HomeMy WebLinkAboutHCPC Resolution 2016-01 02/23/2016RESOLUTION NO. 2016 -01
CITY OF PETALUMA
HISTORIC AND CULTURAL PRESERVATION COMMITTEE
APPROVING HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW FOR
THE PETALUMA SILK MILL HOTEL RENOVATION
LOCATED AT 450 JEFFERSON STREET
APN.007- 163 -002
Project File No: 09 -GPA -0133
WHEREAS, Mr. Perry Patel of BPR properties submitted an application for Historic Site Plan and
Architectural Review for the rehabilitation and adaptive re -use of the historic Petaluma Silk Mill located
at 450 Jefferson street; and,
WHEREAS, the Petaluma Silk Mill was constructed in 1892 and is listed on the California Register of
Historic Resources and the National Register of Historic Places based on its architectural significance
and association with the themes of industry and commerce in Petaluma; and
WHEREAS, the project was reviewed pursuant to Section 15.050 of the Implementing Zoning
Ordinance "review of alterations to historically designated resources" and pursuant to the Secretary of
the Interior's Standards for Rehabilitation; and,
WHEREAS, on December 21, 2009 , the City Council adopted a Mitigated Negative Declaration
(MND) and accompanying Mitigation Monitoring and Reporting Program for the subject project per
Resolution No.2009 -205; and,
WHEREAS, since adoption of the MND in December 2009, The Petaluma Silk Mill Hotel Renovation
project has been further refined; and,
WHEREAS, to address minor technical changes and project modifications to bring the previously
prepared MND up to date, an Addendum was prepared in accordance with CEQA Guidelines Sections
15162 and 15164; and,
WHEREAS, for the reasons discussed in the HCPC staff report dated February 23, 2016, the project
would not generate any new or more severe impacts and none of the conditions enumerated in
Section 15162 calling for the preparation of a subsequent environmental document are present, and,
WHEREAS, on February 23, 2016 the Historic and Cultural Preservation Committee considered the
Addendum and found that it fulfilled the requirements under CEQA Guidelines Sections 15162 and
15164 prior to approving the Historic Site Plan and Architecture Review for the project; and,
WHEREAS, on February 11, 2016 a Notice of Public Hearing was published in the Argus Courier
and mailed to all residents and property owners within 500 feet of the project; and,
WHEREAS, the Historic and Cultural Preservation Committee held a duly noticed public hearing
on February 23, 2016 in accordance with the City of Petaluma's Implementing Zoning Ordinance,
Section 24.01 OF.
NOW, THEREFORE, BE IT RESOLVED by the Historic and Cultural Preservation Committee of
Petaluma as follows:
HCPC Resolution No. 2016 -01 Page 1
The Addendum adequately fulfills the requirements of CEQA in that it updates the
previously approved MND adopted per Resolution No.2009 -205 with minor technical
changes and additions and none of the conditions described in CEQA Section 15162
calling for the preparation of a subsequent EIR (MND) have occurred.
2. The project is consistent with the General Plan 2025 Mixed Use land use designation of
the subject property which allows hotel uses. In particular, the project is consistent with
the following goals, policies, and programs of the 2025 General Plan;
2 -P -3 Maintain landmarks and aspects of Petaluma's heritage that foster its unique
identity
2 -G -13 Strengthen the connection between Downtown and the Washington Core
subarea
3 -P -1 Protect Historic and Archeological Resources
3. The proposed project is consistent with the development standards of the Zoning
Ordinance as a hotel proposed for Mixed Use 2 (MU -2) Zone District.
4. Further, the project is consistent with the provisions of Zoning Ordinance Section 15.070
which indicate that the proposed work shall not adversely affect the exterior
architectural characteristics or other features of the property which is the subject of the
application, nor adversely affects its relationship in terms of harmony and
appropriateness with its surroundings, including neighboring structures, nor adversely
affect the character, or the historical, architectural, or aesthetic interest or value of the
district.
5. As conditioned, the proposed project is consistent with Secretary of the Interior's
Standards in that no proposed changes depart so drastically from existing conditions that
the integrity of the historic building would be adversely impacted. All materials, design
and construction techniques will be generally consistent with the historic character of the
property and no part of the project will obscure or otherwise remove any essential
character defining features.
6. The proposed project, as conditioned, will not constitute a nuisance or be detrimental to
the public welfare of the community because it will be developed and operated in
conformance with performance standards specified in the Uniform Building Code, the
Petaluma Implementing Zoning Ordinance, and the City of Petaluma General Plan 2025.
