HomeMy WebLinkAboutPlanning Commission Resolution 2013-01 1/8/2013 RESOLUTION NO. 2013-01
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW
FOR THE 360 CHURCH LOCATED AT 879 & 901 LINDBERG LANE
APN 005-010-036 & 034
Project File No: 12-SPC-0335
WHEREAS, Pastor Colton Irving and Gene Feickert, submitted an application for Site Plan
and Architectural Review for modifications to the existing building and site located at 879 and
901 Lindberg Lane for the purpose of relocating the 360 Church (the "project"); and,
WHEREAS, the project has been reviewed in compliance with CEQA guidelines and has
been determined to be categorically exempt. The project is categorically exempt from CEQA
pursuant to Section 15301 (e.1) of the CEQA Guidelines because it involves modifications to
existing structure resulting in no increase of floor area of the structure and pursuant to Section
15311 because it consists of construction or small parking lots accessory to an existing
commercial, industrial, or institutional facilities; and,
WHEREAS, on December 27, 2012, a Notice of Public Hearing was published in the Argus-
Courier and mailed to all residents and property owners within 500 feet of the project;and,
WHEREAS, the Planning Commission held a properly noticed public hearing on January
8, 2013 in accordance with the City of Petaluma's Implementing Zoning Ordinance, Section
24.010F.
NOW THEREFORE, BE IT RESOLVED that the Planning Commission hereby approves the Site
Plan and Architecture Review for the project, authorizes construction of site improvements for
the project contained in said plans based on the findings made below and subject to the
conditions of approval attached as Exhibit A hereto and incorporated herein by reference:
1. The proposed project, as conditioned, will not constitute a nuisance or be detrimental to the
public welfare of the community because it will be operated in conformance with
performance standards specified in the Uniform Building Code, the Petaluma Implementing
Zoning Ordinance, and the City of Petaluma General Plan 2025.
2. The project is consistent with the General Plan 2025 Industrial land use designation of the
subject property. It is the Implementing Zoning Ordinance that contains the full list of uses
allowed within Industrial designations and the IZO specifically allows clubs, lodges, and
private meeting halls as permitted uses here. Section 2(b)(1) of the Religious Land Use and
Institutionalized Persons Act, specifies that a local jurisdiction has an obligation to process an
application for a religious assembly on equal terms as nonreligious assemblies and
institutions; thus a church facility is a permitted use. The project is consistent with the
following goals, policies, and programs of the 2025 General Plan:
1-P-7: Encourage flexibility in building form and in the nature of activities to allow for
innovation and the ability to change over time.
The existing simple and flexible building was one of the attractors for the 360 Church. While
the proposal includes a number of new entries most of the roll up doors will either remain
(covered with drywall on the inside) or be filled with a storefront .system, maintaining the
Planning Commission Resolution No. 2013-01 Page 1
building's adaptability into the future and making conversion back to an industrial use
relatively simple to do.
1-P-28 - Encourage innovative site and building design to address parking solutions such as
shared, structured, and/or underground facilities.
The use of the improved gravel overflow parking lot will accommodate parking during peak
demand (Sunday mornings and special events), while maintaining the existing permeability
of the area. The addition of landscaping further improves the lot aesthetically and improves
rainwater absorption and slows flows. Excessive dust would be avoided by use of a non-
toxic spray that maintains a low level of moisture in the gravel (see condition 10). By allowing
phased parking as part of the project, parking can be provided as it is needed, which is
responsive to the nature of the use and to a congregation which is now about 300 people,
but expecting to grow at the new site.
2-P-5 - Strengthen the visual and aesthetic character of major arterial corridors through
intensification via in filling, orientation of facades toward the street, appropriate building
height, and interior parking lot configuration on the parcel.
While not on a major arterial corridor, the project addresses the objectives of this policy by
improving the site appearance when viewed from Lindberg Lane, creating a front façade
on the former North Bay Construction building, significantly landscaping a vacant lot, and
designing a parking lot with good parking lot circulation.
