HomeMy WebLinkAboutPlanning Commission Resolution 2015-04 04/14/2015RESOLUTION NO. 2015-04
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE
LAGUNITAS CAMPUS MODIFICATIONS PROJECT
LOCATED AT 1240, 1250, 1280, & 1340 NORTH MCDOWELL BOULEVARD
FILE NO. PLSR-14-0025
WHEREAS, Lagunitas Brewing Company submitted an application for Site Plan and Architectural
Review for modifications including a tank farm addition, water polishing facility, new beer garden entry,
and construction of parking and a trunk -around at vacant lands located the Lagunitas campus and
specifically at 1240, 1250, 1280, and 1340 North McDowell Boulevard (APNs 007-582-009, -008, and 137-
011-019 and -020); and
WHEREAS, a Mitigated Negative Declaration (MND) was approved by the Planning Commission
of the City of Petaluma on April 14, 2015, (Resolution 2015-03); and,
WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and
Architectural Review of the proposed project on April 14, 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 state and local law.
NOW, THEREFORE, BE IT RESOLVED THAT:
A. The foregoing recitals are true and correct and incorporated herein by reference.
The proposed project is consistent with the Business Park General Plan land use designation
(BP) which is intended for uses including light industrial operations, visitor service
establishments, and retail as a secondary use. The brewery production related additions are
permitted as light industrial operations. The water polishing facility is ancillary to the brewery
operations, as water entering the facility is the result on brewery operations and as the
polished water shall be utilized for brewery cleaning purposes, and as wastewater
management is a typical and ancillary component of brewing. No change is proposed to
the size or operation of the existing ancillary beer garden and taproom located at 1280
North McDowell Boulevard, other than the relocation of its primary entry.
C. The proposed project, as conditioned, is consistent with the Business Park zoning district (BP),
which allows light industrial uses as a permitted use. Beverage manufacturing is an explicitly
listed example of a light manufacturing use (IZO page]84). The proposed modifications are
requested to facilitate a 33% increase of brewery production for the Lagunitas Brewing
Company as well as to clean the water used on-site to level that it can be re -used on site for
non -production purposes, to improve the brewery's trucking operation, and improve parking
and circulation. As shown on the plan set, all modifications comply with the setback
requirements (20 feet to the rear property line and zero feet to all other property lines) and
the height limit (40 feet, 15 feet for structures within the rear 20 feet that are 5 feet to the rear
property line).
Planning Commission Resolution No. 2015-04 Page 1
D. The proposed project, as conditioned, includes adequate parking. The Zoning Ordinance
requires 130 spaces for the beer garden/tap room at its 325 seat maximum capacity (1
space/2.5 seats). Based on the proposed peak period work shift (120 employees presently
plus 3 new employees related to the project per non -office shift) which occurs weekdays
between 8:30 am and 3:00pm and which overlaps with the beer garden/tap room
operation (which opens at 2pm weekdays), a total of 253 parking spaces are required to
accommodate Lagunitas operations and the Project (123 for the employees on maximum
shift, plus the 130 for the beer garden). Phase 1 of project satisfies this requirement with 342
parking spaces (159 existing spaces throughout the campus at 1250, 1280, 1320, and 1340
North McDowell Boulevard and 183 new spaces at 1240 North McDowell Boulevard).
E. Based on its review of the entire record herein, including the staff report, the MND and its
Initial Study, all supporting, referenced and incorporated documents and all comments
received, the Planning Commission hereby approves Site Plan and Architectural Review for
the Lagunitas campus modifications project based on the following findings required by
Implementing Zoning Ordinance Section 24.010, and subject to the conditions of approval
attached hereto as Exhibit 1, as follows:
1. The project incorporates appropriate use of quality and materials and harmony and
proportion of the overall design. The tank farm additions are all stainless steel sided, a
quality material in harmony with the abutting tank farm; the 40 -foot tanks are the same in
proportion as the existing tanks. The water polishing facility and beer garden entry
elements utilize and repeat materials and colors already existing on site (such as
corrugated metal pipe columns, low containers sited along the rear property line and
painted off-white, and the prominent use of metal materials with a stainless steel finish or
metal painted a stainless -steel -like hue or off-white).
