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HomeMy WebLinkAboutAgenda Bill Attachments E-J 06/14/2010 Attachment E CITY OF PETALUMA, CALIFQRNIA STAFF REPORT Community Development Depkrtment, Planning Division, 11 English;Streel, Petaluma, CA 94952 (70.7) 778-4301 Fax (707) 778-4498 E-mail: planning~a7ci.petaluma.sa._us DATE: February 23, 2010 AGENDA.ITEM N0.6 TO: Planning Commission PREPARED BY: Derek. Farmer, Senior Planner ' REVIEWED BY: Geoff Bradley, Planning Manager SUBJECT: EAST WASHINGTON PLACE DEVELOPMENT East Washington Street and Highway .10;1 SITE PLAN AND ARCHITECTURAL REVIEW ff~~~®~i1flE~l®~~1®PSS Staff recommends. that the Planning Commission conduct the required public hearing and take appropriate action on: 1. A Resolution. Approving the Site Plan and Architectural Review, subject to attached Findings and Conditions of Approval ~RO~~~~SI1J1l19NIA6~ Project: Project File No. 04-GPA-0681 East Washington Place Development East Washington Street and Highway .101. APNs 007=031-001, 007-241-002, 007-251-001, 007-473-040 Project Planner: Derek Farmer Project Applicant: Regency Centers Property ®wners; ;Regency Petaluma, LLA Nearest Cross Street: .Kenilworth Drive Property Size: 33.74 acres East Washington Place Page 1 ~ I J Site Characteristics: The site is the location of the former Kenilworth Junior High School;, which has been: demolished. 'Existing uses on the property include ball fields, which will be relocated. The topography is relatively flat, with a one to :five percent. slope. There are some mature trees of various health and seasonal wetlands on site. The wetlands are adjacent to the athletic fields and receive excessive irrigation runoff from the athletic. fields in the dry season and are seasonally wet in the winter rrtonths~. Proposed Use: Development of approximately 364000 gross square feet of .commercial retail and 16;000 square' feet of office uses. Zoning: MU1B: Mixed-Use 1B General Plan Land Use: Mixed-Use ~9~®.D~tC"~° ~~~1<SGR®4DBd® Ald® ®f1=SC~9~"~~OF~ ~ACI(Gat®lJ6d® The Planning Commission considered the Site P1an_ and Architectural Review for the project during two noticed public hearings on November 24 and December 8, 2009. Although no action was taken for this element of the project at those hearings, the applicant delivered an architectural presentation before the Commission that included the project architect, landscape architect, and art consultant. The project, including the Final Environmental Impact Report and Vesting Tentative Map, was heard by the City Council during public hearings on .January 4; .January 25, and February 8, 2010. At the February 8, 2010 hearing, the Council adopted the following resolutions: 1. Resolution Certifying an.Environmental Impact Report; 2. Resolution Making Findings;;and Adopting a Mitigation Monitoring and Reporting Program and Statement. of Overriding Considerations; 3. Resolution Approving the Vesting'Tentative Map, subject to conditions of approval. Subsequent to Council action. on the project resolutions, they gave direction to the Planning Commission on items to be addressed as part of their .Site Plan and Architectural. Review. The direction was ao eons'ider, all of the items listed on page A-10 of the Council. staff report, plus additional items included by council members. These items are discussed below. East Washington Place Page 2 ~~ C_. ~a~o~.~~cr ®~scRt~~'® The Current Site and Surrounding Uses Most of the project.site is currently vacant. Existing uses include fhe Carter Little League Fields, which will be relocated By the applicant and the school district. The topography of the site is relatively flat, and .grown with seasonal grasses and low shrubs. The site contains large trees of varying health. and species,. mostly located nearer the U.S. 10'1 right-of-way frontage. Seasonal wetlands occupy a portion of th'e cite adjacent to the little league fields; they receive irrigation runoff from the ball fields, in the dry months and are seasonally wet .in the winter months. The Sonoma-Marin Fairgrounds is "located adjacent to the western project boundary across Kenilworth Drive. The fairgrounds hosts the annual Sonoma-Marin Fair but also provide. a variety of daily and seasonal: uses, including the Petaluma Speedway. The Petaluma Swim Center and Skate Park are located to -the northwest across Kenilworth and Johnson Drives, while the Petaluma School District bus :facility and office "are .located to the southwest across Kenilworth near Lindberg Lane. East Washington Street to the north has a mixture of commercial uses, while .Lindberg Lane to the south is primarily light .industrial. More than half the project frontage is adjacent o the right-of--way for U.S. 1-01 to the east/southeast. Residential uses extend from this freeway to the east. Proposed Site Design and Project Uses The item before the Planning Commission. consists of Site, Plan and Architectural Review. The project would consist of approximately 364,000 square feet~~of retail uses; including a 139,000 square foot Target store, ,and 16,000 square feet. of office ,space. Th. e proposed Target store would be located along a northwesterly portion of the property with additional major retail tenants positioned along the: freeway to the northeast.. The second major anchor tenant; at this . _ time unidentified,, would "occupy a proposed 42,000 square-foot building anchoring the southeasterly corner across the street from the bus facility. The central portion of the site would. feature smaller retail stores occupying buildings ranging from approximately 6,000 to 9,000 square feet. These buildings would anchor the central pedestrian corridor of the site and would highlight an entry plaza facing Kenilworth Drive and the fairgrounds complex across the street: Two-story buildings would occupy the northwestern corner of the site across the swim: center. on either side of an ,entry plaza facing the cornier of East Washington Street and Kenilworth Drive. The buildings would contain ground-floor retail and upper-floor offices. These offices would constitute the entire office portion of the project at 16;000 square feet. The purpose of the Vesting Tentative Map is to facilitate a flexible structure of ground. leases for tenants; .as well as provde'the main anchor tenant with its own parcel.. The six lots would range in size from 0:54-acre to 12.71 acres, with the largest parcels incorporating the Target site. and several of the larger proposed retail tenants. The six parcels would total 30.33 acres, with the East Washington Place Page 3 ~ -~ _. remaining 3.41 acres being dedicated for purposes of right-of--way and easements for roadways and various public utilities. Site Amenities Open spaces features, including the plaza areas, would be designed ,as pedestrian gathering areas with outdoor seating, art features, and landscaping, and would total approximately 44,000 square feet of space. In addition to ,providing aesthetic features at the plaza locations, landscaping would be incorporated as shade with trees for pedestrians, provide aesthetic breaks in the parking areas, and identify primary circulation pathways. Landscape features and overall design of amenities is a central component of the site design. Parking and Loading The project as currently proposed would be served by 1,514 parking spaces in stalls averaging 9- feet in width for standards stalls, and 8-feet in width for compact stalls: Reserved parking for electric vehicles would be provided in selected areas throughout the parking lot. The parking would be at-grade, and would be divided roughly in half between the parking area in front of the proposed Target store (Bldg. A1), and the parking area in front of the sub-anchor stores (M2 thru M6). Pedestrian and Bicycle Amenities The site has been designed for a network of pedestrian and bicycle paths to serve the internal project areas and provide connectors to surrounding neighborhoods. Pedestrian walkways would include crosswalks with enhanced pavers and ADA-accessible ramps. The central corridor of the project has been designed to maximize and promote pedestrian usage with multiple plazas and pedestrian walkways linking the project frontage on Kenilworth. to the larger anchor tenants to the rear of the site, and to the pedestrian.. overpass beyond. Pedestrian connections to adjacent streets would`be provided by 10-foot-wide sidewalks on both sides of Kenilworth Drive up to the bus facility, and 5-foot sidewalks on the north side of Johnson Drive, and the south side of East Washington Street, with landscaping .along these corridors for def nition, and aesthetics, and eventual shade. The existing pedestrian U.S. 101 overpass would remain and would be integrated into the project for maximum usage and visibility as well as provide a direct pedestrian link for the neighborhoods across the freeway. Bicycle lanes .have been