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HomeMy WebLinkAboutStaff Report Item 5.A 9/9/2013 - Attachment 10 Part 3 ATTACHMENT G RESOLUTION OFITHE CITY OF PETALUMA PLANNING COMMISSION DETERMINING THAT THE PROPOSED VACATION OF THE 4-FOOT WIDE NON ACCESS EASEMENT ON.PARCEL ONE ALONG NORTH`MCDOWELL BOULEVARD AS SHOWN ON THE PETALUMA VALLEY MEDICAL CENTER SUBDIVISION MAP RECORDED ON SEPTEMBER 16, 1981 IN BOOK 327 OF MAPS, PAGES 10-11, AND AMENDED BY CERTIFICATE OF CORRECTION RECORDED SEPTEMBER 23, 1981 PER DOCUMENT NUMBER81-54757, SONOMA COUNTY RECORDS,IS CONSISTENT WITH THE PETALUMA GENERAL PLAN WHEREAS, the.Petaluma Health Care District of Petaluma, CA has submitted an application to the City of Petaluma Planning Department requesting that the City vacate the existing 1-foot wide non access easement shown,on parcel one of the above referenced subdivision map along;the property frontage of North,McDowell Boulevard; and WHEREAS, Petaluma Health Care District has requested the proposed vacation to accommodate the right in:and right out access to and from North,McDowell Boulevard to provide better site circulation; and WHEREAS, a median will be installed in North McDowell Boulevard as part of the adjacent Deer Creek Plaza,Shopping Center to prevent left turning movement conflicts into and out of the proposed Lynch Creek Plaza Shopping Center. NOW, THEREFORE,I3E IT RESOLVED THAT THE CITY OF PETALUMA PLANNING COMMISSION HEREBY: 1. Incorporates herein by reference the above recitals. 2. Finds that the proposed.vacation is consistent with the Petaluma General Plan Policy 5-P-1 which calls for development of an interconnected mobility system that allows travel on multiple routes by multiple modes. The proposed vacation would allow access driveway directly onto.N. McDowell Boulevard for the Lynch Creek Plaza project (12-GPA-0236): The non-access easement is no longer necessary and the recently approved Deer Creek Plaza Shopping Center project is required to install a cente niediarron'North McDowell Boulevard which will prevent left turn in and out movements, limiting the proposed driveway approach to right turn:in and out only. `Q Cl() Al cfkMEt H. Lynch Creek Plaza Project Overview. Project Background The Petaluma Health Care District's (PHCD'') mission is to improve the health and well-being of our community through leadership, advocacy, ,support, partnerships and education. Its vision is a healthier community, a thriving,local hospital and'local,access to comprehensive health and wellness services for all To accomplish this, one of PHCD's strategic priorities over the next five years is to achieve financial sustainability. In other words, the goal is to build a firm financial foundation with long-term revenue streams so that it continues to promote community health, re-invest in the community and protect the presence of necessary health facilities in the community, including the following: - Lifeline - Healthquest - Petaluma Health Center - Petaluma Community Foundation - Healthy Community Consortium - Petaluma Valley'Hospital - Physician Recruitment - Boys & Girls Clubs - Committee on the Shelterless(COTS) - Giant Steps Therapeutic Equestrian Center - Hope Counseling Services - Mentor Me Petaluma - National Alliance on-Mental Illness(NAMI) M IStAla HINNVId - Petaluma Bounty - Petaluma Educational Foundation ZIO? 9 I dd`V - PEP Housing - Petaluma People Services-Center OBAIR0318 - Northern California Center for Wellbeing(NCCWB) - Eating Disorder Recovery Support(EDRS) - American Heart Association(AHA) With this in mind, PHCD identified the Lynch Creek Way property as a.non-productive asset that has the potential to generate long-term revenue for the District. Thus PHCD elected, to form a partnership with Browman Development Company, a local bay area private development company, to develop the property as a 14,500 square foot Walgreens pharmacy with an adjacent freestanding 7,500 +1- square foot building suitable for a wellness center, business Services, food and beverage service, office, etc. Project Benefits Include: • Revenue source for PHCD which will support community health related programs and services, Petaluma Valley:Hospital,and other necessary health care facilities. • Addition, of services that will cater to the needs of nearby seniors, hospital patients and nearby businesses and residents: The proposed use brings much needed pharmacy, wellness services, business services, convenience,foods and more to the area • Potential:for a 24'hourpharmacist via the pharmacy pick up window. A service which does not exist in Petaluma today. • Job-Creation: 50-60 jobs between Walgreens and the adjacent building, plus'short term construction jobs • Sales Tax generation'for the city 1p —\o\ Site Plan and Elevation Notes: • Buildings are situated close;to McDowell Blvd to maintain a pedestrian scale and feel. • 10' bike/pedestrian lane dedicated along McDowell Blvd. • Potential for reciprocal access between our site and Deer Creek. • Significant landscaping throughout the project including screening of loading areas. • Building elevations go above and beyond standard `prototype' look'and feel and their style ties into adjacent existing and future(Deer.Creek)buildings in the area. Pick Up Window The pick-up window is considerably different than a typical drive thru that you might find at a fast food restaurant..In a given day, ina community the size of Petaluma, Walgreens will expect to see 30-40 customers total at the pick-up window dispersed throughout the day, whereas, at fast food restaurant you could see that many in one hour, especially during peak times. Further, Walgreenscustomer's order is already called in-in advance by the customer or doctor and'if is waiting for pickup when they.arrive. This dramatically reduces the likelihood of queuing (and thus generation,of greenhouse gases) in line atdhe:pickup window, because the order is ready, the transaction is quick and there are far fewer transactions occurring than a typical fast food drive through. What we are proposing is identical to the grocery pickup facility that Raleys installed in Petaluma in 2009. It is designed to serve'people who don't feel well, have mobility issues, sick children in the car, etc. We are also willing to put up a 'sign that instructs customers to tum off their cars while waiting for their pharmaceuticals (i.e. "No Idling"), further reducing the potential,for generation of greenhouse gases. l Lr ' i i kyJ £ A fi b x c g Pr'? 'Y s t se ?rc „ xt; ti4° h rt ', >h h": . a to e . K s 5� ' '� P 'V). , -s z gY ok,": € '' .j . ^o-r �4 r l i " --t" : 1i n0' r rw 1 t" I r ' ' ' -) 1•om Fl ;, "' : a. u'', " f r 'v. 11.1. 'a R 1 amSy� �'--s% , fa. '. Y RR44 lirt viz..,,yam :. 1'�.r' `L' , ` " x a' Gk f 1r gg 1i 1: 41441; y ' p Ji rr t . .y a ? ... t r r fi s','- . . " : ro a " ,� J t ?� 5 fy at 511, *s '. '+ r ca s K. sy 1 sri t r;� .r , ^. '�'?-. t, 3 '?'A* f d swsdl� x _ - a x• �zf '.v£�a l't + ?"" t 8 t° .4���,4r. "0-2 .r ;t*'ash.,-.3+5� '` "(y"S''4 _ � ANtIcik`�'i n. -i"hSurzli -.4v` s. .m._4 +'F ii 'ia.m`s . dii Rezone•and'General 4P l an-Amendment The property is currently designated as Business Park in the zoning code and general plan which only allows for retail as an ancillary use. Thus the project requires a rezone and general plan amendment to allow for retail primary uses. The most appropriate zoning designation for this project appears to be MU I B, but we would like to confer-with staff to ensure this is correct. l O I,Cie ATTACHMENT I PROJECT PLANS ARE ATTACHED TO BACK OF THIS PACKET 10 - to3 ATTACHMENT J SIGN CRITERIA Lynch Creek Plaza—Petaluma,CA These criteria have been established to assure a coordinated sign program and maintain a continuity, of quality and aesthetics.throughout-Lynch Creek Plaza Shopping Center,for themutual benefit of all tenants. Tenant must fully comply with these criteria. Any installed non-conforming or unapproved sign brought into conformance at the non-conforming tenants expense. 'These. Sign Criteria are subject to change based on City of Petaluma approval and further review by Landlord. Tenant agrees to adhere to any-future changes. The Shopping Center property manager administer and interpret sign criteria,but it will not be empowered to authorize any departure froth criteria without written approval of Landlord. Landlord requires all sign manufacturers/installers to submit with drawings a Certificate of Insurance for workman s compensation,property damage and public liability. The;minirnum.public liability limit shall be one-million.dollars ($1,000,000.00) per occurrence which shall protect sign contractor,tenant and Landlord against property damage or liability claim caused by or connected with the installation, use; or structural sufficiency of the sign. Certificate of Insurance shall be . provided to the Landlord. GENERAL REOUIREMENTS All signs shall be constructed and installed at the"tenant's expense. I. Tenant:will not permit any signs,advertisement,banners,pennants,insignia trademarks, or notices to be displayed, inscribed upon or affixed on any part of the outside or inside of Premises'without prior sole and absolute approval of Landlord. 2. Prior to applying.for City approval and permit,and before fabrication,Tenant shall submit one (1) color copy to Landlord for approval. These sign drawings shall include location, size, style.of lettering, materials,type of Illumination,installation,details, color selection and logo design,and method of attachment. 3. All permits for signs and theirinstállation shall be obtained by the Tenant,Tenant's sign contractor,or their representative.prior,to installation. 4. The Tenant and/or sign.,contractor shall be responsible for the fulfillment of all requirements and specifications prior to installation. 