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HomeMy WebLinkAboutAgenda Bill 05/21/2001 (11) NAY 2 1 2001 I Ir CITY OF"PETALUMA, CALIFORNIA • • 1111 • AGENDA BILL; Agenda Title: 'Resolution Adopting ;a Mitigated Negative Meeting"Date: May 21, 2001 • Declaration'for the proposed Park Central project to `be located•at the corner of Casa Grande Road and Lakeville Highway (State • 116), APN. 005-040`-049; 'Re"solution changing the General Plan land use designation from Industrial' to Mixed Use;; Introduce an Ordinance Rezoning a 20:63=acre parcel at the corner of Casa Grande Road and Lakeville Highway, APN 005-040-049 from Light Industrial. (ML) to Planned Community, District (PCD);; Resolution Adopting PCD Development Standards, for the Park Central project at the corner of Casa Grande-Road and Lakeville . Highway, APN 005-040-049;.and`Resolution approving a Tentative Parcel Map•to subdivide the property into'8•parcels with common areas at the corner of Casa Grande Road and Lakeville Highway, APN 005-040-049. . Department: Director Contact Person;; Phone Number: Community Mike Moore, Irene T.Borba, Senior (707) 778-4301 Development Community • . Planner. . Department/Planning' Development Director. /�{�,,�/ �1 • Division p"°c'-^�t) (approximately a 100 hours of staff Account Number: 001-400- . Cost of Proposal: $'6,000:00 time)'.- Fees collected and paid for Rezoning,General Plan 3101-4110 • Amendment and Tentative Parcel Map $13,715:00 Name of Fund:. N/A Amount Budgeted: $'8,315:00 Attachments to Agenda Packet•Item_ 1. City Council Staff Report; - 2. Location Map, General Plan'Map,-and,Zoning Map 3. Draft Conditions of Approval. 4. Draft Resolution Adopting a MitigatedNegative'Declaration. 5. Draft-Resolution changing+,the General Plan land use designation from.Industrial to-Mixed Use 6. Draft Resolution,adopting Planned d Community°Development'Standards. 7. Draft Ordinance;to Rezone the subject property,from,light industrial to PCD-Planned Community District 8. Draft Resolution approving a Tentative Parcel Map.,to subdivide the subject property into 8 lots. Note: See page 8:of the staff reportfor,a complete list of attachments which will be available for your review in the Planning Division offiee, City Clerks office,and;in the City Council Chambers. • • • Pnal'1 CITY`OF.PETALUMA;'CALIFORNIA 2 Mac/ 21„2001 3 4 5 AGENDA REPORT 6 FOR 7 PARK CENTRAL GENERAL PLAN.AMENDMENT, REZONING, AND'PLANNED 8 COMMUNITY DISTRICT DEVELOPMENTSTAND'ARDS,.AND TENTATIVE PARCEL 9 MAP 10 11 12 13 14 1. EXECUTIVESSUMMARY: 15 • 16 • The project involves a General, Plan Amendment from Industrial. to Mixed Use, a 17 rezoning from Light Industrial (ML) to,Planned Community District (PCD), and the 18 adoption of PCD Development Standards'in order to allow for a mixture of uses 19 including"commercial, office and residential and•a Tentative>Parcel.Map to subdivide the 20 subject property into 8 lots, The subject parcel is located at'the corner of Casa Grande 4012 Road and Lakeville Highway, APN 005-040-049 (see Attachment 1, Location Map, General Plan Map and.Zoning:Map). PCD Development Standards are proposed with the 23 rezoning, which establish..the development standards (i.e., building height, lot coverage, • 24 setbacks,uses,etc.) for the site(see Attachment 3, PCD Development Standards). 25 26 The proposed project entails the development of 22 205•square feet of commercial space 27 along Lakeville Highway(including'a restaurant use),233,499 square feet,of office space 28 in the center of the site, and 240;apartments; at the southern end of the property. 29 30 A.cluster of one-story commercial shops and restaurants with protected plazas will line 31 the Lakeville Highway frontage and-form the entrance to the neighborhood. Four 50 to 32 52 foot high, 3-story office,'buildings will surround a common green and kiosk. The 33 • residences will consist;of 240'three-story apartments, 108 of which will be town homes 34 with attachedgarages'along Technology Lane and Casa.Grande Road and 132 garden flat 35 apartments with covered and uncovered surface parking: Some of the town homes will 36 be designed to accommodate :ground: floor workspace (live-work units/home 37 occupations). A small,recreation center will serve,the residents. 38 . 39 . Parking for the entire-_project totals 1,324_:spaces, :829 spaces, (includes parking on 40 TechnologyLane) for office and commerciabuses and•495 for residential purposes. The 41 common parcel within the office/commercial area contains 786 for offices and 42 commercial, uses, with forty (4.6 %) of the spaces proposed 'to ;be.shared. Forty-three spaces .along the south side of Technology Lane will be available for office users, •45 buildings 3, 5 and 6 have designated loading docks internal trash ande. Office residents' and, uests. All 495 exclusive residential spaces are located g g g hand recycling facilities. Office building 4 and the commercial buildings will be provided with loading " 47 - areas at the front of each structure. The se buildings.have designated exterior trash and 48 recycling,enclosures:; 4.9 • Paee'.I O. community gardens; and skateboarding: The proposed project will provide private and public open,spaces within theproject The proposed projectlincludes the installation of 3 bikeways and is in close proximity to`RockyDog Park, Adobe Creek and rShollenberger 4 Park. 5 • 6 As stated earlier, the,-Mixed Use designation allows, "Any combination of commercial, , • 7 office and residential uses including, but not limited to, retail, commercial, office, and 8 restaurants." This designation invites flexibility in site design and 'unit type. The 9 permitted number of housing units will vary, depending on topography,,environmental 10 aspects of`the area, 'existing or4 nearby land use, proximity"tomajor'streets and public 11 transit distance to shopping'and'park. `There is no•specifictrequirement that land with a 12, mixed use designation provide housing.rather, it is seen as one component of a variety of 13 land uses that:may'co-exist'onone parcel of land.. 14 15 The request to amend'the-!General Plan_ is being made because of its location to 16 ' surrounding uses, and in order to provide a development that allows for a range of uses. 17 With the Mixed Use General Plan:„land use designation,'the current on future-property 18 owners could create.a-range of housing and/or employment options on this parcel. Staff 19 supports a General Plan Amendment and Rezoning of the subject property given the site 20 design,'and the proposed.`Development,Standards as well as the mitigation measures and . 21 conditions of approval'which will be incorporated into the proposal making impacts less • than significant: •24 Specific findings are required to be made”in order for the City Council to 'approve a 25 General Plan Amendment such as 26 27 • That'the proposed,General,Plan,amendment is consistent and compatible with the 28 rest of the General.Plan and any implementation programs that maybe"affected. 