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HomeMy WebLinkAboutPlanning Commission Resolution 2014-31 10/15/2014RESOLUTION NO. 2014-31 CITY OF PETALUMA PLANNING COMMISSION RESOLUTION OF THE CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE VALERO CONVENIENCE STORE AT 532 EAST WASHINGTON STREET Project File No: PLMA-14-0001 WHEREAS, Arash Salkhi submitted applications for a Conditional Use Permit, determination of Public Convenience or Necessity (PCN), and Site Plan and Architectural Review for the construction of a new Valero convenience store, landscaping and associated site improvements located at 532 East Washington (the "Project"); and WHEREAS, the project has been reviewed in compliance with the California Environmental Quality Act (CEQA) and has been determined to be categorically exempt pursuant to CEQA Guidelines Section 25301, Class 1, Existing Facilities, section e.2, which allows additions to existing structures provided that they are less than 10,000 square feet on sites where public services and facilities are available and where the area is not environmentally sensitive; and WHEREAS, on September 11, 2014, a Notice of Public Hearing was published in the Argus Courier and mailed to all residents and property owners within 500 feet of the project including the individual units of the adjacent apartment building; and WHEREAS, the Planning Commission held a properly noticed public hearing on September 23, 2014 in accordance with the City of Petaluma's Implementing Zoning Ordinance (IZO), Section 24.01 OF; and WHEREAS, the Planning Commission continued the item to a date certain, October 14, 2014, with direction for modifications to the resolution; NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby approves Site Plan and Architecture Review for the Valero Convenience Store based on the findings contained in Implementing Zoning Section 24.010.G as follows: The proposed project uses quality materials, including painted stucco, aluminum composite panels, clear glass store front windows, and faux stone veneer accents to enhance the Washington Street corridor. The overall design of the new structure is consistent with the Valero corporate design and colors and will blend with the existing gas station canopy that sits forward on the site. The single story convenience store is setback from the street to accommodate the primary gas station use of the site and associated canopy, but maintains compatibility with other structures in the immediate area. The new building is in proportion to and does not overwhelm the adjacent structures which are all two-story. Planning Commission Resolution No. 2014-31 Page 1 2. The proposed project reflects the trends for contemporary gas stations to have larger convenience stores function as part of the primary gas station use. The new building will replace an existing building with two service bays that faces Washington Street and therefore will result in a slightly less auto - centered aesthetic within the existing gas station use. The architectural design is compatible with the overall character of the neighborhood, which is a mixture of commercial uses along the Washington Street corridor, and including auto -oriented uses such as a fire shop, gas stations, fast food, etc. Roof -mounted mechanical units will be screened and outdoor storage that took up much of the site will be eliminated. Wall packs will be mounted to three sides of the building and recessed lighting will be on the front, but light will be cast downward and dark sky compliant. 3. The new convenience store replaces an existing building on the some site with the same use. The new building is 2,800 square feet, centered on the site and setback an additional 14 feet from the East Washington Street property line. Although the building is sited closer to the existing apartment building (218 Edith Street), the project eliminates the existing outdoor storage area and provides a 15 -foot landscaped setback adjacent to the apartment's driveway. Additionally, replacement of screening along the rear property line has been conditioned to better buffer the rear of the building from the adjacent residential use. The new structure is setback more than adjacent buildings in the immediate area, but has been sited to work with the existing canopy and primary gas station use of the property and does not appear to create a visual incompatibility within the existing context. 4. One new sign will be mounted on the front elevation of the new convenience store, facing East Washington Street. The sign is on internally illuminated 54 -square foot yellow box with "Valero" grey letters spelling "Food Mart". The existing free-standing monument sign will remain. 5. The materials and color palette used are consistent with the Valero imaging seen at the front of the site with the gas station canopy. The single -story massing is lower than nearby buildings to minimize impacts to adjacent residential and consistent with the ancillary function of the convenience store within the larger gas station use of the property. 6. The project includes increases to existing site landscaping, particularly around on the east and south sides of the building and the length of the western perimeter. New plantings in the existing and proposed beds will enhance the Washington Street corridor. The two existing street trees are to be preserved and planting of maple trees along the rear of the building provide additional buffer between the use and the adjacent apartment building. Existing ingress, egress, and internal circulation are maintained on the site. Enhanced path of travel and bicycle facilities are incorporated into the project and have been designed to promote safety and convenience within the existing development on the site. Planning Commission Resolution No. 2014-31 Page 2 7. The project as conditioned is consistent with applicable development standards for the MUTA zoning district, including setbacks, building height, and floor area ratio. 8. The project as conditioned is consistent with applicable goals, policies, and programs of the General Plan 2025 and including the Washington Street corridor sub area. ADOPTED this 151h day of October, 2014, by the following vote: ATTEST: Commission Member Aye No Absent Abstain Benedetti-Petnic X Lin X Gomez X Marzo X Councilmember Miller X Vice Chair Pierre X Chair Wolpert X Bill Wolpert, Chair APPROVED AS TO FORM: He her Hines, Comm} si Secretary Andrea Visveshwara, Assistant City Attorney Planning Commission Resolution No. 2014-31 Page 3 Exhibit 1 SPAR CONDITIONS OF APPROVAL Valero Convenience Store 532 E. Washington Street File PLMA-14-0001 Approval is granted for the construction of the new convenience store and site plan and landscaping modifications at 532 East Washington Street. 2. The plans submitted for building permit review shall be in substantial conformance with those plans on file in the Planning Division and date stamped August 6, 2014, except as modified by the following conditions. 