5. Tenant shall,be responsible-for the installation and maintaining the+sign in good working order once the installation 'iscomplete-which shall include, but not be limited to, replacement of damaged letters and burned out neon tubing at Tenant expense. In the event Landlord notifies Tenant of an existing defect and Tenant fails to cure said defect within thirty(30) days after notification by Landlord, Landlord may cause the defect to be repaired. Tenant hereby agrees to reiinburse.Landlord for the cost of any such repairs within ten(10)days after receipt of an invoice setting forth those costs incurred by Landlord 6. Each tenant shall be fully responsible for the operation of the Tenant's sign contractor, or any other sub contractors and shall indemnify, defend and hold.harmless Landlord s from all damage, liability, costs,, expenses, causes ofaction, mechanic's liens and stop notices on account thereof. 7. Tenant must have:signs completely installed and connect sign display and primary wiring in sign band-area stipulated by Landlord and canopy and/or under-canopy prior to opening for business. 8. No exposed crossovers or conduit will be permitted. Page 1 of 4 O ,1 • 9. Signing for Tenants,located on the Pad A Building shall be.consistent with the architecture of the building, and shall:be subject to the Design Requirements-included.in this agreement as listed below and all governing agencies having jurisdiction over theShopping Center. 10. All signs and theifinstallationshall comply with all building codes,electrical codes,. other applicable laws, ordinances, rules and regulations; agencies and utilities having]unsdiction over building signing. Signs not installed.in-strict.accordance with said codes and/or without having received Landlords previous approval plans and specifications shall be corrected by the Tenant,at Tenant's cost and expense,upon demand by the Landlord. If not conected within thirty (30)days,signs may be corrected by Landlord at Tenant's expense. 11. Erection of.any sign shall,be promptly and safely erected with as little disruption to business and traffic as possible and with minimum,of inconvenience to the Landlord and to'the other Tenants. 12. All signs shall be'reviewed by Landlord for conformance with this criteria and overall design quality. The approval or disapproval of signs submitted based on aesthetics of design shall remain the sole right of Landlordorits-authorizedrepresentative. 13. There will be one(1):twenty foot.(20')tall monument sign to identify the Shopping Center on North McDowell Boulevard which shall'provide for a total of seven.(7) tenant names. The total tenant sign area for the monument signtshall not exceed 100 square feet per sign face DESIGN REQUIREMENTS 1. All signs,shall consist of individualinteinallyilluminated letters. Color and style of face can'be selected by tenant; but design,color style,and spacing of letters must be approved by Landlord at Landlord's sole and absolute discretion. One logo per Tenant will be allowed oneach building facia as approved by Landlord. 2. All copy to be approved by Landlord prior to permitting. 3. Each Tenant shall be assigned a:sign areato be indicated on a site plan prior to sign. approval. 4. The maximum height of any individual all cap letters for the Pad A Building Tenants shall be 24"'in height. Notwithstanding the above, signage using upper,and lower case shall be allowed to be up to 30"in height. 6. Each Shop Tenant located within-the-Pad A Building shall install one sign on the sign fascia on the front and rear of Tenant's space. Height of each sign shall not exceed 241,overall from top to bottom unless using upper and lower case signage which shall be allowed 30" in maximum height.Length of sign shall not exceed 70%of shop lineal frontage,including logo..Each Shop Tenant shall be limited to[1:5 square feet:of'sign area per lineal foot of building frontage on each of such Shop'p Tenant's building frontages. 7, Each Tenant shall be permitted to place upon each entrance of their premises not more than.144 square inches of painted gold leaf or decal application, Lettering not to exceed two inches in height;lettering will indicate name of firm and hours ofbusiness,:emergency telephone numbers. No credit system or other miscellaneous decals are permitted on the storefront'glass. Painted lettering on doors or on show windows may not be illuminated on either exterior or interior of the storefront glass. 8. Should'Tenant lease an area larger than one standard unit as designated on the original plan,the Landlord may at the Landlords sole option,grant that Tenant the use of sign areas in excess of those specified elsewhere within this sign criteria, all subject to City of Petaluma approval. 9. All companies bidding to manufacture Tenant signs shall be advised that no Page 2 of 4 --- 05 substitutes will be accepted whatsoever,:unless so'indicated in the specifications annd>approved;by 'Landlord'in writing. Any deviation from.these specifications may result in Landlor'd's refusal to accept same. All manufacturers shall also be advised that prior to acceptance and final payment, each'unit may be inspected for conformance byan authorized.representative:of Landlord: Any signs found not in conformance will be rejected and ieriioved at Tenant's expense. CONSTRUCTION REQUIREMENTS • 1. Sign construction shall be individual aluminum pan channel letters, 5" deep aluminum returns and 3/4 trimcap: Letter faces shall be 3/16"thick plexiglas. Interior neon tubing will be 3" on center or less. Neon the same color,as plexiglas face. No labels visible(onsigns, except UL label.and County sticker; no sign company name to be visible from ground. All signs shall be fabricated using full welded construction._, 2. Letter cabinets shall,be made of 24 ga, sheetmetal cabinets,5" deep: Letter cabinets shall be primed with paintlok and shall be finished to match color of the storefront aluminum, which color is availableat job site for inspection. Letter cabinets shall be fastened to the sign fascia and shall be centered on the sign fascia. 3. All electrical`signs shall bear the UL label and their installation must comply with all local building and electrical codes. 4. Electrical service to all signs shall,beon Tenant's separate meters and'shallbe part of Tenant's construction,and operation.cost'and,'sliall not be a part of the common area operation, costs. 5. All bolts, fastenings,-clips,.etc.,shall be galvanized iron, stainless steel,aluminum, brass or bronze. Black iron materials of any type are,not permitted. 6. All penetrations of the building structure required for sign installation shall be neatly sealed in a watertight condition. 7. Upon removing any sign or termination of lease,Tenant agrees to remove fill holes re-plaster and paint area of old sign,and repair the sign band,including removal of all debris,to its original condition at his sole cost and expense. 8. A sign shall consist of :internally illuminated individual letters. Internally illuminated individual letters shall consist of 1)a return;2)metal letter channel; 3)illumination;4) plastic face;and 5)3/4"trimcap. GUARANTEE The entire display of each Tenant shall be.guaranteed for one (1) year from date of installation against defects in material and workmanship. RESTRICTIONS 1. Advertising devices;such as attraction boards,posters,banners and flags will-not be permitted other than as specified. 2. Flashing, animated,;audible, revolving or signs that otherwise create an illustration of animation will not be permitted. • 3. NoexpdsedlOthPS or bulbs will be permitted. 4. Spotlighted or floodlighted signs will not be permitted. 5. Landlord will,contiol-all sign lighting by time-clock. Hours of sign illumination Page 3.of4 6 © 1Gb shall be mandated by each Tenant's lease. 6. No floor signs,,.such as inserts into terrazzo,etc.,shall be permitted. 7. Painted signs notpemiitted.on sign-band area. 8. No exposed raceways will be permitted. PROTECTION OF PROPERTY 1. Tenant's sign contractor shall.design and erect his sign in such a manner that itwill not over-stress,deface or damage any portion of the building or grounds. 2. Any sign, temporary or permanent capable of exerting damaging,pressures on the building due to its size weight(or design shall its design examined by a structural engineer and shall have his written approval verifying that'no unsafe condition will be imposed upon the building,or other structure,to which the sign may be attached. 3. All exposed parts of-anysignrorsign support subject to corrosion or other;sirnilar damage shall be protected in an acceptable manner. 4. Any sign on which stains or rust appear, or which becomes bent, or which in any manner whatsoever is not maintained properly, shall be promptly repaired Landlord may remove and store, at Tenant's expense, any signs:not.maintained properly or not in accordance with these criteria. WALGREENS SIGNAGE Walgreens signage shall be as shown on the,City,approved elevations. FUTURE CHANGES TO CRITERIA This sign criteria may be amended or changed in order to accommodate the requirements of the City or other goveming bodies with regard to'the'final approval of the uniform sign program for the Shopping Center. If any such changes are required,this criteria will be amended to incorporate the required changes and Tenant agrees to abide by the new or amended requirements of the sign criteria. REAR SIGN Each Tenant possessing a non-customer door for receiving merchandise may have uniformly applied on said door in location directed by Shopping-Center property manager,the Tenant's name and address. Size of letters will be two inches high,painted black in Helvetica Medium letters. ANY DEVIATION TO THE ABOVE MUST HAVE WRITTEN LANDLORD APPROVAL PRIOR TO.FABRICATION. MONUMENT SIGN The.Shopping Center shall be allowed to construct a.20' tall monument sign in the designated location shown on the Shopping Center.site plan attached to the Lease as Exhibit A. Tenant shall be allowed to locate Tenant's.panel-on the monument at a panel location approved by Landlord. Tenant shall be responsible for.the design, installation and maintenance of Tenants sign panel'in a first'class condition throughout the Lease term. Tenant shall reimburse for maintenance and repairs of the