HomeMy WebLinkAboutResolution 2016-051 N.C.S. 04/04/2016Resolution No. 2016 -051 N.C.S.
of the City of Petaluma, California
ADOPTING A MITIGATED NEGATIVE DECLARATION FOR THE MARINA
APARTMENTS PROJECT LOCATED AT THE PETALUMA MARINA
APN: 005 - 060 -053, -054, -059, -065, -070, -072, -079, -082, -084, -085, and -089
FILE NO: PLZT -15 -0001, PLSR -15 -0011
WHEREAS, Steven Lafranchi of Steven J. Lafranchi & Associates submitted an
application to modify the General Development Plan for the Petaluma Marina Planned
Commercial District ( "Marina PCD ") located at APN 005- 060 -053, -054, -059, -065, -070, -072,
-079, -082, -084, -085, and -089, on behalf of property owner Petaluma Marina Office Investors,
LLC, to list multiple - family dwelling as a permitted use and increase the maximum building
height to five (5) stories, all to enable construction of a proposed ninety (90) unit apartment
building and other associated site improvements located at the northwest corner of Petaluma
Marina at APN 050- 060 -089 and 005- 060 -072 ( "Project "); and
WHEREAS, the submitted application includes a Site Plan and Architectural Review
request and, pursuant to the modified Marina PCD General Development Plan, would also
include a Conditional Use Permit request - all of which would be acted upon by the Planning
Commission at a separate, subsequent public hearing; and
WHEREAS, the Project is subject to the Petaluma General Plan 2025, adopted by the
City on May 19, 2008; and,
WHEREAS, in evaluating certain potential environmental effects of the Project in the
Initial Study, including but not limited to effects of climate change, water supply, and traffic, the
City relied on the Program EIR for the City of Petaluma General Plan 20205, certified on April
7, 2008 (General Plan EIR) with the adoption of Resolution No. 2008 -058 N.C.S., which is
incorporated herein by reference; and,
WHEREAS, the General Plan EIR identified potentially significant environmental
impacts and related mitigation measures and the City also adopted a Statement of Overriding
Considerations for significant impacts that could not be avoided; and,
WHEREAS, the City prepared an Initial Study for the proposed Project consistent with
CEQA Guidelines §§15162 and 15163 and determined that a Mitigated Negative Declaration
(MND) was required in order to analyze the potential for new or additional significant
environmental impacts of the Project beyond those identified in the General Plan EIR; and,
WHEREAS, on or before November 19, 2015, the City's Notice of Intent to Adopt a
Mitigated Negative Declaration based on the Initial Study, providing for a 30 -day public
comment period commencing November 19, 2015 and ending December 19, 2015 and a Notice
of Public Hearing to be held on December 22, 2015 before the City of Petaluma Planning
Commission, was published and mailed to all residents and property owners within 1,500 feet of
the Project as well as all persons having requested special notice of said proceedings; and,
Resolution No. 2016 -051 N.C.S. Page 1
WHEREAS, the Planning Commission considered the Project, the MND, the supporting
Initial Study, the staff report dated December 22, 2015 analyzing the MND and the Project, and
received and considered all written and oral public comments on environmental effects of the
Project which were submitted up to and at the time of the public hearings; and
WHEREAS, on December 22, 2015, the Planning Commission adopted Resolution No.