proposed both throughout the project site and as connectors to bicycle lanes along the project frontages and City bicycle path networks beyond. Bicycle lanes would be added along East Washington. Street and along Kenilworth Drive and the portion of Johnson Drive between Kenilworth and East Washington. Facilities for bicycle parking would be located throughout the project site. As proposed, a total of 126 bicycle parking spaces would. be available. Conditions of Approval related to internal and frontage pedestrian and bicycle networks and facilities proposed by the Pedestrian and Bicycle .Advisory Committee have already been approved by the. City Council in its adoption of the Resolution approving the Vesting Tentative Map. East Washington Place Page 4 E CIT~,,COtl~EllCl~ ~{1f~ECTI®N0 ARl® STAlF~ ~P9~Ll(Sl~' ®IISECTI®N FIS®NL CITY COIJIVCIL Direction from City Council: to Planning Commission. for .Design Review of East Washington Place: Petaluma City Council Special Meeting•of I+'ebruary 8, 2010 Subsequent to City Council adoption of the project resolutions, Council stated that the direction to the Planning Commission on tems~to'be addressed as part. of their'S'ite Plan and Architectural Review were to include all of the items listed on.page A-10 of the City Council staff report (see below), plus direction to: 1) Pay special attention to bulk and massing on site as the IZO allows. 2) Review the design of any proposed fericing. 3) Maximizing or ncreasing`the public area of the site as'it;pertains to the central pedestrian area from the Kenilworth pedestrian overcrossng to Kenilworth Drive. 4) Further discuss the public art features proposed for the project, as offered by the applicant. 5) Consider "super tree" "species (healthy trees that have strong radial root systems) that are found to have increased pollution reduction qualities for use in the project. 6) The .City Council `stated. that the Planning Commission is not limited to these issues; they are to have full purview from. a Design-Review perspective, including. where the buildings are situated on the~site withri .the parcels. Items from Staff Report,, page A-10: The following items were: included' in the City Council staff report as pertaining to the Design Review portion of the developrrient review to be considered by-the Planning Commission: A) Use of storypoles and/or visual simulations: The applicant is ,currently working under the direction of the Planning. staff on a visual simulation presentation that will present the project as-rendered from several view .corridors both adjacent to, the: siteand from surrounding neighborhoods. T-his visual. simulation will be presented to the Planning Commission for review and. comment. For an example of the type visual simulation being prepared please go to the following Internet location (URL): http://www. sgpa.com/in-devel opment/safeway=albariy/ While-this is a different project, the video clip demonstrates the type of visual simulation that the Planning'Coinmission will see during the meeting. East Washington Place Page 5 ~~~ B) Locally-made benches; the Council directed the Planning Commission to encourage the Applicant as follows: ' The applicant shall contact-the Petaluma High School administration office to request that to the extent possible, high school students be engaged to fabricate and/or participate in the design of benches used in public spaces at the Project. The applicant has agreed to this provision, and included outreach to students as part of its public art presentation. C) The incorporation. of evergreens as part of the landscaping along US 101. The Council directed the Planning Commission to consider in its review of project landscaping plans the inclusion of drought-tolerant evergreen plant species within project frontage along the length of the Highway 1 O 1 corridor which. will reach a maturity of at least -` 25 feet within 10 years. D) Wayfinding signs pointing toward Petaluma .Historic Downtown Area and signs discouraging traj~c from entering the East D Street neighbo"rhood: The City Council has adopted. a Resolution approving 'the Vesting Tentative Map that includes the following conditions.regarding wayfinding signs: VTM Condition #32: Wayfnding signs shall be installed.:directing customers of the. project to the Petaluma Historic Downtown. The signage shall be: installed at locations on Johnson Drive, Kenilworth Drive, Lindberg Lane, Lakeville Street,. and East Washington .Street and shall be referred to the Planning Commission for consideration in the site plan and ' architectural review process. l VTM Condition #33; Project related signage shall be~ installed at locations on East Washington Street, Payran,Street and Lindberg Lane to direct Project. traffic to enter and exit East Washington. Place by routes which do riot enter 'the East D Street neighborhood. The signange content and location. shall be shall be referred to 'the Planning Commission for consideration in the site plan and architectural review process. The wayfinding. signs will be reviewed as part of Site Plan and Architectural Review of all project, signage and placement will be coordinated with the City Engineer's input regarding traffic control. E) Swim. Center and Skate Park landscaping conditions: Conditions #81=84 by the. Parks and Recreation Department with the Vesting Tentative Map address improvements to the Swim Center and Skate Park; these will 6e addressed in an improvement plan set that will be reviewed concurrently by City staff. Will be reviewed in design review, ~ with all project landscaping plans; to confirm compliance with vesting tentative map conditions and. sufficiency of landscape design. East Washington Place Page 6 ~~ F) Pedestrian, bzcyele and vehicle access and circulation. conditions relating to the Swim Center and Skate Park: Pedestrian, bicycle and vehicle access and circulation will be reviewed for the project as a whole and also regarding relating to the Swim Center and compliance with conditions affecting access to the Swim, Center and Skate Park. C®PISISTENCY VVITFI ADOPTED PItO~/ISIONS AWD GllIDELLhOES Site Plan and Architectural Review Guidelines The project is subject to the provisions of Chapter 24.010 -Site. Plan and Architectural Review, of the Implementing Zoning Ordinance, including the standards in Section. 24.O10.G; which govern the scope of Commission review, as follows: Controls should be exercised to achieve a satisfactory quality of design in the individual building and its site, appropriateness of the building to its intended use and the harmony of the development with its surroundings. Satisfactory design quality and harmony will involve among other things: a. The appropriate use of quality materials and harmony and proportion of the overall design. . b. The architectural style which, should be appropriate for the project in question, and.compatible with the overall character of the neighborhood. c. The siting of the structure on the property as compared to the siting of other structures in the immediate neighborhood. , d. The size, location, design, color, number, lighting, and materials of all signs and outdoor advertising structures. e. The bulk, height and color of the proposed structure as compared to the bulk, height and color of other structures in the immediate neighborhood. Staff analysis and recommendations as per these criteria are discussed.below. 2. Landscaping to approved city standards shall be required on the site and shall be in keeping with the character or design of the site. Existing trees shall be preserved wherever possible, and shall not be removed unless approved by the Committee. Project landscaping must conform to all applicable provisions as stated in Chapter 14 - Landscaping and Screening, of the Implementing Zoning Ordinance, as well as Mitigation Measure AQ-4 as part of the Mitigation Monitoring and Reporting Program adopted by the City Council. The provisions in Chapter 14 include those requiring plantings that can thrive in the local climate as well as requirements for planting to be in good growing .condition. Mitigation Measure AQ-4 requires drought tolerant landscaping'to reduce water usage. The applicant is East Washington Place Page 7 >~~ proposing to remove the existing trees from the site and replace on the criteria as stated per Sec. 17 of the IZO. 3. Ingress, egress; internal traffrc circulation, off-street parking facilities and pedestrian ways shall be so designed as to prorizofe safety and convenience, and shall c_ onform to approved city standards. Project amenities related. to p"edestrian and bicycle access and:.circulation have been considered by the Pedestrian and Bicycle. Advisory Committee (PBAC). P_BAC Conditions of Approval #85 - 107 were adopted by the, City Council on February 8, 2010. The Planning Commission must consider these approved conditions as part of its review of the above criteria. Staff analysis and recommendations are discussed below. 