29 • 30 • Potential impacts of the amendment have been;asgessed and have been 31 determined not to bedetriinental toahe public health, safety, or welfare. 32 . . 33 • That the proposed amendment :has -been' processed in accordance' with the . 34 applicable provisions of the California Government Code and the 'California 35 Environmental Quality Act (CEQA). • 36 37 Refer to Attachment 9;Draft Resolution for.a General Plan Amendment. 38 . 39 • Rezoning: 40, w.. .v _ _ ano4 . A 1• , .r. -m, 41 The current zoning designation for the subject property is ML-Light Industrial. The 42 request is tochange;the zoning to PCD-Planned Community,District. The PCD-Planned 43 Community District designation is intended to establish a,needed level of preplanning for 0 development of large tracts of land and to encourage innovative design solutions while retaining good'land use relationships and compatibility of uses'. A specific function is to 46 facilitate the variation Of standards Of the Zoning and Subdivision Ordinances„ under 47__ proper-planning,`to achieve unique and innovativecommunity,design wherever_Mean be 48 demonstrated that such variation will result in anienvironment superior'to that possible 49 under normal application of zoning' standards.: The P-C District is intended to be 'Paee;3 the October 19th-`SPARC;meeting are attached forreference(Attachment2). 3 Planning Commission Review:. 4 5 The proposal was heard at•the April 10th Planning Commission,meeting. Attached, are 6 the staff report and the attachments (report dated March 27,;2001) from that meeting as 7 •well as the `draft"'minutes;(see:Attachment 2): The proposed project was scheduled to • 8 be heard at the March 27`h Planning Commission meeting, but due to•the length of that 9 agenda, the Commission was-notable to hear this agendaitem therefore, the proposed 10 project was not'heardand:was continued to the April f0`h'Planning_Commission meeting. 11 . 12 At,the April 10th Planning Commission meeting, the Commission voted unanimously to 13 1) recommend that the City Council adopt a Mitigated Negative Declaration; 2) approve 14 the proposed General Plan.Amendment=from Industrial to Mixed 'Use; 3) approve the 15 proposed Rezoning from Light Industrial to Planned Community District and 4) to 16 approve the proposed Tentative;Parcel Map to subdivide,the subject property.into 8 lots 17 with common. areas. As 'part of this recommendation, the Planning Commission 18 requested the following additional conditions be imposed:, 19 20 • The developer shall .be required, prior to issuance of a Certificate of Occupancy; to 21 provide written documentation that they.have:sent-a petition/letter to the Old Adobe School District requesting a school bus stop be provided on Casa Grande Road @ Technology Lane to be reviewed.by, the:Plannmg•Diviion: • 25 • The applicant shall be required.,to revise the PCD-Planned Community District 26 Development Standards for review by thePlanningDivision priorrito`the issuance of a 27 Certificate of Occupancy;-requiring that the residential portion of the project remain 28 rental units unless a;PCD•Arttendmentis approved. 29 30 • All of the residential. units shall be constructed using 'ap'propriate construction 31 • techniques`and materials to'achieve compliance With the noise standards for interior . 32 living,area'(45 dBA maximum noise level) and'the General Plan standard for exterior 33 yards!(60 dBA). Placement of buildings to shield roadway-noise from exterior yards 34 and /or installation of a sound wall shall be required to.meet The developer shall be 35 required, prior to issuance of a Certificate of Occupancy, to :provide written 36 documentation that they have sent a petition/letter to-the Old Adobe'School District 37 requesting a school bus stop be'provided on'Casa-Grande Road @ Technology Lane 38 to be reviewed by the Planning Division, 39 a, 40-- -- Additional language'shalt-be provided in?the•C-C&R's, PCD.Development-Standards ~-- 41 and in the rental agreer"nents regarding about the Right to'Work/Operate the existing 42 businesses adjacent to the subject property. Additional language shall be•added that • 43 includes thattypes of existing businesses, potential noise levels; and types of noises ii that might be generated form theses businesses, hours of operation, etc. The Commission requested that the City Attorney review the language as well as the 46 CC&R's (see Attachment 3, Section 2.10 page 5 and Section 2.10;paget8). 47 ._tAi •11J ,.z:,ctr , 48 The information has been revised and is under review by the City Attorney. 49 Page5 • IIII . A memorandum from,Walter,Laabsthe City's''Traffic Consultant is'forthcoming. 3 4 ENVIRONMENTALREYIEW . 5 6: _ Pursuant to the requirements of the California Environmental,Quality Act(CEQA), an 7 Initial Study of potential environmental impacts was prepared(see attachment 4). The 8 potential for the following significant impacts were. identifieds temporary geology & 9 soils, air, hydrology & water quality, 'noise, "visual quality & aesthetics and 10 transportation/traffic. Mitigation measures 'have' been proposed,and, agreed to by the . 11 applicant that will reduce potential,impacts'to less than significant. In addition, there is 12 no substantial evidence that supports a fair argument that the project, as mitigated, would 13 have a significant effect on the environment. It;. is therefore recommended that a 14 Mitigated Negative Declaration Abe adopted. A Mitigation Monitoring Report has also 15 been prepared'(see AttachmentV4). 16 • 17 3. ALTERNATIVES: 18 • 1,9 a: The City Council may, accept'the recommendation-from'the Planning Commission 20 and approve the requested General Plan ,Amendment, Rezoning and PCD 21 Development Standards and`>the Tentative Parcel Map as:ebnditioned`by the Planning Commission. • 24 b. The City Council may approve the proposed project with modifications to the 25 conditions of approval,and/or to the conditions previously modified by the Planning 26 Commission. 27 28 c. The City.Council:may deny the request for the Rezoning. '.29 30 4. FINANCIAL IMPACTS:, 34, 32 This is a private development project subject to any.applicable"City Special development 33 Fees and standard,processing "permit fees. No, negative financial impacts to the City 34 would result from approval iofthis.project. Any retail development at this site will likely " 35' result in a small increase;in sales tax revenue for the City: 36 . 