2015 -25 and, in doing so, forwarded a recommendation that the City Council adopt the Mitigated
Negative Declaration and associated Mitigation Monitoring and Reporting Program for the
Marina Apartments Project; and
WHEREAS, the Initial Study applies the Bay Area Air Quality Management District's
(BAAQMD) California Environmental Quality Act - Air Quality Guidelines, May 2012,
including the BAAQMD thresholds of significance adopted in June 2010. As lead agency under
CEQA, the City of Petaluma has the discretion to rely upon the BAAQMD CEQA Guidelines
and thresholds of significance since they include the best available scientific data and most
conservative thresholds available for comparison of the Project's emissions. Comparison of the
Project's emissions against these thresholds provides a conservative assessment as the basis for a
determination of significance; and,
WHEREAS, pursuant to further analysis in the Initial Study, including evaluation using
the BAAQMD CEQA Guidelines and thresholds of significance, the Project does not make a
considerable contribution to a significant cumulative air quality or greenhouse gas emissions
impact found to be significant and unavoidable in the General Plan 2025 EIR, because the
Project's emissions are below significance thresholds identified; and,
WHEREAS, the MND reflects the City's independent judgment and analysis of the
potential for environmental impacts from the Project; and,
WHEREAS, the MND, Initial Study and related project and environmental documents,
including the General Plan 2025 EIR and all documents incorporated herein by reference, are
available for review in the Community Development Department at Petaluma City Hall, during
normal business hours. The custodian of the documents and other materials which constitute the
record of proceedings for the proposed project is the City of Petaluma Community Development
Department, 11 English St. Petaluma, CA 94952; and
WHEREAS, while the Initial Study for the Project identified potentially significant
impacts, all significant impacts are mitigated to a less than significant level and therefore the
Project would not result in any significant impacts to the environment.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF PETALUMA AS FOLLOWS:
A. The foregoing recitals are true and correct and incorporated herein by reference.
B. Based on its review of the entire record herein, the City Council makes the following
findings:
1. The Project is consistent with the Mixed Use General Plan land use designation
because the project includes multiple .family dwellings, is below the maximum floor
area ratio of 2.5, and, with implementation of Mitigation Measure LU -1, is below the
Resolution No. 2016 -051 N.C.S. Page 2
maximum residential density of 30.0 housing units per acre.
2. The Project is, for the reasons discussed in the December 22, 2015 Planning
Commission staff report and April 4, 2016 City Council staff report, consistent with
the following General Plan policies: Policy I -P -1 (Development Within UGB); Policy
1 -P -2 (Efficient Land Use in UGB); Policy 1 -P- I l (Land Use Intensification); Policy
1 -P -27 (Parking Solutions); Policy 2 -P -5 (Arterial Corridors); Policy 2 -P -I I (River
Oriented Development); Goal 2 -G -5 (Lakeville Highway Connectivity); Policy 2 -P-
27 (Petaluma Marina - Land Uses); Policy 2 -P -30 (Petaluma Marina — Compatibility).
3. Pursuant to the analysis in the Initial Study, the Project does not make a cumulatively
considerable contribution to the significant and unavoidable cumulative traffic and/or
noise impacts identified in the General Plan 2025 EIR because although the Project
would contribute vehicle trips to intersections identified in the General Plan EIR as
operating at an unacceptable LOS at build -out, the affected intersections have either
already been determined to acceptably operate at an LOS E or LOS F due to
overriding considerations and conflicts with other General Plan policies or the
Project's contribution to those intersections are below the threshold established by the
General Plan EIR (i.e., cause the LOS to deteriorate to the next lowest level).
4. With regard to noise, the Project is considered to result in an effect that is less than
cumulatively considerable because the project excludes new stationary noise sources
and its incremental contribution through vehicular trips is insufficient to result in a
perceptible change in noise level.
C. Based on its review of the entire record herein, including the MND, the Initial Study, all
supporting, referenced and incorporated documents and all comments, received, the City
Council finds that there is no substantial evidence that the Project as mitigated will have a
significant effect on the environment, that the MND reflects the City's independent
judgment and analysis, and that the MND, Initial Study and supporting documents
provide an adequate description of the impacts of the Project and comply with CEQA, the
State CEQA Guidelines and the City of Petaluma Environmental Guidelines.
D. The Mitigation Monitoring and Reporting Program, included as Exhibit A, is hereby
adopted. Implementation of the mitigation measures included therein mitigates or avoids
significant environmental effects.
