HomeMy WebLinkAboutOrdinance 2364 N.C.S. 02/01/20101
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EFFECTIVE DATE
OF ORDINANCE
March 1, 2010
Introduced by
Teresa Barrett
ORDINANCE NO. 2364 N.C.S.
Seconded by
David Glass
APPROVAL OF THE PREZONING/REZONING
AND REVISED DEVELOPMENT STANDARDS
FOR ELLIS CREEK WATER RECYCLING FACILITY
A PREZONING OF PARCEL 019-330-009
TO PLANNED COMMUNITY DISTRICT (PCD)
WITH A FLOODPLAIN OVERLAY
ADJACENT TO 4104 LAKEVILLE HIGHWAY
WHEREAS, by General Plan Amendment Resolution No. 2010-015 N.C.S., approved an
amendment to the General Plan Land Use Map changing the land use designations of Parcel
019-330-009 to Open Space; and,
WHEREAS, by action taken on June 23, 2009, the Planning Commission considered and
forwarded a recommendation to the City Council on the annexation of this parcel to the Ellis
Creek Water Recycling Facility, to approve the General Plan Amendment; and,
WHEREAS, the City Council finds that the requirements of the California Environmental
Quality Act (CEQA) have been satisfied through the approval of a Class 8 Categorical
Exemption to CEQA and adoption of Resolution No. 2010-014 N.C.S., on January 25, 2010; and,
WHEREAS, the City Council has reviewed the revisions to the PCD Development
Standards, (forth in the attached Exhibit A), as revised or modified.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS FOLLOWS:
that in accordance with the recommendation of the Planning Commission, the City
Council hereby approves the Prezoriing to Planned Community District (PCD) of Assessor's Parcel
Number 019-330-009 and the Rezoning to Planned Community District (PCD), with an overlay of
Floodplain, of Assessor's Parcel Number 019-330-009, and approves the revised Development
Standards for the Ellis Creek Water Recycling Facility subject to the following findings:
FINDINGS:
That the Planned Community District will result in a more desirable and cohesive use of
land and a better continuity for the existing living environment on the site than would be
possible under any other zoning district or combination of zoning districts.
The proposed designation of PCD will allow for the identification of environmental
preservation and protection of the existing and further habitat and species utilizing that
Ordinance No. 2364 N.C.S.
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habitat within the adopted PCD Standards, as amended, to be cohesive with the
habitat lands presently existing on the Ellis Creek Water Recycling Facility properties.
2. That the proposed PCD designation is consistent with the provisions of the applicable City
of Petaluma Zoning Regulations, General Plan 2025, and the Municipal Code.
3. That the proposed PCD designation is suggested for property which requires no suitable
relationship to one or more thoroughfares as no additional development will be
permitted on the property. Amendments to the existing PCD documents, as set forth
below and further defined in Exhibit A, provide for identification and protection of the
subject property and are included herein in the prezoning actions.
a. Section 3. Permitted Principal Uses shall be amended to add:
• Open Space for the preservation of habitat and the species dependent upon
that habitat.
b. Section 9. Site Plan shall be amended to add to the last bullet:
The 75 acres, separated from the remainder of the property by the remnant
riverbed, and purchased by the City in August 2004, shall be preserved as habitat
with the potential for public access.
4, That the proposed project 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 and the General Plan 2025 of the City.
5. That the proposed project has complied with the requirements of CEQA through the
approval of a Class 8 Categorical Exemption for the proposed actions, and no further
environmental analysis is necessary.
INTRODUCED and ordered posted/pu~ltsl~ this 25'h day of January 2010.
30 ADOPTED this 1s1 day of February, 2010 by the following vote:
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33 AYES: Barrett, Vice Mayor Glass, Healy, Rabbitt, Renee, Mayor Torliatt
34 NOES: None
35 ABSTAIN: None
36 ABSENT: Harris
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43 ATTEST:
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48 Claire Cooper, City Clerk
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P r.~ Ir-, Tr~rlir+~ AArr~i~r
Ordinance No. 2364 N.C.S. Page 2
tnc uanry, ~iTy Hrrorney
EXHIBIT A
City of Petaluma
Department of Water Resources & Conservation
Ellis Creek Water Recycling Facility and the Petaluma Marsh
4104 Lakeville Highway
Petaluma, CA 94954
APfJ's 068-001-033, 068-001-034, and 019-330-009
Planned Community Development (PCD) Standards
SECTION 1, PURPOSE:
The purpose of establishing this Planned Community Development is to regulate the
development of the parcels identified above. The uses and standards established by this District
are designated to create compatible development of this site with adjacent residential,
commercial, park, and agricultural properties, and to integrate the existing structures with new
construction.
