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HomeMy WebLinkAboutAgenda Bill 6B-BirchesSub2 08/03/2009ORDINANCE NO. Introduced by Councilmember Seconded by Councilmember APPROVAL OF REZONING TO A PLANNED UNIT DISTRICT (PUD) FOR THE BIRCHES SUBDIVISION LOCATED AT 870 WOOD SORREL DRIVE, APN 137-061-022 PROJECT FILE NO.05-TSM-0369-CR WHEREAS, the applicant has applied to rezone property located at 870 Wood Sorrel Drive, APN 137-061-022 ("the Property") to a Planned Unit District (PUD) and has proposed the associated Unit Development Plan and.PUD Development Standards; and WHEREAS, the City of Petaluma Planning Commission held a public hearing on the proposed amendment on March 24 and May 12, 2009 after giving notice of said hearing, in the manner, for the period, and in the form required by the City's Implementing Zoning Ordinance; and WHEREAS, the City of Petaluma Planning Commission filed with the City Council its report set forth in its minutes of May 12, 2009 recommending'the. adoption of a Rezoning from Planned Community District (PCD) to Planned Unit District (PUD) along with the adoption of the associated Unit Development Plan and PUD Development Standards to allow for a 21-unit single-family subdivision on the vacant 2.2-acre parcel at 870 Wood Sorrel Drive, Assessor's Parcel No. 137-061-022; and WHEREAS, on August 3,' 2009, in compliance with the California Environmental Quality Act (CEQA), 14 California Code of Regulations Sections 15000 et seq. (CEQA Guidelines) and the City of Petaluma Environmental Guidelines, the City Council adopted Resolution No. 2009- N.C.S., adopting a mitigated negative declaration of environmental effect for the Project; and NOW THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS FOLLOWS: Section 1. PUD' Findings The City Council finds as follows in support of the Rezoniniz to Planned Unit District for The Birches, a 21-Unit Single-Familv Subdivision, at 870 Wood Sorrel Drive (the Project): A. The proposed Amendment to Zoning Ordinance No. 2300 N.C.S., to amend the Planned Community District (PCD) zoning district to a Planned Unit District (The Birches PUD) to develop the site as a 21-unit single-family subdivision is in general conformity with the Petaluma General Plan 2025. The proposed 21 residences comply with the 2025 General Plan land use designation of the site as Medium Density Residential (MDR) which allows 17 a variety of residential types at a density of 8.1 to 18 dwelling units to the net acre. The proposed density is compatible with that range, as 12.5 dwelling units to the net acre are proposed. As the subject 2.2-acre parcel is essentially -.flat, without native/protected trees, accessible from two public streets, and immediately abutting other single-family subdivisions, development at this density is appropriate. B. The proposed rezoning to PUD is .consistent with the,Petaluma Interim Zoning Ordinance in that it incorporates the policies and guidelines of the Planned Unit District Chapter 19 of the Implementing Zoning Ordinance. The proposed development is planned on a property which has a suitable relationship to one or more thoroughfares (Wood Sorrel and Yarberry Drives), and said thoroughfare with the improvements required, is adequate to carry the traffic generated by the development. The Project is consistent with the Zoning Ordinance because it clearly results in a more desirable use of land and a better physical environment than would be possible under any single zoning district. In summary, this project is similar to a project that could be developed under the single zoning district R4. Development under the PUD will result, both now and in the future, in a project with larger setbacks abutting the existing residents than required by R4 (except at Lot 4), and therefore development under the PUD appears more compatible with the existing neighborhood. For the neighborhood, this will result in a better physical environment than if the parcel were developed under a standard zoning designation. Furthermore, the additional project details and the additional regulation about future modifications represent - to the City and specifically to .the nearest neighbors - cause for finding that development of this land under the Birches PUD is more desirable than development under standard R4 zoning. C. The public necessity, convenience, and general welfare clearly permit and will be furthered by the proposed PUD zoning in that the amended zoning designation will result in single-family housing, a use that is appropriate and compatible with the existing surrounding uses. The project plans present a -unified and organized arrangement of lots and private streets, appropriate to adjacent and nearby properties. Proposed landscaping would further ensure compatibility. The proposed project would also require review and approval by the Site Plan and Architectural Review Committee. D. The requirements of the California Environmental Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and