3. Plans submitted for building permit shall include the following revisions: Use of the sun glow yellow color shall be limited to an accent color; • The entry canopy (shown on the plan set as ACM in sun glow yellow) shall have a natural metallic finish similar to metal sun shades on front fagade; • The sign itself may use the sun glow yellow color; • Two shades of stucco shall be utilized on the all four elevations; • The Right (Edith -facing) Elevation shall be modified such that the stone in the second panel extends up to the height of the stone in the first/front panel; • Building lights shall be wall washers with neutral white lighting; • Fencing/gating shall be installed to the sides of the food mart to deter foot traffic to the rear of the building; • Any publicly accessible, un -gated portions of the side elevations shall be enhanced with a cable trellis and vine system to improve aesthetics and deter graffiti; and • Runoff from the food mart roof shall be used to supplement irrigation to minimize impacts and a bio-swale or similar method should be considered at the rear of the building to treat runoff before entering the City's stormwater system. 4. The colors and materials, including the lighting fixtures, shall be in substantial conformance with those noted on the plan set and the color board in the project file and date stamped September 10, 2014, except as modified by the following conditions. 5. Prior to the issuance of any development permit, the applicant shall revise the site plan or other first sheet of the office and job site copies of the Building Permit plans to list these Conditions of Approval as notes. 6. Prior to the issuance of any development permit, the applicant shall provide documentation that the two lots (APN 007-061-043 and 042) are one lot or shall complete a lot merger through the lot line adjustment process. 7. Prior to building permit approval, the plans shall note the installation of high efficiency heating equipment (90% or higher heating/furnaces) and low NOx Planning Commission Resolution No. 2014-31 Page 4 water heaters (40 or less) in compliance with policy 4-P-1 5D (reducing emissions in residential units). 8. Prior to building, grading, or demolition 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 Community Development Department), in compliance with General Plan policy 4-P-16: a. Maintain construction equipment engines in good condition and in proper tune per manufacturer's specification for the duration of construction; b. Minimize idling time of construction related equipment, including heavy-duty equipment, motor vehicles, and portable equipment; c. Use alternative fuel construction equipment (i.e., compressed natural gas, liquid petroleum gas, and unleaded gasoline); d. Use add-on control devices such as diesel oxidation catalysts or particulate filters; e. Use diesel equipment that meets the ARB's 2000 or newer certification standard for off-road heavy-duty diesel engines; and f. Limit the hours of operation of heavy duty equipment. 9. Prior to issuance of a building permit the applicant shall replace the existing redwood battens in the chain-link fence with new wood battens. The applicant shall also reinforce the fence screening on station side of the south property line with an evergreen hedge that will reach a height at maturity of at least six feet. 10. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be permitted. 11. Prior to issuance of a building permit, all unapproved banners, flags and signs shall be removed. 12. Wall -mounted light fixtures shall be downlights and be dark sky compatible with house side shields so as not to cause light or glare trespass onto adjacent properties. 13. The applicant shall post signs to instruct customers to cut their engines to reduce idling when queuing and fueling. The signs shall be installed prior to final inspection. 14. All construction activities shall be limited to 7:00 a.m. to 5:30 p.m. Monday through Friday, this includes construction related deliveries and equipment maintenance. Construction activities that generate little or no noise (plumbing, painting, electrical, etc.) are permitted on Saturdays from 9:00 a.m. to 5:00 p.m. Construction shall be prohibited on Sundays and all holidays recognized by the City of Petaluma. 15. Hours of operation of the fuel pumps and convenience store shall be limited to 5:00 a.m. to 11:00 p.m. and all other conditions of the Conditional Use Permit associated with the project shall apply. Planning Commission Resolution No. 2014-31 Page 5 16. The applicant shall be subject to all applicable Development Impact 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. 17. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers, and employees from any claim, action, or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals of the project, when such claim or action is brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicants/developers of any such claim, action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding and if the City chooses to do so appellant shall reimburse City for attorneys' fees by the City. Building Division 18. Green Building. Provide documentation demonstrating how the project conforms to the Cal Green Tier] requirements with Modified Tier 1 for construction and demolition. Additional efforts to increase efficiency through site design, building design, etc. are strongly encouraged. Public Works Department 19. All portions of broken, displaced or cracked sidewalks, driveway approaches and curb ramps along the East Washington Street and Edith Street frontages shall be removed and replaced in accordance with City and State accessibility standards. An encroachment permit is required for all work within the public right of way. 20. Prior to Building Permit, provide proposed existing and proposed water and sewer connections. Show the removal of the existing water and sewer connections at the public mains. Show the relocation of the water meter outside of the driveway and into a planting area. 21. Prior to Building Permit, provide details on spill containment measures. BMPs shall be incorporated to prevent possible fuels spill from directly connecting into the public storm drain system. 22. Should the applicant decide to prepare or sell food other than the pre-packaged, pre -sliced proposed, a grease interceptor may be required as part of the Building Permit submittal. 23. On plans submitted for a building permit, provide a proposed grading, utility and drainage plan per City standards. Identify proposed storm drain piping and connections to the existing public storm drain system on the site plan. No lot to lot drainage is allowed. Planning Commission Resolution No. 2014-31 Page 6 Standard Site Plan and Architectural Review Commission Conditions 24. All exterior lighting shall provide a "soft wash" of light against the wall and shall be hooded and directed downward with no direct glare into bicyclists' or pedestrians' eyes, and shall conform to City Performance Standards. 25. External downspouts shall be painted to match background building colors. Scuppers without drainage pipes may not be installed because of probable staining of walls (overflow scuppers are exempt). 26. All planting shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to insure continued regular watering of landscape areas, and health and vitality of landscape materials. 27. Construction activities shall comply with applicable Zoning Ordinance and Municipal Code Performance Standards (noise, dust, odor, etc.). Planning Commission Resolution No. 2014-31 Page 7