2. The architectural style is appropriate for the project and compatible with the overall
character of the neighborhood, which has more of a light industrial appearance than a
business park appearance. The prevalent aesthetic character along this segment of
North McDowell Boulevard is significant landscaping and tree plantings along the
roadway, with structures set back from the roadway; this project retains and reinforces
that development character. The architectural style of the modifications is consistent
with light industrial looking structures of the neighborhood and the campus; the
proposed modifications continue the use of stainless tanks, metal siding, and a site plan
based on function. The style is simple and functional and designed as a continuation of
the existing simple buildings. The color and height of the tanks are consistent with the
existing tanks. The design represents its light industrial brewery use. The entry arbors
utilizes typical industrial materials like corrugated metal pipe columns and steel I -beams
in a creative way; the proposed design then softens these elements by utilizing a
reclaimed redwood gate, entry landscaping, and human scale details like the paw prints
to define the pedestrian route across an interior driveway and the Lagunitas logo inset in
the sidewalk. All these features are compatible with abutting distribution and light
industrial uses, and with the surrounding business park neighborhood.
3. The siting of the structures on the property is compatible with the siting of other structures
in the immediate neighborhood. The tank farm additions and water reuse tanks are sited
in the production core of the campus, reducing off-site visibility and utilizing the location
where development most typically occurs in the immediate neighborhood. The
proposed modifications, particularly the water polishing facility, has been designed so
that passengers on the rail line, 75 feet or more away, will view a cohesive facility.
Project siting is compliant with the setbacks specified by the Implementing Zoning
Ordinance (see statement C above). For these reasons, the project sites structures in a
manner compatible with the immediate area.
Planning Commission Resolution No. 2015-04 Page 2
4. Although the proposed entry arbor shows signage, signage is only permitted after the
technical review of a Sign Permit. The project excludes signage (see condition 16); thus,
no signage finding is applicable.
5. The bulk, height, and color of the proposed additions repeat elements already on site,
and are consistent with the bulk, height, and color of other structures in the immediate
neighborhood. The tank farm addition utilizes the same tanks as the existing tank farm.
The water polishing facility is comprised of components similar to those used by the
EcoVolt water pre-treatment facility existing on-site. The arbor's corrugated metal pipe
columns mimic the beer garden fence posts. Structure height complies with
requirements specified by the Implementing Zoning Ordinance (see statement C above).
The color palette has been simplified to be stainless steel, a stainless -steel -like hue, and
off-white in the production areas; the entry arbor gate adds reclaimed wood. All of
these design features are consistent with existing buildings in the immediate
neighborhood.
6. Landscaping is proposed on the site and is in keeping with the character and design of
the site; extensive landscaping is proposed in the areas of modifications on 1240 and
1250 North McDowell Boulevard. Landscaping is used to buffer the property from North
McDowell Boulevard, to enhance the sense of entry to the beer garden, and to green
the non -production areas of the site generally. Condition 4a and b ensures the intended
landscaping occurs at 1240 N. McDowell and with Phase 2. The three protected trees
within range of the project modifications are Coast Redwoods on 1250 North McDowell
Boulevard and these shall be protected via mitigation measure BIO -2; 7 other trees that
do not qualify as protected trees shall be enhanced via condition 5. One cypress tree
which the Arborist Report found poses a hazard shall be removed; only one non-
hazardous tree shall be removed to accommodate all project modifications. More than
100 trees shall be planted as part of the project.
7. As designed, ingress, egress, internal circulation for bicycles and automobiles, off-street
automobiles and bicycle parking facilities and pedestrian promote safety and
convenience, and conform to approved City standards. Ingress, egress, and internal
circulation for trucks shall be substantially improved by the project via the proposed truck
turn -around and new primary loading docks; the same shall also be improved for
bicycles and automobiles by the site reconfiguration that provides new auto and bike
parking spaces that are outside of the production hub. Auto parking is substantially
improved via the project with construction of 175 more parking spaces than in the
existing condition in Phase 1, and more still after Phase 2. Condition 8 ensures that the full
25 bike parking spaces are located on-site. The project improves pedestrian ways by the
construction of both the public sidewalk in conformance with approved City standards
along the 1240 and 1250 North McDowell Boulevard frontage, and the Class 1 bike path
along the south 1240 North McDowell Boulevard property line. The project's access
features for bicyclists and pedestrians has been reviewed by the City's Pedestrian and
Bicycle Advisory Committee, their recommendations have been reviewed and
incorporated into the project as appropriate.