monumentsignas part of CAM. Page 4 of 4 I O� l0 ' ATTACHMENT K WALGREENS I LYNCH CREEK PLAZA. PBAC CONDITIONS OF APPROVAL Planner: Heather Hines Date: October 3,2012 Status:Incomplete: No Traffic Circulation Plan was presented at this meeting. Description: This description is taken from a verbal presentation;given by Jim Stephens,Project Director of Brownian Development Co.of Walnut Creek, to the Petaluma Pedestrian and Bicycle Advisory Committee at its October 3,2012 meeting. Site address is 0 Lynch Creek Way;•APN,007-380-007, Zoning-Business Park Project requires a General Plan Amendment(Business Park to Mixed Use),Rezoning(BP to MU1B) and SPARC.review. This:is:a full,entitlement review.Walgreens and the Petaluma Health Care Dis- trict/Petaluma Hospital are working together on this project, and PHCDs RickNideb sees this as a"revenue stream" for the hospital. This project is.located on a 2-acre lot at the NW corner of Lynch Creek Way and North McDowell Ave. This mule-use project has two buildings under consideration: one the south building,is a freestanding retail pad"Pad B" is 14,500 sq. ft. (the Walgreens Building),and the second freestanding retail pad—"Pad A",the north building-is 7,500sq. ft. The applicant is proposing a drive-up,prescription pick-up window.on-site with an estimated 40 cars per day.The are 90 proposed parking spaces;There is vehicular ingress/egress at Lynch Creek Way;there will.be no;left:turns allowed onto the project site from McDowell Ave.,nor onto McDowell Ave: from the project tsite: The site includes a 10'multi-use pathway along the frontage of McDowell Ave. Bicycle Parking (IZO Chapter 11.090;BPP Policy 17 Program A,pg. 3738) Nine (9) total bicycle parking spots are required for this project;applicant is encourage to provide at least 2 bike rack-locations,and a third:would!be optimal for,employees/visitors'of:the different tenants in the two buildings. Racks were noted tube located near the entrances of each building. It is recommended that some/all-racks can be in a covered location(under awning/overhang). Bicycle Racks: RecommendStyles,Locations and Installation (BPP,pages 37-38) PBAC recommends safe,convenient,;and secure bicycle parking;bicycle rack styles and locations noted in Bicycle Plan'as.notedon above BPP pages, as are rack installation standards. Rack should be conveniently located-near entrances for use by employees and customers. Applicant to ensure adequate access to each rack from all sides and avoid placing racks-too close to any wall or structure. Employee Showers/Lockers/Amenities (IZO Chapter 11.090;BPP page 120,Table 11.2) The size of the 14;500 square foot building requires one (1) shower facility. A request was made by appli- cant s representative to:modify the shower requirement. IZO Chapter 11.095 (BPP pg. 120) allows for modi- fication of-the shower requirement by PBAC,but at the 10/3/2012 meeting all PBAC members emphasized the shower facility requirement be adhered to by applicant. The facility should be accessible by those working at:Pad B (Walgreens):and`Pad A ; suggest it be near the employee break room/locker and accessible by key for Pad A workers. BPP =-Petaluma Bicycle.and.Pedestrian:Plan GP =General Plan IZO!=Implementing,Zoning Ordinance 1 to ►og ATTACHMENT K Glare-free. Lighting (BPP Policy 17 Program E) There shall be no.direct+glare into bicyclists'and pedestrians'eyes. ,Lighting shall be directed downward to minimize light pollution. Benches (BPP Policy 17 Program D) Although none are shown on plans,benches shall be installed asi follows: 1-2-for-Pad,B (Walgreens) at con- venient locations, away from/ screened from with shade,traffic where workers/customers may enjoy a break or wait for a fellow shopper;another.bench recommended for Pad A such as along,border with Deer Creek Plaza or along McDowell in landscaping strip,again with shade. Consider locating additional bench along western border shown to be landscaped with Chinese Elms. Drinking Fountains (BPP Policy 17 program B) This"option was not discussed`by PBAC due to lack of a sub-committee having reviewed the plans prior to this meeting. Does,not.appear to be warranted due to project size/layout and fact that project does not cur- rently have any public gathening.area: Public Transit Accommodations (BPP pg. 10,Policy 27;pgs. 36, 83;GP 5-P-42,-43,-45) There is a proposed bus stop,shelter,and bench noted on the plans on'street side of Pad B, SB on McDowell, Applicant should coordinate features ofpublic transit stop with local/regional transit authorities. Intersection Improvements (BPP Policy 1 Program E,Policy B Program B,Policy 18 Program E) [Type and placement of crosswalks,curb ramps,type of pedestrian signals;loop detectors;some overlap with`Tedestnan-Friendly Infrastrucnue;ADA compliance(BPP pg.;47)] PBAC notes that the four way intersection,at McDowell and Lynch Creek Way is currently striped for cross- walks in all four directions. Upomrecommendation of Staff these cross walks to be improved and restriped as necessary and crossing times synchronized with new traffic patterns generated by this Project and Deer Creek. . Class I Shared Use Pathways (BPP Policy 1 Program C,Policy 11) [Class I=off-street pathways;width(S'+)] Frontage of project is a designated 10' facility. Class II Bikeways 03PP Policy 1'Program C,Policy 4) [Class II=.striped<bike'lanes] . Lane to be the correct width and to include signs,and"sharrows" or other designating stencils. PBAC noted that the Deer Creek,Development may have been conditioned with Class II bike lane along northern side of Lynch Creek Way, If this Project is built before Deer Creek,applicant to install Class II lane on Lynch Creek Way along its frontage. Class Ill Bikeways (PPP Policy 1 Program C,Policy 2) [Class III=bike route;Class III regtiires.signage] BPP —Petaluma Bicycle and Pedestrian Plan GP = General Plan IZO=Implementing..Zoning Ordinance 2 o-109 ATTACHMENT K Bikes shall-be permitted tanavigate through-the Project through-internal driveways to Class I along McDow- ell and to Lynch Creek.Way. • Bikes and Peds'to'be permitted to use Drive Up window designed for Pad B. Drive up window shall be ac- cessible to person standing at the window or riding up on a bike. .A.safe secure place for bicycle to be parked while using Drive up Window shall,be;provided. Signage making it clear bicyclists and peds are welcomed to use Drive up Window to be installed at beginning of drive way into drive up area. Signs (BPP Policy 1 Program D) [Direcdonal.signage,kiosks,pedestrian crossing-signs,bike parking directional signs,etc.;consider safe pedestrian access through large parking lots.] Project to include:..(1) safety Signage along McDowell Frontage alerting motorists-to bikes/peds traveling from both directions along Class I in front of project along McDowell; (2)directional signage to East/West Lynch Creek Trail access points, (3):signage at the west side of Pad A building; near the internal road (or path if a road is not constructed)into;Deer Creek for pedestrians and bicyclists indicating access to the Deer Creek Project businesses and the perimeter Class I path on the west side/freeway frontage of Deer Creek; (4)if de- liveries will occur dunng business operating hours, signage to be placed at intersection of drive up driveway and delivery drive alerting all nsers of possible cross traffic. Through Travel (BPP Policies;6, 8,9, 12). [Similar to`Pedestrian-Friendly Infrastructure look for bike/pedestrian cut-throughs(especially from cul-de-sacs and on long blocks),links to existing/proposed trails,pedestrian access through a large parking lot] This•project proposes a vehicular,access point to the Deer Creek project that.PBAC was told, is not agreed upon by Deer Creek applicant. PBACproposes two options: 1) If vehicular access is agreed upon between these two projects,allow space and signage for safe and secure access for pedestrians and bicyclists at the west side of Pad A to the access point around the west-side of Deer.Creek,as well as directional signage for pedestrians to the nearest pedestrian access point across the parking lot;2) if vehicular access is not agreed to/provided,applicant shall still provide.for safe and secure pedestrian and bicycle access at this point of in- terface between the Project and,Deer'Creek,which shall be signed,wide enough to accommodate bicyclists passing from opposite directions and peds at same time. . A striped pedestrian walkway between Pad A and B is designated on plans;this walk-way is a condition, and shall be made with colored pavement,striping and of conducive walking surface to permit peds to walk be- tween the two buildings. An additional walkway is advised for ped traffic between Deer Creek,through project out to Lynch Creek Way;walkway to be integrated with landscaping along border with medical offices to the west, or with col- ored/marked and raised pavement guiding peds safely through parking area. School/Park/Neighborhood Lihks (BPP Policy 18 Program G,pg 82-83) [Accessibility from project to these destinations] Signage to Lynch Creek bicycle pathway,as well as to Lucchessi Community Center pedestrian-friendlylnfrastructure (BPP Policy 5,Policy 8) [Overlaps-with"Through Travel"-and"Intersection Improvements;"width and placement of sidewalks;landscaping,curb ramps, crosswalks,driveway aprons,etc] PBAC.recommends an edible landscape and low-lying shrubs along the NW access point into the Deer Creek project. .BPP=Petaluma Bicycle and Pedestrian Plan GP=General Plan IZO =Implementing'Zoning Ordinance 3 O ATTACHMENT K Alongthe north side of Pad A,building(7,500 sq. ft.),PBAC,recommends'a,walkway with edibles, and low- lying shrubs for site distances.This may be a good place to put in benches:, Peds shall be permitted.to useithe Drive lip Window and a walkway"shall be constructed along the building to permiipeds'to access window. Reduction.of Greenhouse.Gas Emissions (GP 4-G-3;4-P-7;.4.5) [Lessen the impact of GhGEs;encourage negative impact on air quality whin implementing.development;CEQA] Encouraging pedestrian access to each project.so that vehicular use is encouraged to be minimalized. Incentives to Walk/Bicycle/Transit to Work (BPP pg 83-84,-GP 4-P-11) [Employers with 100+employees can choose to comply with Municipal Code 11.90:Trip.Reduction Ordinance Program] "Prior to issuance of.Certificate of Occupancy,Applicant shall provide a simple:one-page document to the city naming a.designated "transportarioncoordinator" describing specific incentives for employees to walk, bicycle or to take:transit,thereby,encouraging alternatives to driving cars.to this site Examples include lend- ing bicycles.for short errands, monetary or other rewards for not driving,discounts for bicycling, formation of groups of employees who pledge to bicycle,walk,carpool or ride transit at least once a week, etc. Appli- cant shall comply with Municipal Code 11.90." Other Notes/ Note to Planner/Planning Commission [PBAC sometimes naakeS comments about items that are not quite within our purview,i.e.