37 The City has collected $13,715.00, in revenues (application fees) , to cover,the cost,.of 38 processing the application Approximately:.100 hours of staff time at a cost of$6,000.00 39 has been,expended. Given that the applicant still,needs to through SPARC review and •- -_--•-40• Final Map approval;'building permit review,,:additional-staff time.will-be-required to ' - --- 41 process•this application. • 42 - 43 5. CONCLUSION: I • 4 The'Planning :Commission,found that the proposed General Plan Amendment to Mixed 46 Use :Rezoning to Planned Community District, and the-PCD'Development;Standards and . .,..,447: i ,,L6, ; the,Tentative-Parcel_Map would not createrany,significant environmental impacts and that,,: �r .1 48 the proposed 'project would be consistent with the General Plan,the Zoning Ordinance, 49 the Municipal Code, and recommended that the City Council approve the project. . 'Page:7 • . . / . i ,, • A t -gni\iN T li OCH ' i u 1 A i 0 , , tir ,--c V wl, \\----Swww, \t I lir _ ) _ 1 I ■ 47 1 1 - , / bps , 1 i , mi-rr -k. it LN . , ii , i 1 fr7 1 i 1 r 1 1 1 1 1 IN -cc-re, , o ii . °a li 1 !! 1 ,-.'. cl; 1 1 r:' I Inal , 6).„,•,,, /7 :go I t-' SONOAhNUE I r 1 1 1 ,,,t‘c I- 1 PC4 4Uevn 4, i 'e're / "sic , k Et 41 Pcnkkr 4 -/ , I i '___j / iTh 1 ,fr. s 40 ..,- ,8 Proctssin , ?, i a i r / init as.aNtri PIA..„e J P40--- * "4"04+414.4 i " *0 .< alio/ P.41 4.4414 04104.4 At.4 t \\ \ ,e- I. ■ fre.4704 t sit 000 kt tosti kse, ,\. \c. E . .•+4 fr i riti,444 4.44,4 4■4 4 ' - - 041.64Pate 44.# - . • • • +4,..-40:707474r. . , ,,,■4...... . , ., . . , • f • ii )1 o • . c 1 LAKEVILLE CORP ORAT F, CENTER -- LAKEVILLE I-ITY . @ C_A,S4G.,..F, gE. ED,, p. 49072895 APN 005 -7040 - 07- 9 ., ATTACHMENT 1 LAKEVIT T E CORPORArK CENTER ) , EXISTING ZONING ) mil • El Ed , il \ 1 , Ottallr• ) 1 Ii 'MD' 1 1 1 i /40.400' ) par' etoti r ML ) n 11,,, ,, a, i i , III itim IMIMpaisigt.-•-____ ._ I ; " fp HI 1 c a 10,000 imi tomisi, i: 0 Hill il Inermi iiil -"v ) ril I I jk, _01.4 _, .7- s, 1611111111tat Mr CN \1/2-,,, 4, - ,D 1 i I I I I 1111' q 1 li ri IF Illa ''. , t i q / 0 L 1 7741 .is„_. icil u , 4, • H i , ,1 , ,iik a "...... t „ 1 i 1 m 1 i ril_yar Ile,w il, ■ _ -0 -rminlatt■-# (ht.: \))r 1 ■I ill 0 IRO'So adebe st 0 t‘vr I irrerys t,. „ ,teV in s . • ie$ NIL . llg0000000000000 , 1?, a I 4 )j‘l \ / 1 et) P PREZONED POD PLANNED COMM. DIST.% *"="6 FLOODWAY AGRICULTURAL-• • - CO ADMIH.3. PRO. OFFICE'.- -•- .Mg - FLOODPLAIN.COMEIN. - CU R1 ONE FAMILY RES. CM NEIGHBORHOOD COMM. S STUDY AREA • -e• RC COMPACT RES. CC CENTRAL COMM. .. . HISTORIC COMEIN. a . . .. RMG GARDEN APT.RES. CH HIGHWAY COMM. RW RIVERFRONT WAREHOUSE RMH HIGH RISE RES. ML LIGHT INDUS. CITY LIMITS .—... .I.I.J.; cr°3\ PUD PUNNED UNIT DEY. MG •GENERAL INDUS. ■ "Ialmemo■••••mmt onc-"S .0. . t4 vical.--i= a ° 2 0 500 my i to) . $ va • ATTACHMENT 8 DRAFFCONDITIONS',OF APPROVAL Park Centrall Corner of Casa,Grande.Road and'Lakeville Highway" APN:005-040=049 Project File No(s). GPA00005;;:REZ00004; SPC00090; TPM00007,:and ZOA00002 From the Planning.Di'vision: 1. The applicant shall provide a minimum of 87 bicycle-parking stalls. Plans submitted at time of final SPARC=approval, shall include a-minimum of 35 covered exterior bicycle parking stalls throughout.the project site-with:some located' at building entrances for the office/commercial.areas-forreview by°the SPARC Committee. At time of submittal for tenant improvements, the .applicant shall provide 52 interior secure bicycle parking spaces to be located throughout each of the buildings for review and approval by the Planning Division. Prior-to final Certificate of Occupancy, planning„staff shall ensure that the required number of bicycle'parking spaces has been installed. 2. The applicant,shall provide a minimum of 50 bicycle-parking stalls f or the residential units. Plans submitted at time of fing SPARC approval shall:include a minimum of 20 covered exterior bicycle-parking; stalls throughout the residential potion of the project site At time of submittal for building permit for the residential units, the applicant shall provide a minimum of 30 interior secure bicycle parking,spaces. Portions of the covered exterior bicycle parkingsstalls,shall be provided.closer than:the visitor parking.area and each of`the 'townhouses4 shall provide interior bicycle parking; available at ground level (e.g., locked_storage rooms on the;first floor for,each_unit and/or garages). Prior to final Certificate of Occupancy, planning staff-shall ensure that;the required number of bicycle parking spaces has been installed. , 3. Plans,submitted,for building:permit for tenant improvements shall provide a minimum of four.(4) showers in each of the three 60;000 square 'buildings and two (2) shower stalls in the 29,000 square foot building for review and approval by the Planning Division. The applicant shall.;also be required,at time of submittal of plans for tenant improvements to provide 87 clothes lockers; which:shall' be divided' evenly among the shower-areas. Prior toifrnal Certificate of Occupancy,,planning staff shall ensure that the required number of shower stalls-and clothes lockers have been installed. __.4. Plans submitted for,final SPARC,approval shall include:;a photometric ,plan for all exterior lighting, including the building, parking lot landscape and pedestrian lighting. Said plan shall include a detail of the types of fixtures to be installed for review and approval by therplanning,staff, The lighting plan shall:be reviewed in regards to the Site Plan and Architectural Review standards for lighting as well as the lighting standards outlined in the Bike Plan (Objective O; Policy:39, 40 and 41). 5. Plans 'submitted for -final, SPARC review shall include one water fountain_ along Technology Lane:. Pnor;to issuance ofa:.Certificate'of Occupancy Planning shall ensure that the required water fountain has been installed. Pagel • Occupancy frr uildinrig permiCan ondre shall be installed priopto issuance of a Certificate of 16. This project shall not fence itself off from the surrounding parcels/roads in such a manner as impedes free through-travel in.all directions. 17. Plans submitted for building permit shall be revised to illustrate that the northerly driveway on Casa Grande Road is located further away from the intersection.of Lakeville Highway and shalfbe,subj'ectto:the satisfaction of the.City's Traffic Engineer. 18. Plans submitted for. building permit shall include traffic calming measures such as undulations or diversions to reduce;the length of uninterrupted segments of parking lot aisles. 'Said traffic calininganeasures shall be, subject to the satisfaction of the City's Traffic Engineer>and:shalLbeihstalled prior to issuancebof a Certificate of Qccupancy. 19. Any work or traffic control proposed- within State -Tight-of-way will require an encroachment permit. The applicant shall be required prior to issuance of building permits to obtain any necessary permit from Caltrans. 