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HomeMy WebLinkAboutPlanning Commission Resolution 2016-16 10/25/2016RESOLUTION NO. 2016 -16 CITY OF PETALUMA PLANNING COMMISSION RESOLUTION OF THE CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE LABCON WAREHOUSE ADDITON PROJECT LOCATED AT 3200 LAKEVILLE HIGHWAY APN:'005- 040 -039 FILE NO. PLSR -16 -0007 WHEREAS, Greg LeDoux of Greg LeDoux & Associates, Inc., on behalf of the property owner Labcon North America, submitted an application for Site Plan and Architectural Review for the construction of a 40,000 square foot addition to the existing industrial building including associated site improvements, located on an approximately 10 -acre parcel at 3200 Lakeville Highway (APN 005 -040- 039) (the "Project "); and WHEREAS, prior to acting on this Site Plan and Architectural Review application, the Planning Commission approved a Mitigated Negative Declaration (MND) on October 25, 2016 via Resolution 2016 -15; and WHEREAS, public notice was published in the Petaluma Argus- Courier and mailed to residents and occupants within 500 feet of the Project site in compliance with state and local law; and WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and Architectural Review of the Project on October 11, 2016; and WHEREAS, on October 11, 2016, after providing an opportunity for all interested parties to be heard, the Planning Commission continued consideration of the Project to a date certain of October 25, 2016. NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY FO PETLALIMA AS FOLLOWS: 1. The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the Planning Commission makes the following findings: a. The Project is consistent with the General Plan 2025 Business Park land use designation in that light processing and manufacturing and wholesale and distribution, are principally permitted uses. b. The Project is, for the reasons discussed in the October 1 1 and 25, 2016 Planning Commission staff reports, consistent with the following General Plan policies: Policy 2 -P -28 (Infill in Lakeville Highway Subarea); Policy 1 -P -27 (Innovative Parking Solutions); Policy 1 -P -49 (Preserve Existing Trees); Policy 2 -P -5 (Strengthen Visual and Aesthetic Character of Arterial Corridors); Policy 4 -P -3 (Special Status Species); With the Project conditioned to include the construction of a Class I multi -use path between the northwest boundary of the project site and an existing Class I multi -use path at APN 005- 280 -056, the Commission finds it to be consistent with the following General Plan goals and policies: Goal Planning Commission Resolution No. 2016 -15 Page 1 2 -G -5 (Enhance Connectivity Along Lakeville Highway); Policy 5 -P -4 (Off -Site Mobility Improvements); Policy 5 -P -15 (Expand and Improve Bikeway System); Policy 5 -P -20 (New Development); Policy 5 -P -22 (Pedestrian Connectivity); Policy 5 -P -25 (Multi -Use Trails); Policy 5 -P- 27 (Class 1 Facilities); Policy 5 -P -30 (New Development); and Policy 5 -P -31 (Bicycling and Walking). 3. The Project is consistent with all development standards of the BP zoning district, including but not limited to, those pertaining to setbacks, Floor to Area Ratio (FAR), and building height. 4. The project is consistent with Implementing Zoning Ordinance §24.010 - Site Plan and Architectural Review, in that all required findings for Site Plan and Architectural Review found in §24.010(G) can be made as follows: a. The project proposes the use of quality materials that are commonly found within business park settings, such as concrete and metal siding, metal parapets, and glass windows. The use of these materials ensures harmony and proportion with the overall design of the site, as similar colors and materials are used on both the primary and accessory detached structures, which is also exhibited between the existing building and the new building addition. The project includes these materials, as well as various architectural design features (e.g. varying roof parapets, changes in wall planes), applied equally across the building elevations visible from both project frontages. b. The architectural style of the proposed buildings is appropriate and compatible with the overall character of the adjacent business park neighborhood in that similar building features (e.g. horizontal massing, varying wall planes, roof form) and siding materials (e.g. concrete, metal) will be used to ensure the project is in keeping with the surrounding neighborhood while also providing a cohesive design aimed at improving the overall aesthetics of a prominent street corner viewable from the Lakeville Highway corridor. c. The siting of the building addition and detached accessory structures is consistent with the siting of other structures in the business park neighborhood, as well as all required setbacks as outlined for the BP zoning district, in that: 1) the structures are placed outside of the required setback areas, 2) the primary building maintains the existing side setback from Adobe Creek, and 3) several other surrounding sites within the business park neighborhood exhibit buildings placed further back from primary and secondary street frontages whereas parking and landscaping are sited between buildings and the street. d. No signage is proposed at this time. For this reason, this finding is not applicable. e. The bulk, height, and color of the proposed structures are in harmony with existing structures in the immediate neighborhood in that: 1) the roof form is compatible with other structures found within the business park neighborhood, 2) the building would incorporate various