Under the power and authority conferred upon this Council by the Charter of said City
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved a td
Council of the City of Petaluma at a Regular meeting on the 41h day of April, 2016, i form:
by the following vote:
City Attorne}
AYES: Albertson, Healy, Kearney, Miller
NOES:
Barrett, Mayor Glass, Vice Mayor King
ABSENT:
None
ABSTAIN:
None
ATTEST:/
City Clerk
Mayor
Resolution No. 2016 -051 N.C.S. Page 3
r
Project Name:
File Number:
City of Petaluma, California
Community Development Department
Planning Division
11 English Street, Petaluma, CA 94952
MARINA DRIVE APARTMENTS
File No. PUT -15 -0001. PLSR -15 -0011
Address /Location: 0 Marina Avenue, Petaluma, CA
Exhibit A to
Resolution 2016 -051 N.C.S.
(APN: 005 - 060 -089; 005 - 060 -052, -054, -059, -070, 072, -082, -084, and -085)
MITIGATION MONITORING AND REPORTING PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance with Section
21081.6 of the California Environmental Quality Act (CEQA) and Section 15097 of the CEQA Guidelines. This
document has been developed to ensure implementation of mitigation measures and proper and adequate
monitoring /reporting of such implementation. CEQA requires that this MMRP be adopted in conjunction with
project approval, which relies upon a Mitigated Negative Declaration.
The purpose of this MMRP is to: (1) document implementation of required mitigation; (2) identify
monitoring /reporting responsibility, be it the lead agency (City of Petaluma), other agency (responsible or
trustee agency), or a private entity (applicant, contractor, or project manager); (3) establish the frequency and
duration of monitoring /reporting; (4) provide a record of the monitoring /reporting; and (5) ensure
compliance.
The following table lists each of the mitigation measures adopted by the City in conjunction with project
approval, the implementation action, timeframe to which the measure applies, the monitoring /reporting
responsibility, reporting requirements, and the status of compliance with the mitigation measure.
Implementation
The responsibilities of implementation include review and approval by City staff including the engineering,
planning, and building divisions. Responsibilities include the following:
1. The applicant shall obtain all required surveys and studies and provide a copy to the City prior to
issuance of grading permits or approvals of improvements plans.
2. The applicant shall incorporate all applicable code provisions and required mitigation measures and
conditions into the design and improvements plans and specifications for the project.
3. The applicant shall notify all employees, contractors, subcontractor, and agents involved in the project
implementation of mitigation measures and conditions applicable to the project and shall ensure
compliance with such measures and conditions.
4. The applicant shall provide for the cost of monitoring of any condition or mitigation measure that
involves on -going operations on the site or long -range improvements.
Resolution No. 2016 -051 N.C.S. Page 4
5. The applicant shall designate a project manager with authority to implement all mitigation measures
and conditions of approval and provide name, address, and phone numbers to the City prior to issuance
of any grading permits and signed by the contractor responsible for construction.
6. Mitigation measures required during construction shall be listed as conditions on the building or grading
permits and signed by the contractor responsible for construction.
7. All mitigation measures shall be incorporated as conditions of project approval.
8. The applicant shall arrange a pre- construction conference with the construction contractor, City staff
and responsible agencies to review the mitigation measures and conditions of approval prior to the
issuance of grading and building permits.
Monitoring and Reporting
The responsibilities of monitoring and reporting include the engineering, planning, and building divisions, as
well as the fire department. Responsibilities include the following:
1. The Building, Planning, and Engineering Divisions and Fire Department shall review the improvement
and construction plans for conformance with the approved project description and all applicable codes,
conditions, mitigation measures, and permit requirements prior to approval of a site design review,
improvement plans, grading plans, or building permits.
2. The Planning Division shall ensure that the applicant has obtained applicable required permits from all
responsible agencies and that the plans and specifications conform to the permit requirements prior to
the issuance of grading or building permits.
3. Prior to acceptance of improvements or issuance of a Certificate of Occupancy, all improvements shall
be subject to inspection by City staff for compliance with the project description, permit conditions, and
approved development or improvement plans.
4. City inspectors shall ensure that construction activities occur in a manner that is consistent with the
approved plans and conditions of approval.
MMRP Checklist
The following table lists each of the mitigation measures adopted by the City in connection with project
approval, the timeframe to which the measure applies, the person /agency /permit responsible for
implementing the measure, and the status of compliance with the mitigation measure.
Resolution No, 2016 -051 N.C.S. Page 5
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