7. The proposed project is further consistent with applicable standards for Site Plan and
Architectural Review stated in Section 24.010 of the Implementing Zoning Ordinance. It is
the intent of this Section (24.010) that any controls be exercised to achieve a satisfactory
quality of design in the individual building and its site, appropriateness of the building to
its intended use, and the harmony of the development with its surroundings. The Silk Mill
renovation will rehabilitate the existing Silk Mill property with very minimal changes such
that the character of the building, harmony with adjacent properties, and overall
compatibility will be maintained.
8. Facts and analysis included in the Staff Report for the Petaluma Silk Mill Hotel Renovation
Project, dated February 23, 2016 are hereby incorporated by reference as findings by the
Historic and Cultural Preservation Committee.
HCPC Resolution No. 2016 -01 Page 2
ADOPTED this 23rd day of February, 2016, by the following vote:
Committee Member
Aye
No
Absent
Recused
Councilmember Barrett
X
Vice Chair Benedetti- Petnic
X
Gomez
X
Kosewic
X
Chair Lin
Marzo
X
Pierre
X
Schlich
X
Wolpert
X
ATTEST:
Hea er Hines, Comm i e6 ecretary
o elyn Linf, Chair
APPROVED AS TO,,F,ORM
I`
fr
Eric W. Danly, City'Atforney
HCPC Resolution No. 2016 -01 Page 3
CONDITIONS OF APPROVAL
Petaluma Silk Mill Hotel Renovation
450 Jefferson
APN.007- 163 -002
City File Number: 09 -GPA -0133
Planning Division
Standard Conditions of Approval
EXHIBIT A
The plans submitted for building permit review shall be in substantial conformance with the plans on file
in the Planning Division, date stamped February 11, 2016 and the color materials board provided except
as modified by the following conditions.
2. This approval is granted for and contingent upon construction of the project as a whole, in a single phase,
with the construction and /or installation of all features approved and required herein. Modifications to the
project, including but not limited to a change in construction phasing, shall require Site Plan and
Architectural Review in accordance with Implementing Zoning Ordinance (IZO) §24.010.
3. All tree protection measures within the September 10, 2006 memorandum prepared by James Macnair,
Certified Arborist, updated November 4, 2015 are incorporated by reference and made conditions of
approval. Minor modifications to these measures may be approved by the Planning Manager.
4. All mitigation measures adopted in conjunction with the Mitigated Negative Declaration adopted per
resolution 2009 -205 N.C.S in December 2009 for the Silk Mill project and updated per the Addendum are
herein incorporated by reference as conditions of project approval.
5. Prior to the issuance of any construction permits, these conditions of approval and the Mitigation
Monitoring and Reporting Program adopted per resolution 2009 -205 N.C.S in December 2009 shall be
included with the plan set. A copy of the approved plans shall be maintained on -site when construction
activities are occurring.
The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be permitted other
than typical bulk materials, i.e., lumber, appliances, window systems, etc., temporarily stored through the
normal course of construction.
The applicant shall be subject to all applicable Development Impact Fees. Said fees are due at building
permit issuance.
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 Implementing
Zoning Ordinance §21.040(D).
9. 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.
HCPC Resolution No. 2016 -01 Page 4
10. Herbicides /pesticides shall not be applied in areas used by pedestrians /bicyclists within the project area
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.
11. Construction activities shall comply with performance standards specified in Implementing Zoning
Ordinance Chapter 21 (Performance Standards), except as modified by the conditions herein and
mitigation measures applicable to the project.
12. Upon the approval of this resolution, the applicant shall provide the Planning Division with the Notice of
Determination fee required to file with the County Clerk. The fee payment shall be made by check
payable to the Sonoma County Clerk, in the amount of $50.00 and published by the Sonoma County
Clerk for such fee.
13. The contractor(s) shall implement the following air quality construction measures set forth By
BAAQMD, including:
a. Water all active construction areas (staging, parking, soil piles, graded areas, unpaved driveways,
etc.) at least twice daily.
b. Cover all haul trucks transporting soil, sand, or other loose materials offsite.
c. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas. Sweep
streets daily (with water sweepers) if visible soil material is deposited onto adjacent roads.
d. Limit traffic speeds on any unpaved roads to 15 mph.
e. Suspend construction activities that cause visible dust plumes that extend beyond the construction
site.
f. A certified mechanic shall verify that equipment is properly tuned and maintained in accordance with
manufacturer specifications.
g. Idling times shall be limited to 5 minutes or less pursuant to the "no idling" rule for in -use off -road
diesel - fueled vehicles. Signage shall be posted at the construction site indicating the idle time
limitation.
h. All diesel - powered off -road equipment larger than 50 horsepower and operating at the site for more
than two days continuously shall meet U.S. EPA particulate matter emissions standards for Tier 2
engineer or the equivalent.
i. Diesel - powered generators or air compressors shall not be used on -site for more than two days
continuously, unless under emergency conditions.
j. Post a publicly visible sign with the telephone number of designated person and person to contact at
the Lead Agency regarding dust complaints. This person shall respond and take corrective action
within 48 hours. The Air District's phone number shall also be visible to ensure compliance with
applicable regulations.