SECTION 2, PROJECT SITE:
The site is located on fhe south side of Lakeville Highway and is 263.33 acres in size.. The parcels
are bounded by Lakeville Highway to the east, Ellis Creek to the south, fhe Petaluma River to the
west, and Shollenberger Park adjacent to North Bay Business Park on the northern borders of the
property, respectively.
Approximately two acres of the site are presently improved with a farm house, fallen barns,
driveway and residential yard area. A degraded naval radar building is located at the mud flat
near the Petaluma River.
The parcel is presently accessed directly from Lakeville Highway.
SECTION 3, PERMITTED PRINCIPAL USES:
The following are the principal uses permitted in this PCD District:
o Administrative offices in support of water recycling operations, laboratory, and
maintenance.
® Laboratory facilities to support analyses, research, educational, and experimental testing
of water, wastewater, industrial, and storm water as required in support of the City of
Petaluma's compliance efforts with the regulatory community and education of youth.
Indoor hazardous waste storage in the laboratory.
o Mechanical equipment repair as necessary to support water recycling operations and at
times water and storm water operations for the City of Petaluma.
® Mechanical, electrical, and electrical instrumentation storage and warehousing in
support of water recycling operations.
® Manufacturing of clean water for discharge to the Petaluma River or recycling in the
urban or agricultural setting.
• Manufacturing of biosolids as a by-product of clean water production for reuse to
augment agricultural land with nutrients or as an alternate daily cover on garbage at
local landfills or disposition to a recycling center for further treatment and reuse. All
associated truck traffic for biosolids movement from the site.
Ordinance No. 2364 N.C.S. Page 3
• Public corporation yard.
• Storage of chemicals in support of recycling facility goals: above ground storage of
diesel fuel (8,000 gallons) for power back up system; chemicals for tertiary treatment and
disinfection; polymers for biosolids thickening and dewatering; grease, oils, coatings,
paints, and all others as required for maintenance of the facilities. Vented storage space
for paints, cleaners, and other maintenance related materials is provided. Delivery of
bulk material via semi-truck or chemical tank truck.
• Communication equipment as needed for control of the facilities and communication to
the City's other facilities (pump stations, water departmerit, etc.).
• Agriculture as a continuation of the existing land use.
• Light metal and steel fabricating shops, tooling and machine shops where stock of
finished material is kept indoors or in a covered storage area integral to the
maintenance shop.
• Caretaker residence (Ordinance 1930 N.C.S., 8/93)
• Creation of wastewater wetlands for storage and further polishing of recycled water prior
to discharge to the Petaluma River or further reuse in the agricultural and/or the urban
setting.
• Recreational and educational use of the Petaluma Marsh and trail access integral to this
new site and a new trail connection to Shollenberger Park.
• Open Space for the preservation of habitat and the species dependent upon that
habitat.
SECTION 4, PERMITTED ACCESSORY USES:
The following accessory uses permitted in this PCD District:
• Accessory uses and buildings customarily appurtenant to a permitted use, in
accordance with the provisions for primary uses and structures in this District.
• Development of a visitor center with classroom facilities.
• Development of a laboratory outside or inside for the enrichment of children in grades K-
college.
• Renovation or replacement of the farm house for use as a visitor center or for use as a
residential dwelling for premises caretaker.
• Signs, in accordance with the provisions of Section 21-204.
SECTION S, CONDITIONAL USES:
The following are the conditional uses permitted in this PCD District, in accordance with the
provisions of Article 21 and Section 26-500.
• Mini telecommunications facilities, in accordance with all applicable provisions of
Chapter 14.44 of the Petaluma Municipal Code, which have received site plan and
architectural review and approval by the Planning Director.