the drafting of a Mitigated Negative Declaration to avoid or reduce to a level of insignificance, potential air quality and noise impacts generated by the proposed project. In compliance with the requirements of the California Environmental Quality Act, an Initial Study was prepared for the PUD rezoning of the property. Based upon the Initial Study, a -determination was made that no significant environmental impacts would result. A copy of this notice was published in the ArRus Courier and provided to residents and occupants within 500 feet of the site, in compliance with CEQA requirements. . Section 2. Severability If any provision of this ordinance, or the application thereof to any person or circumstance is held invalid, the remainder of the ordinance, including the application of such part or provision to other persons or circumstances shall not be affected thereby and shall continue in full force and 18 effect. To -this end, provisions of this ordinance. are severable. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or, more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable. Section 3. Effective Date This ordinance shall become effective thirty (30). days after the date of its adoption by the Petaluma City Council. Section 4. Publication The City Clerk is hereby directed to post and/or publish this ordinance or a synopsis of it for the period and in the manner required by the City Charter. INTRODUCED and ordered Posted/Published this day of ADOPTED this day of , 2009, by the following vote: AYES: NOES: ABSENT: ABSTAIN: 19 RESOLUTION NO. N.C.S. RESOLUTION OF THE PETALUMA CITE' COUNCIL APPROVING THE UNIT DEVELOPMENT PLAN AND DEVELOPMENT STANDARDS FOR THE BIRCHES PLANNED UNIT DEVELOPMENT, APN 137-061-022 WHEREAS, the Planning Commission filed with the City Council its report set forth in its minutes of March 24 and May 12, 2009, recommending approval of a Unit Development Plan and Development Standards for the.Birches Planned UnifDevelopment ("the Project"); and WHEREAS, the City Council held a noticed public hearing on said Unit Development Plan and Development Standards on July 6 and August 3, 2009; and WHEREAS, on August 3, 2000, in compliance with the California Environmental Quality Act (CEQA), 14 .California Code of Regulations Sections 15000 et seq. (CEQA Guidelines) and the City of Petaluma Environmental Guidelines, the City `Council adopted Resolution No. 2009- N.C.S., adopting a mitigated negative declaration of environmental effect for the Project. NOW, THEREFORE BE IT RESOLVED that the City Council does hereby find: 1. The Plan clearly results in a more desirable use of land and in a' better physical environment than would be possible under any single zoning district. In summary, this project is similar to.a project that could be developed under the single zoning district R4. Development under the PUD will result, both now and in the future, in a project with larger setbacks abutting the existing residents than required by R4 (except at Lot 4), and therefore development under the PUD appears more compatible with "the existing neighborhood. For the neighborhood, this will result in a better physical environment than if developed, under a standard zoning designation. Furthermore, the additional project details and the additional regulation about future modifications represent - to the City and specifically to the nearest neighbors - cause for finding that development 'of this land under the Birches PUD is more desirable than development under standard R4 zoning. 2. The PUD District is proposed on property whichhas a suitable relationship to one or more thoroughfares; and said thoroughfare is adequate to carry any additional traffic generated by the development. The Project sits, directly on Wood Sorrel and Yarberry Drives and access to the 21 single- family homes will be via a private street that connects between these existing public streets. The traffic, impact study prepared for the proposed project concluded that the levels of service (LOS) at the three studied intersections of North McDowell Boulevard/Southpoint Boulevard, Wood Sorrel Drive/Southpoint Boulevard, and Wood Sorrel Drive/Yarberry Drive would be unchanged at LOS A or B. in the existing condition, if project, traffic were to, be added. The study also concluded that the three intersections would .be at.LOS A or B (Table 5 — Traffic Analysis) under both the future conditions 20 scenario and the future plus .project conditions scenario. In conclusion, when the subject site is fully developed as proposed, the study intersections are expected to operate at the same levels of service in both_ the existing and the projected future condition with or without the project, and with only an incremental increase in delay due to these added project trips. The traffic study also evaluated the proposed circulation and determined that the sight distances from each proposed street connection is equal to or great than the Caltrans standard of 275 feet. 3. 