HomeMy WebLinkAboutPlanning Commission Resolution 2015-06 04/28/2015RESOLUTION NO. 2015-06
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR
ADOBE ANIMAL HOSPITAL PROJECT LOCATED AT 408 MADISON STREET
FILE NO: PLSR-14-0021
WHEREAS, Yvonne Stemwedel, the property owner, submitted an application for
Site Plan and Architectural Review for the construction of an approximate 3,900 square
foot, one-story veterinary clinic and associated parking lot, landscaping, and other site
improvements located at 408 Madison Street (APN 007-082-028) ("Project"); and
WHEREAS, the Site has a General Plan land use designation of Mixed Use; and
WHEREAS, the Site is located within the Mixed Use 1 A ("MU 1 A") zoning district; and
WHEREAS, a veterinary clinic is a permitted use by right in the MUTA zoning district;
and
WHEREAS, Implementing Zoning Ordinance section 24.010 requires Site Plan and
Architectural Review prior to issuing a building permit for new construction; and
WHEREAS, The project is categorically exempt from the California Environmental
Quality Act (CEQA), under Section 15332 (In -Fill Development Projects) of the CEQA
Guidelines since it: (a) is consistent with the General Plan designation and applicable
zoning designation and regulations; (b) occurs within the city limits on a site less than five
acres which is substantially surrounded by urban uses; (c) has no value as habitat for
endangered, rare or threatened species; (d) would not result in significant effects relating
to traffic, noise, air quality, or water quality; and (e) can be adequately served by all
utilities; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider
Site Plan and Architectural Review on April 28, 2015; and
WHEREAS, a copy of the public notice was published in the Argus Courier and
mailed to residents and occupants within 500 feet of the site in compliance with local law.
NOW THEREFORE, BE IT RESOLVED
A. The foregoing recitals are true and correct and incorporated herein by
reference.
B. Based on the staff report, staff presentation, comments received and
the public hearing, the Planning Commission makes the following
findings based on substantial evidence in the record:
1. The Project is consistent with the Mixed Use General Plan land use
designation because a veterinary clinic is a permitted use and
would add to the existing mix of industrial and commercial uses in
the immediate vicinity of the site.
Planning Commission Resolution No. 2015-06 Page 1
2. The Project, as conditioned, is consistent with the MU 1 A zoning
district because the Project complies with all development
standards for the MU 1 A zone, including setbacks, FAR, and building
height.
3. Based upon the survey of parking at existing veterinary clinics in
Petaluma and the similarity of the Project to those uses, the Planning
Commission finds the proposed ratio is appropriate for the use type
and that a ratio of one space per 300 square feet of floor area is
adequate for the development because the parking at the other
similar uses is sufficient.
4. The Project includes the use of quality materials and is in harmony
with and in proportion with the overall design through its use of
horizontal lap sizing, metal siding, a metal roof, board and batten
siding, concrete block walls and steel entry and canopies painted
to match roofing color and clear glass windows.
5. The Project's architectural style is appropriate and compatible with
the overall character of the neighborhood because it consists of a
single -story building designed in an agrarian theme, which is
compatible with the overall character of the neighborhood that
includes a mixture of commercial and industrial uses along Lakeville
Street.
6. The Project's building siting on the property is compatible with the
siting of other structures in the immediate neighborhood because
the new building is 3,900 square feet, oriented towards the front
property line with an interior parking lot, and is setback similarly to
adjacent buildings in the immediate area.
7. Although plans associated with this Project show signage, signage is
only permitted after the technical review of a Sign Permit. The
Project under consideration excludes signage (see Condition 11);
thus, no signage finding is applicable.
8. The Project's bulk, height, and color of the proposed structures are
consistent with the bulk, height, and color of other structures in the
immediate neighborhood because includes a color palette that will
mimic nearby industrial structures including through the use of
corrugated metal, board and batten siding, lap siding and colors
that are also found in the immediate neighborhood.
9. The Project's landscaping is in keeping with the design of the site
because it includes new plantings around the perimeter of the lot
that will enhance the building architecture. Landscape trips are
provided between parking spaces as required by the SPAR
Guidelines. The landscaping includes a variety of drought tolerant
shrubs and trees.
