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HomeMy WebLinkAboutPlanning Commission Resolution 2016-14 09/27/2016RESOLUTION 2016 -14 CITY OF PETALUMA PLANNING COMMISSION RECOMMENDING THE CITY COUNCIL AMEND THE APPROVED GENERAL DEVELOPMENT PLAN FOR THE LAKEVILLE BUSINESS PARK PLANNED COMMUNITY DISTRICT TO INCLUDE FITNESS /HEALTH FACILITY AS A MINOR CONDITIONAL USE ON ALL LOTS IN THE DISTRICT APNs: 005 - 280 -006 thru 005 - 280 -011, 005 - 280 -034, 005 - 280 -035, 005 - 280 -041 thru 005 - 280 -045, 005 - 280 -051 thru 005 - 280 -056, 005 - 360 -001 thru 005 - 360 -020 FILE NO: PLSR -16 -0010 WHEREAS, Paul Andronico of Basin Street Properties has submitted an application to modify the General Development Plan ( "Zoning District Regulations ") for the Lakeville Business Park Planned Commercial District ( "Lakeville PCD), to include Fitness /Health Facility, as defined in the Petaluma Implementing Zoning Ordinance (IZO), as a minor conditional land use on all lots throughout the Lakeville PCD. This land use is currently only allowed on Lot 1 of the PCD; and WHEREAS, City staff initiated a concurrent update to the Lakeville PCD Zoning District Regulations document to improve consistency between the format and terminology of the Lakeville PCD Zoning District Regulations document and the IZO; and WHEREAS, on September 15, 2016, the City's Planning Commission held a duly noticed public hearing, pursuant to Implementing Zoning 'Ordinance §19.040(E) and §19.070, to consider the application and at which time all interested parties had the opportunity to be heard; and WHEREAS, on September 15, 2016, the Planning Commission considered the staff report dated September 15, 2016, analyzing the application, including the California Environmental Quality Act ( "CEQA ") determination included therein; and WHEREAS, on September 15, 2016, the Planning Commission recommends the City Council approve an amended Zoning District Regulations for the Lakeville PCD; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission as follows: A. Pursuant to Implementing Zoning Ordinance § 19.040.E, the Planning Commission recommends that the City Council adopt the proposed amendment to the Zoning District Regulations of the Lakeville Business Park Planned Community District ( "Lakeville PCD "), attached hereto as Exhibit 1, based on the following findings: The proposed amendment to the Zoning District Regulations of the Lakeville PCD is, for the reasons discussed in the September 15, 2016 Planning Commission staff report, consistent with the following Petaluma General Plan policies: Policy 1 -P -2 (use land efficiently by promoting infill development, at equal or higher density and intensity than surrounding uses), Policy 1 -P -7 (Encourage flexibility in building form and in the nature of activities), Policy 1 -P -9 (support continued development and intensification of employment centers), and Policy 2- P-28 (support infill and intensification of business park /light industrial uses). The Lakeville PCD amendment does not entail new construction, improvements, or alterations to the layout of existing lots in the business park. The addition of Fitness /Health Facility as a Minor Conditional Use throughout the Lakeville PCD will not, in itself, create additional traffic on thoroughfares serving the area. Planning Commission Resolution No. 2016 -14 Page 1 3. As a conditional use, the City retains the ability to review Fitness /Health Facility land use applications that may involve new improvements to ensure compatibility with existing conditions. Fitness /Health Facilities are currently a primary permitted land use on Lot 1 of the Lakeville PCD, and Fitness /Health Facilities can be compatible with the industrial and support commercial land uses envisioned for, and that have been established in, the Lakeville PCD. By including Fitness /Health Facilities as minor conditional land uses throughout the Lakeville PCD, the business park will allow greater flexibility in the type of commercial operations that may operate in the business park and thereby supports Policies 1 -P -2 and 1 -P -7 of the Petaluma General Plan. 4. The Lakeville PCD is an employment node within the City of Petaluma. The proposed amendment to the Lakeville PCD will increase the type of businesses that may be established within the Lakeville PCD and thereby supports development and occupancy of existing commercial and industrial space in the business park in support of Policies 1 -P -9 and 2 -P -28 of the Petaluma General Plan. 5. There is no unique quality to Fitness /Health Facilities, the architecture or the management thereof, that would prevent or impair such a land use from complying with applicable site and building design standards outlined in the Zoning District Regulations for the Lakeville PCD as well as the Petaluma IZO, The City of Petaluma currently has a number of fitness /health facilities operating within City limits in industrial and business park conditions. 