—suggesting that a private road be public/ factors outside the development that might affect success of project,etc.] PBAC commented on the"'need to articulate buildings,increase and improve landscaping,.avoid parking of vehicles on the Deer Creek Side too close to Pad A landscaping stop, to enhance pedestrian access to site from Deer.Creek site and discouraging over-use of vehicles to access,storesateach site This would include safe access for pedestrians and bicyclists:.between projects, drawing them to the stores of each project This also included the `edible landscape'concept Other helpful documents; Petaluma River Access and Enhancement Plan (May 1996) http:t/citvo fDetaluma:net/cdd/plan=tiver.html Central Petaluma Specific Plan (June 2003) http://cityofrietaluma.net/ccid./cpsp.html Natural Environment Element:in General Plan(2008) http://cityofpetaluma.net/cdd/pdf/gp/ch4.pdf 4-P-7: Reduce motor vehicle related air pollution. Safe Routes to School County-of-Sonema Bicycle Map http://www.sctainfo:org/Bike.Main files/pdf/sonoma countv.pdf BPP=Petaluma'Bicycle:and Pedestrian Plan GP= General Plan IZO = Implementing Zoning Ordinance 4 to-iIt ATTACHMENT L June 5, 2013 To: Planning commission From: Bob Koenitzer DDS Re: Walgreens/PHCD Thank you for your attention to the proposed zoning changes which the Petaluma Health Care.District.and Browman Development are asking you to:consider, regarding the lot located at the intersection of N. McDowell and Lynch Creek Way. I have a long rand deep history in Petaluma. I was born.and;raised here. My mother was an elementary"school teacher in the Petaluma City School Distritt:for over 20 years. My father was areal estate appraiser here, and served several terms on the Planning Commission and the Parks and Rec:commissions. He was instrumental in the creation'of the,city pool ( I skied in the pool during'opening ceremonies), Luchesi Park and the Community'Center, and Helen Putnam Regional Park, as well as the crafting of the landmark legislation:that allowed growth limits in Petaluma. After I graduated from UCSF School of Dentistry, i returned to Petaluma, where I have practiced for the last 26;years. I have served on the Liberty School District Board as a member, and as president,for the last 9 years. My wife'and,l have 5 children, ages 13-19 years old. Most of them intend to raise their own families in Petaluma. There are numerous reasons that believe you should,deny the applicants request for an amendment to the General,Plan, and deny the change of the zoning on this lot from business/professional (BP) to;mixed use. The fundamental problem is that a retail shopping center in this location is incongruent with the neighborhood and damages the character and intended use of this area Patientsin Petaluma predominantly receive health care either along Professional Drive or Lynch Creek Way. Both streets are'dominantly single story, garden style professional offices.. These areas "feel" like what they are; where you go for health care. Quiet, calm, professional. Appropriate. When I built my officaon this same corner, back in 2000 2001;SPARC put methrough the wringer,. They emphasized the same points that I,am trying to make, and'they did so with a sledge hammer. Their emphasis was strongly around the.poiht that my lot (and the Walgreens lot) are the gateway to the only street in,Petaluma which is planned for health care offices predominantly. Discussions about enhancing the character and professional image;and appearance of this location lead to lots of"feedback" regarding finishes, elevations, landscaping, etc.. It all dealt with enhancing the character of this unique street. ATTACHMENT L If l:had suggested a 30 foot tall,retail office, covered in neon,'I believe [would have left the meeting covered in tar,and feathers. That was the antithesis of what theywould consider. And rightfully so. PHCD, to their credit, has been very candid that their motivation for this project is primarily financial gain for thernselves.. I respect their candor,but.l don't believe that it is an acceptable rationale to allow this project to-advance. For decades PHCD always told the medical community that this lot would eventually be developed into medical office space, either as administrative space for PVH or for private medical offices. That was;and is,.anappropriate use for this land, and perfectly fits the zoning and General Plan. Simply because they can get more money by developing this into a shopping center, PHCD has changed-their Plans. It was mentioned at the meeting on May 28th that therehad only been a couple of proposals for this lot recently,.and they had been commercial proposals which were rejected. The speaker came to the erroneous-conclusion that this meant there,wasn't any interest in this lot for medical office space. Thatis simply illogical. The reason that the only interest was commercial was because PHCD is:looking to generate the rnostpessible.money from the site. The most money will come from commercial/retail. So, they only considered commercial proposals. That doesn'tmean there-isn't significant demand',for this location to be medical office space. It would be the most coveted medical office.spacein Petaluma:. No other lot in Petaluma can offer the combination-of being professionally appropriate, direct access to PVH, and visibility/marketability. To,tryto make the argument that it:would not be desired as medical office space is kindof absurd. l"inquired about buying-this lot myself, but it wasn't for sale. As we look forward to the near future of increasing lifespans, increasing population, but decreasing healthiness; it is obvious that we will need more health care providers in Petaluma. Don't give away the last available lot for medical office space, and let it become inappropriate and unnecessary retail space, According to;the General Plan, zoning may only be changed if"Public;necessity, convenience and general Welfare require adoption of amendment". I don't see how anyone can possibly`make;thatargument for this project, in this location. This is a•retailshopping center. Given that there are hundreds of thousands, if not millions of square feet of retail space up and down McDowell currently, and that Deer Creek will open shortly, adding another large retail center, and that the-Target shopping center is opening, adding another enornioUs retail center, I think it is laughable for anyone to suggest ATTACHMENT L that Petaluma citizens Will havei`a."necessity" for more retail space to be built, especially on a lot zoned forbusiness`park usage. The.other idea being advanced by PHCD•and the;developer is that the tiny part of this project that willbe'a pharmacy serves a "need" for-Petaluma.citizens. There are currently.3 full service pharmacies on McDowell, within 3 blocks of this lot... Targetwill add another pharmacy very nearby. Deer Creek has a pad designated for a pharmacy, immediately adjacent. There is no need for another pharmacy,:and the citizens of Petaluma will not benefit. It was mentioned that Deer Creek adjoins this property, so that somehow makes changing the zoning designation'more acceptable. I disagree. Lynch Creek Way is a corridor unto itself. Right now all you see on jLynch Creek are medical'office'buildings. Even when Deer Creek is fully built, Lynch Creek willbeseparate and independent. There may be retail to its immediate north, but the character of Lynch Creek Way will be intact Putting a shopping center at the gateway to this corridor is simply inappropriate. In the interests of brevity, I haven't'addressed traffic-related safety concerns at Lynch Creek Way and N. McDowell, nor:crime/vandalism issues, nor the issue of drive thru legality. I would be happy to address tl ese'if you wish. In summary, IMO thisproject,is completely inappropriate for'the location proposed. It will damage the character and intended use of this unique corridorof medical office space in Petaluma. I don't believe that this project comes close to demonstrating that it fills residents needs that are not being;currently met, which is required to change the General Plan and zoning designation. With that in mind, I respectfully request that you give a negative recommendation to this project. Sincerely, Bob Koenitzer DDS 554 Brittany Ct< 94952 bobkoenitzer @aol.com 795-1900 to - 04 MerloneGeier .3580'Carmel Mountain:Road Tel: 258/259/9909 1... 1 1 4:1 i.1 Suite'260 Fax: 253/259)6886 Managel ent '.San Diebe,CA,92130 www.MerloneGeier.com �4'i9' v mot, v L �.y 3f1.1�'' V t"^ y . . fir ,,,± f''�ic'J,',t/�.,y:�'.°iA .M� rs.°'� k:> if�'.. � .. : f. !#.iiyi r�`l.;s��t„'„'^�-'?'�v`�.`.-:flr.&d�''.