures are in excess of 150 feet from street. An Alternative is to increase street width by 8 feet to allow for parking.. CONDITION 31: A program for weed and grass abatement in open space areas shall be provided. u c. cab 8_5 CO;ND'IT,ION', 32.; Multi- family _structuresr in. excess of; 7x,.999 s:quar.e- feet of ;to;ta oor ar-ea:,are .;required to_. have_ a= sprinkler system .< . These units: may have 4` hour nonpenetrated block. fire- wall:. w[30,1 parapets:• to sep arate­ bui ,areas of 7,.999' square: feet-,. or less -:r . CONDITION' 31 : ' :M' ulti- family structures require: lire alarm systems ". CONDITION 34 : A , cul -de -sac or alternate turn- around built to City standards shall be required at the upper end of the multi- family parking area.. CONDITION 35 : Turn radius. shall be in accordance with C -50 design curve on all streets.. CONDITION 36 : Roof`- cover shall be of fire retardant type in all areas of proiect. CONDITION 37 : Number of stories in. multi- family - structures, as:- defined byl U . B . C . , will dictate type of construction. CITY ENGINEERING DIVISION'S TENTATIVE MAP CONDITIONS CONDITION- 38, :. The City of Petaluma shall modify the Sewer Master Plan to; include the servicable portion of the Scott property. CONDITION 39: At the time of preparation of improvement plans for Phase - , applicant shall' comply with - provisions. of the sewer master plan in force at that time,. If no, gravity, system exists within 300 feet of Victoria Drive at Western Avenue, a lift station shall be- built on the Sonoma Highlands site to serve Phase V. If the master sewer plan still shows a proposed gravity sewer to serve this: area in the future, a gravity line shall be constructed within Victoria Drive -from Sonoma Highlands to; Western. Avenue° At such time at the downstream gravity sewer becomes available, the lift station shall be abandoned in favor of the gravity connection.. Lift station maintenance shall be funded by the Homeowners Association and performed by the "City. CONDITION 40: Calculations shall be submitted with the tentative map an' yzing downstream sewer capacity on� "D" Street. Offsite improvements to provide adequate capacity for Sonoma Highlands shall be , provided by the developer. )ITION 41: In accordance with City Council Resolution 9100 N. C..S.. 1,1a� sanitary sewer mains must be in paved roadways or accessways whenever feasible in order to provide maintenance accessibility. CONDITION 42: All sewer mains shall be ductile iron in side hill areas thsoug out the development due to the unstable nature of the property. wo CONDITION• In: order to rovide:. ad`e uate. fire rotection, . and. P q p eliminate at,, singlek source ;of.' feed .for ;. water to' thin. area,v. itr will beT. necessar-.y, to. connect:,,to the,. existing 1 water main. at. '!'D"" and El Rose ., _ w'i'th an., additional" water. pumping _ to boost•.;water- -along the, "W " ;. S.treett- Victor- 'ia:;Drive .;access: to.. Sonoma., Highlands." 1'.1 CONDIT .44 :: The' proposed water .. - service to the Varrihagen property � l re,quir.ez City Council ,permission. for outside: water service. prior :`to . corirtections . CO NDITION :45i Sizes of water. mains to provide :domestic and fix°e flow: at sha - be de ade e final map stages based upon. eengineering domestic and fire flow. CONDLTJON� &:. The. type. of. apartments construction. in ' Phase III. must. tar c& into, . account the high proposed: pad. elevations in., regard to adequate fire: protectio_n.. Some of the multiple- s"t"ory apartments may not be able-. to receive - adequate fire protection without~ additional` fire protection measures and /or- additions to the water system.. CONDITION 47:' All water mains on side hills sahllbe ductile °iron due to the unstable nature of much of the hillside area. CONDITION 4&: In accordance with City Council Resolution' 9 N, C. S. , all water- mains must be in paved access roadways or parking areas whenever feasible.. CONDITION, ..49 Streets shall conform to the: followings design parameters: a. Victoria Drive (onsite ) 7 ft". meandering: path,. 14 ft :and 12 ft.. driving 'lanes,. 8 ft., parking lane and 5 ft,. attached walk. Curb and gutter both i sides. b. `Victoria- Drive (offsite) 5 ft., paved, shoulder, •two 12 -,ft. driving and, s,. walk improvements brms a -need ed to. control drainage -. Curb, gutter y others. 'when adjoining. property develops. Full intersection improvements at "D:" andc Western will be constructed by Sonoma: Highlands. C. Highland Court (Private Street). 7 ft.. meandering path, 12 ft. and 10 ft, driving lanes, '8 ft.. parking' lane, 5 ft. attached walk,. 50' - radius cul - de - sac. A 10 ft. path will be constructed from the east end of Highland Court, to Eli Rose Avenue and. a 10' ft. walk will be constructed from the east end of Highland' Court, to "B" Street. Both. connections will incorporate vehicle proof barriers at each end. d. Brewster Court - 5 ft. attached walk, 8 ft. parking- bays, two 14 ft. driving lanes, and 50 ft.. radius cul - sac. e. Gladstone Lane and Wickersham Court (Private Streets) 5 ft. attached walk,_ 8 ft. parking bay, .10 ft. and 12 ft. driving lanes, 5 ft. attached walk, 50 ft. radius cul -de -sac (Wickersham Ct.) . f Alexandria, Lane (.Private: Street)' Two 10 - ft., lanes,,: 8'- ft:., parking bays ogre` side.,..,,. g.; Victoria .Lane.- (Private- Street): & ft.... parking. bays one side,. two 10 ft._ driving, l CONDITION 50 : Those roadway easements that were dedicated. -as part of the original_ parcel ' mapping of the . properties. shall be,, abandoned by the City Council prior to final map approval (in phases as necessary) CONDITION- 5'1 ::. All water mains and sewer mains shall. be in exclusive M easements (Resolution No. 9100 N. C. S. ) LO C.ONDIT_ION 52 : All, back. yard. and. Hillside- drainage control shall be by underground pipe, system with surface catchment swales and inlets. CONDITION 53: Engineering Division recommends against cattle crossings oht, public streets (Victoria Drive). CONDITION 54: Engineering Division recommends against textured. or pub is streets. CONDITION 55 : Landscaped islands in the public streets shall, be privately maintained.. Additionally, the streets must be widened appropriately to accommodate a 2 foot shy-away from curbed .medians and landscaping installed so as not to provide sight distance obstructions for motorists. CONDITION 56: Developer shall... construct a pipe parallel to- the, existing. stream from the end of Highland Court to the entrance to the Water - Agency pipe near El Rose Drive that will carry a. portion of the flow from the project representing the increased flow due to development. The base level of flow shall remain in the stream-. ADJOURNMENT The meeting was adjourned at 11:35 p.m.