Planning Commission Resolution No. 2015-04 Page 3
ADOPTED this 14th day of April, 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:
9
I
H ather Hines, Corn issio n Secretary
Jo�lyn Lin, air
APPROVED AS TO FORM:
tr
Andrea Visveshwara, Assistant City Attorney
Planning Commission Resolution No. 2015-04 Page 4
Exhibit 1
SITE PLAN & ARCHITECTURAL REVIEW
CONDITIONS OF APPROVAL
Lagunitas Campus Modifications
1230, 1250, 1280, & 1340 North McDowell Boulevard
APNs 007-582-008 & 009 and 137-011-019 & 020
City File Number: PLSR-14-0025
1, Approval is granted for the proposed Lagunitas Brewing Company campus modifications as
described previously at page 1. The plans submitted for building permit shall be in substantial
conformance with approved plans on file in the Planning Division and date stamped April 7, 2015,
except as modified by the following conditions,
2. The colors and materials shall be in substantial conformance with those noted in the system
component table at plan set Sheet C4.0 and materials board at sheet 1-1.2, except as modified by
the following conditions.
3. Prior to building permit issuance, 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 as notes.
4. Prior to building permit issuance, in a manner similar to that depicted on sheet L1.0 of 1240 N.
McDowell, and subject to staff review and approval, the landscape plans shall be modified to
illustrate the extension of these improvements to those areas of 1250 N. McDowell abutting site
improvements at to the northern end of the lot 1240 N. McDowell parking lot. Specifically,
a. Prior to Phase 1 work, street trees shall be depicted on each side of the 1250 N. McDowell
sidewalk; and,
b. Prior to Phase 2 work, those plans shall illustrate extension of the landscaping proposed at 1240
N, McDowell. Areas of landscaping shall include planting trees and groundcover at each
approval tree well, continuing rear landscaping up to the existing warehouse building, and
appropriate landscaping of the strip between the loading dock and public parking area,
5. To prevent damage to the existing trees adjacent to the approved work, all measures specified in
the Evaluation Chart of the Arborist Study dated March H, 2015 shall occur.
a. The Arborist shall be introduced at the pre -construction meeting to make the contractors aware
of requirements.
b. Prior to building or grading permit issuance for abutting work, evidence shall be provided to the
Planning Division in the form of photographic documentation or a letter from the arborist that
temporary in -ground protective wire fencina has been installed at the root protection zone (see
Arborist Report T1.0), pursuant to Report Note 2 & 3. This fencing shall be maintained in place for
the duration of all construction activity in the area.
c. Prior to building permit issuance for abutting work, evidence shall be provided to the Planning
Division in the form of photographic documentation or a letter from the arborist that mulchina
pursuant to Arborist Report Note 4 (3 -inch layer of leaf and chipped bark mulch, not abutting
trunk) has occurred at ash 7- 10 and London plane 12,
Planning Commission Resolution No, 2015-04 Page 5
d. Prior to building permit issuance for abutting work, the plans shall show the addition of an
irrigation line to ash 7- 10 and London plane 12, pursuant to Note 12 of the Arborist Report (see
also 5f).
e. Gradina within the drip line of cypresses 1-2 and redwoods 4-6, ash 7, and London plane 12 shall
occur pursuant to Note 13, under the supervision of a licensed arborist, with work and protection
occurring subject to the arborist's recommendations, and aeration tubes and appropriate soils
pursuant to note 13b installed.
f. Prior to building permit final, evidence of irrigation or a plan in place to ensure that cypresses 1-2
and redwoods 4-6 are provided with irrigation every 2 weeks minimum during the dry season.
g. By time of building permit final, evidence shall be provided to the Planning Division in the form of
a letter from the arborist that:
1. Crown cleaning (6a), structural pruning. (6g), and removal of dead wood, pursuant to Note
6, has occurred at cypresses 1-2 and redwoods 4-6;
2. Structural pruning and removal of dead wood has occurred at ash 7; and
3. Structural pruning has occurred at London plane 12.
h. Prior to building or grading permit issuance for abutting work, a security deposit shall be posted to
cover the value of protected redwood trees 4-6 during the construction process, pursuant to
section 17.060F
Prior to building permit issuance for the entry arbor trellis, the proposed light fixtures shall be
attached higher on the column so that light is directed downward.