8-P-39 - Consider, to the extent practicable, requiring sustainable site design practices such
as:
• Reduce imperviousness by using permeable paving,
• Use canopy trees to absorb rainwater and slow water flow,
• Design vegetated areas that are in close proximity to parking areas and impervious
expanses in order to slow runoff, filter out pollutants, and facilitate infiltration, and
• Use devices such as bio-retention cells, vegetate swales, and infiltration trenches, and
dry wells to increase storage volume and facilitate infiltration.
The large gravel overflow parking lot is proposed to remain a permeable pavement area.
Landscape improvements are proposed to this lot, including planting of the red maple
canopy tree (see Sheet L-1). The main parking lot between the existing building and
Lindberg Lane will be paved because use will be high; it has been designed with bio-
retention areas to facilitate infiltration as well as to slow runoff and filter out pollutants (see
green areas of Sheet C-3, with detail at lower left corner).
3. The proposed project is consistent with the Implementing Zoning Ordinance ("IZO") as
interpreted by the city to comply with federal law. As indicated in Table 4.4 (Allowed Land
Uses and Permit Requirements for Industrial Zones), clubs, lodges, and private meeting halls
are permitted uses in this zoning district. Although Table 4.4 of the IZO requires a CUP for
religious facilities, pursuant to Section 2(b)(1) of the federal Religious Land Use and
Institutionalized Persons Act ("RLUIPA"), a local jurisdiction may not impose or implement a
land use regulation in a manner that treats a religious assembly or institution on less than
equal terms with a nonreligious assembly or institution. Therefore, a CUP may not be required
for this project. The proposed architectural changes to the former North Bay Construction
building, the proposed accessory playground equipment, and proposed on-site fencing
adhere to the development standards of the Industrial Zoning District.
4. The proposed project is consistent with the IZO Parking Requirements. Consistent with Table
11.1, the proposed 199 parking spaces at build out are adequate to provide for a maximum
Planning Commission Resolution No.2013-01 Page 2
of 784 sanctuary seats (one parking space for every four seats) and 900 square feet of the
office/general area staffed during church service. A phase one alternative is also consistent;
the 144 Phase 1 spaces are adequate to provide for a maximum of 568 sanctuary seats. The
20 required bicycle parking spaces 110% of the required parking spaces) are also provided
by the proposal.
Continued use of the existing gravel parking lot (901 Lindberg Lane), with improvements and
condition 10, is appropriate because the zoning and area is industrial in nature, because a
gravel lot has historically been used here, because the General Plan encourages use of
pervious parking lot surfaces, and because the lot will be unused most of the week. While
observation indicates that the existing gravel surface generates very little dust during the dry
season and an undetectable amount during the rainy season, to ensure that significant dust
is not created on days that the parking lot is used, condition 10 specifies use of a non-toxic
spray that will provide a continuous level of dust control for that limited use parking lot, in
conformance with IZO section 11.070.F.
5. The proposed project, as conditioned, is consistent with the standards for Site Plan and
Architectural Review outlined in Section 24.010 of the IZO in the following ways:
a. The materials the project intends to incorporate into the existing simple pre-engineered
building include wood, steel, and glass which are in harmony and compatible with the
surrounding buildings. These materials will add texture and a softening to the existing
strictly utilitarian building, while remaining straightforward as is appropriate in the
industrial neighborhood. For example, the staircase enclosure will use the same metal
roof as the existing building and the painted wood facade and fence to conceal the
gas meters will serve to give texture to and soften the industrial appearance of the
property. The timbers used to designate the parking spaces of the overflow parking lot
are appropriate because they are a natural materials contributing to the rustic feel of
the overflow lot.
b. The architectural style is appropriate for the project and compatible with the overall
character of the neighborhood. The changes to the existing structure are designed to
soften and improve the existing industrial/warehouse appearance of the structure to
accommodate the Meeting Hall/Religious Facility use. The proposed improvements to
the existing building are simple, consistent with the existing architecture, and utilize
industrial materials and utilitarian detailing in a manner compatible with the
neighborhood, but with an increased focus on aesthetics than the purely utilitarian style
of the existing building. Elements such as two-story entry feature sided with offset wooden
slats, double store front doors surrounded by a natural wood entry trellis with canopy,
and two symmetrically set second story windows are added to the Lindberg facing
elevation to create a needed sense of entry at the front elevation. A new storefront
entrance with cantilevered wood awnings and glass transoms would be added serve to
create a sense of entry at the sanctuary entrances on each side of the building.