�:�fi�f^r. .. f r+ .,":S'� -. June 24;201`3 VIAEMAIL Heather Hines City of Petaluma 11 English Street Petaluma, CA 94952 RE:Lynch Creek;Plaza Dear Ms. Hines: We are writing in regardsto.theid'evelopment proposed by Brownian Development at the NWC of McDowell Boulevard and;Lynch Creek Way. The proposed'project consists of an entirely retail development anchored by'a 14;300 square foot Walgreens pharmacy with drive-thru service. We are,-generally supportive ofthe,City's General Plan and the manner'which staff processed our development application at Deer Creek Village: Our project incorporated a significant mix of uses and our proposed pharmacy-irespected the language of the General Plan. Conversely, Lynch Creek Plaza does not ineet'these standards. The Walgreens project site isicurrentlyzoned Business Park("_BP"):and,ipursuant to,the language of the General Plan,,drive-thru=operations of any kmdare precluded within the City of Petaluma. Lynch Creek Plaza'requires a rezone to Mixed-Use 1B'("MU1B") and a General Plan Amendment to allow forrthe proposed retail developmentand drive-thru operation. The proposed changes to the City's zoning:code and General Plan are-of such a significant nature a full Environmental Impact Report("EIR") must be required.. In particular,the EIR must analyze the question.of whether a drivethru allowed at the Walgreens'?site should allow drive-thru operations throughoufthe'City, If the City yof-Petaluma is willing to;a_mend the General Plan for Lynch Creek Plaza's proposed drive-thru we would respectful lyrequestthat the amendment be applicable Deer Creek Village. Thank you forithe opportunity to comment upon the proposal for Lynch Creek Plaza. Should you have any questions regarding this comment please do not hesitate to contactme. MichaeLT. Grehl Vice'President Merlon Geier Management, LLC 10 -tI5 h BROWMAN DEVELOPMENT COMPANY,;INC. Development • Leasing •, Management. . . May 24, 2013_ City of Petaluma Planning,Commission and City Staff 11 English St Petaluma, CA 94952 RE: Lynch Creek Plaza—Response to Staff Report and Draft Conditions of Approval Dated May 28, 2013 Dear Members of the Planning,Coihmission and City Staff, We appreciate the city's comments and feedback and believe that our revisions during the planning',',process have greatly enhanced the project. In fact, the project looks very different from our first submittal. The buildings are located closer to the street reducing the visibility of the parking lot from N. McDowell. The project offers excellent pedestrian and bike connections, including the Class I bike,path along N. McDowell and other pedestrian connections within the project itself. The aesthetics of the project have improved tremendously with well articulated buildings, increased landscaping and the incorporation of public argon the site We are hopeful that this letter is helpful in addressing both the city's and our°concerns with the end result being a successful development;for the city of Petaluma and the Petaluma Health Care District. Please find our comments and concerns below. Pick Up'Window/Drive Through Walgreens has been very steadfast that they will not proceed with=the site without the pick-up window as it is a critical customer service component of their business, making this feature critical to•the success of the development. We believe that the benefits of the;pick-up window alone, including the convenience to the elderly, hospital patrons, disabled, sick, parents with sick children in the car, and the potential for 24 hour access to a pharmacy far outweighs the potential negligible increase in emissions that could,be caused by it Additionally, it reduces the potential for the:spread of contagious diseases since sick customers can remain in their cars and avoid infecting other customers inside the store. Moreover,the benefits ofthe project as a whole,, including; revenue generation benefitting PHCD (and their ability to provide health services directly within the community), job creation, sales tax revenue and the addition of needed services to the,immediate area provide numerous reasons Jo revisit the interpretation RD -1 I° 1556 PARKSIDE DRIVE, WALNUT CREEK, CA 94596'-3556, • (925) 588-2200. • FAX: (925) 588-2230 of the General Plan'sdefinition of drive through facilities and permit the-pharmacy prescription pick-up window. The General Plan prohibits drive-throughs as a measure to reduce generation of greenhouse gases (GHG). Therefore; to determine the GHG impact of our pick-up window, we asked Illingworth—and—Rodkin,—Inr to=measure—conservatively—the—amount—of—GHG—that could—be-- - - ---- generated solelyy by the pick-up window. Their result was that 7'rnetric tons (MT) per year of GHG could potentially be generated by the pickup window in the worst possible case. Their assumptions were that each transaction would take a full 6 minutes, (i.e. 3 minutes in the queue and then 3 minutes at the pickup window), which is highly conservative as queuing happens infrequently since pharmacy customers visit the store throughout the day as opposed to a restaurant that has peak hours (i.e. breakfast, lunch and dinner). Further, they did not account for the "No Idling" sign that we plan to install. According,to lilingworth and Rodkin, compliance with the no;idling policy would cut our GHG emissions by more than 50% (3.5 MT). To put this in perspective,:the BAAQMD standard for a projectthat has significant emissions is one that generates 1;100 MT of GHG per year or greater.The entirety of Lynch Creek Plaza is estimated to generate 419 MT of GHG per year, of which the;pick-.up window will generate not more than 3.5 MT (with the installation of"No Idling" signage). This amounts to less than 1% of the overall project's emissions and approximately one third of 1% Of the 1,100 MT standard for significant emissions. By comparison, a typical fast food restaurant will have approximately 800 customers per day that visit the drive through lane at an average transaction time of 4-5 minutes. This results in over 100 MT of GHG's per year, with no feasible means of mitigating the emissions with a "No Idling" sign as customers make 3 stops through the fast food drive through (i.e. the menu board, pay window and finally food window). Conversely, the Walgreens window is a pharmaceutical pick up window because the prescription is pre-ordered before the customer gets to the store and the customer then pays and receives their prescription at the same window, allowing the customer to make one stop and conveniently turn their car off at the window: The resulting difference in emissions is tremendous; the fast food restaurant generates roughly 30 times the emissions of the Walgreens pharmacy prescription pick-up window. Further, in an effort to further reduce GHG's, the project is improving the frontage of N. McDowell Blvd with a 10 footbike:and pedestrian path adding convenience to the center and the area in general to non-vehicular modes of transportation. We are also planning to implement additional energy saving measures to the development to offset the incremental GHG's caused by the pickup'window resulting in a net zero increase Of GHG's caused by the pickurwindow. o-llI Bus Stop/Turnout - Our plans provide for the bus stop, bench and shelter requestedby the city engineer, however we do not have enough frontage on N. McDowell to appropriately accommodate the bus turnout: Further, we have concerns'about potential conflicts between the intersection of Lynch Creek Way and N. McDowell and a potential bus turnout. As cars queue at the intersection heading southbound on N. 'McDowell, they will interfere with the bus' ability'to merge back onto N. McDowell. This is further detailed by our traffic engineer, Frank Penry of GHD, in the traffic study,.Please see the excerpt below. 4.2:5 Transit The.Project is located;adjacent to existing Sonoma CountyTransitand Petaluma Transit bus lines that operate along North McDowell Boulevard. `Transit stops serving the Project would likely remain located at Lynch Creek Way, placing the:site within a quarter-mile walk of transit services. The anticipated transit demand generated by the Project is expected to be accommodated by the existing transit routes. In review of the operation'of the signalized intersection and distance to the adjacent project driveway, a nearside bus turnout along the project frontage is not recommended. This is based on the nature of adjacent vehicle queuing and the:ability of:a transit bus to re-enter the traffic stream after stopping. Building Architecture We shall reduce the height of the Walgreens building to 30' or less and reserve the right to appropriately reduce the height of the shops building at our election for scaling purposes. This should provide for a better pedestrian scale for the entireproject. We believe that our buildings have been enhanced by 4-sided architecture and have made multiple revisions to the elevations per Instructions from the planning.department, However, we would look forward to discussing specific changes. and enhancements during the SPAR process. Unfortunately, given'that the,pick-up window,is a critical'componentofthe project, we are unable to remove it and relocate the trash enclosure and tote storage area. However, through our"revisions to the plans during the planning process, we have minimized the size,of this area, provided substantial screening and relocated it as far away as possible from •the intersection of Lynch.Creek Way and N. McDowell Blvd. Deer Creek Bikeand`Pedestrian Connections The beer CreekViilage group has not been willing or interested in providing connections to or through their iprojed and therefore we cannot comply with any conditions,that require their cooperation'. Unfortunately,this means that we cannot provide additional bike/pedestrian links between theprojects other than theclass I path along the frontage of North McDowell. IO-II`� Employee Shower Walgreens has agreed to add an employee shower for their employees, but they are unable to permit other employees in the Pad A building to use the shower for safety and security purposes. Findings and Conditions of Approval'for Site Plan and Architectural Review Further comments to the draft Findings for Site Plan and Architectural Review and Conditions of Approval are attached for your We look forward to presenting;:our development at the upcoming Planning Commission hearing and welcome additional