HomeMy WebLinkAboutPlanning Commission Resolution 2015-02 02/24/2015RESOLUTION NO. 2015-02
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW
FOR EXPANSION OF THE PETALUMA POULTRY FACILITY
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
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 Site Plan and Architectural Review for
Petaluma Poultry based on findings made below and subject to conditions of approval
attached as Exhibit 1:
The proposed use of stucco is compatible with the concrete exterior of the existing plant
building. The office addition at the front of the main building is single story and provides a
more pedestrian scaled element for the administrative office function of the company. The
proportion and detailing improves the facade of the facility as viewed from Lakeville
Highway and is additionally screened with proposed landscape upgrades along the street
frontage and in the redesigned parking areas.
2. Existing development on the site is utilitarian and lacking design detail or ornamentation. The
proposed modifications on the east elevation add detailing such as a defined cornice,
metal shades over windows and doors, metal trellis structures, and crook arm lighting fixtures
to create a more articulated front facade as seen from the street frontage. The rear of the
building remains unchanged. The architectural detailing proposed created greater
articulation and creates a more defined scale to the front facade but clearly maintains the
primary industrial nature of the site.
3. The addition is situated on the "front facade" of the existing plant facility to create more of a
human scale orientation along Lakeville Highway. A 25 foot landscape setback along
Lakeville Highway is maintained consistent with surrounding development.
4. The office addition is a single story element to what is currently a large industrial building with
minimal articulation or pedestrian scale detailing. Both the existing plant building and the
office addition will be painted and detailed to create a cohesive facade. The combination
of detailing and single story height create a more human scaled focal point of the large
industrial facility and improves the aesthetic along the Lakeville Highway corridor.
5. The Project upgrades landscaping along both street frontages, in the reconfigured parking
lots, and around the front facade of the building. No protected trees are proposed for
removal and many of the existing trees are maintained and supplemented with additional
tree planting. A variety of species, colors, and heights are included in the landscape palette
and all water usage ranges from very low to moderate.
6. Existing access on Telecom Lane and Lakeville Highway are maintained and an additional
access point is proposed on South McDowell Boulevard to separate trucking activities from
Planning Commission Resolution No. 2015-02 Page 2
adjacent residential uses during nighttime hours. Onsite parking for both vehicles and
bicycles have been upgraded to meet current standards. Meandering sidewalks are
proposed along both frontages consistent with existing development in the surrounding
neighborhood to increase connectivity and further facilitate pedestrian access.
7. The Project as conditioned is consistent with the applicable development standards for the
BP zoning district, including setbacks, building height and parking requirements.
8. 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.
ADOPTED this 24th day of February, 2015, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Vice Chair Benedetti- Petnic
X
Gomez
X
Chair Lin
X
Marzo
X
Councilmember Barrett
X
Pierre
X
Wolpert
X
ATTEST:
Hear
ea h r Hines, Cn�`nlssion Secretary
Joy Lin, C oir
APPROVED AS TO FORM:
Andrea Visveshwara, Assistant City Attorney
Planning Commission Resolution No. 2015-02 Page 3
EXHIBIT 1
SPAR CONDITIONS OF APPROVAL
PETALUMA POULTRY
2700 LAKEVILLE HIGHWAY
APN 005-040-059 and 005-280-052
File No. PLSR 14-0004
This approval is for the purpose of constructing an approximately 3,200 square
foot office addition and upgrades to parking, landscaping, and site
improvements, as described in plans date stamped November 30, 2014. Plans
submitted for building permit review shall be in substantial compliance with the
approved plan set, except as modified below.
2. Prior to issuance of any development permit, the applicant shall revise the first
sheet of the office and job site copies of the Building Permit plans to list these
Conditions of Approval.
3. Modifications approved with this SPAR shall be modifications to the previously
approved and subsequently amended Master Development Plan for the
Petaluma Poultry site. Prior to the issuance of a building permit the applicant
shall submit a revised graphic that illustrates the Master Development Plan with
modifications to the front landscape setback, building addition, and parking
modifications.
4. Prior to issuance of a building permit the applicant shall submit a revised
landscape plan with the following modifications:
• Increased planting density around the new office addition
• Increased planting density in the landscape setback area along Lakeville
Highway and South McDowell with consideration of taller planting to improve
noise and odor conditions
• Increased tree canopy over the parking area most closely located to
Lakeville Highway
• Creation of a landscape edge and tree planting along the edge of the new
truck access drive off of McDowell
• Installation of eight foot landscape strip along eastern boundary as previously
conditioned
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.
Revised plans shall indicate reduced height of 16 feet for parking lot light poles.
The existing facility shall be painted to match the new office addition and
painting shall be completed prior to the final inspection for the building permit.
8. Two employee showers shall be shown on building permit plans in compliance
with IZO Section 11.090 for manufacturing uses.
Planning Commission Resolution No. 2015-02 Page 4
9. Prior to building permit issuance the applicant shall submit revised plans that
include a bike enclosure next to the office addition that is in keeping with other
architectural detailing and meets the requirements for covered bike parking
outlined in IZO Section 11.090.
