HomeMy WebLinkAboutPlanning Commission Resolution 2010-04 04/13/2010RESOLUTIOiV NO. 2010-04
CITV OF PETALU~AA PLABVIVIIVG COMAAiSSIOIV
APPROVING THE SITE PLAN AND ARCHITECTURAL PLANS FOR THE EAST
VVASHINGTON PLACE PROJECT, ASSESSOR'S PARCEL NUMBERS 007-031-001,
007-241-002, 007-251-001, 007-473-040
WHEREAS, Regency Petaluma, LLA, submitted an application for Site Plan and
Architectural Review for the purposes of developing a 33.74-acre property with approximately
362,000 square feet of retail and approximately 16,000 square feet of office uses for a
development to be called East Washington Place, "the Project," and,
WHEREAS, at a duly noticed public hearing on February 8, 2010, the City Council
adopted Resolution No. 2010-021 A, certifying an Environmental Impact Report for the Project, in
conformance with the California Environmental Quality Act ("CEQA") and;
WHEREAS, at said hearing, the City Council adopted Resolution No. 2010-021 B, making
CEQA findings, adopting a Mitigation Monitoring and Reporting Program and adopting a
Statement of Overriding Considerations pursuant to the CEQA, and,
WHEREAS, at said hearing, the City Council adopted Resolution No. 2010-021 C,
approving a Vesting Tentative Map for the Project and making findings, including but not
limited to consistency of the Project with the City of Petaluma General Plan 2025 ("General
Plan"); and,
WHEREAS, at said hearing, the City Council provided direction to the Planning
Commission on items to be addressed as part of the Site Pian and Architectural Review process;
and,
WHEREAS, the Site Plan and Architectural Review for the Project was conducted by the
Ptanning Commission at duly noticed public hearings on February 23, 2010 and April 13, 2010 in
accordance with the City of Petaluma Implementing Zoning Ordinance, Section 24.010.
NOW THEREFORE, BE IT RESOLVED that the Planning Commission hereby approves the Site
and Architectural Plans for the Project and authorizes construction of site improvements for the
Project contained in said plans based on the findings made below and subject to conditions of
approval attached as Exhibit A hereto and incorporated herein by reference, and finds as
follows:
The project as conditioned will conform to the intent, goals and policies of the
Petaluma General Plan 2025. The City Council determined in Resolution No. 2010-
021 C that the Project, together with its design and improvements and as conditioned
by said resolufion, is consistent with the 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 in Exhibit A have modified the Projeet in any fashion
which would create inconsistencies with the General Plan.
Planning Commission Resolution No. 2010-04 Page 1
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 Project site is zoned MUl B, Mixed Use, and the City
Council in Resolution No. 2010-021 C determined that the uses proposed for the
Project were consistent with the Mixed Use, MU 1 B zoning for the site. The project
landscaping plan and provisions for tree removal and replacement are consistent
with IZO Chapters 14 and 17, respectively. Neither the modifications made to the
Project in the course 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 site plan, as conditioned, conform to the
requirements of Site Plan and Architectural Review provisions of Chapter 24.010 of
the Implementing Zoning Ordinance as:
a. Quality materials are used appropriately and the project is in harmony and
proportion to the surrounding structures;
The Project employs stone, slate, and wood trim with stucco in variety of natural
tones with accent color. The buildings are proportioned compatibly with retail
uses across East Washington Street and active and seasonal uses of fihe
Fairgrounds property. The largest Project structures are located at the rear of the
Project, separated from the existing residential development across Highway 101
by Highway 101 freeway improvements which are also large in scale and by
Project landscaping behind the Project structures. Landscape and street frontage
improvements along Johnson Drive and Kenilworth Drive provide buffering and a
transition from the fairly large, but single story Swim Center and the Skate Park to
the adjacent two-story Project buildings S 1- S4, using open space plaza areas.