discussion and feedback. • Sincerely, Jim Stephens Director of Development CC: Ramona Faith, CEO of PHCD ATTACHMENT G 01-F001 N„GS)OtiRiS E. ANI NOSH IT` CT�U�R VR SR }44ml 1. The project as'conditioned will conform to the'imtent, goals and policies,of the`Petaltu that eneral Plan2025. The City Council determined in Resolution No. the Project, together with its design and improvements and as conditioned by said resolutionss_consistent_vvith_Ihe_General Plan. Neither the,modifications made to the _ Project in the course of this,Site"Design and Architectural Review nor the conditions of approval set forth m.Exhibit..A have modified the Project:in any 'fashion which would create inconsistencies With the General Plan. The project complies with the following General'Plan policies: 1-P-6 ;Encourage mixed-use development, which include opportunities for increased transit.access: The proposed project proposes..a General Plan Amendment from Business Professional to Mixed Use The proposed project would provide:a new;bus shelter along N McDowell Boulevard hi addition, conditions of in ojeul uppi opal;r eyuite a bus fur r...At along the PrePatehfigentaget 1-P-14 Require provision of street trees, landscaping, parking and access features to help integrate land uses and achieve an effective transition between uses:of disparate intensities. The project proposes;native landscaping throughout the site as well as street frees that are similar to those proposed on the adjacent Deer Creek site The Class 1 bike path that is proposed at the Deer Creek: rontage would be continued the project frontage along McDowell boulevard and onto the corner of 2-P-5 Strengthen the visual and aesthetic character of major arterial corridors. The existing vadant:Site would'be converted to a commercial project that would provide opportunities for bicycle and pedestrian connections,public art„and landscaping. The proposed structures;include a:14,500 square foot retait pharmacy with drive-through as well as a separate multi-tenant commercial building along the west property line (Pad. The design and placement .of the,proposed pharmacy building is driven by the applicant's desireito have a pharmacy drive-through facility. This.drive-through facility is located.at therear'(south)of thc building As aresult, the loading berth and trash are located'along:Lynch Creek Way instead of at the rear of the building away from public view. The entry:of the building is directed toward the parking lot rather than a':more desirable,orientation toward the street In addition, the multi-tenant (Pad A) building-is also oriented toward they parking lot The rear of this building is very visible from McDowell Boulevard. However, the design of this rear elevation of the building is treated Sore.like,the back of building that is typically applied to sections of a building that etrenot normally visible:from public view.. To address these issues and strengthen the visual and aesthetic character along North McDowell Staff recommends thatrevisions•be madeLto address theselissues prior to final • ,,,,:,,:: Reorientation of the front entry to Walgreens would significantly strengthen the interaction and character on North McDowell with these design changes, the Lynch Creek Plaza project will convert a vacant infill site containing no scenic resources and will strengthen the visual and aesthetic character of the North McDowell corridor through orientation of facades toward,the street, landscape buffer from parking areas,construction of a 10 foot wide Class e7 pathway along the North McDowell frontage=andinstallatiomof street trees and other landscaping. The applicant also proposes a sign program that provides forr unified signage elements • along North McDowell which will further strengthen the visual and aesthetic character of this major corridor. The tenant sign for the shopping center will maintain a streetscape scale along North McDowell in compliance with the Implementing''Zoning Ordinance. 2-P-88 Provide enhanced pedestrian and bicycle network connections between the industrial, commercial, and residential clusters: Pedestrian and bicycle trail connections are incorporated into the project design, including a Class I path along the McDowell frontage, a 1Ofoot wide sidewalk with landscaping along`both;,sides of the sidewalk and a new sheltered bus stop on North McDowell. The.project's'.pedestrian connectivity through the site improves the network between commercial, office, residential and medical uses in this area of the McDowell corridor In project was reviewed by the,Pedestrian and Bicycle Advisory Committee. A summary of the PBAC recommendations are provided under the PBAC section below. 4_P-12 Prohibit new drive-thru food and service facilities with the exception of vehicle serving businesses, such as car wash and oil/lube, and limit expansion of the drive-thru components of • existing facilities which increase idling vehicles. The indaaion of a drive-flirting):p&ur„iat.y au part of the Lynch Creek Plaza project r StaffJsas-discussed this'itemwith the applicant continually throughout processing of the request. Although staff neither supports nor recommends approval of the drive-through, the applicant maintains that the drive-through is an important.part of the project and is requesting support of the project inclusive of the drive through facility. 4-P-16 To reduce combustion emissions during construction and demolition phases, the contractor of future individual project shall encourage the inclusion in construction contract of specific requirements. All of the measures outlined in 4-P-16 have been incorporated,into conditions of project approval. In addition Mitigation Measures AQ-1 requires implementation of Bay Area Air Quality Management District Basic Construction Mitigation. • 5-P-16 If Class II bike lanes are not possible on streets designated as such on the Bicycle Facilities Map, those streets shall become,:enhanced Class III bike routes using such markings as edge striping, shared lane'markings, and signs. The General Plan indicates that North McDowell is proposed for Class II on street, striped bicycle facilities,,,A Class I path is proposed instead to maintain consistency with the existing facility onthe north side of McDowell and to connect to the proposed Class I path at Deer Creek Village.. The project was reviewed by the Pedestrian and Bicycle Advisory Committee. " u • '• • • • ' . . • - • 5=P-23 Require the provision of pedestrian site access for all new development. The proposed project incorporates and enhances pedestrian access to the site With incorporation of recommendations made by the PBAC as conditions of approval, the project would also include:pedestrian access within the site with connection to other locations/paths. 5-P-31 Make bicycling and walking more desirable by providing or requiring development to provide necessary support facilities throughout the city. The proposed project includes 10 bicycle parking spaces, six of which would be covered spaces. In addition, the pharmacy building proposes employee shower facilities within the building as required by Chapter 11.090 of the Implementing Zoning Ordinance. 6-P-29 Integrate arts into the planning..process in the City and encourage the arts as an integral part of development proposals and capital improvement projects. 6=P_-30 Place public art in areas that are interactive and accessible to the public and at.the City's gateways. The applicant has received preliminary consultation with the ..Petaluma Public Art Committee (PPAC) regarding integrating public art into the proposed project. The applicant is currently seeking a local artist that will assist,in-creating art work consistent with the direction of the PPAC. The applicant will continue to work with the PPAC once an artist and art workis selected. 8-P-36 Require development on sites greater than 1/4 acre in size to demonstrate no new ;increase in peak day stormwater runoff, to the extent deemed practical and feasible. The applicant has submitted a Preliminary Hydrology and Drainage Analysis, which concludes that an increase of 1 cubic foot per second of stormwater runoff would result j5 om construction of the proposed project The applicant proposes to detain and regulate additional peakflows'through a 24-inch wide, 150 foot long drain pipe that would drain to a smaller 15-inch pipe at the south corner of the site These improvements are expected to be sufficient to accommodate peak flows onsite without exceeding the capacity of existing storm drain facilities and would not increase peak day stormwater runoff 8-P-38 All development activities shall be constructed,and maintained in accordance with Phase 2 National Pollutant Discharge Elimination System permit requirements. Standard conditions of approval require that all storm water systems and calculations include detention and treatment,systems that meet the requirements of the NPDES, City of Petaluma Phase II Storm Water Regulations for postconstruction storm water runoff 2. The Project as conditioned,will',not constitute+a nuisance or be detrimental to the public welfare of the community because it conforms to the Petaluma Implementing Zoning Ordinance ("IZO") The'Projectisite'is zoned MU1B,Mixed Use, and the City Council in Resolution No, determined that the uses proposed for the Project were consistent with the Mixed Use, MUIB zoning for the site The project landscaping plan are consistent;with IZO Chapters,14 and 17,respectively.Neither the modifications'made to the Project in the cour's`e of this Site Design and Architectural Review nor the conditions of approval;set forth in Exhibit A have modified the Project in any fashion which'would:create inconsistencies with the.IZO. 3. The proposed architecture;and plan, as conditioned, conform-torthe requirements of Site Plan and Architectural Review provisions of Chapter 24:010 of the Implementing Zoning Ordinance as: a. The-project-includes-the-appropriate-use of-quality-materials-and=harmony-and --- proportion of overall'design. The