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HomeMy WebLinkAboutPlanning Commission Resolution 2017-03 01/10/2017RESOLUTION 2017 -03 CITY OF PETALUMA PLANNING COMMISION RECOMMENDING THE CITY COUNCIL AMEND THE RANCHO ARROYO BUSINESS PARK PCD ZONING DISTRICT REGULATIONS FILE NO. PLZT -16 -0003 WHEREAS, by Ordinance No. 1558 N.C.S., the Rancho Arroyo P.C.D. was created in 1983. After APN 048 - 080 -029 was added to the Rancho Arroyo P.C.D in 1985 (by Ordinance 1631) and after east side parcels were removed to form the Auto Center P.C.D in 1988 (by Ordinance 1748), those parcels that remain within the Rancho Arroyo P.C.D. are Assessor's Parcel numbers (APN): • 007 - 412 -034, 047, and 054, • 150- 060 -001 through 031, • 150- 020 -008, also known as 85 Corona Road, • Those portions of 007 - 412 -031, 033, 036, 037 and, 038, 048 - 080 -029, 150- 020 -017, 018, 024, and 025, and 150- 070 -001 through 013, not designated as Floodway by the current FIRM map, and 007 -412 -023, the Denny's lot at 4986 Petaluma Boulevard North; and WHEREAS, in October 1983 the City Council by Resolution 9936 adopted Rancho Arroyo PCD Zoning District Regulations for the above mentioned area; and WHEREAS, in July 1986 the City Council by Resolution 86 -188 revised the aforementioned regulations to include new car dealerships as a conditional use in the PCD; and WHEREAS, in May 1992 the City Council by Resolution 92 -114 revised the aforementioned regulations to modify the setback regulations at section H.1; and WHEREAS, in August 2016 Chelsea Chatterton on behalf of 360 Church submitted an application to revised the aforementioned regulations to modified the P.C.D. Regulations to include, solely at the 85 Corona Road parcel (APN 150- 020 -008, currently PVAC) Community Meeting Facility (including Religious Facilities) and School as conditional uses; and WHEREAS, an existing small alternative high school exists at the opposite extremity of the PCD on lands owned by the Sonoma County Office of Education, and SCOE has expressed interest in also having School added as a conditional use at their 1355 Industrial Ave location; and WHEREAS, the applicant- initiated PCD modification request led to other PCD Regulation modifications to provide parking ratios for the new conditional uses, to allow a Fitness /Health Facility use to utilize the PVAC space via a Conditional Use permit, and to improve the formatting and update citations and add procedural language to the PCD Regulations (these modifications are herein termed as the "associated PCD updates "); WHEREAS, the project is categorically exempt from the California Environmental Quality Act (CEQA), under Section 15061(b) (3) (Review for Exemption, General Rule) of the CEQA Guidelines there is no possibility that the application to amend the Rancho Arroyo PCD may have a significant effect on the environment; and WHEREAS, the Planning Commission held a duly noticed public hearing to consider the proposed PCD modifications on January 10, 2017; and Planning Commission Resolution No. 2017 -03 Page 1 WHEREAS, a copy of the public notice was published in the Argus Courier and mailed to residents and occupants within 500 feet of 85 Old Corona Road as well as to residents and occupants within 500 feet of the Rancho Arroyo Business Park, in compliance with state and local law. NOW, THEREFORE, BE IT RESOLVED THAT: A. The foregoing recitals are true and correct and incorporated herein by reference. Pursuant to General Plan Policy 1 -P -7, the proposed listing of Community Meeting Facility and School as a condition use at 85 Old Corona and of School at 1355 Industrial Ave will allow for greater flexibility in the continued use of the two existing buildings. C. Pursuant to Implementing Zoning Ordinance Planned Unit District and Planned Community District Section 19.030, the proposed addition of uses possible at 85 Old Corona Road and 1355 Industrial Avenue via a Conditional Use Permit and the associated updates does not affect the ability of the PCD to remain complaint with the required findings in that: 1. With said modifications, the permitted uses and intent of the Rancho Arroyo Business Park will continue without alternation and thus the PCD will continue to result in a more desirable use of land and a better physical environment than would be possible under any single zoning district or combination of zoning districts, and 2. The addition of uses possible at 85 Corona Road and 1355 Industrial Avenue via a Conditional Use Permit, and the associated PCD updates, represents no impact between Rancho Arroyo parcels and thoroughfares. All Rancho Arroyo parcels continue to have the same adequate access to roadways, including the parcels seeking the addition of new conditional uses: 85 Old Corona Road and 1355 Industrial Ave. The discretionary Conditional Use Permit process for such a new use would allow a focused review of traffic impacts related to the specific project. 