4. It is recognized -that good design character may re,quire~ participation by a recognized professional designer, such. as an architect,, landscape architect or other practicing urban designer and the reviewing body shall have the authority to require .that an applicant hire such a professional, when deemed necessary to achieve good design character. The applicant has employed both project and landscape architects .for both the site plan and architectural review and construction phases of the project. The Planning Commissori_must consider all these. provisions collectively when taking action on Site Plan and Architectural Review.. Staff analysis. of the- project's conformance with these provisions, along with recommendations, is discussed below. Final EnvironmeHtallmpactRcport The Final Environmental Impact. Report for the project; including the Mitigation Monitoring and Reporting Program (MMRP), has been certified by the City Council on February 8, 2010. The adopted mitigations are now in full force and effect and cannot be altered without further environmental review and :analysis,. which would be warranted only in the event of significant changes to the project. The Site Plan and Architectural Review proce. ss can undertake site and architectural changes which are within'the scope of IZO Section.24.O1.0.G.1, but must ensure that no changes affect or conflict with the mitigations as set' forth in the adopted MMRP. For example, no landscaping changes could be made that would warrant the incorporation of annual landscaping water' above the levels analyzed in the EIR; nor could any building or site changes be made that would conflict with the. hydrology and. geology' mitigations adopted in the MMRP or require additional environmental analysis in these areas. East Washington Place Page 8 ~~ nesting Tentative Map The City Council has also adopted a Resolution approving the Vesting Tentative Map (VTM), subject to approved conditions attached to the Map. This VTM subdivides the site into 6 parcels, the size and location of which are now approved, subject to the Final Map, Improvement Plans and Subdivision Agreement under review by the City. The Site Plan and Architectural Review process must respect the parcel boundaries as they are set forth in the approved VTM, and can not make changes to building footprints or locations that would bestride these boundaries nor conflict with building height or setback provisions applicable to these boundaries. In addition no SPAR conditions of approval may conflict with any of the already approved conditions attached with the VTM. S'TA~F ANIALVSIS Pedestrian Oriented Features The project has been designed in a manner that optimizes its potential as a retail destination, but also creates gateways to surrounding,. uses by connecting pedestrian and bicycle paths not only to the street network, and the surrounding neighborhood. The central spine of the project is comprised of a promenade with extensive pedestrian-friendly components, including plazas and landscape elements designed in scale with the smaller retail buildings around it. This central pedestrian area entry opens both to the fairgrounds on one side, and the pedestrian overpass on U.S. 101 on the other. Several General Plan and Pedestrian and Bicycle Plan policies specifically mention the- preservation of this overpass and its importance as. a pedestrian linkage connecting the two sides of the City. This central pedestrian feature has been well-designed with these policies in mind; however, changes could be made to further enhance these areas, 'as recommended below. Architectural Style and. Materials The project proposes a mix of wall colors, accent colors and trims that address massing at the building facades and provide a visually compatible mix of colors that complement each other. Use of stone and slate materials also complements the desgn`and provides visual breaks in key areas, such as the facades of Building Al and. Buildings M1 - MS .and S`l 1. Additional staff recommendations to further articulate building elevations, provide additional plane breaks and ~ - _=-~- related details are discussed below. Landscaping The project would employ landscaping throughout the site, especially at: frontage locations, pedestrian areas and throughout. the parking areas. The use of generous landscaping elements is critical to this project since the parking areas are large when viewed from frontage locations along Kenilworth Drive. As discussed above, project landscaping must conform to .all applicable provisions as stated in Chapter 14 -Landscaping and Screening, of the Implementing Zoning Ordinance, as well as Mitigation Measure AQ-4 as part of the Mitigation Monitoring and Reporting Program adopted by the City Council. The provisions in Chapter 14 include those East Washington Place Page 9 E'~ requiring plantings that can `thrive `in the local climate as well as requirements for planting to be in good growing condition. Mitigation Measure AQ~ requires drought tolerant landscaping to reduce water usage. Staff agrees with the mix of flowering -trees and evergreens. to create year-round species variety and aesthetic features; as well.. as the generous use of larger canopy trees at the periphery of pedestrian -and parking areas. Additional. detail is needed showing species type within the parking areas to ensure maximum shade coverage potential during the summer months. Further landscaping recornrnendatibnsarc listed below. Gateway Components The project entries at Keni'lworth/Johnson and Kenilworth/East Washington, both featuring plaza/open space features't'o present an aesthetically inviting gateway environment to pedestrians and bicyclists as well as automobiles. This is noteworthy at the East Washington/Kenilworth entry since East Washington is' a primary arterial for the City and General Plan Policies 2-P-23 and 2-P-81, discussed previously, specifically call for these types of components. The applicant has proposed public art components at these project entries. Thee entries reflect on the City's agricultural heritage: and .have been presented before the Planning Commission and the Art Committee. Further revie_,w and coordination with the Art.. Committee for a mutually acceptable design in addition to Planning Commission input is a necessary component of this review process. Bulk, Massing, and Siting of Structures Staff believes that the massing of the proposed buildings is correctly scaled to the site. The site frontage areas .along Kenilworth.. and East Washington feature smaller-scale bui dings which are appropriate for the project- face. The larger-scale buildings, including the anchor tenant building and sub-anchor tenant :buildings,. are set back to the rear of the .project so that the overall site ~- remains visually. and aesthetically open .as viewed from the surrounding areas, especially from the fairgrounds and the East Washington, Johnson and Kenilworth entries. -This ensures that the project connects with its surroundings and does not create. visual barriersto adjacent uses. Although the overall project has been adequately designed for bulk,and massing of buildings,, the appearance gf'the large anchor buildings could be further enhanced with architectural elements to provide greater articulation of height, especially at the primary anchor- Building Al (the proposed Target), and sub-anchor Building M6, These additional articulated height components would be necessary at .all four elevations, since these buildings are viewed. from nearby public streets and U.S. 101 and provide architectural anchors to the site. Height components would be .needed at sub-anchor Buildings Ml through NIS as well, though the variations of height at these interior locations are not as critical'. Additional plane breaks at these locations would also be warranted to further articulate building elevations. (please see Attachment B). 