c. The siting of the former North Bay Construction building will remain unchanged. The front
elevation improvements of the two-story entry feature/staircase enclosure and awning
projections will improve the buildings relationship to the Lindberg Lane. New accessory
features like the playground and half basketball court are recessed from the public
realm and compliant with the setbacks specified by the Industrial development
standards.
d. The proposed architectural changes to the existing warehouse building and surrounding
grounds are appropriate for the site and are consistent with the bulk, height, and color of
buildings in the surrounding area. There is little modification to the bulk of the existing
building, just the addition of awnings.and the two-story entry feature/staircase enclosure
Planning Commission Resolution No:2013-01 Page 3
to create a sense of entry and a softening of the building. The building height remains
unchanged. The body color will remain beige and the new building components will
brighten the building with natural wood details, burgundy red painted wood slats on the
front elevation, and additional glazing. The modifications are designed to make the
building more attractive, while remaining simple and appropriate in the industrial
neighborhood.
e. The project maintains the existing street trees and adds thoughtful landscaping through
the site, especially in the two parking lot areas, near the building, and west of the
building were a lawn area bordered by trees is created.. In total, six varieties of trees and
groundcover, as well as five different kinds of shrubs are proposed. This amount of
landscaping is extensive compared with the surrounding neighborhood, but is not
expected to pose any nuisance to the neighborhood, but rather benefit the greater
neighborhood by introducing increased screening and greening.
f. Ingress, egress, and off-street parking, are adequate for the proposed Meeting
Hall/Religious Facility use and conform to City standards. A full Traffic Impact Study was
prepared to review whether, at build out, the church would have any significant traffic
impact. Because the peak church facility attendance occurs outside of peak travel
times (not during the morning or evening week day commute), no significant impact is
projected to any intersection. The City's traffic engineer has reviewed and accepted
the Study.
The project proposes 199 parking spaces (and 20 bicycle parking spaces) for the
Meeting Hall/Religious Facility build out condition; thus accommodating a 784 seat
sanctuary. An asphalt parking lot in front of the building would consist of 51 spaces,
including six accessible parking spaces, and is intended to accommodate the parking
needs of the daily administrative activities and subgroup gatherings.
A gravel overflow parking lot to the east of the building (901 Lindberg Lane) would
consist of 148 spaces, and is intended to accommodate the large church services and
special events. To increase usability of the gravel overflow lot, each standard parking
space is 9.5 feet wide, rather than the standard 9 feet, and each space will be
identifiable by an 8 toot timbers set at its top. Any issue with summertime dust will be
controlled with a non-toxic dust suppressant spray. Use of the existing gravel lot, with
improvements, is appropriate because the zoning and area is industrial in nature,
because a gravel lot has historically been used here, because the General Plan
encourage use of pervious parking lot surfaces, and because the lot will be unused most
of the week.
ADOPTED this 8th day of January, 2013, by the following vote:
'Commissioner Aye , ' No Absent Abstain
Abercrombie X
Elias X
Herries X
Johnson X
Miller X
Chair Pierre X
Wolpert X
Planning Commission Resolution No.2013-01 Page 4
Jenni /fifer Pierre,t►ir
ATTEST: APPROVED AS TO FORM:
H••ther Hines, Ca' mission Secretary Leslie Thomsen, Assistant City Attorney
Planning Commission Resolution No.2013-01 Page 5
Attachment A
CONDITIONS OF APPROVAL
360 CHURCH OF PETALUMA SPAR
879 & 901 LINDBERG LANE
APN 005-010-036 & 034
Project File No: 12-SPC-0335
Planning Division:
1. This Site Plan and Architectural Review approval authorizes exterior changes to the former
North Bay Construction building and grounds as shown on plans dated stamped
December 18, 2012, at 879 and 901 Lindberg Lane, APN 005-010-036 and 034.