6. The Fitness /Health Facility land use is currently permitted on Lot 1 of the Lakeville PCD. Furthermore, other uses that are not strictly industrial, commercial service, or retail in nature are already permitted as conditional uses throughout the Lakeville PCD, including Commercial Recreation facilities such as bowling alleys, arcades, and miniature golf courses. The proposed conditional use will not prevent the Lakeville PCD from serving its central purpose: to promote more harmonious and coordinated industrial development. 7. The staff - initiated revisions to update terminology and the format of the Zoning District Regulations for the Lakeville PCD do not alter the intent, permitted uses, standards, or guidelines of the document. The revisions improve consistency between the Zoning District Regulations document and the Petaluma IZO by standardizing synonymous terms and presenting the Zoning District Regulations in a clearer format. B. The Lakeville PCD amendment is categorically exempt from the State CEQA Guidelines and the City of Petaluma Environmental Guidelines per § 15061(b) (3) (Review for Exemption, General Rule) of the CEQA Guidelines, there is no possibility that the application to amend the Lakeville PCD to include Fitness /Health Facility as a minor conditional land use may have a significant effect on the environment. Planning Commission Resolution No. 2016 -14 Page 2 ADOPTED this 271h day of September, 2016, by the following vote: Commission Member Aye No Absent Abstain Councilmember King x Vice Chair Benedetti - Petnic x Gomez x Chair Lin x Marzo x Pierre x Wolpert x ATTEST: Hther Hines, C 71i mission Secretary C Diana Gomez, C'Wair APPROVED AS TO FORM: Xv� Lisa Tenne baun-f,/ Assistant City Attorney Planning Commission Resolution No. 2016-14 Page 3 Exhibit 1 Zoning District Regulations LAKEVILLE BUSINESS PARK PLANNED COMMUNITY DEVELOPMENT (PCD) Originally Adopted by Petaluma City Council on May 4, 1981 Combined, Amended, and'Restated on Month DD, 2016 Planning Commission Resolution No. 2016 -14 Page 4 Zoning District Regulations for Lakeville Business Park Table of Contents Chapter Title /Contents Page Chapter 1 PCD Zoning District General Provisions 4 1.1 - Purpose Chapter 2 Definitions 4 2.1 - Purpose 2.2 - Definitions of Specialized Terms Chapter 3 Applicability 4 31 - Terms 3.2 - Location 3.3 - Effect of Prior Actions 3.4 - Relationship to IZO Chapter 4 Permitted Uses 4 4.1 - Purpose 4.2 - Permit Requirements 43 - Prohibited Uses Chapter 5 Nuisances 7 6.1 - Purpose 6.2 - Emissions 6.3 - Discharge 6.4 - Radiation 6.5 - Public Health 6.6 - Excessive Noise 6.7 - Smoke and Steam 6.8 - Ground Vibration Chapter 6 Development Standards 8 7.1- Purpose 7.2 - Standards 7.2 - Exceptions to Setback Requirements Chapter 7 Parking 10 8.1 - Purpose 8.2 - Vehicle Parking Spaces 8.3 - On- Street Parking 8.4 - Off- Street Parking Areas Chapter 8 Screening 12 9.1- Purpose 9.2 - Height of Fences and Walls 93 - Utilities 9.4 - Utility Transmitters 9.5 - Utility Lines and Meters 9.6 - Refuse Storage Areas Chapter 9 Storage and Loading Areas 12 10.1 - Purpose 10.2 - Standards Chapter 10 Maintenance of Grounds 13 11.1 -Purpose 11.2 -Applicability 11.3 - Standards Chapter 11 Signs 13 12.1- Purpose 12.2 - Conformance with Sign Program 12.3 -Sin Permits Chapter 12 Lighting 14 13.1- Purpose 13.2 - Street Lights 13.3 - Conformance with City Standards Planning Commission Resolution No. 2016 -14 Page 5 Chapter Title /Contents Page Chapter 13 Architecture and Landscaping 14 14.1 — Purpose 14.2 — Conformance with Design Guidelines 14.2 — Desi n Review Chapter 14 PCD Modifications 14 15,1 — Modification Procedures Chapter 15 Site Plan and Architectural Review (SPAR) 14 16,1 — SPAR Procedures Planning Commission Resolution No. 2016 -14 Page 6 1.0 PCD Zoning District General Provisions 1. Purpose. The purpose of the Lakeville Business Park PCD ( "Lakeville PCD ") is to promote more harmonious and coordinated industrial development than would be possible under the provisions .of the standard M -L (Manufacturing - Light) Industrial Zoning District. 2.0 Definitions Purpose: To establish the definitions of terms and phrases that are technical, specialized or that may not reflect common usage. 2. Definitions of Specialized Terms and Phrases: All specialized terms and phrases used in the Lakeville PCD are defined in. the City of Petaluma Implementing Zoning Ordinance ( "IZO ") Chapter 27 (Glossary), except as noted herein. a. Trucking Operations: Includes truck yards, truck terminals, or motor freight and storage of fuel, flammable liquids in bulk, pesticides, agricultural or other chemicals. b. Industrial support facilities. Includes activities limited to the sale of industrial products or services related only to activities conducted on the property. 