roof heights between 24 feet -4 inches and 38 feet -3 inches which do not exceed the maximum allowed building height of 40 feet, 3) the buildings are painted in tones similar to the existing building while also incorporating brighter accent .colors complementary to the nearby business park district and Lakeville Highway corridor. Proposed landscaping is in keeping with the character and design of the site and will significantly improve the overall aesthetics of the site, primarily when viewed from the Lakeville Highway -Cader Lane intersection. All existing trees onsite, most notably the mature Redwood trees visible at Lakeville Highway, will not be removed as part of the project. Drought - tolerant landscaping will also be installed within the site, including various trees, vines, shrubs, and groundcover in keeping with the character of the building. Lastly, the applicant is required to Planning Commission Resolution No. 2016 -15 Page 2 comply with the Model Water Efficient Landscape Ordinance at Building Permit through the submission and approval of a Landscape Document Package. g. The project's ingress, egress, internal circulation for bicycles and automobiles, off- street automobile and bicycle parking facilities, and pedestrian ways promote safety and convenience and conform to City standards in that: 1) a second access driveway will be introduced at the site, 2) the existing. driveway will be relocated to align with the exiting driveway across Cader Lane, 3) internal circulation will maintain access around the entire building, 4) adequate covered and uncovered bicycle parking facilities are proposed, 5) bicycle facilities will be provided along both project frontages, 6) adequate automobile parking is provided to accommodate current expected demand, with a portion of stalls provided in a landscape reserve for an future increases in demand, and 7) pedestrian facilities will be installed along project frontages and within the interior of the site to provide safe access to and along the site. Also, a Traffic Impact Study was prepared for the proposed project, which assessed site access and site distance, and has been analyzed within the Initial Study /Mitigated Negative Declaration at Attachment D of the staff report. As required by Conditions of Approval #32 and #33, the project will extend a Class I bicycle /pedestrian facility at Lakeville Highway off -site to connect with the Adobe Creek Shopping Center to the west. With the implementation of those conditions, the project is consistent with the following General Plan goals and policies: Goal 2 -G -5 (Enhance Connectivity Along Lakeville Highway); Policy 5 -P -4 (Off -Site Mobility Improvements); Policy 5 -P -15 (Expand and Improve Bikeway System); Policy 5 -P -20 (New Development); Policy 5 -P -22 (Pedestrian Connectivity); Policy 5 -P -25 (Multi -Use Trails); Policy 5 -P -27 (Class I Facilities); Policy 5 -P -30 (New Development); and Policy 5 -P -31 (Bicycling and Walking). Based on its review of the entire record herein, including the October 11 and 25, 2016 Planning Commission staff reports, all supporting, referenced, and incorporated documents and all comments received and foregoing findings, the Planning Commission hereby approves Site Plan and Architectural Review for the Project, subject to the conditions of approval attached hereto as Exhibit A. Planning Commission Resolution No. 2016 -15 Page 3 ADOPTED this 251h day of October, 2016, by the following vote: Commission Member Aye' No Absent Recused Councilmember King X Benedetti- Petnic X Chair Gomez X Lin X Vice Chair Marzo X Pierre X Wolpert X ATTEST: #ther , C mission Secretary Diana Gomez, Chair APPROVED AS TO FORM: Lisa Tennenbaum, Assistant City Attorney Planning Commission Resolution No. 2016 -15 Page 4 Exhibit A SPAR CONDITIONS OF APPROVAL Labcon Warehouse Addition Project Located at 3200 Lakeville Highway APN: 050 - 040 -039 File No. PLSR -16 -0007 Standard Conditions of Approval Planning Division 1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial conformance with the plans and color /material board on file with the Planning Division and date stamped September 6, 2016, except as modified by these conditions of approval. 2. At Building Permit issuance, the applicant shall provide the City with an electronic copy of final /approved plans in PDF format on either a CD or USB drive. 3. 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 IZO §24.010. 4. All mitigation measures of Resolution No. 2016 -XX approving the Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) are incorporated by reference and made conditions of approval. 5. Prior to the issuance of any construction permits, these conditions of approval and the MMRP shall be included with the plan set. A copy of the approved plans shall be maintained on -site when construction activities are occurring. 6. Prior to building permit issuance, all applicable development impact fees, as well as the public art in -lieu fee, shall be paid. 7. Upon the approval of Resolution No. 2016 -XX adopting the Project's Mitigated Negative Declaration, the applicant shall provide the Planning Division with the Notice of Determination fee required by Fish and Wildlife Code Section 711.4(d). The fee payment shall be made by check payable to the Sonoma County Clerk, in the amount required and published by the Sonoma County Clerk for such fee. 8. At all times the site shall be kept cleared of garbage and debris. No outdoor storage shall be permitted. 9. Construction activities shall comply with performance standards specified in Implementing Zoning Ordinance Chapter 21. 