14. Construction site watering shall be performed in conformance with the City of Petaluma Water Shortage
Contingency Plan Stage 2 provisions. Use of potable water is limited to one truck load of potable water
per day for the purposes of dust control. Additional daily water needs shall be met with recycled water.
15. Construction activities shall comply with performance standards specified Zoning Ordinance Chapter 21
HCPC Resolution No. 2016 -01 Page 5
and the Petaluma Municipal Code Sections (noise, dust, odor, etc.).
16. If during the course of ground disturbing activities, including, but not limited to: excavation, grading and
construction, a potentially significant prehistoric or historic archeological resource is encountered, all
work within a 100 foot radius of the find shall be suspended for a time deemed .sufficient for a qualified
and city- approved cultural resource specialist to adequately evaluate and determine significance of the
discovered resource and provide treatment recommendations. Should a significant archeological resource
be identified a qualified archaeologist shall prepare a resource mitigation plan and monitoring program to
be carried out during all construction activities.
17. In the event that paleontological resources, including individual fossils or assemblages of fossils, are
encountered during construction activities all ground disturbing activities shall halt and a qualified
paleontologist shall be procured to evaluate the discovery and make treatment recommendations.
18. In the event that human remains are uncovered during earthmoving activities, all construction excavation
activities shall be suspended and the following measures shall be undertaken:
a. The Sonoma County Coroner shall be contacted to determine that no investigation of the cause of
death is required.
b. If the coroner determines the remains to be Native American the coroner shall contact the Native
American Heritage Commission within 24, hours.
c. The project sponsor shall retain a City- approved qualified archaeologist to provide adequate
inspection, recommendations and retrieval, if appropriate.
d. The Native American Heritage Commission shall identify the person or persons it believes to be the
most likely descended from the deceased Native American, and shall contact such descendant in
accordance with state law.
e. The project sponsor shall be responsible for ensuring that human remains and associated grave goods
are reburied with appropriate dignity at a place and process suitable to the most likely descendent.
19. Bicycle racks shall comply with size dimensions and location requirements of the Bicycle and
Pedestrian Plan. Applicant shall ensure adequate access to each bicycle rack from all sides and
avoid placing racks too close to any wall or structure.
20. No signage is proposed or approved via this permit. A separate sign permit shall be approved
prior to the installation of signage.
21. 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.
HCPC Resolution No. 2016 -01 Page 6
Special Conditions
22. Prior to issuance of grading permit the applicant shall provide a certificate of site closure or
commensurate documentation provided by the Sonoma County Department of Health Services indicating
that the LUST site closure has been approved.
23. Prior to issuance of building permit the applicant shall show proof (e.g. in the form of a signed statement)
that the contractor in charge has informed his team of the Soil and groundwater Management Plan and
explained the provisions therein and has posted the documentation in an accessible area for reference by
on -site workers.
24. Plans submitted for development permits shall include two employee showers and associated lockers.
Said showers and associated lockers shall be installed prior to final inspection /certificate of occupancy.
25. The Silk Mill's Landmark status shall be recorded by the applicant with the Sonoma County Recorder's
office as a deed restriction applicable to assessor's parcel number 007 - 163 -002. The Deed restriction shall
note that "The Silk Mill building at 450 Jefferson Street in Petaluma is listed on the California Historic
Properties Data Inventory and meets the local definition of "Landmark" pursuant to Section 15.020 of the
Petaluma Implementing Zoning Ordinance ". Proof of such recordation shall be provided to the Planning
Manager prior to issuance of Certificate of Occupancy.
26. Prior to the removal of any original windows, the applicant shall employ a qualified architectural historian
or historic architect to perform a final detailed window survey of any windows not previously addressed
in the Wood Window Evaluation prepared by Mark Hulbert and dated October 13, 2015. The final survey
shall assess all windows presently boarded up and located along the lower floor and the approximately
five windows on the north and northeast walls. The final detailed window survey shall be provided for
review and concurrence by the Planning Manager.