3.0 Applicability Terms: These regulations apply to all land uses, subdivisions, and development within the Lakeville Business Park. PCD in the same manner provided in IZO §1.040 (Applicability of the Zoning Ordinance). 2. Location: These regulations are applicable to all properties within the boundaries of the Lakeville Business Park PCD as shown at Exhibit A. 3. Effect of Prior Actions: The following actions were incorporated into the Lakeville Business Park PCD and shall no longer be in effect: a. City Council Resolution No. 85 -010 b. City Council Resolution No. 96 -059 4. Relationship to IZO: Where the Lakeville PCD regulations are silent on a matter related to land use or development, or less restrictive than the City ordinances or policies, the properties in the Lakeville PCD shall be subject to applicable City of Petaluma ordinances and development policies. 4.0 Permitted Uses 1. Purpose. To list the land uses that are permitted, determine the type of planning permit approval required for each use. 2. Permit requirements. The tables below list allowable land uses that are: a. Permitted subject to compliance with all applicable provisions of the Lakeville PCD and the IZO. These are shown as "P" uses in the table; b. Allowed as an accessory use, incidental to, related and /or clearly subordinate to a primary use on the same parcel, which does not alter the primary use nor serve property other than the parcel where the primary use is located. These are Planning Commission Resolution No. 2016 -14 Page 7 shown as "A" uses in the table; c. Allowed subject to the approval of a Conditional Use Permit (IZO Section 24.030), and shown as "CUP" uses in the table; d. Allowed subject to the approval of a Minor Use Permit (IZO Section 24.030), and shown as "MUP" uses in the table; and e. Not allowed on particular lots, and shown as "— " in the table. Note: A permitted land use, a use authorized through the approval of a Conditional Use Permit, or a permitted accessory land use may also require Site Plan and Architectural Review (IZO Section 24.010), a Building Permit, and /or other permit required by the Municipal Code. TABLE 4.1 ALLOWED LAND USES AND PERMIT REQUIREMENTS P Permitted Principal Use A Permitted Accessory Use CUP Conditional Use Permit Required MUP Minor Use Permit Required — Use Not Permitted LAND USE TYPE LOT 1 ALL OTHER LOTS INDUSTRIAL Petroleum Product Storage and Distribution (1) A A Construction Contractors CUP CUP Food and Beverage Product Manufacturing (2) CUP CUP Industrial Support Facilities tat A — Laboratory - Medical, Analytical, Testing P P Laundry, Dry Cleaning Plant CUP CUP Light Steel Fabrication (4) P P Manufacturing, Packaging, Transport or Storage of Known Hazardous, Toxic or Carcinogenic Materials or Chemicals (5) CUP CUP Manufacturing /Processing (6),(7) P P Pharmaceuticals and Cosmetics - Packaging /Assembly Only P P Rental Equipment Operations CUP CUP Repair, Cleaning and Service of Commercial /Industrial Equipment/Products (4), (s), (9) P P Storage - Outdoor Storage Yard (10) CUP CUP Storage - Warehouse, Indoor Storage P P Telecommunication Facility P P Tooling and Machine Shops P P Trucking Operations (11) CUP CUP Utility Facility P P Vehicle Services CUP CUP Wholesaling and Distribution P P OFFICE Medical Service – Minor (12) P — Office – Business, Service, or Government P P Office – Headquarters, or Processing P P Office – Professional /Administrative (3) P P Office – Research and Product Testing P P Wholesale Sales Office and Display P — Planning Commission Resolution No. 2016 -14 Page 8 TABLE 4.1 CONTINUED ALLOWED LAND USES AND PERMIT REQUIREMENTS P Permitted Principal Use A Permitted Accessory Use CUP Conditional Use Permit Required MUP Minor Use Permit Required — Use Not Permitted LAND USE TYPE LOT 1 ALL OTHER LOTS SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL Bank, Financial Services P — Business Support Service (13) P P Commercial Recreation – Indoor CUP CUP Fitness /Health Facility P MUP Printing and Publishing P P SERVICES - GENERAL Child Day Care CUP CUP Personal Services P — RETAIL Catalogue Sales and Mail -Order Establishments P P Restaurant, Cafe, Coffee Shop (14) P — LODGING Lodging – Hotel /Motel CUP — INSTITUTIONAL Governmental, Municipal and Public Utility Facilities P P School – Elementary, Secondary, or College, Private CUP CUP School – Specialized Education and Training CUP, A CUP, A AGRICULTURE Existing Agricultural P P RESIDENTIAL Residence for Property Management or Security (15) CUP CUP (1) Permitted only as an appurtenant use to a permitted or conditional use and only where tanks are Tully screened witnin a ouming, placed underground, or fully screened by building walls or fencing from neighboring properties and the public right of way. (2) Not including the production of fish