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 adequate landscaping and/or screening is included if necessary to insure compatibility. The rear yard setbacks of the proposed single-family units are similar to adjacent residential subdivisions which were also developed as Planned Unit Districts. Care has been taken (and conditions adopted) to ensure privacy between the turn -around area and the nearest property line so that privacy to those back yards is not unduly impacted. Site Plan and Architectural Review of house and landscaping design will further ensure that the development arrangement is appropriate to the neighborhood. The PUD Development Standards will further ensure that the impact of later additions/ modifications is minimized. 4. The natural and scenic qualities .of the site are protected, with adequate available public and private spaces designated on the Unit Development Plan. The project site lacks any significant natural or scenic qualities; it . is vacant, flat, and without native or protected trees. Some of the, off -site redwood trees are large enough to be considered protected trees and extra precautions and bonding is required for these. Each residential lot has between 876 to 1,502 square feet of usable open space, far more than would be required by R4. 5. The development of the subject property, in the manner proposed by 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 regulations of the City of Petaluma, with the Petaluma General Plan, and with any applicable plans adopted by the City. An Initial Study that evaluated potential environmental impacts associated with the project determined that no significant unmitigated environmental effects would result from this proposal. The project utilizes land efficiently by promoting infill development, at equal or higher density and intensity than surrounding uses, while preserving the overall scale and character of the established residential neighborhoods. On site, narrow streets with a sidewalk on each side have been utilized with .the aim of creating a pedestrian - scaled street environment. Extensive street trees are proposed to improve air quality and aesthetics. The project is consistent with the Zoning Ordinance and General Plan. 21 NOW, THEREFORE BE IT RESOLVED that this Resolution shall become effective upon the effective date of Ordinance No. N.C.S., Approval of Rezoning to a Planned Unit District (PUD) for The Birches Subdivision, which is thirty (30) days after the date of the adoption of said ordinance by the Petaluma City Council. NOW, THEREFORE BE IT FURTHER RESOLVED. that the City Council does hereby approve, pursuant to the provisions'of Zoning Ordinance No. 2300 N.C.S. and based upon the evidence contained in the record of proceedings and/or received at or before the hearing of this matter, The Birches Unit Development Plan set forth in Exhibit A and the Development Standards for The Birches Planned Unit District set forth in Exhibit B, subject to the conditions set forth in Resolution No. 2009- , N.C.S., approving the Tentative Subdivision Map. 22 'KEYNOTES .vim ®•.r��•rz a v.mna mm eoox rc N,Ps •r vvoc ,. souax. oourm s ® LOT DATA ® tlerirc�oriw ra Bii m e[ ®wva mrR uialw. a s¢, rmnr er un rm m.er. tAT UNT PUN B0./BA UNR SF. WT 9IF USABIE SPADE R US/SE SPA¢AAT SM • epw pRNx,DFRNnwI vev: Fw4ae]+r Tq nE taR �'] , v. � WM�MIOt W dNE115 Shia. 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Temporary construction offices in a construction traller.or building on the site until completion of construction. There may also be a temporary workshop and, storage facility. Said offices, workshops and/or storage facilities shall be located no closer- than 10 feet from a property line shared with an existing adjacent residence. B. Accessory Uses: 1. Private garages and off street temporary parking areas. 2. Private swimming pools and spas consistent with Residential 4 Zoning District Standards as stated within the Implementing Zoning Ordinance, section 7.080. 3. Decks, arbors,,sheds, etc.: see VII.D. below. 4. Home occupations consistent with Implementing Zoning Ordinance requirements. 5. Other accessory uses and accessory buildings customarily appurtenant to permitted uses, in accordance with the provisions of the Petaluma Implementing Zoning Ordinance. C. Prohibited Uses: 1. All prohibited uses shall be in accordance with .Residential 4 Zoning District Standards as stated within the Implementing Zoning Ordinance. 2. Conversion of garage spaces to living or storage space. 