'East. Washington Place Page 10 I~ Bicycle Facilities The internal pedestrian and bicycle pathways have been designed for optimum use of the promenade area and connector points with nearby frontage sidewalks and bicycle lanes. The project has been reviewed by 'the Pedestrian and Bicycle Advisory Committee (PBAC) and Conditions of Approval have been recommended by the PBAC and adopted by the City Council. These conditions include a Class II bicycle facility to be installed at the northern side of Buildings S7 and S8 to Kenilworth Drive, and the addition of water fountains between Buildings S9 and S 10, and between Buildings SS and S8. Interior Transit Access Based on prior consultation with the Transit Division Manager, two locations for paratransit access will be incorporated into th'e project site, in the general vicinity of Buildings Al and M2- M5. Although the final configuration of the facilities will be a component of the Improvement Plans, they should be shown on further submittals as part of the Site Plan and Architectural Review process. Ingress and Egress Public ingress and aggress to the project will be via four main driveway 'located along Kenilworth Drive. It is anticipated that the primary driveway will be the Kenilworth/Johnson entry, given the direct access to the proposed Target store. Two driveways will access the project on either side of the proposed central pedestrian area around Buildings SS and S8, and a fourth at the location of Building M6 at the southerly portion of the project. Frontage improvements along Kenilworth Drive have already been ,incorporated as Conditions of Approval #23 - 30 of the Vesting Tentative Map, approved by the City Council. Given the constraints of the site, notably the prevalence of Highway 101 and the improved East Washington on-ramp to Highway 1:01 south occupying well over .half the project boundary, the ingress and egress locations along.Kenilworth are placed well apart to address potential back-up concerns and distribute vehicular access fairly evenly throughout the project. Nevertheless, the Planning Commission should include the location and frontage of the central ingress/egress points in any analysis or .recommendations for the. central portion of the project including Buildings SS - S8 and the shared vehicular, bicycle and pedestrian amenities centered in that vicinity. Parking and Loading The parking and loading, areas have been designed for maximum visibility and the loading areas are appropriately situated to the rear of the large anchor and sub-anchor tenants for aesthetic as well as safety reasons. The number of spaces is in compliance with the minimum parking provisions as defined in. Chapter 11 of the Implementing Zoning Ordinance. It should be noted here that the ordinance provides minimum standards for parking and does not provide criteria to establish if a project provides too much parking. The parking :areas themselves are large and open to provide.vsibility and utility for the main tenants, although the large amount of project East Washington Place ~ Page 11 I ' ~~ I space devoted to parking- presents its own visual concerns that are on y partially addressed with the central pedestrian area acting as an aesthetic break. Landscape elements within the parking areas offset this somewhat, but could be further enhanced with additional landscape islands within the parking areas to allow for more trees and landscaping components. Public Art The public art proposed for the. project must be in .compliance with the applicable provisions of Chapter 18.090 of the IZO, which states that art work shall be related in terms of scale, material, form and content to immediate and adjacent buildings and architecture, landscaping or other setting so to complement the site and its surroundings and shall be consistent with any corresponding action of the Planning commission as it may relate to ,any development entitlements. STAFF REC011nMEPlDED CHAI~ts'ES Based on Council direction and review of site and architectural plans, staff recommends the following changes to the proposed Site Plan and Architectural review of the project: SITE PI..AN 1) Revise art component at plaza between Buildings S9 and 510. Revisit egg-theme concept. 2) Relocate some parking from the central pedestrian plaza to create more inviting public gathering areas. 3. Provide more articulation of buildings within .the central pedestrian access way . to create more visual interest. 4) Indicate shopping cart storage areas throughout the parking areas. 5) With consultation. from Transit Division Manager, show both proposed paratransit access locations in the vicinity of Buildings Al and M2-M5.,, ARCHITECTURE 1) Increase use of stone or other quality materials at key building locations to add visual interest and denote key locations. 2). Provide more. articulation and variety of parapet heights at Buildings Al and M6. 3) Provide additional plane breaks to further articulate building elevations, especially at Buildings Al and M2 - MS'. 4) Provide additional trellis/green walls at freeway elevation of buildings to provide visual. interest and vertical landscaping within constrained locations. 5) Provide more varied roof heights of Al (Target Building) to increase articulation and have a more interesting form and mass as viewed from the freeway and E. Washington Street. East Washington Place Page 12 ~ -~~ 6) Provide additional storefront glass treatment at ends of and "backs" of buildings SS thru S8 to create engaging, interesting building elevations on all four sides of these pedestrian oriented buildings. LANDSCAEING 1) Incorporate grass Crete along Kenilworth Frontage to reduce visual impact of paving and .increase perceived landscape area. 2) Increase use of finger islands within parking areas to break up rows of cars and provide additional tree plantings. 3) Provide raised planter beds at central pedestrian area outdoor seating areas to create sense of enclosure and protection from vehicle intrusion. 4) Provide typical transformers, back-flow preventor' and check valves screening plan and. details. 5) Provide additional landscape lighting details, including additional bollard light options. Note that all lights. must be free of glare. 6) Provide additional, fencing details, and note color, materials, and height of each fence proposed. 7) Provide decorative bollards at public plaza areas to .define the area visually and functionally. PUBLIC ICI®TICE A Notice of Public Hearing was published in the Argus Courier on February 11, 2010 and notices were sent to residents and property owners within 1,000 feet of the subject property, as well as interested parties who requested .notification. ATTACHMEPITS A. Staff Recommended Changes _ Graphic Exhibit B. Findings' and Conditions of Approval for Site Plan and Architectural Review C. Draft Resolution Approving the Site Plan and,Architectural Review. D. Site Plan and,Architectural Review Plan Set, full size set East Washington Place Page 13 ~ I~ ATTACHMENT B ~~G19®91~CsS FOIE SITE PL~~d AP~9® AFtCH9TECT@J9~L. 92Ei/9ii=1N 1. The Planning Commission authorizes the construction of the site improvements for the proposed East Washington Place project and the architectural plans for its buildings and related structures. 2. The project as conditioned will conform to the intent, goals and policies of the Petaluma General Plan 2025. 3. The construction, as conditioned, will not constitute a nuisance or be detrimental to the public welfare of the community because it will be operated in conformance with the Petaluma Implementing Zoning Ordinance. 4. An Environmental Impact Report (EIR) has been prepared. for the project in compliance with CEQA and has been certified by the City Council. 5. 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; b. 'The architectural style. is appropriate for the project and is compatible with other structures in the immediate neighborhood; c. The siting- of the new- structures are comparable to the siting of other structures in the immediate neighborhood; d. The bulk, height, acid color of the new structures are comparable to the bulk, height, and color of other structures iri the immediate neighborhood; e. The landscaping is in keeping with the character and design of the site; and £ Ingress„ egress, internal traffic circulation, off-street automobile and bicycle parking facilities and pedestrian ways have been designed to promote safety and convenience. East Washington Place Page 14 G!~ ~ S17E'-PLAN `°AND A~tC9-~1'1'ECTdJ~1L RE/IEdH'C~IdD17a~NS OF AP~ISOfAL` From Planning: 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 compliance with the plan set date stamped February 16, 2010, unless amended per City direction. All Mitigation Measures adopted in conjunction with the FEIR (SCH NO.2005052061)for the project 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 I'ow 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-1'22 for review by the planning staff. East Washington Place Page 15 ~~S 7. The project shall obtain LEED Silver certification. 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. Prior to issuance of a grading/ building permit, the applicant .shall provide a lighting and photometrics plan for Planning Commission 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. 9. The applicant shall be subject to the following Special 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. 10. 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 servicing of equipment past 6:45 p.m., Monday through Friday. Plan submitted for City permit shall include the language above. 11. In the event that archaeo ogical 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. 12. The project will be subject to all applicable provisions of Chapter 17 of the Implementing Zoning Ordinance concerning tree preservation, removal, and replacement criteria. 