b. The architectural style is appropriate for the project and is compatible with other
structures in the immediate neighborhood;
The Project employs a contemporary architectural style that is distinct from similar
projects of scale and use. This includes layers of wall massing between primary
anchor stores to create more visually interesting facades, use of broad roof
overhangs, foreground arcades and covered canopies. The consistent color
palette acts to unify the project while the aforementioned treatments and use of
stone and slate provide distincfion and add to the overall visual character. This
visual character will complement other retail; commercial, recreational, and
seasonal uses in the immediate neighborhood.
c. The siting of the new structures is comparable to the siting of other structures in
the immediate neighborhood;
The siting of the Project structures is comparable to siting of similar structures along
the Project frontages and in the immediate neighborhood. The siting of smaller
structures along the Project fronfiages complements and does not overwhelm
these other structures in fhe neighborhood, and the siting of larger strucfures
toward the rear of the Project creates a tiered visual aesthetic when viewed from
the immediate neighborhood. The largest Project structures are located at the
rear of the Project, separated from the existing residential development across
Highway 101 by Highway 101 freeway improvements which are also large in scale
and by extensive screening from Project landscaping behind the Project
structures. Landscape and street frontage improvements along Johnson Drive
and Kenilworth Drive provide buffering and a transition from the fairly large, but
Planning Commission Resolution No. 2010-04 Page 2
single story Swim Center improvements and the Skate Park to the adjacent two-
story Project buildings S 1- S4, using open space plaza areas. The Fairgrounds
improvements including the speedway are interspersed with large open areas of
parking, and have a comparable mix of structures and open areas as to the
Project site.
d. The bulk, height, and color of the new structures are comparable to the bulk,
height, and color of other structures in the immediate neighborhood;
The bulk and massing of the Project has been appropriately scaled to the site
and its surroundings. Smaller-scale buildings have been placed toward the
Project frontages along East Washington Street, Johnson Drive, and Kenilworth
Drive across from similar-scaled buildings for retail and related uses as well as the
Swim Center and Skate Park. Building placement along the Project's E.
Washington Street frontage is designed to fulfill the policies for the E. Washington
Corridor Sub-Area in the General Plan 2025, which prescribe a desired urban
frontage type and scale for this Project frontage. The smaller bulk, height and
design of the Project features along East Washington Street, Johnson Drive and
Kenilworth Drive will complement adjacent structures in the immediate
neighborhood. The largest Project structures are focated at the rear of the
Project; separated from fihe existing residential development across Highway l01
by Highway 101 freeway improvements which are also large in scale and by
extensive screening from Project landscaping behind the Project structures.
Landscape and sfireet frontage improvements along Johnson Drive and
Kenilworth Drive provide buffering and a transition from the fairly large, but single
story Swim Center and the Skate Park to the adjacent two-story Project buildings
S 1- S4, using open space plaza areas. The scale of the improvements at the
Fairgrounds such as the speedway is an adjacent large structure and use within
the immediate neighborhood and is comparable to fihe proposed project in
terms of bulk and height. Color palettes have been selected which emphasize
natural and earth tones compatible with surrounding structures.
e. The landscaping is in keeping with the character and design of the site; and
The Project includes numerous landscape elements, include a wide variety of
trees, hedges, shrubs and flowe~ing plants that will provide aesthetic and shade
features for project users and will complement the overall site design.
Landscaping will be drought-tolerant and will feature tree species that are
compatible with local climate and soil conditions.
f. Ingress, egress, internal traffic circulation, off-street automobile and bicycle
parking facilities and pedestrian ways have been designed to promote safety
and convenience.
The Project provides multiple ingress and egress locations for maximum vehicular
traffic efficiency and circulation. The internal traffic circulation will largely
separate truck/delivery vehicles from pedestrian and bicycle users, and internal
pathways and site design will optimize pedestrian and bicycle use to all aspects
of the project. Bicycle parking facilities have been provided at key project
locations and vehicular parking has been provided per all applicable provisions
of Chapter 1 1 of the Implementing Zoning Ordinance.