products, sauerkraut, vinegar, or the like, or the rendering of fats and oils. (3) Activities of a commercial nature shall be restricted in scope so as to service and be necessary to the industrial community (4) Where stock or finished material is kept indoors (5) Determination of such uses shall be made by the Planning Director after review of preliminary environmental assessment for each proposed use. The Director may require consultation with experts to make the determination, (6) For the following: a. Products from previously prepared materials such as cloth, plastic, paper, leather, precious or semi - precious metals or stones, but not including such operations involving primary production of wood, metal or chemicals from raw materials, b. Optical, electric, and electronic, timing and measuring instruments and devices (7) Includes storage of raw materials and finished products (8) Includes appliances or component parts (9) Storage of hazardous materials is not required (10) Excluding associated construction yards or outside storage of heavy construction equipment, and excluding outside storage of heavy construction vehicles and, or, materials (11) Including truck yards, truck terminals, or motor freight and storage-of fuel, flammable liquids in bulk, pesticides, agricultural or other chemicals (12) Maximum of ten (10) medical offices permitted (13) Retail printing services not permitted outside of Lot 1 (14) Excluding fast food establishments (15) One residential unit per lot for property management or security Planning Commission Resolution No. 2016 -14 Page 9 3. Prohibited Uses. The following are prohibited uses for all lots of the Lakeville PCD: a. Residential uses except as provided for in Table 4.1. b. Trailer courts, mobile home parks or recreational vehicle campgrounds c. Junk yards or recycling facilities d. Quarrying or storage of rock, earth, sand, gravel, asphalt or bulk landscaping material such as bark, wood chips, compost, etc. e. Commercial excavation except in the course of approved construction on the same site f. Distillation of bones g. Dumping, disposal, incineration or reduction on garbage, sewage, offal, dead animals or refuse h. Fat rendering i. Stock yard or slaughter of animals, or leather tanning j. Cemeteries k. Drilling for and removing oil, gas or other hydrocarbon substances or refining of petroleum or of its products I. Smelting of iron, tin, zinc or other ores m. Jail or honor farms n. Laborer or migrant worker camps o. Above ground tanks in excess of 5' above ground and not in a building or screened from view p. Auto wrecking q. Billboard or off -site signs. Off -site signs not to include entry or directory signs for the Business Park as approved by the City r. Automobile, go -cart, motorcycle or quarter- midget race tracks and other vehicle endurance or race tracks s. Commercial service stations or gasoline stations 5.0 Nuisances Purpose. To list the nuisances that shall be controlled and mitigated within the Lakeville PCD. No nuisance shall be permitted to exist or operate upon any lot so as to be offensive or detrimental to any adjacent lot, or property or to its occupants. A "public nuisance" shall include, but not be limited to, any of the following conditions: 2. Emissions. Any use, excluding reasonable construction activity, of the lot which emits particulate or gaseous matter, emits dust, sweepings, dirt or cinders into the atmosphere, or discharges liquid, solid wastes or other matter into any stream, water course, river, or other waterway which may adversely affect the health, safety, of persons or vegetation, or comfort of, or intended use of their property by persons within the area. No waste nor any substance or materials of any kind shall be discharged into any public sewer serving the Property or any part thereof in violation of any regulation of any public body having jurisdiction over such public sewer. Discharge. The escape or discharge of any fumes, odor, gases, vapors, steam, acids or other substance into the atmosphere which discharge, in the opinion of the City, may be detrimental to the health, safety or welfare of any person or may interfere with the comfort of persons within the area or which may be harmful to property or vegetation. Radiation. The radiation or discharge of intense glare or heat, or atomic, electromagnetic, microwave, ultrasonic, laser or other radiation. Any operation producing intense glare or heat or such other radiation shall be performed only within an enclosed or screened area and then only in such manner that the glare, heat or radiation emitted shall not be discernible from any point exterior to the site or lot upon which the operation is conducted. Public Health. Any use which has the potential to create public health, fire or explosion hazard in the opinion of the City Fire Marshal. 