13. 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 15tnph. Only purchased city water or reclaimed water shall be used for this East Washington Place Page 16 C~ ~I ~ . 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. 14. The applicant shall defend; indemnify and hold harmless the City and its officials, boards, commissions, agents, officers and employees ("Indemnitees") from any claim, action or proceeding against Indemnitees to attack, set aside, void or annul any of the approvals of the project to the maximum extent permitted 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 the City to the maximum extent permitted by Government Code section 66474.9. From the Pedestrian and Bicycle. Advisory Committee and En ing eering_ 15. The two crosswalks along the route of the bike/pedestrian overpass near buildings S9 and S 10 shall be raised crosswalks with in-pavement flashing lights triggered by motion detectors (instead of pushbuttons). Additionally, the applicant shall install in-ground pavement lighting with pole mounted flashers (trigger by button or motion) at the following locations: a. Kenilworth Drive pedestrian crossing at the southern end of the project. East Washington Place Page 17 ~~ I Attachment F -~ - -- - - East Washington Place PROJECT NO. 20414-R01 DRAWING REVISION LIST Origihal Issue Date: 2009.11.13 Revision Issue Date: 2010.03.12 SHT. ~ TITLE ISSUE NO.' '~ DESCRIPTION (' Indicates new sheet in this submittal) TS- Title Sheet. Updated submittal application Updated "Developer" and "Design Team Contact" information. Updated "Vicinity Map". Updated Drawing List to reflect changes and additions. 1.0 Existing Site Context No changes. 1.1 Site Context Misc. revisions to proposed site plan. Refer to sheet 1.2 for detailed revision list. 1.2 Unit Development Plan Provided Class II bicycle access through parking areas per PBAC. Provided pedestrian cross parking lot connectors in parking areas to facilitate access to the central pedestrian promenade. Revised footprint of S6 and S7 to reflect articulation in building facade. Offset building S6 and S7 from main axis to provide more varied experience. Updated paving patterns to conform with Landscape Plans. Provided truck access road behind building M6. Added additional tree diamonds in parking field. 1 tree per 4 spaces. Added electric vehicle rechargirig locations. Added bus stop and Para-transit stops. Added locations for `greencrete' iri parking field. Added locations for Target cart corrals. Increased number of compact spaces to 30% to accommodate site plan changes. 1.3 Vehicular Traffic Diagram Revised to reflect site plan changes. . Refer to sheet 1.2 for detailed. revision list. 1.4 Pedestrian Circulation Revised to reflect site plan changes. Diagram Refer to sheet 1:2#or detailed revision list. 1.5 Bicycle Circulation Revised to reflect site plan changes. Diagram Refer to sheet 1.2 for detailed revision list. 2.1 Existing Conditions. Map No changes. 2.2 Vesting Tentative Map Updated parking and building layout to reflect site plan changes Refer to sheet 1.2 for detailed revision list. 2.3/2.4 Preliminary Horizontal Revised to reflect site plan changes. Control Plan Refer to sheet 1.2 for detailed revision list. 2.4A" Preliminary Set Back Plan Added sheet. Provided isolated dimensions showing building set backs from parcel lines and adjacent structures per planning commission request. 2.5 Street Improvement Plan No changes. Pagel of 3 _ ~~~ 2.6/2.7 Preliminary Grading Plan. Revised to reflect site plan changes: Refer to sheet 1.2 for detailed revision list. 2:8/2.9 Preliminary Utility Plan; Revised to reflect site plan changes. Refer to sheet 1.2 for detailed revision list. 3.0* Landscape Cover'Sheet Added sheet. Updated Site Furnishing .Legend,. Plant List, and Planting Notes. ' Added additional Site Furnishings including bollards and benches: Provided Water Efficient Landscape Statement. 3.1 Landscape Concept Revised to reflect site plan. changes. Refer o sheet 1.2 for detailed revision list. Updated plan symbols to correlate to Plant List and Site Furnishing Legend 3.2 Site Enlargements. Updated plan symfjols to correlate to Plant List and Site Furnishing Legend. Added additional pots. and bollards along Kenilworth Drive and East Washington Drive to protect pedestrian areas. Provided additional evergreen &hrubs and plantings along East. Washington Street to create a greatersense of-security for users. Added additional notes to clarify design intent. 3.3 Site Enlargements and Revised to reflect ife plan changes: Sections Added additional pots and bollards along Kenilworth Drive and project vehicular drives to protect pedestrian areas: Updated plan symbols to corcelate to;Plant List and Site Furnishing Legend. Added additional notes to clarifji design intent. 3.4 Site Enlargements and. Revised to reflect site plan changes. Sections .Updated plan symbols to correlate to Plant List and Site Furnishing Legend. Added additional notes to clarify design intent. 3.5* Site Enlargements and Revised to reflect site plan changes. Sections Added Kenilworth Drive Enlargemenfito illustrate shrub plantings to screen views into the parking areas. Added additional pots and bollards along the edge of the project drive to protect pedestrians and define the edge of the sidewalk. Updated plan symbols to correlate to Plant List and Site Furnishing Legend. Added additional notes to clarify'design intent. . 3.6* Site Enlargements and Provided larger sections for readability. Sections 3.7 Plant Palette Added additional plant species. 3.8 Landscape Concept Re"vised ao reflect site plan ;changes. Refer, to sheet 1.2 for detailed revision list. Updated plan symbols to co~relafe'to Plant List,and Site Furnishing' Legend 4.1.1 Building Elevation. s Added color and material call=outs for all elevations. Eliminated sloped roof at' building M3. Minor refinements to color palette of buildings. 4.1.2 Building Elevations Added color and material call-outs for all elevations.. Added high windows on rear elevations of major enants for interest and variety. Added additional green-screen on rear of A1. Added additional stone at northeast elevation of buildings S9 and S10. Added additional scoring patterns on all buildings. 4.:1.3 Building Elevations Added color and material call-outs for all .elevations. Modified parapet heights and articulation of wall planes at southeast and southwest elevations. 'Windows added to northeast and southwest elevations. Page2.of 3 .-., ~' Minor:refinements to .color palette of buildings. 4.2 Building Elevations Added color and material call-outs for all elevations. Eliminated sloped roof at S2/02. Lowered. central architectural element and added stone finish. Added additional louvers at S2/02. Added additional stone element to southeast and southwest elevations of S2/02. Mirioi- refinements to colocpalette of building. 4.3.1 Building Elevations Added color and material call=outs-for all elevations. Minor'refinements to color palette of building. 4.3.2 Building. Elevations Added color and material call=outs for alt elevations. Added additional scoring patterns at S5 and S8 Added additional articulation. of-the. wall planes and additional wall detailing at buildings S6 and S7 Added additional stone to southeast elevations of S7 and S8. 4.3.3 Building elevations Added color and material call-outs.for all elevations. Minor refinemerts to color palette of`building. 5.1 Colors and Materials Minor refinements to colorpalette,including elimination of purple. Full size color and material board with samples provided for review. 5.2 Signage ~ No changes. 5.3 Trash Enclosure and Typical parking detail ,updated to show T landscape diamond to Typical Parking Details accommodate additional trees ahd light poles in parking areas. 5,4* Building Section `and Provided Typical Building Section fo illustrate parapet conditions, proposed Parking Area Lighting rooftop equipment screening,: grid building/sidewalk relationship. Provided. Typical. Parking' Lot Light detail .illustrating proposed parking lot light poles, concrete base, and landscaping. Provided Typical Parking Lof Lighting and Typical Rerimeter/Wall Parking Lot Lighting illustrating proposed' concepts for parking lot lighting including full 'cut=off at project perimeter. 5.5* Typical Roof Plan Provided Typical Roof Flan illustrating parapet heights and parapet wall returns. R~oject ,Updated all perspectives to reflect andscape design concept. Imagery Updated all perspectives o reflect. plan changes. Updated •all perspectives to reflect revisions to building. elevations. Provided additional perspective of Project from East Washington Street overpass. Provided additional perspective of M2/M3/M4/M5. Provided additional perspectives of project from pedestrian viewpoint. Project Updated to reflect landscape design concept. Video Updated to reflect site plan changes. Animation Updated to reflect revisions~to building elevations. F:12004\20414p01 EastWashington\PROJEGT'INFORMATION\2010_03_29 Revisions.doc Page3 of 3 _ ~~ S6PA ARCHITECTURE AND PLANNING s~r~ [a~EGt#• sq?d FRAPPC`SCU zs~o ri,a€ s~':rt sruclcsrn s~~s r~;AN~, c~ ~a~o4 a. a~ss2.