27. Should the detailed window survey indicate the presence of repairable windows, the applicant shall repair
the windows in accordance with the Secretary of the Interior's Standards for Rehabilitation. In an effort to
maintain visual consistency between original and new windows, the applicant may relocate any repaired
original windows to an alternate, but existing window opening located elsewhere on the building.
28. Any window determined to be beyond repair shall be replaced with the double hung Milgard Essence
Series provided at the hearing and consistent with the window profile shown on plan sheet A7.2.
29. The exterior of all repaired and replaced windows shall be painted in a silver color consistent with the
paint color exhibited on the existing wood windows. A paint sample of the proposed color, accompanied
by a sample of an existing painted wooden muntin, shall be provided to the Planning Manager for
concurrence prior to issuance of building permit.
30. Prior to issuance of building permit, the applicant shall provide written confirmation from a qualified
professional of the visual and structural appropriateness of the proposed mortar composition in meeting
structural needs and best historic preservation practices.
31. Prior to building permit approval, the applicant shall submit a final landscape plan for sunset Park for
review and approval by the Recreation, Music and Parks Commission. The final Sunset Park landscape
plan shall be maintained in perpetuity by the property owner or a designee thereof and will be required to
include the following:
a. Picnic table(s)
b. Benches
HCPC Resolution No. 2016 -01 Page 7
c. Drinking fountain
Public Works Conditions
32. City standard frontage improvements shall be installed along Lakeville, Jefferson and Wilson Streets as
proposed by the applications plans. Improvements shall include, but not be limited to pavement, curb,
gutter, sidewalks, sidewalk ramps and street lights. In locations where curb, gutter and sidewalk are
indicated to remain, any broken or displaced areas shall be replaced. Any unused driveway approaches
shall be removed and replaced with curb, gutter and sidewalk. The minimum pavement section is 6- inches
of asphalt concrete (AC) over 21- inches of class 2 aggregate base (AB) for Lakeville Street, and 4- inches
of AC over 12- inches of class 2 AB on Jefferson and Wilson Streets. Pavement conforms shall be
completed to the satisfaction of the City Engineer: The sidewalk width along the Lakeville Street frontage
shall be 6 -feet.
33, Lakeville Street shall consist of four, 10 -foot wide through travel lanes, one 10 -foot wide left turn pocket
into the project site, and two, 6 -foot wide bike lanes. Lane line striping, tapers and conforms are subject to
the approval by the City Engineer.
34. Striping and signage shall be as proposed on the plans, unless otherwise noted herein, including but
limited to centerlines, lane lines, bike lanes and legends, crosswalks, stop bars and legends and all City
standard traffic signs.
35. A micro surface treatment per City requirements shall be installed on Lakeville Street for a minimum of
one -half the street width (from face of curb to centerline or the furthest lane line) including all areas in
which modified striping in proposed to be installed. The exact limits of the microsurfacing shall be
determined by the City Engineer on the public improvement plans.
36. Based on sight distance and safety concerns, left -turn movements at the intersection of Lakeville Street
and Jefferson Street shall be prohibited, as recommended in the January 2016 Traffic Impact Analysis
prepared for the project.
a. Measures on Jefferson Street should include additional signage and a channelizing island to allow
only right -turn movements. The design shall provide for emergency vehicle access.
b. Left -turn access from southbound Lakeville Street should be prohibited in a manner that does not
impact left -turn movements to and from Hopper Street prior to closure of the at -grade rail crossing.
37. Left -turn access to the site shall be provided via a, new left -turn lane on Lakeville at Erwin Street (project
driveway), while outbound left -turns shall be prohibited at this location. As recommended in the January
2016 Traffic Impact Analysis prepared for the project
a. A minimum of 50 -foot vehicle stacking length should be provided.
b. With condition of limited access, a splitter island shall be installed to limit all other movements and
assist in the reduction of the overall entry width of the driveway.
c. The design shall provide for emergency vehicle access.
d. Sight distance for egress movements shall be maintained at all times. Relocate /remove larger
vegetation and replace it with lower growing ground cover, as necessary, as part of the building
permit/public improvement plan review.
HCPC Resolution No. 2016 -01 Page 8
38. Parking shall be prohibited, by painted red curb, on the south side of Jefferson Street and the west side of
Wilson Street for approximately 25 feet on both sides of the project access driveways, as recommended in
the January 2015 Traffic Impact Analysis prepared for the project.
39. ADA compliant pedestrian ramps shall be provided at all locations within the project and at all new
crosswalks along the project frontage.
40. Any proposed vegetation or signs along the project frontage shall be located so as to not obstruct sight
distance of vehicles accessing the project driveways or adjacent streets segments.