proposed project uses a variety of exterior materials, including brick clad, metal, glass, stucco, and; living walls" to provide visuals'interest. Conditions of approval would require additional use of trellis or canopy featuresto further enhance the design and provide a more appropriate pedestrian scale. Additionally, the recommended modification for four sided architecture will ensure a more•,holistic approach throughout the project, especially with respect to the multi-tenant(Pad A)'buildingto ensure that the'development orients both towards North McDowell and to the interior of the development. b. The.architectural style is.appropriate for the project and compatible with the overall character of the neighborhood. The architectural style of the proposed project varied building;height, variation in materials and elements that add dimension•to the buildings.. However, the architectural elements of the multi-tenant(Pad A)building are not carried through to the west side of building which is highly.visible from McDowell Boulevard'and from the future Deer Creek,Village project. This elevation is treated like the back of building more appropriate for areas that are not generally visible from the public right-of-way. Staff has recommended modifications to ensure four sided architecture, more compatible with the overall character and to address compatibility with the future development on the adjacent site. c. The siting of the structure(s)on the property is m,harmony with siting of other structures in the immediate neighborhood. The proposed buildings,'have been sited close to:the streets, which provide opportunities for pedestrian interaction similar to future Deer Creek Village developmentoncihe adjacent site The siting creates more of a neighborhood street effect and`allows interaction with neighboring medical office use lo'� d. The size, locationolesign, color,number,lighting, and materials of all signs and outdoor structures are appropriate for the project's surroundings:: The proposed sign program:provides.a cohesive and integrated approach to signage for the project., A variety of materials and colors are encouraged but the parameters-ofthe-piogram-ensure-consistency. The sign_proggrammitlmnes maximum square footage for each of the tenants,.consistent with the parameters of the.Implementing Zoning Ordinance. The freestanding;sign is designed:with colors, materials, and decorative features found in the.architecture of the site All signs are internallyilluininatedand have been conditioned to include automatic sensors to shut-off during day tune hours and dim during,non-business, late night, and early morning hours. e. Landscaping shall be in keeping.with the character or design of site. Landscaping has been appropriately used throughout the project to provide. buffers, soften edges, and'break.up large parking areas. Additionally, street trees along North McDowell Suffer.the.development from the+'busy arterial and. enhance theCless'Ipathalongthe frontage. The applicant proposes a-mix of native and drought.tolerant plant Conditions of approval Will require compliance with the water'conservation ordinance. f Ingress,,egress,internal circulation for bicycles and automobiles,off--street automobiles and parking;facilities and pedestrian waysshall be designed to promote safety and convenience and shall conform to City Standards.Plans pertaining to pedestrian,;bicycle,.or automobile circulation shalt be routed to the PBAC for review and recommendation. Access to the project'is proposed,at North McDowell Boulevard;and at Lynch Creek Way. The driveway approaches will need,to:be rounded aprons and designed,to accommodate truck turning movements as conditioned. A Class I path is proposed across the Worth McDowell frontage, consistent with,existing facility on the north:side:ofMcDowell A new bus shelter is proposed'on North McDowell Boulevard Conditions of approval requirethatthis bus shelter be constructed behind the 10 foot sidewalk As such site accesswill be designed to provide safe and convenientaccess to all modes of transportation, including bicycles,pedestrians,transit riders, and automobiles. The project's pedestrian connectivity through'the site the network between commercial, office, residential and medical uses'in this area'ofthe McDowell corridor. Projectplanswere:routed to the PBAC and:the applicant engaged in dialogue with the committee on October 2012: The PBAC issued:a memo(Attachment 7) providing recommendations for compliance--with the bicycle and pedestrian niasterplan. The applicant has made modifications to include 10 bicycleparking spaces and employee showers: Additional recommendations a re included as conditions''of approval: DRAFT 4gS11. WISANbal"O a C�TU AI rR1rV1EtIVILCi,9I O RIFAROMAIL Planning; 1. All Mitigation Measures adopted in 'conjunction with the Lynch Creek Plaza: Initial Study/Mitigated Negative Declaration for the project are:herein incorporated by reference as conditions of project,approval: Nitwit a din! e o e!oint he hi •ti•n Meas.res shall b- emended such that the diivetlirouph.slialtbe permitted. 2. Before 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.;and the Mitigation Measures from the Lynch Creek Plaza Mitigation Monitoring.Prograinas notes. 3. The plans,submitted for,building-permit review shall be in substantial compliance with the plansetdate stamped January i'5,2013,unless amended perCity direction. 4. Prior to building permit approval, the plans shall note the installation of high efficiency heating equipment (90%;or higher heating/furnaces) and low NOx water`heaters (40 NOx or less)incompliance with policy 4-P-15D (reducing emissions).oras required by California energy codes/Cal 'Green Tier I or Title 24, 5, Prior to building or grading!°permit issuance, the:applicant shall provide a Construction Phase Recycling Plan that:would address the reuse and recyclingof major waste materials (soil, vegetation, concrete,,lumber;Metal scraps, cardboard,packing etc., generated by any demolition activities and construction of the project, in compliance with General Plan Policy 2-P-122 for review-by the planning staff. 6. Prior to returning,to the Planning Commission for Final SPAR the applicant shall incorporate the following design elements to the proJect: a. . Entry of the retail pharmacy building (Walgreens) shall be directed toward the street. b. Add pedestrian :scale features including at locations near the Lynch Creek frontage • ' , :: : ,: : -'.� .test-ia fr ndls A bench located near the public art mural satisfiess this condition, c. Beth:,binldmgs,shall incorporate 4:sided architecture. d. To ensure-theproject orients toward.the McDowell Boulevard,corridor,the multi- tenant building'(identified as Pad A on plans) shall add architectural design elements to all visible sides including the rear of,the building which is very visible foimlvlcDowell Boulevard. .-c' le;11 addii! he fillowin 'sari lies this condition:(I) TBD at SPAR 7. All signs "shall be internally'illuminated and shall include automatic ;sensors to shut-off during daytime hours aria dim during non-business,late'night, and early morninghours. • • \ Q Zip 8. Prior to Building:Permit issuance'the applicant shall,submit detailed landscape drawings along with The project shall comply With landscape water use efficiency standards of the City's water conservation ordinance. 9. Prior to Building Permit issuance, the applicant shall submit a CalGreen Tier 1 checklist that-shows compliance with:Califomia_Green-RuildingBt andards as adopted by the City of Petaluma. 10. Prior to final SPAR review;the applicant shall provide a lighting andphotometrics plan for reviewing and approval. Said'lighting plan shall include exterior light locations and details of the proposed fixture type and the luminens. All lighting shall be glare-free, hooded and downcast in order to prevent glare. 11. The applicant shall be subject to the following development,fees: Sewer and Water Connection, Community Facilities, Storm Drain, Public Art Ordinance (Ordinance No 2202 N.C:S., School Facilities and Traffic Mitigation fees: Said fees are due at time of issuance of building permit at which time, other pertinent fees that may be applicable to the proposed,project'may be required. 12. All construction activities shall be limited to 7:00 a.m. to 6:00 p.m.,Mondaythrough.Friday and interior work only.between 9:00 a.m. and 5 00 pm. on Saturdays. Construction shall be prohibited on Sundays and all holidays recognized by the City'of Petaluma, unless a permit is first secured from the City Manager (or his/her designee) for additional hours. There will be no start up of machines or equipment prior to 7:30 a.m.,Monday through Friday; no delivery of materials or,equipment prior to 7:30 a.m. or past 5:30 p.m.,Monday through Friday;no servicing of equipment past 6:45 p.m, Monday through Friday. Plan submitted for City permitshall include the language above. Not ' h _ •'.rt .r •sin. Int or work on Sunday shall be permitted 13. The applicant shall comply General Plan Policy 4-P-16byincorporating the following during project construction: a. Maintain construction equipment engines in good,condition and in proper tune per manufacturer's specification for the duration of construction; b. Minimize idling time of construction related equipment,including heavy-duty equipment,motor vehicles,and portable equipment; c. Use alternative fuel construction equipment(i.e.,compressed natural gas,liquid petroleum gas, and_unleaded gasoline); d. Use add-on control devices such as diesel oxidation catalysts or particulate filters; e. Use diesel;equipment that meets the ARB's 2000 or newer certification standard for offroad f. heavy-duty diesel engines; g Phase:constriction:of the.project; h. Limit the hours of operation of heavy duty equipment. 