~.~is~ F. a~s.~ss_os~:~ w~t~~vr.SG~A.CO~ Attachment G April 6, 2010 Derek Farmer CITY OF PETALUMA 11 English Street Petaluma, California 94952 RE: East Washington Place Petaluma, California SGPA Project No.: 20414-P-01 ~+ /~(7~~ ITEM: Theme and Architectural Approach \?'aJ RA~'h~RE7NK5t. A:A PRESR:NT REFAIL `Theme and Architectural Approach' S~IV,oRUV,~~ East Washington Place ~ EDUCAFI~N ' h41XEDdJSE The contemporary architectural approach for the East Washington Place project (the "Project") offers a fresh new vision for the community of Petaluma and strives to avoid repeated or corporate national designs used or duplicated in other communities. This contemporary design. is expressed by the composition of varying wall masses, strong emphasis on horizontal lines and. profiles. and .most importantly, a common palette of colors and materials to harmonize the overall design and tie it to the local Sonoma region. Rather than combining individual buildings in a side-by-side concept that typically creates stagnant symmetrical compositions, this contemporary approach introduces layers of wall massing between larger formatted tenants to create more visually interesting facades. These varying wall masses are presented in a variety of sizes, materials, colors and heights, in order to break down the scale of the overall Project a.nd provide greater opportunities for pedestrian. interaction. This design also incorporates additional layers of broad roof overhangs, foreground arcades and horizontal covered canopies. These added layers of detail 'define building entrances, lower the scale of the buildings and create a stronger pedestrian scale and experience for the Project. Architectural features throughout the Project are varied to create a more interesting pedestrian experience. These varied features include roof forms, wall scoring details and patterns, 'green walls' and trellises, storefront designs and colors, louvers, shading devices, canopies and molding caps. A range of finish materials. including dry stacked stone, slate tile, cement plaster, metal awnings, metal canopies, and metal shade louvers are. used throughout the Project. Additionally, a sensitive approach to provide thoughtful and appropriate architectural forms to incorporate. ,tenant signage is implemented throughout the Project. While emphasis has been placed on the primary frontages of the buildings, special attention has been given to all. four sides of each building that incorporates similar uses of materials, wall scoring, colors and detailing. Each building is individually designed and purposefully not repeated geross, the Project. The consistent palette of materials and colors assist in unifying the overall Project while the variety of building scales and types of tenants add to the overall visual character and shopping experience.: ~~ 0 SGPA.ARCHITECTURE AND PLANNING East Washington Place Theme and Architectural Approach Page 2 of 2 Numerous changes have been made to the Project based on previous comments received from Planning Commission members and subsequent comments from City staff. These changes have been summarized separately on the "Drawing Revision List" that was previously provided. Some comments requested additional second. level commercial office space above buildings S5 and S8 along Kenilworth Drive, but Regency Centers has determined that the proposed second level office space at buildings S1/O1 and 52/02 .already represents an amount that is considered difficult 'to lease. Since the location at East Washington Street has better visibility, exposure and access than buildings S5 or S8, we respectfully have not repositioned leasable space at these buildings. However, it should be noted that the S5 and S8 buildings incorporate architectural features and ~+ building heights that are similar in height (32' and 34') to the 2-story buildings S1 /O1 and `7 S2/02 (approximately 37' high). The taller heights of buildings S5 and S8 that are closer ® to Kenilworth Drive address this street corridor and complement the nearby buildings at the corner of East Washington and Kenilworth. S5 and S8 building heights transition lower as you move easterly away from Kenilworth to relate to the lower scale buildings within the Village core. Other taller features occur on opposite corners of the same buildings, as well as on the adjacent buildings S6 and S7. Additional requests focused on raising the architecture of the main Target entrance on the west side of their building on the southern end of the Project. The .height of the current tower form to the left side is already considerably tall at 38' ,(over three stories). The main entry is framed by two stone tower- elements and includes a very large amount of storefront glazing with a tall covered metal. canopy above the main entry and exit doors. The large amount of articulation in plan at~these wall areas also accentuates the 38' stone tower element in the foreground of adjacent walls, which gives the added impression of height to the proposed 38' high tower. Our opinion is that adding additional height at these areas will make them .less pedestrian friendly and not provide any necessary visibility for other view positions. ~~ $GPA ARCHITECTURE AND PLANNING SRtd OiEGO'SAti F~S~MC<SGQ X40 ri'~c $TFitET STUD€fl 5~4 SAa# ~kNGSCO, CA 94~IUA F. dS5.~83.St31 E C E5.983_U5E3 S~t4tiVJ.SiiPA.GDPA i Attachment H .April 6, 2010. Derek Farmer CITY OF PETALUMA 11 English Street Petaluma, California 94952 RE: East Washington Place Petaluma, Califomia SGPA Project No.: 20414-P-01 G ITEM: Anticipated LEED Approach DA41D REIhKfR, Wk PRES~tiF RETAIL Anticipated LEED Approach SENIORUVING East Washington Place @DUCATION MIXED•USE As part of Regency Centers' commitment to developing and operating sustainable centers in order to minimize their impact on the environment, the East Washirigton Place project (the "Project") would be constructed to meet Leadership in Energy and Erivironmental Design (LEED®) requirements for "Silver' level certification using LEED for New Construction (LEED-NC) or LEED.for CORE and Shell (LEED. CS) rating systems. In keeping with Regency Centers' corporate strategy of environmental stewardship, as well as addressing LEED requirements, the Project would utilize numerous design and construction strategies to minimize its environmental impact both during construction and throughout the Project's life cycle. As part of the Project design .development and as ihdicated by LEED,. the entire Project team would participate in a full, day design charette with the goal to optimize performance of the Project as a whole, drawing upon the expertise and knowledge of the whole Project team. The goal of the design charette is to optimize performance of the site and buildings while taking into account particular features of the Project, specific local issues, availability of products and systems, estimated construction costs and Project synergy. While further design development would be necessary to determine the final LEED credits that the Project would attain, .preliminary designs, have incorporated sustainable design features to the greatest extent possible.. Site Features: East Washington Place is the redevelopment of a previously developed site that was formally Kenilworth High School. The Project is located within Yz mile of residential zones, community services and is at the (current) terminus of a pedestrian overcrossing connecting the east and west sides of Highway 101. A new bus stop for the local Petaluma Transit bus lines #2 and #3 serving the northern side of Petaluma would be located near the intersection of East Washington Street and Kenilworth Drive and would be provided as part of the Project. Additionally, two paratransit stops would be located within the project site in the locations noted on the site plans. Golden Gate Transit and Sonoma County Transit currently provide additional bus service to other areas within the larger region to within '/z mile of the project site. ~~/ S6PA ARCHITECTURE AND PLANNING East Washington Place Anticipated LEED Approach Page 2 of 3 Preferred parking spaces would be reserved for hybrid, carpool and family parking. Additionally, locations for electric vehicle charging would be designated within the parking areas. , Storm water retention structures would be incorporated underneath the parking lot in order to reduce peak flows and protect local streams. Water run-off from parking areas throughout the site would be treated using natural filtration techniques including