20. All mitigation measures adopted in conjunction with the of the Mitigated Negative Declaration (Resolution N:C.5) for the Park Central project are herein • incorporated by reference'as conditions of project approval. • 21. Upon approval by the City Council, the :applicant shall pay the $35.00 Notice of Determination fee to the Planning Division. The check.shall'be-made payable to the County Clerks: Planning staff will file the Notice of Determination with the County Clerks office within five;(5).days after receiving Council approval. 22. Plans submitted for building permit shall include.a"plan sheet, which shall contain all conditions of approval/initigationmeasures for review'by the Planning-Division. 23- The developer shall be required, prior to`issuance of a Certificate of Occupancy, to provide`'written documentation that they have sent a petition/letter to the Old Adobe School District requesting a school bus stop be provided on Casa Grande Road @ Technology Lane=to be reviewed by the PlanningDivision. 24. The applicant shall be required to revise the PCD-Planned Community District Development Standards for review by the Planning Division prior to the issuance of a Certificate of Occupancy, requiring that the•residential portion of the project remain rental unitsunless a PCD Amendment is approved: . 25. The developer'shall be required°to provide 'the planning;staff with_written;documentation of a post project surveyrregardingmixed use'concept, shared parking; etc•;. • 26. All of the residential units'shall'be constructed.using,appropriate,construction techniques and materialsto achieve compliance with the;noise,standards for interior area (45 dBA,maximum noise level) and the General.--Plan standard for exterior yards,(60 dBA). Placement of buildings to shield roadway noise',from exterior"yards and/or'installation of a sound wall shall be required to meet General Plan Noise Standards. Prior to Page 3 • to include the fallowing: ". .provided, however, that Sectibns.2:10 and 7.20/3.13.shall not be amended without written consent of the City". 'Said„amendments to the language of the&CC&R'sshall'be submitted to the'City of Petaluma Planning Division and,shall be reviewed and.approved by the City Attorney.prior to Certificate of Occupancy. STANDARD CONDITIONS'OF APPROVAL • 1. All trees shall be"a minimum fifteen (15) gallon 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`and larger (24” box'sized) and installed to City planting and staking standards, trees may be required in highly visible.-areas; all shrubs shall be five gallon size. 'All plantedAareas not improved with lawn or other groundcover material shall be protected with a two-inch•deep;organic-mulch,as a(temporary measure until-the ground cover is established. • 2. All plant material shah be served by a City approved automatic underground irrigation system. 3. All planting shall be maintained in good 'growing condition. Such maintenance shall include,. where :appropriate, pruning, imowing, weeding, cleaning of debris and trash, fertilizing and regular .watering. Whenever necessary, planting, shall be replaced with • other plant materials to insure .continued compliance with applicable landscaping requirements. Required irrigation,systems shall be fully maintained in sound,operating condition with heads periodically cleaned and replaced when missing to insure continued regular watering,of landscape areas,,and health'and vitality of landscape materials. • 4. A master landscape plan of the,street frontage areas;shalf'be provided, to staff approval, pr'iorto issuance of a building permit. The landscape,plan shall.include street trees with planting design and species to staff approval. Landscape shall be installed to City standards prior to issuance of Cel-tificateof Occupancy. 5. Linear root.barrier systems{shall be utilized for trees near public streets or walkways as needed,,subject to staff review and approval.. 6. All street trees and other plant materials within•the-public right-of--•way shall be subject to inspection,by the project landscape architect or designer prior'to.installation and by City staff prior to acceptance by' the City, for conformance with the approved quality specifications.. - 7. All tree stakes arid ties shall be removed within-one year foll'owing:installation or as soon as trees are able to stand erect without"support. • • 8. All improvements and grading shall comply with the Sonoma County Water Agency's Design Criteria. •. 9. Public utility access and easement 'locations'•arid'iwidths shall-be subject to approval by PG&E, Pacific Bell, SCWA, alLother applicable utility and service companies and the Page 5 • 22., Temporary protective fencing shall be erected 5' outside,the'drip line,of fall trees to be preserved/protected and all trees (on neighboring•property) in proximity to construction activities. The fencing shall be a minimum of 5' in height and shall be secured with in- ground posts :subject.to staff inspection prior to grading permit issuance and any grading/construction activity: 23: A reproducible copy Of the finalize PUD Development Plan and written PUD Standards incorporating all project conditions of approval, shall be submitted to the Planning Department prior to issuance of development permits/Final Map recordation. 24. A reproducible copy of the Tentative Subdivision.;Map, reflecting all adopted conditions of approval, shall be,submitted to the Planning Department within 30 days of SPARC approval of the project/prior to Final Map application. • 25. The applicant shall,defend,,indemnify, and hold harmless'the City or any of its boards, commissions, agents, officers, and employees from any' claim, action or .proceeding • against the City, its 'boards, commission, agents, officers, or employees to attack, set aside, void,,or annul, the approval of the project when such claim or action is brought" within the time period provided for in applicable State and/or= local statutes, The City shall promptly notify the applicants of any such claim, action, or proceeding. The City shall coordinate in the defense. Nothing:contained in this condition shall prohibit the City from•participating in a defense of any claim, action, or proceeding,.if the City bears its own attorney's feesand costs; and the City defends the action in good faith. • From the Engineering Section: 1. Frontage improvements along Lakeville Highway shall include curb, •gutter, sidewalk, streetlights, drainage improvements, etc. The access to the property from Lakeville Highway shall be• a, right turn in only with no exit. Public storm drain systems on Lakeville.Hwy., shall directly connect to the existing public storm drain system and shall be approved by the^Sononia.County°Water Agency. 2. Sidewalks shall be required along all streets adjacent to the subdivision including Lakeville Hwy., Casa Grande Rd., Technology Lane'and'Telecom:Lane. 3. The existing public street configuration shall not;change. 