HomeMy WebLinkAboutPlanning Commission Resolution 2015-01 02/24/2015RESOLUTION NO. 2015-01
CITY OF PETALUMA PLANNING COMMISSION
APPROVING A CONDITIONAL USE PERMIT FOR
PETALUMA POULTRY LOCATED AT 2700 LAKEVILLE HIGHWAY
APN 005-040-059 and 005-280-052
File No. PLSR 14-0004
WHEREAS, Petaluma Poultry submitted applications for a Conditional Use Permit for
expansion of the existing use by increasing production through extended hours of operation and
Site Plan and Architectural Review for a 3,200 square foot office addition and upgrades to
parking lots and landscaping at the existing Petaluma Poultry processing plant located at 2700
Lakeville Highway (the "Project"); and
WHEREAS, Resolution #U25-69 was approved in October 1969 for construction of a poultry
processing plant with poultry processing, refrigeration, freezing, storing, covered truck stalls,
administrative offices, retail sale and display poultry products together with truck docks, turning
area, paved off-street employee parking, paved guest parking, and landscape areas located
at 2700 Lakeville Highway; and
WHEREAS, in 1975 a Conditional Use Permit was approved by the City for Petaluma
Poultry for additional parking and paving but the improvements were never constructed; and
WHEREAS, in 1983 a third Conditional Use Permit was approved for the Petaluma Poultry
processing plant at 2700 Lakeville Highway for an approximately 6,000 square foot addition,
enclosure of an approximately 1,280 square foot freezer, installation of an approximately 200
square foot portable freezer, and to legalize an unpermitted storage area; and
WHEREAS, also in 1983 the Site Plan and Architectural Review Committee approved a
Master Development Plan that included areas for future expansion of the facility; and
WHEREAS, in June of 1991 a Conditional Use Permit was approved for further expansion of
the Petaluma Poultry processing plant to add a 3,200 square foot office/break room to the
southeast corner of the existing plant; and
WHEREAS, in February of 1999 an Administrative Conditional Use Permit was approved to
authorize a 1,840 square foot storage addition on the second story of the existing plant and a
320 square foot first floor addition to expand existing cooler area; and
WHEREAS, in 2000 a Conditional Use Permit and Site Plan and Architectural Review were
approved to allow a 13,200 square foot open metal canopy on the site and modify the Master
Development Plan; and
WHEREAS, in 2013 an Administrative Site Plan and Architectural Review was approved for
minor modifications to add refrigeration units and similar equipment enclosures to the existing
facility but specifically precluded any increase in production or intensity of use; and
WHEREAS, the proposed improvement to the existing Petaluma Poultry facility 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 15303, Class 3,
New Construction or Conversion of Small Structures; and
Planning Commission Resolution No. 2015-01 Page I
WHEREAS, on January 29, 2015 public notice of the hearing before the Planning
Commission was published in the Argus Courier and mailed to all property owners within 500 feet
of the subject property and occupants of the adjacent multifamily complex; and
WHEREAS, at their meeting on February 10, 2015 the Planning Commission continued the
Project to a date certain of February 24, 2015 without discussion or public comment; and
WHEREAS, the Planning Commission held a public hearing on February 24, 2015 during
which the Commission considered the request and received and considered all written and oral
public comments which were submitted up to and at the time of the public hearing in
accordance with the City of Petaluma Implementing Zoning Ordinance; and,
NOW THEREFORE, BE IT RESOLVED that after reviewing the City's staff report and
attachments, receiving City staff's presentation, comments, and evidence received during a
public hearing, the Planning Commission hereby approves the Conditional Use Permit for
Petaluma Poultry, based on findings made below and subject to conditions of approval
attached as Exhibit 1:
1. The existing use of the site as a poultry processing facility has been in continuous operation
on the project site since 1970 with modification over time as evidenced by approval of
Conditional Use Permits and Site Plan and Architectural Review.
2. Conditions of Approval of previously approved Conditional Use Permits have required that
future expansion be reviewed through the issuance of a subsequent conditional use permit.
3. The Project conforms to the goals and policies of the Petaluma General Plan 2025. The
subject property has a Business Park land use designation and is surrounded by a mixture of
industrial, commercial, and residential uses. The BP zoning and the Lakeville Business Park
Planned Community District zoning are consistent with the Business Park land use designation
and the proposed use is conditionally permitted.