10. The Project's ingress, egress, internal circulation for bicycles and
Planning Commission Resolution No. 2015-06 Page 2
automobiles, off-street automobiles and bicycle parking facilities
and pedestrian ways promote safety and convenience, and
conform to approved City standards because the Project maintains
existing ingress, egress, and internal circulation movements. It also
maintains the existing sidewalks along Madison Street and Lakeville
Street. The Public Works Department has reviewed the project and
determined that it provides for safe and convenient vehicle, bicycle
and pedestrian movements. The Project has no effect on planned
Class III bicycle facilities at Madison Street and Lakeville Street.
C. Based on its review of the entire record herein, including the staff
report, all supporting, referenced, and incorporated documents and all
comments received and foregoing findings, the Planning Commission
hereby approves Site Plan and Architectural Review for the Adobe
Animal Hospital, subject to the conditions of approval attached hereto
as Exhibit 1, as follows
ADOPTED this 28th day of April, 2015, by the following vote:
Commission Member Aye No Absent
Vice Chair X
Benedetti-Petnic
Gomez X
Chair Lin I X
Marzo I X
Councilmember ( X
Barrett
Pierre I X
Wolpert I X
c='J. Jr
Gina Benedetti-Petnic, Vice Chair
ATTES
He her Hines, C mission Secretary
Abstain
APPROVED AS TO FORM:
r I
r
Andrea Visveshwara, Assistant City Attorney
Planning Commission Resolution No. 2015-06 Page 3
SPAR CONDITIONS OF APPROVAL
Adobe Animal Hospital
408 Madison Street
APN 007-082-028
File PLSR-14-0021
Planning Division
The plans submitted for building permit review shall be in substantial
conformance with those plans on file in the Planning Division and date
stamped April 9, 2015, except as modified by the following conditions.
2. 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 April 9, 2015.
3. Upon filing for a building permit, compliance with Implementing Zoning
Ordinance Section 18.130 (Verification of Compliance with this Chapter Prior
to Issuance of Building Permit) shall be demonstrated.
4. The site shall be kept cleared at all times of garbage and debris. No outdoor
storage shall be permitted.
5. Wall -mounted light fixtures shall be downward facing and be dark sky
compatible with house side shields so as not to cause light or glare trespass
onto adjacent properties.
6. 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.
7. All fencing within 15 feet from the front property line (Lakeville Street) shall be
42" or less.
8. Prior to building permit issuance, all street trees shall be reviewed and
approved by the Tree Advisory Committee.
9. Prior to building permit issuance, landscaping and irrigation plan shall
demonstrate compliance with and the project shall subsequently be
constructed and maintained in conformance with the water conservation
regulations of Municipal Code Chapter 15.17, and including a revised
landscape plan that indicates all low water plants.
10. All conditions of approval shall be on plan set submitted for building permit.
Planning Commission Resolution No. 2015-06 Page 4
I ].No signage is proposed or approved via this permit. A separate sign permit
shall be approved prior to the installation of signage.
12.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
13. Green Building. Provide documentation demonstrating how the project
conforms to the Cal Green Tier 1 requirements with Modified Tier 1 for
construction and demolition.
Public Works Department
14.All portions of broken, displaced or cracked sidewalks, driveway approaches
and curb ramps along the Madison and Lakeville Street frontages shall be
removed and replaced per City standards. An encroachment permit is
required for all work within the public right of way.
15. Provide a storm water treatment plan in accordance with the City's Phase II
storm water management regulations with the building permit submittal.
16. Provide storm water calculations for the proposed project and connection
into the existing system in Madison Street, per City of Petaluma and Sonoma
County Water Agency criteria with the building permit submittal.
17. Complete and submit the attached form titled "Construction Erosion and
Sediment Control Plan Applicant Package" with the building permit
submittal.
18.All work within the public right of way shall be to City standards.
19. An encroachment permit is required for all work within the public right of way
including the proposed sewer and water connections.
Standard Site Plan and Architectural Review Commission Conditions
Planning Commission Resolution No. 2015-06 Page 5
20.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.
21. 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).
22.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.
23. Construction activities shall comply with applicable Zoning Ordinance and
Municipal Code Performance Standards (noise, dust, odor, etc.).
Planning Commission Resolution No. 2015-06 Page 6