4. Streetlights,shall;be installed along Telecom Lanes and Lakeville Hwy • 5. No excavation shall be allowed in the newly constructed streets'(Lakeville, Casa Grande, Technology and Telecom), • - - -• • - • 6. The entrance to•the commercial site from Casa Grande Rd: shall,be at least 200 feet from the intersection of Lakeville Highway. 7. Parking shall be allowed_on Casa Grande Rd. from the,end_to Technology Lane and on the south side of Technology Lanefrom Casa Grande Rd. to the cul-de-sac. No parking signsishalhbe,posted:in,all other'locations. •8: Site grading shall conform to the soils investigation`report..Erosion control plans shall be Page:7 - - • • • to overhead. NOTE: Civil, utility plans and/or other:plan s approved,,.or not, will not be accepted'in lieu of the above requirement. • 9. Contractors shall obtain Petaluma City Water-Department approval.prior to charging onsite underground water mains: • 10. All contractors shall have a city business license and a workers compensation'certificate on file with the Fire MarshaPs,office. 11. See notes in red on plan:indicating no parking/fire.lane. 12. All required fire lanes in which no parking is allowed shall be designated;by painting curbs red.'Whereno curbs exist, signs approved by the Fire•Marshal shall be installed. . 13.No combustible construction, above the foundation is allowed unless an approved asphalt surfaced road is provided to within 150 feet of the furthest'point of a structure and the fire hydrants have beentested, flushed,,and are in service. 14. Provide„approved illuminated exit signs at all required exits, • 15: Provide emergency lighting;as required by the Fire Marshal: 16. All emergency lighting and illuminated exit'sign s shall have two separate sources of power as required by the UBC.• 17. Provide panic hardware on required exit.doors. No 'additional locks are allowed on these • doors unless they are interconnected with the panic hardware and approved by the Fire Marshal. • 18. A permit is required for fire alarm system installations and alterations. Submit two sets of plans to Fire Marshal for approval prior to commencing work. - g dispense'hazardous materials shall submit to the 19: Busmessesintendin to store, use, handle, or Fire Marshal the enclosed hazardous material declaration form. If no hazardous materials will be used, stored, handled,or dispensed-so state on the form: This declaration form must be submitted prior to approval of plans. 20. Any building, or portion of a building, used for "High Piled Combustible! Storage" shall conform to the requirements of Article 81 of the Uniform Fire Code. A permit from the Fire Marshal is required for.such"storage: 21. Fire alarm system shall be connected to a central station:monitor which will notify the fire department in the;event,of an alarm. 40 22. Install fire hydrants every 300 lineal feet: No stricture or fire department sprinkler connection shall be in excess of 150 feet from.a fire hydrant. `RESIDENTIAL:BUILDINGS ' s!�' ;' , . • Page,9` 2. The applicant shall install prior' to `issuance of a,Certificate of Occupancy a private property•sign ih accordance with-22658 (a)'CVCand 22651 (a) (1) CVC. 3. Prior to issuance of a Certificate of Occupancy,the applicant shall provide to the Police Department property information for emergency contact purposes should a problem occur. - 4. Lighting throughout the garage and the business park-shall be vandal proof and shall not be pressure sodium vapor type lighting due to color distortion. From Water Resources and Conservation 1. No„construction in.Sewer Forced main easement without prior approval from the Director of Water Resources. 2. All utilities in the commercial section will be privately.maintained. Install new sewer manhole;at the junction of Technology Lane and Telecom Lane on 10” sewer. 3. Water lines in residential section will be master metered under compliance of all City Standards, or at developers request all of the residential units shall be individually • metered in compliance,With- all City Standards. No private ;sub-metering or re-sale of water'will be considered by the,City'of Petaluma. 4, All City of Petaluma water and;sewer utility easements willrhave an all weathered-paved surface over them and no obstructions over them such as building overhangs or trees. 5. The applicant shall submit a revised set;of:utility plans to Manager of Water Resources for approval before any construction. • i • Page 11 • ATTACHMENT9 . . DRAFT RESOLUTION NO., N.C.S. APPROVAL OF A MITIGATED NEGATIVE DECLARATION FOR THE PARK CENTRAL PROJECTTO.BE LOCATED AT THE CORNER OF CASA GRANDE ROAD'AND LAKEVILLE HIGHWAY;:APN 005=040-049 WHEREAS;,an Initial Stud was re aredand the results of the study, indicated that the Y p P >. proposed Park Central project, as mitigated, will not:cause any significant adverse environmental impacts; and, • WHEREAS, the Planning Commission ofthe City of Petaluma held a public hearing on April 10, 2001,,onm;the subject application, heard':testimony and concluded that:the findings and conditions as amended were adequate and recommended to the.City Council approval of the proposed development;and • WHEREAS,the City Council considered Park Central proposal on May 21, 2001, and ty . considered all written and verbal.eommunications concemingpotential environmental impacts resulting from the project before rendering a decision; . . NOW, THEREFORE BE IT RESOLVED''that the City Council approves a Mitigated Negative Declaration subject to the following Findings and Mitigation Measures: FINDINGS FOR APPROVAL,OF'A MITIGATELPNEGATIVE DECLARATION: 1. That basedmpon the Initial Study; potential:impacts,resultingpfrorn the project have been identified, 'Mitigation.measures,have been proposed,and agreed.to by the applicant as a condition of project approval that will redu_ce potential impacts to, less than significant_. In addition, there is no substantial evidence supports a fair argument that the project, as-conditioned,and mitigated, would`haven significant effect:onthe environment. 2-. That the project does not:have the potential to affect wildliferesources as defined in the State Fish and Game Code, either individually or cumulatively, and is exempt from Fish and Game'filing fees because is'proposed on,existing undeveloped site surrounded by urban development. P. J s W . ro '3. That the ect=istnot located`on-a site listed on any Hazardouaste Site List by the State pursuant to Section 65962.5 of the California Government Code. a 4. That the Planning Commission and City Council reviewed the Initial Study and considered public comments beforemaking a recommendation on the project. 