3. Accessory Dwelling Unit 4. Building additions (see WI D for minor modifications allowed). An owner seeking a building addition would need a PUD amendment approval (typically, minor), per the requirements of the City of Petaluma Implementing Zoning Ordinance. Ill. PROCEDURES A. The City of Petaluma shall review the design, site layout and landscaping plans prior to issuance of a building permit. B. Minor modifications to the PUD Development Standards may be approved in accordance with Section 19.070 of the -Implementing Zoning Ordinance. PUD DEV STDS )inn( 05019.DOC -2 - 2S IV. GRADING AND DRAINAGE A. All grading activities shall be completed prior to October 15th unless specifically approved by the City Engineer. Erosion Control Measures shall be installed per the satisfaction of the City Engineer prior to said date. B. Ail grading and excavation shall conform to•the geotechnical investigation report prepared for this project by Bauer Associates. The project's geotechnlcal engineer and the City of Petaluma shall approve the grading plans. V. ARCHITECTURAL DESIGN A. The "architectural design objectives for The Birches are to create a community following the Traditional Neighborhood Design concept. The most important,:espect in, the TND concept is a pedestrian friendly neighborhood. Thearchitecture achieves this by pairing homes according to garage location. The garage in one plan In the pair is forward, while the garage of the other plan is deeply recessed, thus forming a "two -pack" concept. The "two=pack" concept ensures that the. street -scene will not be d'ominated'by garages. Additionally, all plans include functional front porches to further promote a pedestrian friendly streetscape. These porches further promote TND by creating a softer street edge for every house: Also, all "garage forward" plans, will have architectural elements pulled in front of'the garage for varied articulations and massing. The architectural'themes, Craftsman, Bungalow and Cottage, were chosen to reflect the context of the City of Petaluma. Materials and colors true to each style are used for each elevation. -In the Craftsman theme, shallow pitched roofs, long overhangs, exposed rafter tails, tapered wood columns, enhanced gable -end details, out lookers, roof brackets, lapped sidings, stone veneers; decorative porch railings and other authentic details are incorporated to further enrich the characteristics of"this style. The Bungalow theme; utilized shallow pitched roofs, extended fascia details at gable -end roofs, enhanced gable -end trusses, detailed out lookers, tapered stone veneer columns with wood posts, tongue and. groove sidings, stone, veneers, pot shelf brackets,, decorative porch railings and.various trims to furtheuenhance the theme. In the Cottage theme; steeper roof pitches are used; as well as, wood'posts with brick veneer bases, decorative porch railings, enhanced gable -end louvered details, Cottage style. shutters, mixture of lapped sidings and shingles, brick veneers and authentic trims. Trellises are added to some of the "garage forward plans to further enhance the elevations. Porte- Cocheres with gates are included in some deep recessed garage plans to promote privacy and safety for the homeowners. Careful details and expressive styling will ensure that The Birches will be an attractive and a valuable addition to the Petaluma. PUD D£V STDS_Fmd 05019DOC . 3 - 26 B. Roofing material shall be class °A" rated or better high definition composition shingles. Built-up tar and gravel, cap sheet, single -ply, and similar roofs are only acceptable if .not visible from any surrounding property. C. All outdoor mechanical equipment, satellite dishes, fire main and all rooftop equipment shall be fully visually screened upon Installation subject 4ts�nin StaE� to the approval of the GemfnEiniitry-Develepment-Beparlment. Screening devices shall be shown on construction and/or landscape plans. D. Solar equipment, panels,'or other collectors should give the appearance of being built-in to the structure. Exposed supports, excessive lengths of exposed piping, etc., are -strongly discouraged. E. All exterior light fixtures -shall be shown on plans subject to staff review and approval. All lights attached to buildings shall provide a soft "wash" of light against the wall. All i_ights shall conform to City Performance Standards (e.g., no direct glare, no poles in excess of 20 feet in height, etc.) and shall compliment building architecture. VII. LOT SITING AND SETBACKS . A. Minimum Lot size shall be 3,000 square feet. No further subdivision shall be permitted. B. Building setbacks shall be as shown on the approved PUD Development Plan. C. No structure shall encroach into any easement shown on the approved PUD Development Plans. D. The following improvements are permitted within the designated setback areas (where outside of any easement, such as'the storm drain easement at the rear of most lots): On -grade patios intathe rear yard usable area (see PUD plan). Decks not more than.18 inches above grade and steps from the first floor are permitted iinto, the rear yard usable area (see PUD plan) provided they do not extend closerthan,3 feet to a property -line. Cover for decks and patios (arbors/gazebos and the like — either attached to or deattached from the house) and trellises are, permitted in the rear yard usable area so long as