6. Excessive Noise. At no point outside of the vertical plane of any property line shall the sound Planning Commission Resolution No. 2016 -14 Page 10 pressure level of any machine, device, or any combination of same, from any individual plant or operation, exceed the decibel levels in the City of Petaluma zoning ordinance, or any other public body having jurisdiction. Smoke and Steam. Excessive emissions of smoke, steam or particulate matter. Visible emissions of smoke or steam shall not be permitted ( outside any building) for a period aggregating to more than three (3) minutes in any one ( 1) hour which exceed Ringlemann No. 2 on the Ringlemann Chart of the United States Bureau of Mines. Wind -borne dust, sprays and mists originating in plants are not permitted, or permitted to affect another business on the same site or neighboring property. This requirement shall also be applied to the disposal of trash and waste materials. Ground Vibration. Buildings and other structures shall be constructed, and machinery and equipment installed, and insulated. on each lot so that the ground vibration inherently and recurrently generated is not perceptible without instruments at any point exterior to any lot. 6.0 Development Standards Purpose. To provides basic standards for site layout and building size. Standards. New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Tables 6.1 in addition to the applicable standards (e.g., landscaping, parking and loading, etc.) in Chapters 8 through 14. TABLE 6.1— DEVELOPMENT STANDARDS STANDARDS BY LOT DIMENSIONAL STANDARD LOT 1 LOT 22 ALL OTHER LOTS LOT SIZE Minimum Area (t) AS ON FINAL MAP 0,76 ACRES AS ON FINAL MAP (2) SETBACKS (3) Lot 1 LOTS 2 -4 & 16 -21 ALL LOTS EXCEPT 1.4 & 16 -21 Front — Structures 50 feet (4) 25 feet (5) 25 feet 25 feet (6) Front — Parking or Circulation Improvements 10 feet 25 feet (6) Side — Interior N/A 15 feet (1) 20 feet (7) Side— Parking or Circulation Improvements 5 feet 5 feet (8),(9) Rear — Structures 5 feet 5 feet 25 feet Rear — Parking or Circulation Improvements 30 feet 5 feet (10) 5 feet (8), (9) HEIGHT 40 FEET (11) COVERAGE (12) LOTS 2 -4 & 16 -21 ALL LOTS EXCEPT 2.4 & 16 -21 45% 50 % IMPERVIOUS AREA 80%(13) (1) Lots may be merged in order to achieve development consistent with the approved PCD Development Plan (2) except for areas to be condominiumized (3) All front building setback lines shall be consistent with the Final Map and the PCD Development Plan. In the event of future subdivisions of the original lots, the "front property line" shall be that property line abutting the access street (s), 'Property line" shall mean the boundary of every lot. (4) From Lakeville Hwy (5) From South McDowell Boulevard (6) No buildings or parking permitted within setback area (7) Where development of two adjoining lots proposes abutting /structures along their interior common lot line, the interior setback may be waived (8) Where development of two or more adjoining lots provides common use parking, loading, or vehicular circulation area, the interior setback areas along the interior property lines common to such lots may be waived subject to the approval of the Planning Director Planning Commission Resolution No. 2016 -14 Page 11 and Chapter 19 of the IZO (9) No fencing of any kind shall be permitted within the street frontage setback area (10) Off- street parking and /or circulation areas may be placed up to the five foot setback from the rear property line. Vehicle overhang up to two (2) feet will be allowed. (11) Buildings constructed over parking may be forty eight (48) feet (12) Occupied by improvements, including buildings, sheds, and service areas, and excluding parking and vehicular circulation areas. (13) The calculation of the required twenty (20 %) percent landscaped area may include that portion of the public street right -of -way utilized for landscaping and the public sidewalk, as well as designated outdoor seating areas located within the project site Exceptions to Setback Requirements a. Condominium Projects: For any lot shown in the approved Planned Community District development plan for which a condominium development is subsequently approved, no setbacks shall be required where one condominium lot abuts any other condominium lot. Any such approved condominium project as a whole shall have its buildings and grounds (including parking) meet the street'front yard, side yard, and rear yard setbacks contained herein for the individual lots proposed for development b. Structural Appurtenances. Roof overhang and support buttress, open or enclosed stairways, and wing walls, provided said overhang and support buttress and wing walls do not extend more than four (4') feet into the twenty -five (25') foot setback area and three (3 ') feet into any other setback area and provided that no projection extends into a required utility easement c. Walkways. Steps, walkways and open