SECTION 6, STREET SYSTEM AND LOT DESIGN:
Access to the site will be from Cypress Drive through a new west access road (two thirteen foot
lanes) as shown on drawing PCD-l .The road is for Petaluma Marsh access as well as recycling
facility access. Visitors to the Petaluma Marsh will have access from Cypress Drive and can park
along the new access road angled parking (18 spaces) or pull into the parking area where an
additional 82 spaces are available. Ten of those spaces are for oversized vehicles and four are
ADA accessible. A gate is located along the west access road which will be utilized to control
Ordinance No. 2364 N.C.S. Page 4
public access to the recycling facilities. Right turn only (12 foot wide) provisions will be made for
entrance and exit from the recycling facilities along Lakeville Highway (PCD-2). A right turn
pocket will be added to the Lakeville Highway entrance and an acceleration lane will be
added for right turn back onto Lakeville Highway. Once on the facility property from Lakeville
Highway (two 12 foot lanes), visitors will be directed to the Operations and Maintenance
building because gates block access to the recycling facilities (PCD-2). Facility staff will be
encouraged to enter and exit the facilities on and off of Cypress Drive utilizing the traffic light at
North McDowell Boulevard for left turns.
Once within the recycling facilities, 20 foot private roads are utilized for internal traffic patterns
(PCD-1 ).The shoulder width is six foot and made of compacted imported fill material. All major
equipment is surrounded by the private road system allowing access to all the facilities except
the east side of the oxidation ditch is made of compacted gravel (26 feet in width).
Visitors to the Petaluma Marsh park their cars within the new parking lot (PCD-3) and walk on
trails that allow access to the mud flat and the polishing treatment wetlands, from the polishing
treatment wetlands through an agricultural field to the recycled water storage reservoir, point
access trails to Ellis Creek at two different locations, and a trail that ties to Shollenberger Park
(PCD-1). Regulatory restrictions from the Department of Fish and Wildlife Services to protect
endangered species will require careful planning of access to various areas of the Petaluma
Marsh. The west access road has two thirteen foot lanes.
SECTION 7, TOPOGRAPHY:
The topography of the site is shown on drawing PCD-4. In general, the portions of the site slated
for new recycling facility structures will be filled on average to 16.5 feet, a similar elevation of the
adjacent Northbay/Oakmead Business Park. Fill areas are surrounded by the private water
recycling facility roads. The clay soil removed prior to the filling operations will be utilized to
create the polishing treatment wetlands on the Petaluma Marsh section of the property. The
polishing treatment wetlands provide a new 30 wet acres of habitat for birds and other wildlife.
Existing elevations of 5 feet, 10 feet, and 15 feet are boxed on drawing PC-4.
Much of the site is jurisdictional wetlands (SW-1 and SW-2, areas in gray), hence, the layout of
the recycling facilities on the site. Wetlands are defined by the soil type, plants that grow there
and the hydrology. Although the site has been farmed for half a century or more, the soil type
and hydrology have made the area a wetland. The placement of the recycling facilities on the
site will utilize only 2.93 acres of the jurisdictional wetland area. The drainage from the other side
of Lakeville Highway has been through a culvert under Lakeville Highway as designated on SW-
1.This culvert will be extended under the new facility entrance road to allow for the same
drainage into the wetland that occurs today. Once construction is finished, the wetland area will
be returned to current grade and agricultural farming. Another important drainage area is
located where four 60-inch culverts combine at the corner of the business park and drain into
the coastal marsh boundary area (SW-2). These culverts will remain as currently designed. Two
trees are located in the middle of the site. The polishing treatment wetlands have been
designed around the two trees that will remain (SW-2). Other tree disturbances along Ellis Creek
will be replaced with a 3:1 ratio and hydroseeded with native grasses. The Open Space District
and Coastal Conservancy have provided grant funding to enhance the habitat around the
business park as can be seen on the professional landscaping plan (PCD L-0.3).
Ordinance No. 2364 N.C.S. Page 5
SECTION 8, LAND USE:
The land use is designated Public/Institutional for the 40 acre recycling facility site and
Public/Institutional with a conservation easement (due to the purchase of this parcel using grant
funding) for the Petaluma Marsh site (PCD-5).
SECTION 9, SITE PLAN:
Some highlights of the site plan are as follows (PCD-6):
The northern section of the site consists of the Operations, Lab, & Maintenance (O&M)
building which will have a similar administrative use as the adjacent Kaiser facility.
Adjacent to the O&M building is an open reservoir for the storage of tertiary treated
recycled water (kidney shaped). Just east of the reservoir is the cleanest processing area
of fhe facility where already treated water is cleaned further through filters and
disinfected using ultra-violet lights. This tertiary treated water will then be distributed into
the community for irrigation of golf courses, airport land, and parks. Thus, the site has
been designed to position the cleanest areas of the recycling facility functions closest to
the adjacent business park.