3. The addition of uses possible at 85 Old Corona Road or 1355 Industrial Avenue via a Conditional Use Permit, not the associated PCD updates, will not affect Rancho Arroyo's ability to present a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent and nearby properties, and that include adequate landscaping and /or screening to insure compatibility. PCD standards regarding site plan and architectural review requirements, setbacks, and landscaping remain in effect. The proposed addition of uses possible via a CUP will enable a user such as the 360 Church, to apply to utilize 85 Old Corona Road, formerly Petaluma Valley Athletic Club (PVAC). As the use of 85 Old Corona Road has, since original construction in 1979, operated via a conditional use permit as a commercial recreation facility, this site has never contributed a principally permitted use to the Rancho Arroyo PCD. Largely because of the parcel's isolation from the rest of the PCD area, the distinct operation of the parcel has proven no negative impact to the identity of or cohesiveness of the Rancho Arroyo Business Park. As the use of 1355 Industrial Avenue has, since original construction in about 2002, operated as a small high school, this site has never contributed a principally permitted use to the Rancho Arroyo P.D.C. and adding School to the list of Conditional Uses at this parcel is not anticipated to represent a negative impact to the Rancho Arroyo PCD. The addition of uses possible via a Conditional Use Permit and the associated PCD updates will have no impact with regard to the natural and scenic qualities of the Rancho Arroyo site; available public and private spaces designated by Rancho Arroyo remain unchanged. No structures or physical improvements are proposed. There is no unique limitation on Community Meeting Facility or School, the architecture or the management thereof, that would prevent or impair the use from complying with applicable site and building design standards outlined in the Zoning District Regulations for the Rancho Arroyo PCD and the IZO. Planning Commission Resolution No. 2017 -03 Page 2 While no development is proposed, any future development of 85 Corona Road or the other Rancho Arroyo parcels shall remain subject to site plan and architectural review and to those standards of the Rancho Arroyo PCD. Accordingly, future development within Rancho Arroyo will not be detrimental to the public welfare, will be in the best interests of the City, and will be in keeping with the general intent and spirit of the zoning regulations of the City of Petaluma, with the Petaluma General Plan, and with any applicable plans adopted by the City. A similar assembly use that generates a similar level of activity and that includes ancillary use of outdoor recreation area - commercial recreational facilities - originally intended to accommodate the Rancho Arroyo Racquet Club (now called Petaluma Valley Athletic Club) is already permitted at all lots within the Rancho Arroyo PCD. The newly proposed conditional uses at outlying lots will not prevent the Rancho Arroyo PCD from serving its central purpose: to promote more harmonious and coordinated industrial development. D. The Rancho Arroyo PCD Zoning District Regulations, as shown in Exhibit 1 of this Resolution and on file in the Planning Division, are hereby modified pursuant to Section 19 of the Implement Zoning Ordinance. ADOPTED this 10th day of January, 2017, by the following vote: Commission Member Aye No Absent Abstain Councilmember Albertson X Benedetti- Petnic X Chair Gomez X Lin X Vice Chair Marzo X Pierre X Wolpert X ATTEST: ba ina Gomp , Pliair APPROVED AS TO FORM: q d other Hines, C mmission Secretary Lisa Tennenbaum; Assistant City Attorney Planning Commission Resolution No. 2017 -03 Page 3 Exhibit 1 RANCHO ARROYO BUSINESS PARK PLANNED COMMUNITY DEVELOPMENT (PCD) Originally Adopted by Petaluma City Council on October 11, 1983 Combined, Amended, and Restated on January 10, 2017 Planning Commission Resolution No. 2017 -03 Page 4 Zoning District Regulations for Rancho Arroyo Business Park Table of Contents Planning Commission Resolution No. 2017 -03 Page 5 Title /Contents Page Section Chapter 1 PCD Zoning District General Provisions 