5. That a Mitigation Monitoring=:Program has been prepared to ensure compliance with.the ...., • _ adopted mitigation measures. - Page 1 • • • 4. wiith the appro ed improyernerits Plans,piierr to City acceptance.,ti'on by City'staff for compliance 5. Foundation and structural design for buildings shall conform-'to the requirements of the Uniform Building!Code, as well.as.state and local laws/ordinances."Construction pians'shall be•subject to•reviewand•approval by'the.BuildingDivisionprior to‘the issuance of a.building permit. All work,sball be subject to inspection the Building>Divisionmand must conform with all applicable code requirements and approved improvement plans prior to issuance.of a Certificate,ofsOccupancy. 6. Prior to issuance of a grading or building permit, the laPplicant shall submit a detailed schedule for field inspection••of work in progress to ensure that all applicable codes, conditions and mitigation measures are being properly implemented through construction of theproject. 7. The Site Plan and Architectural.Review°Committee,,(SPARC); shall review-and approve the landscaping plans for the proposed structures. Any changes' to the• landscaping plan as required,by SPARC shall be:incorporated into plans that are submitted for building permit issuance. • 8. Prior to issuance,;of a grading permit;building permit or approval'of an:improvement plan or • Final Map, the applicant shall providea Soils'Investigation_and Geoeechnical Report-prepared byua registered professional civil engineer for review and;,approval:-of the City Engineer and Chief Building, Official in accordance with the Subdivision Ordinance and Grading and Erosion Control.Ordinance. The soils report shall address site1,specific 'soil.conditions (i.e. highly expansive soils) and include 'recommendations for site preparation and grading; • foundation and soil engineering design; pavement design, utilities, roads, bridges and structures. . • 9. The design of all,earthwork, cuts,and fills, drainage, pavements, utilities, foundations and structural components shall conform with the specifications and criteria contained in the geotechnical report, as approved by the City Engineer:The geotechnical,engineer shall sign the improvement plans and certify the design as conforming to-the specifications. The geotechnical engineer shall also inspect the construction work and shall certify to the City, prior'to•.acceptance of the improvements or issuance' of'a certificate of occupancy,. that the improvements have been coristructed -in accordance with the :geotechnical; specifications. Construction and improvement plans shall be ,reviewed for conformance with the geotechnical specifications by the Engineering Section. of the Community Development • Department'and the Chief Building Official prior to issuance of grading;or building permits and/or advertising for bids on public improvement projects Additional soils information may be required by the Chief Building•,_Inspector during the, Platt'cheek. building plans' in accordance with Title 17 and 20iofthe Petaluina Municipal Code: • Air 1. The Applicant- shall incorporate the following Best -Management Practices into the construction and improvement plans and clearly: indicates these provisions in the specifications. The construction contractor shall`incorporate'these,measuresianto-the-required =-- Erosion and Sediment Control Plan to limit •fugitive -dust arid ;exhaust emissions during • Page 3 r , ® located away frdm.any drainage areas to:prevent.runeff;from construction areas from entering into the 'drainage system.., - Areas designated for storage of hazardous materials shall include proper containment features to ;prevent. • contamination frornthentering drainage:areas in the event'of a spill or leak, _ b. No debris, soil, silt, sand, cement concrete, or washing thereof, or other • construction• related materials.•or wastes, soil •or petroleum products or other • organic or earthen,material shall be allowed to'-enter°any drainage system. All discarded material including washings and any accidental"spills shall be removed and disposed' of at an•'approved disposal site The "applicant shall designate appropriate disposal methods'and/or.facilities on the,construction plans or in the specifications. 2. The applicant shall submita detailed:,grading;and drainage plan for review and approval by the Engineering Section ,and the Planning Division prior .to approval. of any improvement plans or the issuance of a•grading permit Project grading and all site drainage improvements'shall be ideSigned and constructed m conformance with.the City of Petaluma Engineering Department's "Standards Specifications," and with the Sonoma County Water Agency's``Flood Control Design Criteria,' -iEapplicable. ,Drainage plans shall include supporting calculations of storm•drain• and culvert size using acceptable engineering methods. .AII hydrologic, hydraulic, •and storm drain system design, if applicable, shall be subject to'the review:. and approval,ofthe:Sonoma County Water A enc SCWA), and the City Engineer. • • • • 3. The applicant shall pay' all ,applicable Storm..Drainage Impact .Fees prior to final inspectionor issuance of•a<Certificate Of Occupancy; 4. Submit Sonom •Courity'Water Agency letter of approval. 5. The applicant shall develop':and implement a comprehensive=Urban Runoff Control Plan submitted for review and approval of the Planning Division prior to approval of improvement plans, or issuance•of grading or'building permits. At a minimum, the plan shall: (1) identify specifc•types•and sources`of storm water pollutants, (2) determine the location and nature of;potential impacts, and 1(3) specify •and incorporate appropriate control measures into the,project design and improvement:plans. Construction plans shall be •reviewed by•the Planning Division for conformance;With the Urban. Runoff Control Plan prior to approval of improvement plans.or issuance of grading or building permits. City inspectors shall.inspect the improvement-sand verify compliance prior to acceptance of-improvements or issuance of a Certificate of Occupancy: Urban 'Runoff -.._,,, _ _ Control Programs shall include the following as.appropriate: a. Pesticides and fertilizers shall not be applied to public landscape areas or any maintenanceaccess way during the rainyseason.. b. All drainage improvement plans shall include installation of permanent signs (concrete stamps or equivalent) at each storm drain inlet. The sign at each inlet • -shall•iread "No pumping Flows To The Petaluma River" or equivalent, and shall bet installed at the time of construction and verified prior tot acceptance of public. improvements or issuance of a Certificate of Occupancy. Page 5 • Visual,Qualityiand Aesthetics' • • 1. All exterior lighting shall;be directed,onto the°project site and access ways;and shielded to prevent;glare'and intrusion onto adjacent residential properties. 