bioswales. Additionally, water run-off from pedestrian sidewalks would be treated using numerous rain gardens that are located within the plaza areas. Heat Island Effect for both roof and non-roof areas of the Project would be minimized through the use of shade. trees and high albedo materials. Light pollution would be minimized through the use of low glare, cut-off site and parking lot lighting fixtures. Regency Centers would provide Tenant Design Guidelines to all future tenants encouraging the use of sustainable features in their design and Tenant Improvements that would be constructed following completion of the core Project. Major and Anchor tenants would also be encouraged to fully participate in all aspects of the LEED process and design their buildings and sites in accordance with sustainable building standards. Water Efficiency: Landscape materials have been selected using drought tolerant and native, species to the greatest extent possible. A "smart" irrigation system would be installed to conserve water resources by allowing remote management and automatic irrigation schedule adjustment based on real-time weather data. In addition to reduced water consumption for landscape and irrigation, restrooms provided by Regericy within the Project would be outfitted with high efficiency toilets (maximum 1.1 gpf) and lavatory faucets (maximum 0.5 gpm) in tenant bathrooms. Energy and Atmosphere: Buildings have been designed for both maximum energy efficiency and to perform as retail spaces. Tenant .storefronts are recessed within wall planes to reduce heat gain and all buildings have been designed with metal canopies, awnings and louvers that would shield tenant spaces from .solar heat gain during summer months. Insulating and low E glass would provide additional energy efficiency while maximizing views into tenant spaces. Highly reflective roof membranes and cap sheets would be used to minimize building heat gain through the roof for all low slope/flat roof surfaces. High efficiency rooftop package units would be installed for each tenant's heating, ventilation and air conditioning needs. The units would include demand-controlled economizers that respond to C02 sensors placed in the occupied spaces. Additionally, there would be a 24-hour/7-day programmable thermostat for each rooftop unit located in the associated tenant's space. ~'~ SGPA ARCNlTECTURE:AND PLANNING East Washington Place Anticipated LEED Approach Page 3 of 3 Materials and Resources: Through dedicated execution. of a construction waste management plan, the Project expects to achieve a construction waste diversion rate of over 75°l0. Buildings have been designed to use recycled materials. including finish materials of recycled steel and metal canopies. The Project expects to contain recycled content (post- consumer, Y~ pre-consumer) of 20%-30%. Materials that are harvested and manufactured locally would. be .utilized within the project where feasible. The Project expects that 20%-40%; of. the materials' value in constructing the project would be harvested and manufactured within 500 miles of the project site. ~ Indoor Environmental Quality: When provided' by Regency as part of the construction for the Project, interior tenant construction .would include low-emitting materials including paints, adhesives, sealants, carpet and floor coverings, in order to preserve air quality for #uture tenants: Innovation and Design: Sustainable design featur..es throughout the project have been designed to be visible to the users of the project. Additjonal signage would be provided to help educate users to the specific sustainable features of the project site. The project team includes LEED Accredited Professionals. (LEED-AP) including fhe Project Architect and Regency Centers' Construction Manager. ~-3 Attachment 0 '~ POST OFFICE )l3OX 61 j85$ PETALUMA~ CA 94953-0061 February 25, 2010 Pamela Torliatt Ma}~or Teresa Barrett Regency Centers David Glass peter Knoedler, Senior Vice President, Investments .Mike Harris Mike Healy 2999 Oak Rd>, Suife 1000 David Rabbitt Walnut Creek, CA 94597 Tiffany RenEe Counciln:ernbers RE: Site Plan &-Architetaucal Review for East Washington Place Project -Petaluma, Calif. Dear Mr. Knoedler: Thank you for your participation in the Planning Commission session the other night. We believe significant progress was made toward a mutually acceptable project design and look forward to working with you as we continue project analysis. Please review the following items per staff direction from the February 23, 2010 Planning Commission Meeting: Please provide all of the items on this .list no later than Thursday, March 4, 2010 at 5:00PM to maintain March 23,.2010 Planning Commission hearing Com-ruutigrDevelopment date. Department 11 Englisl: Street Petaliorra, CA 9995? SITE PLAN ITEMS• ' E-Mail cdd@ci. pe lal:una. ca. us 1. Provide access road for deliveries behind building M6. 2. Provide details of revised bike access per P.BAC conditions of approval B"`!d"'° 3. Provide site plan articulation of central pedestrian spine. Phone (707) 778-4301 Fax (707) 778-4498 4. Provide 2"d'Floor Uses along pedestrian spine; provide smaller. pad buildings To Schedule Lrspections: Phone (707) 778-4479 along Kenilworth Drive. Possibly consider reduction in other buildings square footage and/or utilize extra square footage included in EIR. The goal here is to Plpn„ing improve the urban design and pedestrian oriented nature of the project along Phone (707) 778-4301 Fax (707) 778-4498 Kenilworth consistent with the IZO parameter for design review and implement both Planning Commission and City Council direction. 5. Provide paratransit stop locations on site plan in the vicinity of Buildings Al and M2-M5. Provide proposed shelter design for transit stop to be located in the vicinity of East Washington Street-Johnson Drive near the Swim Center. EOUALXOUSINR OPPORTUNITY 1 - Planningdrive/Geoff's Stuff/ Notes from PC meeting_Regency_02232010_GIB ~.~~ 6. Show proposed use of grass-crete or similar alternative on site plan and landscape plans. 7. Provide cross parking lot connector in Parcel 1; could be a simple walkway of four feet wide combined with cart corrals (show cart corrals). 8. Provide parking lof tree diamonds approximately every four parking spaces. Provide curbing detail and/or tree guards. 9. Provide.locations of parking lot lights which may require additional~diamonds. 10. Provide locations for electric-vehicle charging stations. 11. Increase amount of compact spaces to 30% max. as allowed by code to allow for maximum amount of landscaping including finger islands at•single loaded ,parking areas and pedestrian walkways. LANDSCAPE PLAN/PUBLIC ART 12: Provide legible plant legends and plan call outs. 13. Provide additional bench details. 14. Consider modified bollard, garden wall designs in response to concern about bollards effectiveness. 15. Provide statement of intent to return to Public Art Committee forfinal art work selection prior to issuance of grading or building permits. 16. Provide Public Art at plaza.along Kenilworth frontage at pedestrian spine. 17. Provide screening; buffering, protection'of plaza users at East Washington Street and Kenilworth. 18. Review requirements for SPAR submittals and make necessary changes and additions. ARCHITECTURE 19. Show clearly on elevations areas to be stone and.slate. 20. Provide materials sample board or boards. 21. Provide all elevations of Buildings 55 thru 58. 22. Provide statement/description of LEED Silver approach. 23. Provide more.stone and slate; less stucco. 24. Consider revised color scheme with less purple; tone it down. 25. Provide high windows at rear elevations along Highway 101 frontage for both visual interest and access to natural light. 26'. Provide revised design of Al to accentuate entry more.(inerease height) and provide more storefront glass.at th.e front. 27. Provide preliminary lighting plan. PLAN SET ISSUES: 28. Provide additional animation sequence to show rear of buildings and view from E. Washington overpass and more eye level views of building facades both with and with out trees. Planning drive/Geoff's Stuff/ Notes from PC meeting_Regency_02232010_GIB 2 29: Provide building elevation"s at a minimum scale of 1/8" scale with blow ups at %" scale for areas of interest (entries; storefront; etc,) 30. Provide plant,legends and key site furnishing:Aexhibitto site plan. 31. Provide clear, legible full size plans with scale and north arrow"as appropriate. 32. Provide Roof Plan 33. Provide Building Setback Exhibit OTHER: 34. Provide or respond,to all itemsrecommended 6y staff'in fihe'Feb. 23, 2010 Planning Commission staff report. 35. Provide a Cost Recovery, Deposit of at least $40;000 after retiring negative debt based on most recent invoices. Contact Jen O'Hagen for the: most:information, 36: Provide writtenresponseto these items and indicate method achieved. 