Prior to building permit issuance for new parking lot construction, the pole light shall be subject to
staff review and approval. The total height of the light shall be less than 20 feet in height, and the
light shall be shielded so that the maximum cone of direct illumination shall be sixty degrees (see
also MM ASE -1).
8. Prior to building permit issuance, the plans shall demonstrate and the campus shall provide 25 bike
parking spaces at the Lagunitas campus (10% of the required 253 spaces). New spaces shall be
located at the new beer garden entry and shall comply with the specifications outlined in the 2008
Bicycle and Pedestrian Plan pages 37 - 38 (support the frame in two places, allow the frame and
one wheel to be secured with a U -lock, etc.).
Prior to building permit issuance, the plans shall demonstrate and the applicant shall install the
following two way -finding signs:
a. At the east terminus of the Class 1 bike path along the south property line of 1240 N. McDowell,
a metal sign reading "Path ends - Future Connection to South Intended" or similar, subject to
staff review and approval.
b. At the new beer garden entry bike racks at 1250 N. McDowell, a torso -height way -finding sign
depicting the route to the Lynch Creek trail and downtown, subject to staff review and
approval.
10. Prior to building permit issuance for the water polishing facility, the plans shall be modified to show
and the applicant shall construct a 9 -foot high metallic screen fence on the east/rear and south
sides of the three clustered polyethylene components, in order to provide a clean, organized,
Planning Commission Resolution No, 2015-04 Page 6
industrial appearance as viewed from the SMART rail line. This screen wall shall match the one
utilized for the same purposed with the EcoVolt pre-treatment facility.
11, Any temporary parking allowed to facilitate installation of the tank farm addition, shall be made
permanent as part of phase 1, or after phase 1 parking is in place, removed/protected prior to the
raining season.
12. All Mitigation Measures of Resolution No. 2015-03, approving the Mitigated Negative Declaration,
are hereby incorporated by reference and applicable to this Site Plan and Architectural Review.
Project shall comply with all mitigation measures of Resolution No. 2015-03.
13. Brewery related visitor services (beer garden/tap room) are limited to the current 325 person
capacity to ensure that the parking supply is adequate and that visitor services such as the tap
room/beer garden remain a use ancillary to the primary brewery use. (This condition does not
preclude special events permissible via the Zoning Permit process.)
14, No amplified music is permitted after 10 pm pursuant to IZO section 21.040A.3.9.
15. No barbed or razor wire is proposed or permitted on site,
16. No signage is proposed or permitted via this approval.
17. Any new lighting shall be down cast and all lights shall provide a soft "wash" of light. All lights shall
conform to City Performance Standards (e.g., no direct glare, no poles in excess of 20 feet height,
etc.) and shall compliment site aesthetics.
18. Prior to building permit issuance and final, all cost recovery fees shall be paid in full.
19. The applicant shall be subject to all applicable Development Fees, including Public Art fee. Said
fees are due at time of building permit issuance.
20. The applicant shall pay the Notice of Determination ("NOD") Clerk's fee to the Planning Division.
The applicant shall provide a $50,00 check made payable to the Sonoma County Clerk. Planning
staff will file the Notice of Determination with the County Clerk's office. The applicant shall also
provide a check for the State Department of Fish and Wildlife environmental filing fee (as required
under Fish and Wildlife Code Section 711.4d) to the Sonoma County Clerk on or before the filing of
the Notice of Determination (as of January 1, 2014, the fee is $2,181.25; contact the Clerk's office
at (707) 944-5500 to confirm).
21. The applicants/developers 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 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.
Department of Public Works (Engineering Division):
22. Frontage improvements shall be constructed with phase one, along the North McDowell project
frontage including, but not limited to, the following: sidewalk along the entire North McDowell
frontage, commercial driveway approaches with sweeping radius turns, pedestrian ramps, LED
Planning Commission Resolution No. 2015-04 Page 7
streetlights, landscaping, relocation of the existing fire hydrant to behind the new sidewalk, and
new fire hydrants (if required by Fire Marshal).