10. 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.
11. Signs are not included in this approval. Signs require separate approval of a sign
permit from the Community Development Department prior to installation.
12. The site shall be kept cleared at all times of all garbage and debris. No outdoor
storage is permitted.
13. 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.
14. All future additions or expansions of the use shall require review and issuance of a
new Conditional Use Permit.
15. All applicable Development Impact Fees shall be paid with the issuance of any
applicable building permit and prior to commencement of the expanded
production.
16. The applicant shall utilize best management practices to minimize odors.
17. 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.
18. 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.
19. Frontage improvements, including but not limited to, sidewalk, commercial
driveway approach and streetlight on South McDowell Extension and Lakeville
Highway, landscaping and signage shall be installed per City standards shall be
included on plans submitted for building and encroachment permits.
20. 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
Planning Commission Resolution No. 2015-02 Page 5
determination by the City Engineer that sufficient alternate traffic operation
improvements have been implemented and the irrevocable offer is no longer
necessary.
21. All portions of existing broken, displaced or cracked sidewalk, pedestrian ramps
and driveway approaches shall be removed and replaced per City standards.
22. 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.
23. 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.
24. 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. Lafranchi and
Associates.
25. All public improvements shall be constructed to City standards and meet
accessibility requirements.
26. 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.
27. 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 this work.
28. All planting shall be maintained in good growing condition. Such maintenance
shall include, where appropriate, pruning, mowing, weeding, cleaning, fertilizing,
and regular watering. Whenever necessary, planting shall be replaced with
other plant materials to insure continued compliance with applicable
landscaping requirements (Implementing Zoning Ordinance Chapter 14.030).
29. Prior to building permit submittal the landscape plans shall be reviewed by the
Tree Advisory Committee for compliance with street tree requirements.
30. Building permit plans shall demonstrate location of all mechanical equipment,
fire risers and utility lines and shall be properly screened to the maximum extent
allowable.
31. The applicant shall be subject to all applicable development impact fees. Said
fees are assessed at time of issuance of building permit and must be paid prior to
certificate of occupancy for new units.
32. The applicant shall comply General Plan Policy 4-P-16 by incorporating the
following during project construction:
a. Maintain construction equipment engines in good condition and in proper
tune per manufacturer's specification for the duration of construction;
Planning Commission Resolution No. 2015-02 Page 6
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;
f. Phase construction of the Project; and
g. Limit the hours of operation of heavy duty equipment.
33. 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 nor equipment prior to 7:30 a.m., Monday through Friday; no delivery
of materials nor equipment prior to 7:30 a.m. nor 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.
34. The applicant shall incorporate the following Best Management Practices into
the construction and improvement plans and clearly indicate these provisions in
the specifications. The construction contractor shall incorporate these measures
into the required Erosion and Sediment Control Plan to limit fugitive dust and
exhaust emissions during construction.
i. Grading and construction equipment operated during construction activities
shall be properly muffled and maintained to minimize emissions. Equipment
shall be turned off when not in use.
ii. Exposed soils shall be watered periodically during construction, a minimum of
twice daily. The frequency of watering shall be increased if wind speeds
exceed 15mph. Only purchased city water or reclaimed water shall be used
for this purpose. Responsibility for watering shall include weekends and
holidays when work is not in progress.
iii. Construction sites involving earthwork shall provide for a gravel pad area
consisting of an impermeable liner and drain rock at the construction entrance
to clean mud and debris from construction vehicles prior to entering the public
roadways. Street surfaces in the vicinity of the project shall be routinely swept
and cleared of mud and dust carried onto the street by construction vehicles.
iv. During excavation activities, haul trucks used to transport soil shall utilize tarps
or other similar covering devices to reduce dust emissions.
Planning Commission Resolution No. 2015-02 Page 7
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.
35. 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. 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.
36. The site shall be kept clear at all times of all garbage and debris. No outdoor
storage shall be permitted.
37. 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.
38. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists
within the project without first providing appropriate signs warning of the use of
chemicals. The project shall utilize Best Management Practices regarding
pesticide/herbicide use and fully commit to Integrated Pest Management
techniques for the protection of bicyclists and pedestrians.
39. All trees shall be installed to City planting and staking standards; trees may be
required in highly visible areas; all shrubs shall be five gallon size. All planted
areas not improved with groundcover material shall be protected with a two-
inch deep organic mulch as a temporary measure until the groundcover is
established.
40. All plant material shall be served by a City approved automatic underground
irrigation system.
41. All street trees and other plant materials within the public right-of-way shall be
subject to inspection by the project landscape architect or designer prior to
installation and by City staff prior to acceptance by the City, for conformance
with the approved quality specifications.
Planning Commission Resolution No. 2015-02 Page 8
42. All tree stakes and ties shall be removed within one year following installation or
as soon as trees are able to stand erect without support.
Planning Commission Resolution No. 2015-02 Page 9