Planning Commission Resolution No. 2010-04 Page 3
ADOPTED this 13th day of April 2010, by the following vote:
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Abercrombie X
Chair Arras X
Barrett X
Second Vice Chair Elias X
Hurley X
Vice Chair Johansen X
Pierre X
ATTEST:
eoff radley, Commissio Secretary
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Christopher Arras, Chair
APPROVED AS TO FORM:
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Leslie Thomsen, Assistant City Attorney
Planning Commission Resolution No. 2010-04 Page 4
EXHIBIT A- CONDITIONS OF APPROVAL
From Planninq;
1. 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 Mitigation Monitoring Program in the Final
Environmental Impact Report (FEIR) as notes.
2, The plans submitted for building permit review shall be in substantial compiiance with the
plan set date stamped March 12, 2010, unless amended per City direction,
3, All Mitigation Measures as adopted in conjunction with the Project EIR (SCH NO, 2005052061)
by Resolution No. 2010-021 B N,C.S, and all Conditions of Approval adopted by Resolution No.
2010-021 C are herein incorporated by reference as conditions of project approval.
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) in compliance with policy 4-P-15D (reducing emissions),
5. Prior to building or grading permit approval, all plans shall note the following and all
construction contracts shall include the same requirements (or measures shown to be
equally effective, as approved by Planning), in compliance with General Plan Policy 4-P-16:
• Maintain construction equipment engines in good condition and in proper tune per
manufacturer's specification for the duration of construction;
~ Minimize idling time of construction related equipment, including heavy-duty
equipment, motor vehicles, and portable equipment;
• Use alternative fuel construction equipment (i.e„ compressed natural gas, liquid
petroleum gas, and unleaded gasoline);
~ Use add-on control devices such as diesel oxidation catalysts or particulate filters;
• Use diesel equipment that meets the ARB's 2000 or newer certification standard for off-
road heavy-duty diesel engines;
~ Phase construction of the project; and
• Limit the hours of operation of heavy duty equipment.
6. Prior to building or grading permit issuance, the applicant shall provide a Construction Phase
Recycling Plan that would address the reuse and recycling of 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.
7, The project shall obtain LEED Silver cerfification, The proposed project will be built in
accordance with Green Building standards that would reduce energy-related GHG
emissions by at least 20 percent from those that would occur under current Title 24 Building
Code requirements. The applicant shall present these to the City prior to the issuance of a
building permit,
8. All construction activities shall be limited to 7:00 a.m. to 6:00 p.m. Monday through Friday
and interior work only between 9:00 a.m. and 5;00 p.m, 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
Planning Commission Resolution No. 2010-04 Page 5
servicing of equipment past 6;45 p.m„ Monday through Friday, Plan submitted for City
permit shall include the language above,
9, In the event that archaeological remains are encountered during grading, work shall be
halted temporarily and a qualified archaeologist shall be consulted for evaluation of the
artifacts and to recommend future action, The local Native American community shall also
be notified and consulted in the event any archaeological remains are uncovered,
10. The project will be subject to all applicable provisions of Chapter 17 of the Implementing
Zoning Ordinance concerning tree preservation, removal, and replacement criteria.
11, The applicant shall incorporate the following Best Management Practices into the construction
and improvement plans and clearly indicate these provisions in the specifications. The
construction contractor shall incorporate these measures into the required Erosion and
Sediment Control Plan to limit fugitive dust and exhaust emissions during construction.
i. Grading and construction equipment operated during construction activities shall be
properly muffled and maintained to minimize emissions. Equipment shall be turned off
when not in use.
ii. Exposed soils shall be watered periodically during construction, a minimum of twice daily,
The frequency of watering shall be increased if wind speeds exceed 15mph, Only
purchased city water or reclaimed water shall be used for this purpose, Responsibility for
watering shall include weekends and holidays when work is not in progress.
iii, Construction sites involving earthwork shall provide for a gravel pad area consisting of an
impermeable liner and drain rock at the construction entrance to clean mud and debris
from construction vehicles prior to entering the public roadways, Street surfaces in the
vicinity of the project shall be routinely swept and cleared of mud and dust carried onto
the street by construction vehicles,
iv, During excavation activities, haul trucks used to transport soil shall utilize tarps or other
similar covering devices to reduce dust emissions.