23. An 8 -foot wide, reinforced concrete Class I pathway shall be installed along the southerly property
line of the truck turnaround/parking site, to the rear property line, and shall connect to the public
sidewalk along North McDowell Boulevard; the City Engineer shall determine condition
compliance. The pathway shall include centerline striping per City/State requirements.
24. Prior to issuance of a building permit, a public access/sidewalk easement is required for all existing
and proposed sections of sidewalk located on private property including the sidewalk along North
McDowell and the Class I pathway. The easement(s) shall be submitted to and approved by the
Department of Public Works and Utilities. The easement(s) shall be recorded prior to issuance of a
building permit.
25. Prior to issuance of a building permit, crossover access, parking and drainage easements and
agreements are required for the proposed shared access and parking.
26. Prior to issuance of a building permit, a private fire/water line easement is required for the existing
backflow/FDC assembly on the truck turnaround site, in favor of the adjacent Wine Storage site
(1250 N. McDowell). The easement shall be submitted to and approved by the Department of
Public Works and Utilities. The easement shall be recorded prior to issuance of a building permit.
27. Prior to issuance of a building permit, the applicant shall verify safeguards are in place to prevent
wastewater and treated wastewater from entering the municipal storm drain system, as required
by the Department of Public Works and Utilities.
28. The applicant shall comply with all previous conditions and requirements covered under waste
water discharge permit No. 0530,
29. Provide final storm water calculations, per Sonoma County Water Agency standards, with the
building permit submittal.
30. The proposed storm water treatment system shall be privately owned and maintained. The
applicant shall prepare and submit an operations and maintenance plan for the proposed storm
water treatment system. The plan shall include an annual inspection by a licensed Civil Engineer to
verify the drainage treatment system is functioning as designed. An inspection report, signed and
sealed by the Civil Engineer inspecting the system, shall be submitted annually to the Office of the
City Engineer.
31. Prior to issuance of a building permit, the applicant is responsible for obtaining any permits from
outside agencies for the proposed connection storm drain connection to the City's existing
drainage ditch. A storm drain outfall shall be installed in accordance with City standards and
requirements.
32. The applicant shall be responsible for replacing any impacted or damaged utilities caused as a
result of construction of the proposed facility, subject to the determination and approval by the
Department of Public Works and Utilities.
33. The project shall be designed and construction in accordance with City of Petaluma, MUTCD
(Manual Uniform traffic Control Devices) and Caltrans standards unless otherwise noted.
34. The proposed tanks are located within flood zone AE. The tanks shall be designed and constructed
with the City's floodplain ordinance requirements including the following:
a. The tanks shall be anchored to prevent flotation, collapse, or lateral movement resulting from
hydrodynamic and hydrostatic loads, including the effects of buoyancy.
Planning Commission Resolution No. 2015-04 Page 8
b. Construction materials and equipment shall be designed and built to resist flood damage.
c. The tanks shall be located to prevent flood waters from entering or accumulating within tank
components.
35. Prior to issuance of any permits, a public improvement plan application is required to be submitted
by the applicant and approved by the Department of Public Works and Utilities, for all frontaae
improvement work within the public riaht of wav including a plan and profile for the proposed 15 -
inch storm drain line and manhole.
Fire Marshal:
36. Prior to issuance of any tank farm pad excavation permit, the on-site fire hydrant serving this area
shall be relocated to clear fire apparatus access. A separate permit from the Fire Department is
required to relocate a private fire hydrant. A separate permit from the Utilities Department is
required to relocate a public fire hydrant.
37. Approved fire lanes shall be unobstructed. Curb tops and side shall be painted red with 6 -inch red
traffic paint stripe. If the fire lane has no curbing, red striping with 12"wide red lettering with the
words "FIRE LANE" may be painted along and parallel with the edge of the roadway.
38. The Petaluma Fire Department (local COPA) requires the reporting of all hazardous materials
including quantities otherwise exempt by the State of California. A revision to the facilities CERS
submittal is to include updated material inventory, site map, Emergency Response Contingency
Plan, etc. This site must be compliant with this requirement prior to final approval of the building
permit. Contact the Petaluma Fire Prevention Bureau for details, (707) 778-4389.
Planning Commission Resolution No. 2015-04 Page 9