1 —at?A Pedestrian and Bicycle AdvisotvCommittee 15. Bicycle racks shall comply with the Bicycle and Pedestrian Master Plan and shall include cafe;_convenient,and'seoure bicycle parking as follows: — a. bicycle rack styles and locations noted in Bicycle Plan b. compliance with rack installation standards. c. rack should be conveniently located near entrances for use by employees and customers. d. avoid placing racks too close to any wall or structure. 16. The shower facility located inside the pharmacy building shall be accessible by pharmacy employees. 17. All lighting,shall be directed downward to minimize light pollution. 18. Site plan shall be revised,to include additional benches or seating areas for employees and costumers. Benches shall be located near each of the-buildings away from traffic and shall be screened'. The following locations are recommended: a. Install one (1) to two (2) benches for pharmacy building (Walgreens) at convenient locations, screened from with shade, away from traffic where workers/customers may enjoy a break or wait,for a fellowshopper, b. Install one (1) bench near multi-tenant building located along.border with Deer Creek Plaza or along McDowell in a well screened landscaping strip. Elms. 19. Applicant shall coordinate features of public transit stop with local/regional transit authorities. 20. PBAC notes that the four way intersection at McDowell and Lynch Creek Way is currently striped for crosswalks in all four directions: Upon recommendation of Staff these cross walks to be -"n& restriped as necessary and crossing times synchronized with new traffic patterns generated by this Project and Deer Creek. 23. If Drivethrough window is permitted, bikes-and-pedestrier shall be permitted to use this window by incorporating the following: b Signage making,it clear bicyclists end-pedestrians-are welcomed.to use Drive up 24: Applicant shall install',bicycle and pedestrian friendly signage to include,: a. safety signage,along McDowell Frontage alerting motorists to bikes/pedestrians traveling from both directions along Class 1`in front of project; b. directional signage to East/West Lynch Creek Trail access •points and to Lucchessi Community Center; ( o- 1 ?)6 Dcei Creek; d. if deliveries will occur during business operating hours, signage to be placed at interseet;nn.o driye'up driveway and delivery drive alerting all users of possible cross traffic. 25. Encouraging pedestrian,acooso,and reduce vehicular use between the project site and the • -err.v .i l:- it be-s ....,.a_ . . .. _ 26. Pedestrian walkway between Pad 'A and B shall be installed using colored pavement, striping and of conducive walking surface to permit safe pedestrian travel between the two buildings. 28. Edible landscape and:low-lying shrubs shall be installed along the Northwest;access point into the Deer Creek project. 29. Prior to issuance of Certificate of Occupancy, applicant shall provide a simple one-page document to the city naming a designated "transportation coordinator" describing specific incentives for employees to walk, bicycle or to take transit, thereby encouraging alternatives to driving cars to this site Examples include lending-bicycles for short errands, monetary or other rewards for not driving, discounts for bicycling, formation of groups of employees who pledge to bicycle, walk, carpool or side transit at least once a week,etc. Engineering 30: Frontage improvements shall, be installed per the civil engineering site plan set dated January 15, 2013 including, but'not limited to, new 10-foot wide separated sidewalk on McDowell and 5-foot wide separated sidewalk on Lynch Creek a streetlight at both the McDowell and!Lynch Creek Way driveway"approaches'and landscaping. 31. The proposed bus stop,bench and shelter shall be located outside of and behind the 10-foot sidewalk. 32. All existing overhead utilities along the project frontage or traversing the site shall be placed underground. 1, (5 33. City standardcommercial driveway approaches with rounded aprons;shall be installed on the McDowell and Lynch Creek frontages. A raised median island will be installed along North McDowell Boulevard-as part of the adjacent Deer Creek Plaza development. The driveway approaches shall be designed and constructed to accommodate truck turning movetnentsfor the W13-50 design vehicle. 34. The project engineer shall submit a sketch drawn to scale (1"=20 feet).based on AASIITO standards to show that the location of the monument sign does not obstruct the sight distance triangle. 35. The proposed vacation of the existing 1-foot non access easement on McDowell shall be recorded with the Sonoma CoUnt Recorder's Office prior to issuance of any construction permits. 36. In the event the N. McDowell median has not been installed prior to construction of this project,the applicant shall'•inutall signage prohibiting left turn into and out of the site. 37. A public access easement along Lynch Creek Way and North McDowell Boulevard shall be dedicated to the City to accommodate the proposed new sidewalks and bus stop/shelter area. 38. Show the 2 domestic,meters and the irrigation meter on the combination service. Show the valves on the combination connection to the water. Indicate the size of the existing water stub off the main. 39. Replace the fire hydrant at the corner of North McDowell and Lynch Creek.Way with a current commercial fire.hydrant Show the conform of thetreconstructed sidewalk on N. McDowell to the north and the location of the existing fire hydrant at the,property line. 40. If Building"A" is going,to require grease interceptor in the future,the interceptor will be required to be outside ofthe drive aisle and parking stalls Consider relocating the sewer lateral to the rear of the building or risk losing parking:space•in the future. 41. Grade conforms'ialong.the project:frontage shall conform to the existing street section to the satisfaction of the CityEiigi.neer. Striping and pavement marking shall be replaced in kind. 42. The project shall provide for zero net storm water runoff for the 24 hour, 10-year event per City of Petaluma and Sonoma Comity Water Agency,standards consistent with the hyd_t_ogy study. 43. Sonoma County Water Agency review and approval' is required prior to the start of any construction., 44. Site work shall generally conform to the site improvements as shown on the plans provided with the application. 45. All work shall conform to the latest City standards. 1 0 -\ 9,n 46. All improvements shall be accessible. 47. All existing unused water an&sewer mains shall be identified on construction drawings and abandoned per City standards. 48. Joint trench plans are required.with the building pemritipublic:improvement plan submittal. 49. All public improvement work shall be completed prior to issuance of a final inspection/oertificate;of,occupancy. 50. The on-site sewer, water and storm drain water detention and treatment system shall be privately owned and'maintairied. u •r..e ua -.zero other acetified 'idivi.ual 51. Prior to issuance of a building permit, an operations and'mainten..y e manual is required for the proposed storm water detention and treatment system and shall .< ubmitted with the building permit application for review and approval by the.City Engineer. :- manual shall include annual inspection,by a Civil Engineer registered m:,the State,of Califo :• to ensure the detention and;treatment systems are operating as designed and constructed as well as provisions to make any necessary repairs to the system.•A signed and sealed copy of the report shall be provided annually to the Office of the City Engineer. 52. Prior to,issuance of a building permit, the developer shall comply with the.City's Phase II storm water management plan and State of California NPDES requirements including submittal of a notice of intent and,storm water,pollution prevention plan to the State and City. ' 54. Prior to issuance of a building permit, a public improvement plan application is required to be submitted and approved for all frontage work and all on-site work within public easements. A.public improvement agreement package including necessary bonds and insurance is required. Fire 55. All commercial building, shall be protected by an automatic fire sprinkler system as required by the City of Petaluma Municipal Code and shall conform to NFPA 13 requirements. The fire sprinlder system shall'`be provided with central station alarm system designed in accordance with NFPA 72. A local alarm shall be provided on the,exterior of the building and each suite within the interior of the building. All;systems require 3 sets of plans to be submitted'to the Fire Marshal's Office for review and approval, 56. The location of the Fire Department Connection and Post Indicator Valve will need to be coordinated`with t he Fire Marshal's Office. 57. The business shall "submit Hazardous Materials Business Plan pursuant to Health and Safety 6.95 and the California Fire Code. A completed plan must be entered into, the California Environmental Reporting System(CERS) 58: One2AIOBC-rated fire extinguisher will be,required for each 3,000 square feet. There shall,be no more than 75 feet of travel distance from any location to a fire extinguisher. 1OH2A . 59. Provide a key lock(knox.box)for Fire-Department access to the business. General 60. The applicant shall defend, indenmifycand hold harmless the City and its officials, boards, eomanissions agents,_officers-and_emplayees ("Indemnitees") from any claim, action or proceeding,against Indemnitees to attack, set aside, void or annul any of the approvals of the project to the maximum extent permitted by Governrrient Code section 66474.9. To the extent permitted by Government Code section 66474.9,: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 thettime:period provided for in applicable State and/or local statutes. The City shall promptly notify the aaalicant of any such claim, action or proceeding concerning the "application. 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, orx proceeding, and if the City chooses,to do so, applicant shall reimburse City for attorneys' fees and costs incurred by the City to the maximum extent permitted by Government.Code section 66474.9. 1 0 ITV