stairways d. Paving and Curbing. Paving and associated curbing except that vehicle parking and overhang areas shall not be permitted within twenty -five (25') feet of a street or front property line except on lots 2, 3, 4, 16, 17, 18, 19, 20 and 21 on which vehicle parking and overhang areas shall not be permitted within ten (10') feet of the front property line e. Fences. Fences, except that no fence shall be placed closer than the minimum parking setback required from a street property line i. Location. On all lots, fences will be allowed on the property line for that portion of the lot which adjoins the Adobe Creek Restoration Area or public access routes other than public streets. ii. Landscaping Elements. Berms, retaining walls, landscaping and irrigation systems iii. Public Art and Furniture. City approved sculpture, fountains, plazas, benches and other street furniture iv. Signs. Signs or displays identifying the Owner and, or, Occupant of a lot, which comply with all City approval processes, and the City- approved Sign Design Guidelines for Lakeville Business Park v. Lighting. Lighting facilities, subject to the prior written approval of the City vi. Utilities. Underground utility facilities and sewers. Above ground transformers shall be located out of the required street setback areas to the extent feasible, however, where this is infeasible due to building placement or significant service costs, such transformers may be located in street yard areas. All transformers shall be fully screened and, if located in street yard areas, shall be screened by the use of retaining walls, berms, or landscaping. 7.0 Parking Purpose. To facilitate public access to the Lakeville PCD through the provision of off - street parking spaces and access ways for vehicles, bicycles and pedestrians. To provide adequate off - street parking spaces for the employees, customers, and residents at shared parking lots within the Lakeville PCD. 2. Vehicle Parking Spaces. Each lot shall have facilities for parking sufficient to serve the floor Planning Commission Resolution No. 2016 -14 Page 12 area or number of employees for the business conducted thereon. Parking shall be provided to the following standards for floor area; or where applicable, number of employees, whichever is greater: LAND USE TYPE Parking Requirement() OFFICE Commercial, Office, Research and Development 1 space per 200 -300 sq, ft, gross floor area MANUFACTURING Office — Professional, Administrative (6) 1 space per 350 -450 sq. ft. gross floor area WAREHOUSING Wholesale Sales Office and Display 1 space per 600 -900 sq. ft. gross floor area (2) PARKING STANDARD BASED ON EMPLOYEES 1 space per 2 employees (for maximum shift) (1) The specific ratio to be determined by the Planning Director in each case. (2) Sufficient on -site area is to be reserved to accommodate expansion to one parking space per four hundred fifty (450) square feet to insure future adaptability of the building to higher intensity use. On- Street Parking On street parking shall be prohibited. "No Parking" signs shall be installed by the developer per City standards as a part of the public improvements. Prior to the development of the sites no parking shall be permitted on the streets except construction parking. 4. Off - Street Parking Areas Standards. Off street parking adequate to accommodate the parking needs of the Owner or Occupant, the executives, employees, customers and visitors thereof and other vehicles used in the conduct of the business shall be provided by the Owner or Occupant of each lot. The intent of this provision is to eliminate the need for any on- street parking; such on- street parking is prohibited on street except loading of public transportation vehicles. If parking requirements increase as a result of a change in the use of a lot or in the number of persons employed by the Owner or Occupant, additional off - street parking shall be installed -so as to satisfy the intent of this section. All parking areas shall conform to the City of Petaluma parking ordinance and to the following standards: All parking and loading areas shall be paved with concrete, or asphalt so as to provide dust -free, all- weather surfaces. Each parking space provided shall be designated by lines painted upon the paved surface and shall be adequate in area. All parking areas shall provide, in addition to parking spaces, adequate driveways and space for the movement of vehicles which will likewise be so improved. Parking areas shall be constructed according to plans approved as specified herein and maintained thereafter in good condition. ii. All parking, driveway areas, and landscape islands within such areas shall be surrounded by six. (6 ") inch high, continuous concrete curbing. Bumper blocks shall not be used. iii. No parking spaces or driveways shall be located on or permitted within specified