v, Post-construction re-vegetation, repaving or soil stabilization of exposed soils shall be
completed in a timely manner according to the approved Erosion and Sediment Control
Plan and verified by City inspectors prior to acceptance of improvements or issuance of a
certificate of occupancy,
vi, Applicant shall designate a person with authority to require increased watering to monitor
the dust and erosion control program and provide name and phone number to the City of
Petaluma prior to issuance of grading permit,
12. The applicant shall defend, indemnify and hold harmless the City and its officials, boards,
commissions, agents, officers and employees ("Indemnitees") from any claim, action or
proceeding against Indemnitees to attack, set aside, void or annul any of the approvals of
the project to the maximum extent permiited by Government 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 the time period provided for in applicable State and/or local
statutes, The City shall promptly notify the subdivider of any such claim, action or
proceeding concerning the subdivision. The City shall cooperate fully in the defense.
Nothing contained in this condition shall prohibit the City from participating in the defense of
any claim, action, or proceeding, and if the City chooses to do so, applicant shall reimburse
City for attorneys' fees and costs incurred by fhe City to the maximum extent permitted by
Government Code section 66474.9,
13. Provide a physical barrier to delivery trucks at the north end of Building A1, subject to
approval of the Fire Marshal and Community Development Department.
Planning Commission Resolution No. 2010-04 Page 6
14, Provide contrasting colors on pedestrian pavement, as shown in site plans dafed March 12,
2010,
15. Anti-skateboard devices shall be incorporated in all seating areas.
16, No additional glare shall be allowed because of the use of 30' light standards than would be
generated by 20' light standards, Staff is directed in its review of the project photometric
lighting plan to reduce the height of ail light standards to the extent feasible.
17. Should existing redwood trees within the Caltrans right of way along the east perimeter of
the project site be removed within five years of the date of first project occupancy,
applicant or its successor(s)-in-interest shall provide replacement redwood planting in that
location on the project site at a ratio determined by city staff to be adequate to provide
screening of project buildings adjacent to Highway 101.
18. Bicycle parking spaces shall be provided at 10% of the number of proposed vehicle parking
spaces.
19, Applicant shall submit a shopping cart management plan for review and approval by the
Community Development Department prior to first building occupancy. Cart corrals shall be
available throughout the parking areas, and any electronic control of parking carts shall
permit use of carfs to the perimeter of the project site.
20. Eliminate the large openings in the green screen on the east side of Building A1.
21. Provide pedestrian connections at locations to be reviewed and approved by the
Community Development Department from the parking lot to the public sidewalk at
Kenilworth Drive, to the extent feasible and to the extent that such connections do not
impede the functioning of the bioswales, in the determination of the City Engineer,
22. All window designs shall be reviewed and approved by Community Development
Department staff prior to issuance of building permits to ensure that window designs ace
adequate in terms of depth, color and materials to complement project building design.
23. The bus stop location shown on the Unit Development Plan, Sheet 1,2 of the site plans dated
March 12, 2010, shall be moved from the location shown in front of Building S-2 to a location
consistent with Vesting Tentative Map condition # 32.
24, All rooffop mechanical equipment, with the exception of alternative energy mechanicdl
equipment, shall be screened from view to the highest point of the mechanical equipment
in materials and color consistent with the project architecture.
From the Pedestrian and Bicvcle Advisory Committee and Enqineerinct:
25, The two crosswalks along the route of the bike/pedestrian overpass near buildings S9 and S10
shall be raised crosswalks with in-pavement flashing lights triggered by motion cietectors
(instead of pushbuttons), Additionally, the applicant shall install in-ground pavement lighting
with pole mounted flashers (trigger by buiton or motion) at the following locations;
a.Kenilworth Drive pedestrian crossing at the southern end of the project.
Planning Commission Resolution No. 2010-04 Page 7