they do not extend closer than 3 feet to a property line, do not exceed 10 feet in height, do not exceed 150 square feet in area, reflect the design theme and use compatible materials and finishes on the exterior to match the existing residence. PUD DEV STDS .Final OS014.DOC - 4 - 2.7 Sheds not more than 9 feet in height provided they do not extend closer than:3 feet to a property tine and do not exceed 50,,feet. Pools; see section ll.B.2 ' Sew M A.C. units within the rear yard usable area and at least 5 feet to any property line. Bay, windows on the lower level rear elevation of :a depth not greater than 3 feet provided that they do not comprise more than 1/3 the length of that building wall. Roof overhangs for a distance not greater than 3 ft provided the projection shall not exceed % the width of the required setback. Landscaping, including planters. Vill. LANDSCAPE AND FENCING A. Landscaping and fencing for The Birches shall ba as shown on the approved PUD Master Landscape and Fence Plan. B. The developers shall be responsible for installing front yard and street - side landscaping, irrigation, and project fencing and the maintenance of all itemsuntil takeover by HOA. C. Future replacement of plants as shown on the PUD Master Landscape and Fence Plan maybe allowed if plants used am from the proposed plant lists as shown on said plan. Gemmuntt� L;.4a,.t.,7�efA Director must approve modifications to the approved plant list. D. All fence replacement must comply with the PUD Master Landscape and Fence Plan. Modifications to the approved fence design must be approved by Staff or SPARC. E. All trees shall be a minimum of 15 gallons in size unless otherwise specified; smaller (5 gallon) may be considered 'in areas not subject to high pedestrian access or based on site specific and design purposes. All. trees shall be installed to City planting and staking standards. All shrubs shall be a minimum five -gallon size. All planted areas not improved with lawn or other groundcover material shall be protected with a three-inch deep bark mulch as a temporary measure until the groundcover is established. F. All plant material shall beserved by an automatic underground spray or stream bubbler irrigation system. G. All planting on each lot -shall be maintained in good growing condition by the property owner. Maintenance of the "common" area will be addressed through the CC&Ws for the project. Such maintenance shall include, PUD DEV STDS Final 05DI9.DOC - 5 - Z lB where appropriate, pruning, mowing, weeding,, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting -shall be replaced with other plant materials tojnsure 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 the health and vitality of landscape materials. H. A master landscape plan of the street front areas shall be provided to Staff for approval prior to issuance of a building permit. Front yard and streetscape, landscaping shall be installed prior to issuance of a Certificate of Occupancy or a bond shall be obtained guaranteeing the installation of the landscaping at a more weather -permitting time. I. Linear root barrier systems shall be utilized for trees near public streets, driveways or walkways as needed, subject to City. standards. J. All turf, groundcovers and shrubs shall be kept a.minimum of 2' from the base of all newly planted trees. K. Landscape construction drawings shall contain detailed planting and irrigation plans -for all public area landscaping, subject to City standards. Plans shall identify all proposed species and' plant spacing and shall include planting details consistent with City standards. Plant quality specifications shall'be.provided to the landscape' contractor for all public area street trees and submitted for staff review prior to approval of construction permits/public improvements. L. Underground utilities such as water meters and sewer laterals shall be placed to avoid conflict with street tree planting locations within the street right-of-way. Transformer vaults, fire hydrants and light standards shall be located in a manner which allows reasonable implementation of the approved street tree planting plan for the project without compromising public safety. M. All work within a public -right-of-way requires an excavation permit from the Department of Public Works. IX. CONSTRUCTION A. Alt grading and major dust generating activities; when practical, shall be conducted in a manner that contains the dust'Within the Immediate boundaries of the construction site. B. Construction activities shall comply with applicable implementing Zoning Ordinance and Municipal Code Performance Standards (noise, dust, odor, etc.). PUD DEV STD- Pint 05019,DOC - 6 - C. Prior°to any construction :activity on the.site, protective fencing shall be installed: at the drip line of existing trees located within the immediate vicinity of proposed.construction activity. These trees.'are identified for preservation per the arborist report prepared for the