4. The proposed improvements to the existing poultry processing plant and expansion of the
use, as conditioned, will conform to the requirements and intent of the Implementing Zoning
Ordinance, specifically, the light industrial use is suitably located on Lakeville Highway and in
proximity to other industrial related uses.
5. The Project strengthens the visual character of the Lakeville Highway corridor by providing
greater architectural detailing and variety on the front facade facing Lakeville. Additional
improvement are proposed with upgrades to landscaping along Lakeville Highway to further
enhance the visual character along this primary corridor into Petaluma.
6. The existing site is adjacent to residential units along the southwest property line and has
been designed and conditioned to minimize adverse impacts on the healthy, safety and
welfare on affected properties associated with the expanded hours and increased intensity.
The additional truck access off of South McDowell will minimize noise and disturbance to
residential neighbors during nighttime hours and conformance with performance standards
will minimize other negative impacts associated with odor, glare, and noise.
7. The expansion of the poultry processing facility, increase in operating hours and production,
and associate site improvements, as conditioned, are consistent with those standards listed
in the Implementing Zoning Ordinance Section 24.030G in that the Project continues the
existing use on the site, improves ingress and egress options for truck activities during
extended hours, and improves onsite parking consistent with applicable requirements to
accommodate the increase in employees.
Planning Commission Resolution No. 2015-01 Page 2
S. The Project is a suitable light industrial activity on a major arterial. The intensity of activity of
the proposed poultry processing plant is compatible with the surrounding area with
improvements that enhance the Lakeville Highway corridor.
Based on the following, the Project, as conditioned, will not constitute a nuisance or be
detrimental to the public welfare of the community:
a. Odors/Noise: Increase in hours is minimal based on existing operational hours of 24
hours per day during the week and 11:00 a.m. to 10:00 p.m. on weekends. An
additional truck access is proposed on South McDowell to separate truck activity
from the residential uses in the area during the hours after 10:00 a.m. and before 7:00
a.m. on weekdays and 9:00 a.m. on weekends and holidays. Parking upgrades
provide adequate onsite parking for the anticipated increase in employees and a
required 45 minute separation between shifts is conditioned to minimize parking and
access conflicts. The extended hours and increase in production is anticipated to
generate approximately 136 additional daily trips to the site which will not have
reduce level of serve at any of the surrounding intersections and is not anticipated to
increase noise or odors as a result of the continued use of the site.
Performance Standards: The Implementing Zoning Ordinance Performance
Standards include regulations related to noise, odors, light, and glare and except as
specifically provided in this conditional use permit, the Project is required to comply
with these requirements.
c. Uniform Building Code: All work is required to be performed in compliance with the
Uniform Building Code.
Planning Commission Resolution No. 2015-01 Page 3
ADOPTED this 24th day of February, 2015, by the following vote:
Commission Member
Aye
Vice Chair Benedetti-Petnic
X
Gomez
X
Chair Lin
X
Marzo
X
Councilmember Barrett
X
Pierre
X
Wolpert
X
ATTEST
Heather Hines, Com fission Secretary
Attorney
No Absent Abstain I
Jocelyrn Lin, CKair %
APPROVED AS TO FORM:
Andrea Visveshwarah, ity Attorney, City
Planning Commission Resolution No. 2015-01 Page 4
EXHIBIT 1
CUP CONDITIONS OF APPROVAL
PETALUMA POULTRY
2700 LAKEVILLE HIGHWAY
APN 005-040-059 and 005-280-052
File No. PLSR 14-0004
This Conditional Use Permit authorizes expansion of the existing poultry processing use
and extended hours of operation.
2. To the extent this Conditional Use Permit conflicts with any prior Conditional Use Permits
for Petaluma Poultry at 2700 Lakeville, this Conditional Use Permit shall prevail.
3. At no time shall business activities exceed Performance Standards specified in
Implementing Zoning Ordinance Section 21.040 and/or the General Plan.
4. The hours of operation may extend 24 hours per day, seven days per week.
5. Truck activity between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and 10:00
p.m. and 9:00 a.m. on weekends and holidays recognized by the City of Petaluma shall
be limited to ingress and egress on South McDowell Boulevard. No truck access on
Telecom Lane shall be allowed during these hours.
b. The maximum number of employees on any shift shall not exceed 318 in order maintain
compliance with the provisions of this Use Permit.