Just east of the O&M and tertiary facilities are the oxidation ditches, secondary clarifiers
and secondary treatment facilities. These open topped tanks hold three million gallons
(mg) of water and 1.3 million gallons of water, each, respectively (total volume for
oxidation ditches 6 mg and clarifiers 2.6 mg). Microorganisms use the waste in the water
as food. Oxygen is supplied to drive the metabolism reaction. The presence of oxygen in
the wastewater moves the environment from a reducing one to an oxidizing one,
therefore, creating very few odors in this area of the plant.
In the very southern corner of the publicly zoned section (upper 40 acres) of the site are
the head works and solids handling areas. The head works is the first time the
wastewater is exposed to air and thus can be odorous. The solids handling area can also
be odorous. Thus, all the unit operations in this area are designed to be vented through
odor control beds located adjacent to the head works structure.
The Petaluma Marsh section of the project is located on the 223.33 acres designated as
Public/Institutional. The marsh will be enhanced by the addition of polishing treatment
wetlands and trails. Many of the upgrades in this area of the site have been funded by
the Open Space District and Coastal Conservancy.
The 75 acres, separate from the remainder of the property by the remnant riverbed, and
purchased by the City in August 2004, shall be preserved as habitat with the potential for
public access.
SECTION 10, PARKING PLAN:
The parking plan has three separate areas (PCD-7).
The first is for the Petaluma Marsh area and consists of 18 spaces of street parking at the
entrance just off of Cypress Drive as the site is accessed (PCD-7). This public parking area
is considered an overflow area for adjacent businesses during business hours and the
marsh during the weekend hours. This parking area will be paved with asphalt so as to
provide adust-free, all weather surface. Each parking space provided shall be
designated by lines painted upon the paved surface and shall be adequate in area.
Parking areas shall be constructed according to plans approved as specified herein and
maintained thereafter in good condition. All parking, driveway areas, and landscape
islands within such areas shall be surrounded by six inch high, continuous concrete
Ordinance No. 2364 N.C.S. Page 6
curbing. Bumper blocks will not be used in this area. No ADA accessible parking will be
provided in this area. A sidewalk is provided for safe pedestrian access to the trails.
2. The second area is on the marsh site and provides another 27 spaces on the west side of
the main lot and 41 spaces on the east side of the main lot. Four ADA accessible spaces
are located on the west side of the lot as well as ten oversize parking spaces (PCD-7).
Overall, 100 parking spaces are provided for the marsh site. Visitor surveys were
conducted at nearby Shollenberger Park which indicated that up to 300 visitors per day
accessed that site. The marsh site visitation rate is anticipated to be higher due to the
enhanced educational components of the site, thus the expanded parking and oversize
parking. A ratio of one space per six visitors has been determined to provide adequate
parking. Docents at Shollenberger Park led 600 children on tours of the park in the 2003-
2004 school year. The number of docent led tours is anticipated to increase when the
marsh habitats become available for educational opportunities. Thus a ratio of oversize
vehicle parking spaces of 1 per 30 children visiting the site on a weekday has been
provided. All parking and loading areas, except the ADA accessible area and oversized
spaces, in the marsh area are compacted rock which is consistent with the rustic nature
of the Petaluma Marsh. ADA and oversized spaces will be asphalt. Bumper blocks will be
used for all parking in this area of the project to define the space. No lines will be used in
the compacted rock parking area. A sidewalk exists all the way around the parking area
to the trail for safe pedestrian access.
3. The third parking plan is for the 08~M building. The operations and laboratory portion of
the administration building is 10,000 square feet. The anticipated number of employees is
12-14. Thus, the ratio is one parking space per 715 square feet. The maintenance portion
of the building is 4,400 square feet and consists of warehouse and .garage areas and only
one parking space is needed for each 900 square feet of gross floor area. Using these
ratios, 19 parking spaces have been provided on the north and east sides of the building
with a 20'" space provided on the north side for ADA accessibility. All parking and
loading areas around the O&M building shall be paved with asphalt so as to provide
dust-free, all weather surfaces. Each parking space provided shall be designated by lines
painted upon the paved surface and shall be adequate in area. All parking., driveway
areas, and landscape islands within such areas shall be surrounded by six inch high,
continuous concrete curbing. Bumper blocks will not be used in this area.
All future parking facilities shall conform to City Site Plan and Architectural Design
Guidelines.