project. City Staff shall be notified by the project proponents prior to commencement of any work proposed closer than the driplines of trees recommended for preservation. Al.I such. Activity, including excavation, pruning and root work shall be conducted- under the supervision of the consulting arborist who will report to staff, with casts home by the project proponents. D. High- or moderate-value`trees in,good condition (as'identified under the arborist report for the subdivision) proposed.for retention 'but subsequently damaged or removed during the course of construction shall be replaced by the developer at the;rate of three-15- gallon size trees for each six inches of trunk diameter removed or damaged, as recommended by the consulting arborist. Species and location of the replacement trees shall be from the approved landscape plan. E. All City -authorized, grading and construction activity shall be limited to the hours between 8:.00 am and 5:00 pm, Monday;through Friday, and Saturday between 9:00 am and 5:00 pm, provided noise levels generated are within the limits of the City of Petaluma noise limits. No construction work shall be permitted on recognized holidays and Sundays. The developer shall designate a construction management person responsible for responding to any,complaints generated regarding excessive noise during construction. A telephone number for contacting the designated individual shall be conspicuously posted at the construction site. The responsible authority shall determine the cause of noise complaints received and. implement reasonable measure to resolve the issues. City staff shall monitor complaints received and take reasonable steps to resolve issues in a timely manner as they arise, including enforcement of abatement procedures to bring violations into conformance with the City General Plan and Implementing Zoning Ordinance Performance standards. X. UNACCEPTABLE USES AND PRACTICES A. The foltowing uses and practices are deemed to be nuisances. No use or practice shall be permitted to exist or operate within this property so as to be offensive or detrimental to any adjacent use, property, or its occupants, including: residential inhabitants of adjacent property. B. Visible:storage lof junk, trash, mechanical equipment or rton-operational vehicles; unpermitted storage of prohibited materials such as petroleum, oil, pesticides, paints, medical wastes and other hazardous materials. PUD DEV SIDS' Final 05019.130C - 7 - y 20 C. Any use, excluding reasonable construction activity, which emits particulate or gaseous matter, emits dust, sweepings, dirt or cinders into the atmospheres, or discharges liquid, solid wastes, or other matter into any stream, water course, river or other waterway, any of which activities may adversely affect the health or safety of persons, or vegetation, or comfort of or intended reasonable use of property by persons within the area. D. The discharge of any fumes, odor, gases, vapors, steam, acids or other substance into the -atmosphere which in the opinion of the City,may be detrimental to the health, safety. or welfare of any person, or may interfere with the comfort of persons within the area, or which may be harmful to property or vegetation. E. The radiation or discharge of intense glare or heat,'or,atomic, electromagnetic, microwave, ultrasonic, laser or other radiation. F. Any use which has the potential to create public health, fire or explosion hazard in the opinion of the City Fire Marshal. G. Excessive noise defined as that exceeding the decibel levels established in the City of Petaluma General Plan and Implementing Zoning Ordinance. H. Excessive emissions of smoke, stream, or particular matter, defined as exceeding the standards established by the Bay Area Air Quality Management District. I. Car repair. X9. EXCEPTIONS TO STANDARDS A. Whenever the standards contained in the PUD program do not address.an aspect of physical development or use within the development, the Planning Director may'regulate this development by interpreting the most comparable sections of other City Zoning Districts. The Director may also refer such .questions of development standards or uses -to either SPARC or Planning Commission for a decision. Any decision by the Director, - SPARC, or Planning Commission may be appealed to the City Council through standard appeal procedures contained in the Implementing Zoning Ordinance. B. Exceptions to specific PUD Standards may be approved by Staff or PUD DEV STDS Final 05019.DOC - 8 - s1 SPARC provided that the overall design concept and'desired quality is not compromised by the particular exception. X11. PARKING LOT REQUIREMENTS COVERED UNCOVERED LOT PARIFING PARKING SPACES SPACES 1 1 2 I 2 2 1 2 I 2 3 I 2 I 2 4 I 2 I 2 5 I 2 ( 2 6 I 2 I 2 7 ( 2 2 8 I 2 I 2 9 I 2 ( 2 10 I 2 I 2 11 I 2 I 2 12 I 2 I 2 13 I 2 I 2 14 I 2 I 2 15 ( 2 I 2 16 I 2 ( 2 17 I 2 I 2 18 I 2 I 3 19 I 2 I 2 20 I 2 I 2 21 I 2 I 2 PUD DEV STDS Final 05019.DOC -9- 92.