setback areas adjacent to a front, side or rear property line, except along a common interior side property line between lots where one driveway is shared by two (2) lots. All parking shall be screened from the street by shrubs and trees, by a screen wall or by berms, and any such screening shall be subject to the approval of the City; iv. All proposed parking shall conform to City requirements for handicapped /access. Planning Commission Resolution No. 2016 -14 Page 13 v. Vehicular access to lots shall consist of twenty to thirty six feet maximum wide curb cuts at street property lines except where special circumstances exist (e.g., two building driveways together) and where separate vehicular access is warranted. vi. Parking location and layout shall facilitate easy and safe pedestrian circulation to and from each building as well as the street. Where more than ten (10) parking stalls are designed, vehicular drives and parking stalls alone shall not be considered as providing for safe pedestrian circulation between the building and the parking areas or between the building and the street. vii. All parking facilities. shall conform to City Site Plan and Architectural Design Guidelines. 8.0 Screening 1. Purpose. To provide standards for screening functional building components to improve the design and appearance of the Lakeville PCD. 2. Height of Fences and Walls. No fence or wall shall exceed eight (8) feet in height, without written approval of the City Site Plan and Architectural Review Committee, 3. Utilities. Main gas, and electrical meters, and fire sprinkler risers shall be located on the inside of a building exterior wall line such as in an exterior closet or alcove area and shall be fully screened 4. Utility Transmitters. All on -site utility transmitter lines shall be placed underground. Transformers shall be screened on all sides unless located in an area in the side or back of the building that is not visible from the street. Utility Lines and Meters. On site electrical, gas, telephone and other utility lines shall not be exposed on the exterior of buildings. Utility meters, transformers, electrical and mechanical equipment, and trash containers shall be fully screened in a manner specifically approved by the City Site Plan and Architectural Review Committee. Refuse Storage Areas. All outdoor refuse collection areas shall be visually screened by solid enclosure. Enclosures shall be constructed of opaque heavy building materials and shall comply with approved city trash enclosure design standards. Collection areas shall be situated to provide clear and convenient access to refuse collection vehicles, but shall not be located between a street and a building. For buildings of 45,000 gross square feet or larger a minimum of an 18' x 18' refuse /enclosure shall be provided. Alternatively, refuse may be stored within enclosed building areas. 9.0 Storage and Loading Areas Purpose. To ensure the proper design of storage and loading areas within the Lakeville PCD. 2. Standards. Storage, maintenance and loading areas must be constructed, maintained and used in accordance with the following provisions: a. Storage. No materials, supplies or equipment, including trucks or other motor vehicles, shall be stored upon a lot except inside a closed building or behind a visual barrier screening such materials, supplies or vehicles so as not to be visible from neighboring property and streets. The barrier shall be at least six (6) feet in height and two (2) feet higher than any such material structure or object. Any storage areas screened by visual barriers shall be approved in writing by the City Site Plan and Architectural Review Committee. No storage area may extend into any street yard or setback area. No storage areas of any type, including refuse storage areas shall be maintained between a public street and a building. Planning Commission Resolution No. 2016 -14 Page 14 b. Vehicle Loading. Provision shall be made on each site for any necessary vehicle loading and no on- street vehicle loading shall be permitted in accordance with City standards. c. Loading Docks. Loading .dock areas shall not be located along building walls directly facing a public street. They shall, be set back, recessed or screened so as not to be visible from neighboring property or streets to the extent feasible by building elements and landscaping and subject to the approval of Site Plan and Architectural Review. 