'Plans submitted for project reviewand approval shall incorporate lighting,plans, which reflect'the location and design . of all p oposedst eetl ghts,. and any other exterior ligiting;,• roposed. The-Historic and • Cultural Preservation Coriiinittee;shall review lighting plans. 2. Shade trees shall.be incorporated-and`improvement plans along public streets and within. parking areas.in conformance with the City'sSite Plan and Architectural Review Guidelines to.reduce glare andprovide shade d'screening. • 3. Architectural detail, including,exterior lighting, landscaping plans and detailed site plans shall be subject to review by the City's Site•Plan and Architectural Review Committee and • conform to the .Site "Plan.and Architectural Review Design Guidelines, as well::as the PetalumfHistoric DistrictDesign°Guidelines prior to issuance of building,permits. 4. AU new and o verhead utilities (except•for high voltage;transmission lines) shall be placed underground. • 5 lanArchitectural hall be: subject to evieewp dsappro specifications, layout:and detailed.R view p j Architectural Review Committee (SPARC)prior to issuance of a b g p . 6. Development plans shall bet designed to avoid vehicular lighting impacts to bedroom areas and :other light-sensitive diving- areas of any nearby residential lot, home or facility. Development plans for lots proposed at street intersections or in other potentially light- sensitive locations shall 'incorporate architectural or landscape design features to screen interior'living space from the:headlight glare. Transportationand Traffic • 1. For projects involving;improvements on existing streets OP substantial;construction traffic and heavy equipment, the applicant shall provide a Traffic Control Plan_ for review and • approval of the City's Traffic Engineer, prior toiissuance of a.building,or grading,permit. At least one-lane of traffic in each _direction shall: be maintained at all times through the construction ,:. construction "period, unl'ess;a"temporary detour" plan' s'submitted and approved the-City- --- .•.- -• Traffic Engineer. Heavy construction traffic and haul trucks .shall avoid school zones between school arrival and.departures times. During non-working hours, open trenches and construction hazards shalt be.provided with signage, flashers, and barricades approved by the • Street Superintendent to warn oncoming motorists, bicyclists, and pedestrians of potential safety hazards„ 2. All road-surfaces shall cbeirestored to pre-project conditions after completion of any project- • related tilt' a ray stal installation es. All trench pavement restoration within existing asphalt • the•trench cut is within the,parking,strip, then only the Page 7 ATTACHMENT 10 DRAFT RESOLUTION NO. N.C.S. • APPROVAL;OF AN AMENDMENT TOTHE GENERAL PLAN TO REDESIGNATE A • 20.63-ACRE PARCEL.FROMINDUSTRIAL"TOMIXED-USE FOR THE PARK CENTRAL,PROJECT'WHICHNWOULD,ALLOW FORA MIX,OF USES, RESIDENTIAL, OFFICE AND•COMMERICAL TO,BE LOCATED AT THE CORNER CF:CASA GRANDE ROAD,AND"LAKEVILLEHIGHWAY, APN 005-040-049 WHEREAS; awapplicationto amend the General Plan was filed on November 27,-2000 by J.T. Wick, on behalf of Eagle Lakeville Partners,requesting a-General Plan Amendment to redesignate the'subject property from Industrial to Mixed Us; and • WHEREAS, the Planning Commission lield a duly noticed public"hearing"for the proposed General Plan Amendment on April 10, 2001'andiconsidered,all written andiverbal reports and testimony on the matter before recommending-approval of the?'General Plan Amendment to the City Council• and • ' • WHEREAS, all reports and communications to the;PlanningCommission were forwarded to the City Council; and WHEREAS, the City:Council held;aduly noticed publicihearing on the:proposed Amendment on May 21, 2001 before rendering its-decision;and _ WHEREAS, the-potential environmental impacts proposed.Amendment have been considered, and proper action has been taken by the City Council in compliance"with the California Environmental Quality Act (CEQA) and.local governmental.guidelinesiin that a Mitigated Negative Declaration has beensadopted regarding the requested General PlanAmendment. NOEW THERFORE BE IT RESOLVED-that the Petaluma City Council hereby approves the Amendment',to the General Plan land use designation from Industrial to Mixed Use the Park Central project,to establish;atthis,location,based on the findings,specified below: - FINDINGS FOR A GENERAL PLAN AMENDMENT: • • _ 1. That the proposed amendment is deemed to be in the public interest to provide for orderly development of appropriate commercial, office, and residential uses. The Mixed-Use, designation allows a broader, range of uses to be developed at this site • The Mixed-Use designation at this location will not create a nuisance to existing surrounding uses. • 2. That The proposed General Plan Amendment is consistent and compatible with the rest of the'General-Plan•and any implementation programs that may be affected. Paced - ' • ATTACHMENT 11 DRAFT'RESOLUTION'''NO. N.C.S. • APPROVAL OF THE PLANNED COMMUNITY DISTRICT PLAN FOR THE PARK CENTRAL PROJECT'WHICH WOULD ALLOW FOR A MIX:OF USES, RESIDENTIAL, OFFICE:ANDCOMMERICAL TO RELOCATED AT THE CORNER OF"CASA GRANDE ROAD AND°LAKEVILLE HIGHWAY,APN 005-040-049 • WHEREAS, by Ordinance No. N.C:S., Assessor's Parcel Number 005-040-049 comprising of 20.63=acres, has beenirezoned from Light Industrial to Planned•.Community District(PCD); and WHEREAS, by action.taken on April 10,2 001, the Planning Commission considered and forwarded a?recommendation-to:the City Council on the unit:development plan for Park Central, to allow a mixture of uses, commercial,-office and residential;and • WHEREAS; the CityCouncilrfinds that:the:requirements of the California Environmental Quality Act (CEQA) have been satisfied through the preparation of an,Iiutial"Study and adoption of Resolution No N.C.S., approving"a Mitigated Negative Declaration to address the specific impacts of the,Park Central development; WHEREAS, the City'Council has reviewed'the proposed PCD Development plan, as set forth in the attached Exhibit,A,as revised Or modified, and accordance with'the recommendation,of the Planning Commission, finds'that: 1. That the PUD Development--Standards allow for the continued operation of the existing uses, and will result mtm`oreiappropriate'and compatible uses in the district. The proposed PCD will,allow for a mix ofuses,commercial, office and residential that is compatible with the existing surroundings uses. Design guidelines/development standards have been prepared to ensure that the proposed, uses and structures are • compatible with the surrounding uses. The proposal results in•a°more desirable use of the • land than would be possible under any single zoning district or combination of zoning districts. The'PCD'would provide_a group_of commercial, office and residential uses to supply the day-to-day needs of the;surrounding;area.. - 2. That the plan for the proposed development presents a unified and organized arrangement of buildings and service.facilities which are appropriate in,relation to adjacent or nearby properties, and that adequate landscaping and/or screening is included •to ensure compatibility. Conditions have been incorporated requiring design and development standards'that are compatible with neighboring developments. 