37. Provide alf of the items on this list no later than Thursday,- March 4, 2010 at S:OOPM. Please don't hesitate to contact either myself or Derek Farmer, Senior Planner, to discuss~any of the above items. VNe are available for a meeting as well. Sincerely, Geoff I. Bra ey Planning Manager Cc: Derek°Farmer Leslie Thomsen John Brown Planning:drive/GeofYs:Stuff/ Notes from.PC meeting_Regency_02232010_GIB 3 ~.3 Attachment 1 ~` ~ ~~L~l/~~~I March 4, 2010 Geoff Bradley Community Development Department City Of Petaluma 11 English Street Petaluma, CA 94952 RE: East Washington Place / SPARC Requests for March 23rd Hearing Geoff, via Electronic Mail In regards to your February~25, 201'0 letter outlining'the City's requests relating to site plan and architectural review of East Washington PI'ace, below is a list of those items and our response. For those major design changes we are not providing we hope you understand tfiat~such requirements cannot be met as we feel they jeopardize the "success of the shopping center.. SITS PLAN ITEMS: _. _. 1. Provide access road for.deliveries~behind building M6. 'Response: This will be provided as part of the revised plans. 2. Provide details of revised bike access per PBAC conditions of approval. Response: This will be provided as part ofthe:~revised plans. .. 3. Provide site plan articulation;of'central pedestrian spine.. Response: This will be provided as part of the revised plans. 4. Provide 2"d Floor Uses along.pedestrian spine; provide smaller pad buildings along Kenilworth Drive. Possibly corisder reduction in other buildings square"footage and%or utilize extra square footage included in"EIR. The;goal here is to improve.the'urbandcsign acid pedestrian oriented nature of the project along:'Kenilworth consistent with the IZO parameter for design review and implement b"oth Planning Commission and City Council.direction. Response: Regency will not agree to such changes as they compromise the`success~of the shoppingcenter. Regency is ' mainly concerned with reduction of visibility to larger tenants, reduction of parking fields in front of main entry points, and inability to lease second floor spaces. ~ 5. Provide paratransit stop locations on site plan in the vicinity of Buildings Al and IVl2-M5. Provide proposed,shelterdcsign for transit stop to be located in the vicinity'of"East: Washington Street-Johnson Drive. near the Swim Center. Response: Proposed locations will be provided as . part of the revised plans. Shelter design will not be provided _as they are subject to approval by different agencies. 6. Show proposed use of grass-crate or similar alternative on site plan and laridscape plans. Response: This will be provided as part of the revised plans. .2999 OAK'ROAD, SUITE 1000 . WALNUT CREEK, CA 94597.925.279.1800.888.797,7348 .FAX:. 925.935.5902 . REGENCYGENTERS.COM J~ 7. Provide cross parking lot connector in Parcel 1; could be a simple_walkway of four feet wide combined with cart corrals (show cart corrals). Response: This will be provided as part of the revised plans. 8. Provide parking lottree diamonds approximately every four parking spaces. Provide curbing detail and/or tree.guards. Response: Our team interpreted this requirement as providing one tree for every four parking spaces by using existing parking aisle endcaps, landscape strips, bioswale planting areas, and additional tree diamonds as required: This will be provided as part of the revised plans. 9. Provide locations of parking lot lights which may require additional diamonds. Response: Light pale spacing and location is determined by the fixture height, type of lamp, and t('-e fight levels required. With-so many variables°it:would be impossible o provide the spacing of fixtures withoutrunning numerous.photometricstudies, so we cannot show accurate spacing (number/location of poles).. We will include a detail of how.tf~e light fixture base will be positioned wfhin thee:-rows of parking on an enlarged plan detail (sheet'5:3) and that it conforms to the heighf limits: setforth by the City. 10. Provide locations for elecfric-vehicle charging stations. Response: This will be provided as part of the revised plans.. 11. Increase amount of compact spaces to 30% max. as allowed by code to allow.for maximum amount of landscaping including finger islands atsingle-loaded parking areas and pedestrian walkways. Response: This will be provided as part of the'revised plans. LANDSCAPE PLAN/PUBLIC ART 12. Provide legible plant°legends and plan call outs. Response: This will be provided as part of the revised plans. 13. Provide additional bench details. Response: Additional bench details beyond the preliminary mock-ups cannot be provided at this time. Oncetheoverall.approvals are obtained we will contract with the School district to complete the.:-bench designs. 14. Consider modified bollard, garden wall designs in response to concern about bollards effectiveness. Response: This will be provided as part-of'the revised plans. 15. Provide statement of intent to return to Public Art Committee for final art work selection prior to issuance of grading or building permits. Response: This will be provided as part of the revised. plans. 16. Provide Public Art at plaza along Kenilworth frontage at pedestrian spine. Response: If this is the City desire we will move the art from its. current location #o this location 17. Provide screening, buffering, protection of plaza users at:East Washington Street and Kenilworth. Response: This will be provided as part of the revised plans. 18. Review requiremenfs for SPAR submittals and make necessary changes and additions. Response: This will be provided as part of the revised plans. ARCHITECTURE 19. Show clearly on elevations areas to be stone and slate. Response: This will be provided as part of the revised plans: 20. Provide materials. sample board or boards. Response: A LEED credit scorecard will be provided as part ofthe revised plans. 21. Provide all elevations of Buildings 55 thru S8. Response: This will be provided as part of the revised plans. 22. Provide statement/description of LEED Silver approach. Response: This will be provided as part of the revised plans. ~~~ 23. Provide more stone and slate; less stucco. Response: This will be provided as part:of the revised plans: 24. Consider revised color scheme with less purple; tone it down. Response: This will be provided as,part of the revised plans. 25. Provide high windows at rear elevations along Highway 101 frontage for both visual interest and access to natural light.. ,Response:. This will be provided as part of the revised plans: 26. Provide revised design of Al to accentuate entry more. (increase height) and provide more storefront glass at the front. Response: Regency is not providing any design revisions with regard to building AL We feel that the current detail .and articulation provide awell-rounded and unique design. 27. Provide preliminary lighting plan. Response: Sincewe do not have a photometric plan at this point in time, we will provide a written' description of lighting~concept. PLAN SET ISSUES: 28. Provide additional animation sequence to show rear of buildings and view from E. Washington overpassand more eye level views of building facades both with and without trees. Response: Given timing requirements and cost constraints we will not'provide additional animation. The only revisions.that will be made to the 3-D model are in regards to buildingand landscaping updates. , 22. Provide building elevations ata minimum scale oft/.8" scale with blow ups. at %"scale for areas of interest (entries,, storefront, etc..) Response: This requirement:'is more appropriate for residential projects rather than commercial. Also, enlarging hand drawn elevations will have poor quality. As such vile are not providing the revised scale: 29. Provide plant legends and key site`furnishing exhibitto site plan. Response: This will be provided as part of the revised' plans. 30. Provide clear, legible full size plans with scale and north arrow as appropriate. Response: This wilt be provided as part ofthe rev"sed plans. 23. Provide Roof Plana Response: This requirement is not typical of commercial projects, especially at this point in the process: We will provide building sections to illustrate roof screening concepts. 31. Provide Building Setback Exhibit. Response: This will be provided as part of the revised plans. OTHER: 32. Provide or.respond to all items recommended by staff in the Feb.,23, 2010 Planning Commission staff report. Response: This will be provided as part ofthe revised plans. As previously discus"sed we!would like to meet you and/or Derek Farmer at the City offices with our design team on March 9`h to review the revised plans and discuss any necessary details. If you have any questions in the meantime please contact me (925) 279-1800: . Best Regards, Ryan McNamara Regency Centers. ~-3