2. Plans submitted for building permit review shall be in substantial conformance with the Site
Plan and Architectural Review request and those plans on file in the Planning Division date
stamped December 18, 2012 and the color board submitted December 6, 2012, except as
modified by the following conditions.
3. Prior to the issuance of any development permit, the applicant shall revise the site plan or
other first sheet of the office and job site copies of the Building Permit plans to list these
Conditions of Approval as notes.
4. Plans submitted for building permit shall include a detail of the exterior light fixtures, the
new grid windows (which shall be simulated-divided, surface mount), the play structure,
and the bicycle rack for staff review and approval.
5. Prior to building permit final, proof that the shared parking agreement between 879 and
901 Lindberg Lane (005-010-036 & 034) has been recorded shall be submitted to the
Planning Division.
6. Prior to building permit final, fencing along Lindberg Lane shall be removed and a fence
permit shall be filed and issued to install any new fencing such as the 4 foot metal fence
separating the grounds from the main parking lot and the fence along the Gustafsson
access drive.
7. Prior to building permit final, barbed wire topping existing fencing shall be removed, unless
the abutting site qualifies for barbed wire under Implementing Zoning Ordinance section
13.040C.
8. Maximum occupancy of the sanctuary shall not exceed 568 occupants until such time
that Phase 2 parking lot is completed and operational.
9. At project completion (total of 199 parking spaces) the maximum occupancy of the
sanctuary shall not exceed 784. Additionally, not more than 900 square feet of accessory
office use shall be in operation concurrently with services.
10. An environmentally friendly additive shall be sprayed on the gravel overflow lot at the
completion of the rainy season and once during the middle of the dry season, to provide a
continuous level of dust control for the limited use parking lot. The spray shall be calcium
chloride or a magnesium chloride-based product or a similar environmentally friendly dust
suppressant that absorbs air moisture. The applicant shall be responsible for keeping an
Planning Commission Resolution No. 2013-01 Page 6
inventory of the application dates, and providing this to the City upon request. The
applicant shall be responsible for additional applications should conditions warrant or at
the request of the City. Should use of the overflow lot increase at some future point to
exceed the scope (be used more than three times per average week), the applicant shall
be responsible to immediately restudy the lot to determine the best solution, such as use of
permeable pavement at all or the most used portion of the lot, and to rectify the situation,
subject to review and approval of City staff.
11. There shall be no regularly scheduled use of the outdoor amenities such as the playground
and half basketball court during the business hours typical of industrial users, weekdays
5am to 4pm, in order to ensure that the health effect for a sensitive population in an
industrial zone is less than significant.
12. Construction activities shall comply with performance standards specified Implementing
Zoning Ordinance Chapter 21 and the Petaluma Municipal Code Sections (noise, dust,
odor, etc.).
13. The project shall be subject to all applicable development impact and other City fees,
specifically sewer capacity fees.
14. The applicant shall defend, indemnify and hold harmless the City and its officials, boards,
commissions, agents, officers and employees ("Indemnitees") from any claim, action or
proceeding against Indemnitees to attack, set aside, void or annul any of the approvals of
the project. The applicant's duty to defend, indemnify and hold harmless in accordance
with this condition shall apply to any and all claims, actions or proceedings brought
concerning the project, not just such claims, actions or proceedings brought within the
time period provided for in applicable State and/or local statutes. The City shall promptly
notify the applicant/developers of any such claim, action or proceeding. The City
shall cooperate fully in the defense. Nothing contained in this condition shall prohibit
the City from participating in the defense of any claim, action, or proceeding, and if the
City chooses to do so, applicant shall reimburse City for attorneys' fees and costs incurred
by the City.
Building Division:
15. Prior to building permit issuance, the plans shall conform to accessibility requirement
1104B.6, Religious Facilities.
Department of Public Works (Engineering Division):
16. Prior issuance of a building permit issuance, the applicant shall provide grading, drainage,
and utility plans, prepared by a registered Civil Engineer in the State of California for review
and approval by the City Engineer.