SECTION 11, CIRCULATION PLAN:
Access to the site will be from Cypress Drive through a new west access road (two thirteen foot
lanes) as shown on drawing PCD-1 . The road is for Petaluma Marsh access as well as recycling
facility access. Visitors to the Petaluma Marsh will have access from Cypress Drive and can park
along the new access road angled parking (18 spaces) or pull into the parking area where an
additional 82 spaces are available. Ten of these spaces are for oversized vehicles and four are
ADA accessible. A gate is located along the west access road which will be utilized to control
public access to the recycling facilities. Right turn only (12 foot wide) provisions will be made for
entrance and exit from the recycling facilities along Lakeville Highway (PCD-2 and PCD-3). A
right turn pocket will be added to the Lakeville Highway entrance and an acceleration lane will
be added for right turn back onto Lakeville Highway. Once on the facility property from Lakeville
Highway (two 12 foot lanes), visitors will be directed to the Operations and Maintenance
building because gates block access to the recycling facilities. Plant staff will be encouraged to
Ordinance No. 2364 N.C.S. Page 7
enter and exit the facilities on and off of Cypress Drive utilizing the traffic light at North McDowell
Boulevard for left turns.
Once within the recycling facilities, 20 foot private roads are utilized for internal traffic patterns.
The shoulder width is six foot and made of compacted imported fill material. All major
equipment is surrounded by the private road system allowing access to all the facilities except
the east side of the oxidation ditch is made of compacted gravel (26 feet in width).
SECTION 12, LANDSCAPE AND TREE PLANTING PLAN:
The landscaping and tree planting plan are attached as PCDL-0.3 through PCDL-0.7. The plan
consists of returning much of fhe overall site back to agricultural land (designation 9 on PCDL-
0.3). Oak upland habitat and screening will be utilized along the business park and adjacent to
polishing treatment wetland A. Grassland habitat will be replaced after development of the
polishing treatment wetlands and pipe crossings along Ellis Creek. Polishing treatment wetlands
will have alternating vegetation and no vegetation to enhance the treatment wetland
environment for nutrient removal. Islands will be installed to provide hiding places for nesting
birds.
At the facility entrance from Lakeville Highway, two palm trees will designate the 24 foot wide
entry road (PCDL-0.4). A hedge row, typical of the farming community, will be used to screen
the tertiary facilities from the Lakeville view corridor while traveling east on Lakeville Highway.
Coastal Oak and Valley Oak will screen the visitor parking for the 08~M building area from
Lakeville Highway. Perennial grasses and oaks will be used around the 08~M building for
screening. A water conserving demonstration garden will be utilized around the tertiary storage
reservoir and an access trail through the agricultural field will end at the garden.
At the plant and marsh entrance from Cypress Drive, a row of cottonwood trees will welcome
everyone (PCDL-0.5). Valley Oak will be utilized to adorn parking spaces along the overflow
parking area. Oak trees along with Blue Elderberry and other plants as shown will be utilized to
screen the main parking and provide shade in the main parking area. Oak forest with upland
native seed mix of grasses will be provided to enhance the trail experience from the parking
area to the Shollenberger Park connecting trail. Restrooms will be provided west of the parking
lot. An array of woody shrubs such as Toyon, Coast Silk-tassel, California wild rose, and trees such
as Box Elder will screen. the solids handling facilities from the polishing treatment wetlands area
(PCDL-0.6). The funding for the screening of the business park and recycling facilities will be from
the Coastal Conservancy and Open Space Districts. Future native species will be planted once
the tree canopy is established. Future planting material is anticipated to be donated through
local community groups.
SECTION 13, ELEVATIONS:
The elevations of all major structures are listed on drawing PCD-2 as part of the description of
each building. The tallest structure is a concrete tank which is 33 feet above grade and located
in the solids handling area of the plant (away from Lakeville Highway and the business park). The
elevations for the O&M building, filter support building, thickening building, screw press building,
and electrical building are shown on the 13 Architectural drawings at the end of the packet.
SECTION 14, DEVELOPMENT SCHEDULE:
The Ellis Creek Water Recycling Facility is slated to go to bid on January 18, 2004. Bids will be
opened on March 10, 2004 and presented to the City Council for award on April 18, 2004. The
Ordinance No. 2364 N.C.S. Page 8
1 contractor is anticipated to break ground by June 1, 2004. The project will take 30 months to
2 build and six months to completely start up. Thus, final completion is anticipated in November of
3 2008.
Ordinance No. 2364 N.C.S. Page 9