10.0 Maintenance of Grounds Purpose. To maintain the safe, clean and wholesome condition and repair of lots within the Lakeville PCD. Applicability. The Owner or Occupant of any lot shall at all times keep it and the buildings, improvements and appurtenances thereon in a safe, clean and wholesome condition and repair and comply, at its own expense, in all respects with all applicable governmental, health, fire and safety ordinances, regulations, requirements and directives, and the Owner or Occupant shall at regular and frequent intervals remove, at its own expense any rubbish of any character whatsoever which may accumulate upon such lot. 3. Standards. Each Owner shall be responsible for the maintenance and repair of all parking areas, driveways, walkways and landscaping on its lot with the exception of the landscaping along Adobe Creek. Such maintenance and repair shall include without limitation: 11.0 Signs a. Maintenance of all parking areas, driveways and walkways in a clean and safe condition, including the paving and repairing or resurfacing of such areas when necessary with the type of material originally installed therein or such substitute therefore as shall, in all respects, be equal thereto in quality, appearance and durability; the removal of debris and waste material and the washing and sweeping of paved areas as requires; painting and repainting of striping markers and directional signals as required; b. Cleaning, maintenance and re- lamping of any external lighting fixtures except such fixtures as may be the property of any public utility or government body; and c. Performance of all necessary maintenance of all landscaping including the trimming, watering and fertilization of all grass, ground cover, shrubs or trees, removal of dead or waste materials, replacement of any dead or diseased grass, ground cover, shrubs or trees. d. 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. Purpose. To protect the public health, safety, and general welfare of the Lakeville PCD by ensuring that the number, type, size, and design of all signs in the PCD will not detract from the attractiveness and orderliness of the City's appearance. To protect the general welfare and ensure the safe operation of the Lakeville PCD. 2. Conformance with Sign Program. All signs shall conform to the regulatory provisions and design specifications contained in the Lakeville Business Park Sign Program. Sign Permits. All signage or signs, as defined in the IZO, both permanent and temporary, shall require issuance of a sign permit. Such a permit shall be required for any change of lettering, style, color, copy, size, location, number, or method of lighting. Planning Commission Resolution No. 2016 -14 Page 15 12.0 Lighting Purpose. To provide for the appropriate installation of lighting and to minimize light -based nuisances in the Lakeville PCD. Street lights. Street lights shall be installed to City of Petaluma standards along the South McDowell Blvd and Cader Lane public street frontages of the business park. Street lights may be installed at the discretion of the business park /property owner along the frontages of Corporate Circle and Fisher Drive. Conformance with City Standards; All exterior light fixtures must conform to IZO. 13.0 Architecture and Landscaping Purpose. To promote attractive and compatible forms of development in the PCD. 2. Conformance with Design Guidelines. All proposed development within the business park shall conform to the design intent and provisions of the Lakeville Business Park Design Guidelines. Design Review. All proposed development within the business park is subject to design review and approval by the City of Petaluma Site Plan and Architectural Review Committee (SPARC), prior to application for building permits. Emphasis shall be placed on preservation of existing natural views, orientation of the project development toward Adobe Creek and the Petaluma Marsh, and enhancement of the site through sensitive landscape design, in keeping with the natural amenities of the site. 14.0 PCD Modifications Modification Procedures: From time to time, it may be necessary and desirable to modify the Lakeville PCD development standards: Modifications shall be in accordance with IZO Chapter 19 (Planned Unit District and Planned Community District). 15.0 Site Plan and Architectural Review (SPAR) SPAR Procedures: All new development or changes to the exterior of existing structures or site features shall require Site Plan and Architectural Review in accordance with IZO Chapter 24 (Administrative Procedures). The Director may grant administrative Site Plan and Architectural Review for minor additions or modifications to existing buildings and /or site features. SPAR Findings: All new development or changes to the exterior of existing structures or site features shall, in addition to the findings required by IZO §24.010(G)(1), also be found to be substantially consistent with the building form, materials and architectural style of existing buildings at the Lakeville PCD. Water Efficiency Standards: All new development and landscaping projects shall comply with the City of Petaluma Water Conservation Ordinance and the City's Landscape Water Use Efficiency Standards. Planning Commission Resolution No. 2016 -14 Page 16