41. City standard street lights shall be installed along Lakeville, Jefferson and Wilson Streets per City
standards. As an option and at the discretion of the City Engineer, the City may require the installation of
LED street lights.
42. A new transit bus pull out shall be installed along Lakeville Street in accordance with draft street standard
209 and 210. A City standard bus shelter and pad shall be installed. The shelter shall have a hardwired
electrical service per City standards.
43. Existing overhead utilities along the frontages and traversing the property shall be placed underground
except for the 12kv lines and pole designated on the application plans.
44. Grading and excavation shall conform to the soils investigation report prepared exclusively for this
property.
45. City utilities (water, sewer and storm drain) construction shall conform to City standards. Abandon any
unused water services, sanitary sewer laterals and or storm drains. Public storm drains shall be at least 15-
inches in diameter. Reroute the storm drain pipe in the front parking lot to prevent public right -of -way
drainage from crossing private property.
46. Remove and replace the existing sewer main (and manholes) in Wilson Street from Jefferson Street south
to City Manhole #A03060,
47. If existing sewer laterals are proposed to be used for the project, the contractor shall provide lateral video
inspection prior to building permit to the Utilities Department. If determined that the lateral are not in
satisfactory condition, they will need to be repaired or replaced.
48. The City prefers that any underground utility work within the Lakeville Street be performed prior to the
upcoming City pavement reconstruction project which is currently scheduled to start work in early March.
Any utility /pavement cuts into pavement five years or newer shall be subject to requirements in Chapter
13.14 of the City's Municipal Code (restrictions on excavation in newly constructed or resurfaced public
rights of way) and shall include a minimum of a lane width of 2 -inch overlaid asphalt concrete, the exact
location and quantity is subject to the approval by the City Engineer,
49. Final storm water calculations shall be provided indicating that the project complies with the City
NPDES, Phase Il, E10 and E12 storm water regulations.
50. Dedicate the necessary public right -of -way, as indicated on the application plans. Dedicate necessary
right -of -way for the installation of the sidewalk ramp at the corner of the property identified as APN 007-
154 -019. In lieu of dedication provide a mechanism for permission to construct the sidewalk ramp that is
satisfactory to the City Engineer.
51. Provide an agreement for the joint use and maintenance of the parking lot and park within the
HCPC Resolution No. 2016 -01 Page 9
Lakeville/Erwin Street right -of -way. The agreement shall be recorded prior to issuance of a building
permit and is subject to the approval of the Public Works and Utilities Department. The developer shall be
responsible for parking lot pavement and striping maintenance, signage, park landscape maintenance and
irrigation costs. The agreement shall also a legal description and graphical exhibit defining the exact area
to be included (parking lot, park area, etc.) and shall include park hours of operation from 6:00 a.m. to
10:00 p.m. per Municipal Code Section 13.28.200. The developer shall hold the City harmless for all
activities at Sunset Park, include Sunset Park in the hotel insurance policy as well as name the City as
additional insured on said policy.
52. Public Improvement plans shall be prepared for the construction of improvements in the public right -of-
way. A public improvement agreement, bonds, insurance and fees shall be required. Provide scanned
record drawings prior to release of the performance bond.
Fire Department Conditions
53. The traffic calming islands (TCI) depicted on page C -7 of the project plans "Fire Truck Turning Exhibit"
appear to allow truck access, however access through seems to be very "tight/Close ". Be advised the TOI
may need to be reduced in size and /if modified to allow full unrestricted truck access and this issue is
subject to final approval and review by the Fire Marshal and City Engineer prior to submittal of the
improvement plans.
54. The detector check valve(s) must be a double detector check valve and meet City of Petaluma Standards.
55. The developer must verify minimum fire flow calculations and make sure underground pipe is sized
appropriately for the expected sprinkler demand. This must be submitted prior to the site improvement
plans. The underground work must be done under permit from the Fire Marshal's Office with a minimum
of three (3) sets of plans submitted for review and approval.
56. The elevator shall be sized to easily accommodate a full -size gurney and must be approved and
coordinated with the Fire Marshal's Office.
57. Pursuant to Petaluma City Ordinance (905.3.1) a Class I standpipe is required for 3 stories or over in
height and /or if, in the opinion of the Fire Chef, a hazard or condition exists in which the installation of
standpipes would improve firefighting operations. Class 1 standpipes may be required for both phases.
Building Department Conditions
58. The applicant shall be required to comply with all current codes including code requirements stipulating
compliance with CalGreen Tier 1 standards.
HCPC Resolution No. 2016 -01 Page 10