10. The contractor(s) shall implement basic and .additional air quality construction measures set forth By BAAQMD, including the following: a. Watering of all active construction areas (staging, parking, soil piles, graded areas, unpaved driveways, etc.) shall be performed at least.twice daily. Planning Commission Resolution No. 2016 -16 Page 5 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 used for construction purposes 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 during construction 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. 11. In conjunction with Mitigation Measure CUL -1 of the Initial Study /Mitigated Negative Declaration approved for the Project, 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. 12. 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. 13. 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. Planning Commission Resolution No. 2016 -16 Page 6 14. All lighting shall be glare -free, hooded, and downcast in order to prevent glare into bicyclists' and pedestrians' eyes and /or light pollution onto adjacent properties. 15. Bicycle racks shall comply with size dimensions and location requirements of the Bicycle and Pedestrian Master Plan. Applicant shall ensure adequate access to each bicycle rack from all sides and avoid placing racks too close to any wall or structure. 16. All plantings 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. 17. Herbicides /pesticides shall not be applied in areas used by pedestrians /bicyclists within the project without first providing appropriate signs warning of the use of chemicals. The project shall utilize Best Management Practices (BMPs) regarding pesticide /herbicide use and fully commit to Integrated Pest Management techniques for the protection of bicyclists and pedestrians. 18. All tree stakes and ties shall be removed within one year following installation or as soon as trees are able to stand erect without support. 19. No signage is approved by this permit. Separate sign permits in compliance with Chapter 20 of the Implementing Zoning Ordinance shall be obtained prior to the installation of signage. 20. Prior to commencing construction activities, a sign shall be posted on the site regarding the allowable hours of construction and contact information for complaints. Proof of sign installation shall be provided to the Planning Manager prior to construction commencing. 21. All standpipes, check valves, and other utilities shall be placed underground or fully screened from view by decorative screening structures or landscaping to be reviewed and approved by the Planning Manager. 22. 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. Special Conditions of Approval Planning Division 23. Plans submitted for Building Permit shall incorporate proposed green building measures as represented in Project plans approved by the Planning Commission on October 25, 2016. 24. Prior to building permit issuance, street tree species shall be reviewed and approved by the Tree Advisory Committee. Planning Commission Resolution No. 2016 -16 Page 7 25. This approval applies the off - street parking landscape reserve provisions of Implementing Zoning Ordinance § 11.070(J). Based on the submitted application, the site plan approved by this action accommodates an employee count of up to ninety (90) persons, a total of one - hundred seventy - five (175) constructed off - street parking spaces, and one - hundred seventy -four (174) landscape reserve off - street parking spaces. Prior to employee numbers exceeding two hundred and sixty three (263) persons for the entire site, parking spaces within the landscape reserve shall be constructed to accommodate the increased demand, including compliance with building code standards relating to accessibility for disabled persons and electric vehicle charging. 26. The removal of any existing tree, either on or off the project site, is not permitted as part of this project. 27. This approval does not permit any construction work within Adobe Creek. No work shall occur within the creek without obtaining proper permits and approvals, including the City of Petaluma and any other applicable agencies. 28. Commercial truck trailers shall only be parked at loading docks at the south elevation of the building as shown on plans date stamped September 6, 2016. Department of Public Works and Utilities 29. Frontage improvements, including but not limited to a 12 -foot wide travel lane, 5 -foot wide on- street class II bicycle lane, meandering sidewalks, pedestrian ramps, commercial driveway approaches, LED streetlights, fire hydrants, landscaping, street striping and signage, and pedestrian and bicycle warning signage at the driveway approaches, shall be installed on Cader Lane per City standards and shall be included on civil engineering plans submitted for construction permits. 30. The street pavement section for Cader Lane shall be 6- inches of asphalt over 21- inches of class 2 aggregate base, per City standards. 31. The proposed on -site public sidewalk along the Lakeville Street frontage shall be a minimum 8 -foot wide, signed, and striped Class I bicycle /pedestrian facility per Caltrans standards. The pathway surface shall be concrete per City standards. A public access easement shall be dedicated to the City of Petaluma over the pathway prior to issuance of a building permit. 