17. Prior to final inspection, the proposed storm water detention system shall be installed as
noted in the preliminary detention analysis dated October 8, 2012, prepared by Steven J.
Lafranchi and Associates and as proposed on the site plan received by the City on
October 23, 2012.
18. Prior to building permit issuance, the fire service connection from Lindberg Lane to the old
North Bay Construction yard at 471 Payran (APN 005-020-071) shall be shown in a private
easement or a new-fire service connection and assembly shall be installed on 431 Payran
to serve the existing fire protection system.
Planning Commission Resolution No. 2013-01 Page 7
19. A grease trap is required for the church kitchen. Prior to building permit issuance, the
grease trap shall be shown on the building permit drawings and shall meet City
requirements.
20. Prior to building permit issuance, a separate irrigation meter is required per City standards
and shall be shown on the building permit drawings.
21. Prior to building permit issuance, record and submit the proposed 10-foot wide private
sewer and waterline easement as well as the 14-foot wide access easement.
22. Prior to final inspection, record and submit the proposed quitclaim of the existing 12-foot
wide private right of way easement (212, O.R. 236 SCR) as well as the proposed 14-foot
replacement access easement. Construction of the proposed driveway, curb cut and
fencing for the new access shall be completed prior to final inspection.
23. If/when the proposed Lot Line Adjustment occurs between the project site and the Lace
House Linen property, record and submit the proposed 10-foot wide private storm drain
easement site as part of this project.
24. An encroachment permit from the Department of Public Works and Utilities is required for
any work within the public right of way.
Department of Public Works (Water Division):
25. Prior to building permit issuance, the plans shall note the use of water efficient equipment
in the kitchen areas to qualify for the reduced sewer capacity fee.
Fire Marshal:
26. Prior to building permit issuance and final, coordinate with the Are Marshal Office which
may require either some red-curbing and/or No Parking signs along the south parkway
near the Chicano property. Fire Department access as depicted on C-4 (Fire Apparatus
Accessibility Exhibit) is acceptable.
27. Prior to building permit issuance, if extension of alteration of the sprinkler system to protect
all areas of the tenant space alterations is needed, be advised, fire sprinkler additions or
alterations involving more than six heads require a minimum of three sets of plans with
calculation to be submitted for review and approval from the Fire Marshal's office.
28. Prior to building permit final, if the Fire alarm system shall be evaluated to determine
compliance with NFPA 72 and the California Fire Code, depending on the allowable
occupancy of the church, and any needed improvements completed. This may include
adding occupant notifications appliances.
29. Prior to building permit issuance, the plans shall include the calculated allowable
occupancy for the assembly area and other rooms. All assembly areas must be posted.
30. Prior to building permit final, all exiting, emergency lighting, and egress doors shall comply
with applicable sections of both the 2010 California Fire Code and the 2010 California
Building Code.
31. Prior to building permit final, one 2A1OBC-rated fire extinguisher shall be provided for each
3,000 square feet. There shall be no more than 75—feet travel distance from any location
to a fire extinguisher.
Planning Commission Resolution No.2013-01 Page 8
•
Standard Site Plan and Architectural Review Conditions:
32. In the event that archaeological remains are encountered during grading, work shall be
halted temporarily and a qualified archaeologist shall be, consulted for evaluation of the
artifacts and to recommend future action. The local Native American community shall also
be notified and consulted in the event any archaeological remains are uncovered.
33. All exterior lighting shall provide a "soft wash" of light against the wall and shall be hooded
and directed downward with no direct glare into bicyclists' or pedestrians' eyes, and shall
conform to City Performance Standards.
34. The site shall be kept clear at all times of all garbage and debris. No outdoor storage shall
be permitted.
35. All planting shall be maintained in good growing condition. Such maintenance shall
include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash,
fertilizing and regular watering. Whenever necessary, planting shall be replaced with other
plant materials to insure continued compliance with applicable landscaping requirements.
Required irrigation systems shall be fully maintained in sound operating condition with
heads periodically cleaned and replaced when missing to insure continued regular
watering of landscape areas, and health and vitality of landscape materials.
Planning Commission Resolution No.2013-01 Page 9