7. A minimum separation of 45 minutes shall occur between the end of one shift and the
start of the subsequent shift in order to minimize parking and traffic conflicts.
8. All improvements to the site as outlined in the associated Site Plan and Architectural
Review resolution shall be completed and all conditions of approval satisfied prior to
commencement of extended hours or increase in production.
9. The eastern parking area is ancillary to the primary manufacturing use and the applicant
shall submit a recorded parking and access easement between the two parcels to be
held in perpetuity. The form and content of the easement shall be reviewed and
approved by the City Attorney prior to recordation.
10. Two employee showers shall be shown on building permit plans in compliance with IZO
Section 11.090 for manufacturing uses.
11. Bicycle parking shall be provided for in compliance with requirements of IZO Section
11.090 and as conditioned in the associated Site Plan and Architectural Review
resolution.
12. Signs are not included in this approval. Signs require separate approval of a sign permit
from the Community Development Department prior to installation.
13. The site shall be kept cleared at all times of all garbage and debris. No outdoor storage
is permitted.
Planning Commission Resolution No, 2015-01 Page 5
14. Use of the Lakeville Highway access shall be limited to customers and employees with
truck activity accessing the site from South McDowell Boulevard or Telecom Lane.
15. All future additions or expansions of the use shall require review and issuance of a new
Conditional Use Permit.
16. All applicable Development Impact Fees shall be paid with the issuance of any
applicable building permit and prior to commencement of the expanded production.
17. The applicant shall utilize best management practices to minimize odors
18. All unloading, truck washing, and poultry handling areas shall be screened or otherwise
designed to prevent the scattering of feathers beyond the boundaries of the site, and all
feathers, offal and other possible odor producing matter shall be removed from the site
so not to allow any odor to be created which is detectable beyond the boundaries of
the site by the human senses without the aid of instruments.
19. Proposed 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.
20. The applicants/developers shall defend, indemnify, and hold harmless the City or any of its
boards, commission, agents, officers, and employees from any claim, action or
proceeding against the City, its boards, commission, agents, officers, or employees to
attack, set aside, void, or annul, the approval 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
if the City bears its own attorney's fees and costs, and the City defends the action in
good faith.
21. Frontage improvements, including but not limited to, sidewalk, commercial driveway
approach and streetlight on South McDowell Extension and Lakeville, landscaping and
signage shall be installed per City standards shall be included on plans submitted for
building and encroachment permits.
22. Provide an irrevocable offer of dedication for street right of way, to the City of Petaluma,
along the frontage of South McDowell Boulevard, from the intersection of Lakeville
Highway to the new commercial driveway approach, and along a portion of Highway
116 for future left turn lane widening on South McDowell Boulevard limited to 5 feet
maximum, which is sufficient to accommodate the additional future left turn lane on
South McDowell Boulevard. The exact location and width of the irrevocable offer of
dedication shall be determined and approved by the City Engineer during preparation
of construction documents and prior to issuance of a building permit. The irrevocable
offer of dedication shall be vacated removed from title) upon determination by the City
Engineer that sufficient alternate traffic operation improvements have been
implemented and the irrevocable offer is no longer necessary.
23. All portions of existing broken, displaced or cracked sidewalk, pedestrian ramps and
driveway approaches shall be removed and replaced per City standards.
24. Prior to issuance of a building permit, a public access easement shall be dedicated to
the City for all portions of sidewalk located on private property.
Planning Commission Resolution No. 2015-01 Page 6
25. Petaluma Poultry shall comply with production capacity and maximum discharge
requirements as well as pay waste water capacity fees in accordance with the terms of
the significant industrial user permit No. 0220 for the Petaluma Poultry Facility.
26. Drainage and storm water improvements shall be installed per recommendations in the
Preliminary LID and Detention Analysis report dated September 2014 and LID -1 exhibit
dated 09/29/2014 by Steven J. Lafronchi and Associates.
27. All public improvements shall be constructed to City standards and meet accessibility
requirements.
28. An encroachment permit is required for all work within the public right of way. All work
covered under the encroachment permit shall be completed prior to final inspection.
Any work within State Route 116 right of way requires a separate permit from Caltrans.
29. An updated Emergency Plan with revised Evacuation Routes and current site
configurations shall be submitted to the Fire Inspector at the time of Fire Inspection for
the work of this permit
Planning Commission Resolution No. 2015-01 Page 7