32. The applicant shall construct the 8 -foot wide Class I path along Lakeville Highway to connect off -site to the existing decomposed granite path on the neighboring Lakeville Business Park /Adobe Creek Shopping Center as part of this project and as shown on the August 24, 2016 project civil engineering plans. The new pathway shall have a concrete surface. The pathway width may be reduced at the Adobe Creek /Lakeville Highway connection point, subject to approval by the City Engineer. Retaining wall locations and conform points are subject to approval by the City Engineer. The pathway shall be designed and constructed to meet current accessibility standards. All construction shall remain within existing public access easements. 33. Condition No. 32 shall be implemented, as follows: a. Prior to building permit issuance, the applicant shall submit and obtain City Engineer approval of: (i) a preliminary construction plan for the path; (ii) an engineer's cost estimate; and; (iii) a bond covering the full cost of the path, including all design and construction costs. Said bond shall not be released until compliance with Condition No. 32 is achieved. b. Prior to occupancy of the Labcon project, the path shall be constructed and accepted by the city. Planning Commission Resolution No. 2016 -16 Page 8 c. In the event compliance with Condition No. 32 is not achieved prior to completion of the Labcon project's building and site improvements, the Planning Manager may grant an extension for compliance and authorize a certificate of occupancy for the Labcon project. This time extension for compliance may be granted by the Planning Manager, subject to demonstration by the applicant that all reasonable and timely efforts have been taken to complete path construction. Factors to be considered by the Planning Manager include, but are not limited to, delay caused by regulatory agencies outside the City of Petaluma with permit jurisdiction and /or inclement weather. . d. In the event building and site improvements for the Labcon project are constructed prior to the path required by Condition No. 32, the applicant shall install and maintain exclusionary fencing to the City Engineer's satisfaction and which shall prevent pedestrians from walking westerly across Adobe Creek to the adjacent commercial shopping center. 34. A curb cut entry shall be installed in the existing curb on Lakeville Highway near Adobe Creek, subject to Caltrans approval, to allow bicycles to enter the new 8 -foot wide Class I path. Striping and reflective markings shall be installed per Caltrans requirements. 35. Water system fire pressure /flow calculations shall be provided for the new on -site water line. A minimum of 2,500 Gallons per Minute (GPM) at 20 Pounds per Square Inch (PSI) shall be available at the furthest most on -site hydrant. 36. All old /unused water services shall be abandoned at the main per City requirements. 37. As the project site includes an inactive on -site drinking water well, which was recommended to be decommissioned as part of the Phase I Environmental Site Assessment prepared for the project and dated April 18, 2014, the well shall be abandoned per Sonoma County well and septic requirements. 38. A bus turnout, stop, and shelter shall be installed on Lakeville Highway per City of Petaluma and Caltrans standards, subject to Caltrans approval. 39. A new pedestrian ramp shall be installed at the intersection of Cader Lane and Lakeville Highway per City and Caltrans standards. 40. Drainage and storm water improvements shall be installed per recommendations in the Preliminary Storm Drain Report dated April 6, 2016 by Baechtel Hudis Inc. The proposed storm water design and calculations shall be approved by the Sonoma County Water Agency prior to issuance of any building permits. 41. Prior to issuance of a Building Permit, a design -level geotechnical report shall be prepared for the project and submitted to the City for review. 42. The proposed landscaping and water use shall meet the City's landscape efficiency requirements. Final construction -level calculations shall be submitted with the building permit application. 43. The project shall be responsible for paying all water, sewer, and storm drain capacity/ impact fees. 44. An operations and maintenance manual shall be submitted in accordance with the Bay Area Stormwater Management Agencies Association (BAASMA) E.12 Post - Construction Stormwater Best Management Practice (BMP) requirements. The applicant shall enter into the City's standard Stormwater maintenance agreement prior to final inspection. 45. The applicant shall file a Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP), and obtain approval with the State Water Resources Control Board, prior to any construction. The Planning Commission Resolution No. 2016 -16 Page 9 applicant shall also file a Notice of Completion (NOC) at the end of construction, at completion of the project. 46. All public improvements shall be constructed to City standards and meet accessibility requirements. 47. A public improvement plan application package is required for all work within the public right -of- way or within public easements. All work within the public right -of -way or public easements shall be completed by the developer and accepted by the City prior to final inspection. Any work within the State Route 116 right -of -way requires a separate encroachment permit from Caltrans and shall be completed prior to final inspection. 48. The applicant shall complete and submit both a landscape document package and the Industrial Waste Survey Short Form with the Building Permit application. Fire Marshal 49. Unless otherwise approved by the Fire Marshal, plans submitted for Building Permit shall show one (1) additional exterior door within the east wall of the High Piled Combustible Storage (HPCS) warehouse area to meet spacing requirements. Planning Commission Resolution No. 2016 -16 Page 10