3. That the proposed project has complied with the requirements of CEQA through the • preparation and adoption of a Negative Declaration/Mitigated Negative Declaration •; Land Use and Growth Management Element. Policy 23. Convenience 'shopping in proximity to residential shall be encouraged. The project will provide neighborhood-oriented shopping in approximately 22,205 square feet of commercial space adjacent to the office buildings and about one block from the residential area. • Policy 28. The City shall support residential development only in those areas where adequate`City facilities are available or will be provided with development. Park central will rely ion new site infrastructure just constructed to serve a previously approved business park. All roads and utilities have adequate capacity to serve the proposed development. Open Space, Conservation, and Energy:Element. Policy 25. Developers shall provide adequate drainage and erosion control during construction. The, will be required'to conform,to City and.State regulations by providing an erosion control and storm water pollution prevention plan, which shall be adhered throughout.the project construction. Park and Recreation Eleinent. • Policy,5. The city should provide;park sites to respond=.to the needs-of a diverse • population. The needs include creek side systems, trail`ways'for-pedestrians,joggers, and bicyclists, and non-traditional types of recreation such as habitat restoration projects, community gardens, and skateboarding. The proposed project will provide private and public:open.spaces within the project. The proposed project includes the installation of • bikeways and is in close,proximity to Rocky Dog Park, Adobe Creek and Shollenberger Park. • • Pace,4' • • • ATTACHMENT 12' ORDINANCE.NO. N:S.C. • Introduced b •Coinicilmeinber ;Seconded`by Councilinernber • REZONING.A 20.63-ACRE PARCEL, 005-040-049;FROM LIGHT INDUSTRIAL TO PLANNED COMMUNITY DISTRICT (PCD), TO,ALLOW'FOR DEVELOPMENT • OF A MIXED USE PROJECT.INCLUDING COMMERCIAL, RESIDENTIAL AND OFFICE, TO BE KNOWN AS PARK CENTRAL, LOCATED-AT THE.CORNER OF CASA GRANDE'ROAD AND LAKEVILLE HIGHWAY BE IT ORDAINED B THE COUNCIL OF THE CITY OF PETALUMA AS,FOLLOWS: Section 1. The City Council finds thatthe Planning:Commission filed with the CityCouncil,,its report-set forth in its minutes of April 10,2001, recommending the,adoption of an amendment to Zoning.Ordinance Section 1072N.CS., as;amended, by reclassifyingmnd rezoning certain lands being more particularly described as Assessor's.Parcel No 005-040049, a 20.63-acre site located at.the cornerofCasa Grande Road and Lakeville Highway. • Section 2. The City Council further finds'that said Planning:Commission held a public:hearing on said.proposed•amendment on April 110001,after giving notice'of said hearing, in the manner,for the period, and in the formrequlred by said Ordinance;No. 1072 N.C.S., as amended. Section 3. Pursuant to the provisions of Zoning Ordinance No 1072 N.C.S.,.as amended, the City Council fins as follows: 1. The proposed,Amendment to Zoning Ordinance No. '1072'N.C.S., to classify and rezone the,subject parcel from ML - Light Industrial to PCD -'Planned' Community District will result in;a more desirable,euse,of:-land and,a better physical environment than would be possible under anysingle¢oning-district or combination of-zoning districts. The proposed uses comply with the.Mixed Use General Plan designation, which allows • for a combination of residential, commercial'or retail uses on one parcel. Additionally, this proposal incorporates„the policies and,gu aelines,of the PCD-Planned Community . District of Article 19A of the Zoning Ordinance. 2. The public necessity, convenience and welfare clearly,permit and will be furthered by the proposed Amendment to the Zoning Ordinance, f eclassifying and rezoning the Park Central site to Planned Community District. The,Planned Community,District Guidelines/Development Standards describe permitted and conditional uses as well as those, which would not otherwise be allowed t`o' be - ' established at this location.• This specific list of uses prevents the creation of any • Page 1 ATTEST: APPROVED AS TO_EORM City Clerk• City Attorney • •, ATTACHMENT 13. - DRAFT RESOLUTION NO. N.C.S. • APPROVING.A TENATIVE.PARCEL MAP FOR PARK CENTRAL TO SUBDIVDE - THE SUBJECT.PROPERTY INTO°8i LOTS WITH COMMON.,AREAS LOCATED AT THE CORNER OF CASA GRANDE ROAD AND LAKEVILLE HIGHWAY, APN 005- 040-049 WHEREAS, the Planning Commission held.a public hearing on the proposed Tentative Subdivision Map on April 10,2001, after giving notice of said hearing, I the manner,for the period, and in the form requiredby Ordinance No.-1072 N.C;S., asamended; and WHEREAS, at the end of the public hearing the Planning Commission voted unanimously to recommend that the City Council adopt-a Mitigated Negative Declaration and approve the project; and - WHEREAS, the City Council held a public hearing on the;proposed project on May 21, 2001, after giving notice of said hearing, in the manner, for the period, and in the form required by Ordinance No 1072 N.C.S.,.as amended, and WHEREAS, the City Council has reviewed the Tentative Subdivision Map, and in accordance with,the recommendation of the Planning Commission, finds;that: 1. The proposed Tentative:`.Parcel Map, as conditioned, is consistent,with the provisions of. Title.20, Subdivisions, of the Municipal Code (Subdivision Ordinance) and the State Subdivision Map Act. 2. That the proposed;subdivision,together with provisions for its design and improvements, is consistent with the ,General Plan, and will not be detrimental to the public health, safety, or welfare. Adequate^public facilities exist or will be installed, including sidewalks, water, sewer, stormdrains and other-infrastructure. 3. That the site is physically suitable for the density and the type;of development proposed. 4. That the design of the subdivision and the proposed improvements will not cause substantial environmental damage, and that no"substantialor avoidable injury will occur _ _ to fish or wildlife or their-habitat. - An Initial Study was,prepared indicating that there would be no,significant environmental impacts. • NOW, THERFORE BE^IT RESOLVED that the City Council of the City of Petaluma does hereby approve the Tentative Parcel Map fro the Park Central project-iodated at the corner of Casa Grande Road,and Lakeville Highway;,APN 005.-040-049.