3 1.1 - Purpose 1.2 - Flood Designation Note 1.3 - Due Caution Section 2 Applicability 3 2.1 - Location 2.2 - Terms 2.3 - Effect of Prior Actions 2.4 - Relation to IZO Section 3 Permitted Uses 3 3.1 - Purpose 3.2 - Permit Requirements 3.3 - Permitted Accessory Uses 3.4 - Prohibited Uses Section 4 Nuisances 6 4.1- Purpose 4.2 - Nuisances 4.3 - Zoning Ordinance Standards Section 5 Development Standards 6 5.1 - Purpose 5.2 - Standards 5.3 - Flood Mapping Designations Affect Rancho Arroyo 5.4 - Petaluma River Access and Enhancement Plan Applicability Section 6 Parking 6 6.1 - Purpose 6.2 - Vehicle Parking Spaces 6.3 - On- Street Parkin Section 7 Design Guidelines 8 7.1- Purpose 7.2 - Landscaping 7.3 - Building Design 7.4 - Screening of Mechanical Equipment Section 8 Signs 9 8.1 - Purpose 8.2 - Conformance with Sign Program 8.3 - Sin Permits Section 9 PCD Modifications 10 9.1- Modification Procedures Section 10 Site Plan and Architectural Review (SPAR) 10 10.1- SPAR Procedures 10.2 - SPAR Findings 10.3 Water Efficiency Standards Planning Commission Resolution No. 2017 -03 Page 5 1.0 PCD Zoning District General Provisions Purpose. The purpose of the Rancho Arroyo Business Park Planned Community Development ( "Rancho Arroyo PCD ") zoning district 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. (The M -L conventional zoning designation in place when the PCD was adopted was replaced by the I (Industrial) designation in the 2008 IZO.) 2. Flood Designation Note. It must be noted that much of the district is overlain by the Flood Plan Combining zone and is adjacent to the Floodway zone and that for these reasons, extraordinary care must be exercised by current and future property owners and developers and the City in planning and approving future development. Due Caution. Where the Community Development and Planning Director deems it necessary to maintain harmony in the district and ensure due caution in development and use of land, the Director may refer any development proposal to the Planning Commission for review and approval in accordance with Conditional Use Permit review pursuant to the Implementing Zoning Ordinance (IZO: Section 24.030), and its periodic updates. 2.0 Applicability Location. These regulations apply to all properties within the Rancho Arroyo PCD as established by City Council Ordinance 1558 NCS, as modified by Ordinance 1748 (removing the Auto Center PCD parcels) and by Ordinance 1748 (adding APN 048 -080- 029) or as added to the District by subsequent City Council action; as shown at Exhibit A. 2. Terms. These regulations shall apply in the same manner provided in IZO §1.040 (Applicability of the Zoning Ordinance). 3. Effect of Prior Actions. The following actions after original adoption of the PC have been incorporated into this revised document: a. City Council Resolution No. 86 -188 (listing new car dealerships as a conditional use) b. City Council Resolution No. 96 -059 (modifying the setback regulations) 4. Relationship to IZO. Where the Rancho Arroyo 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 Rancho Arroyo PCD shall be subject to applicable current City of Petaluma ordinances and development policies. 3.0 Permitted Uses Purpose. To list those land uses that are permitted, and by which type of planning permit, for each use. Permit Requirements. The tables below list allowable land uses that are: Permitted subject to compliance with all applicable provisions of the Rancho Arroyo PCD and the IZO. These are shown as "P" uses in the table; 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 shown Planning Commission Resolution No. 2017 -03 Page 6 as "A" uses in the table; c. Allowed subject to the approval of a Conditional Use Permit (IZO Section 24.030 and its periodic updates), and shown as "CUP" uses in the table; IZO section 24.030.P and its subsequent updates offers guidance as to whether a minor or major CUP is appropriate; d. 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 permits required by the Municipal Code. TABLE 3.1 ALLOWED LAND USES AND PERMIT REQUIREMENTS —J-19830) P Permitted Principal Use A Permitted Accessory Use CUP Conditional Use Permit Required — Use Not Permitted LAND USE TYPE APN 150: 020.008 1 APN 007- 412,038 ALL OTHER LOTS INDUSTRIAL Dyeing Establishment (textile) D.2 CUP CUP CUP Food and Beverage Product Manufacturing (2) D.2 CUP CUP CUP Governmental, Municipal, and Public Utility Facilities D.8 CUP CUP CUP Laboratory – Research, experimental, engineering, and testing facilities B.3 P P P Liquefied petroleum gas & compressed gas bulk storage 131 D.3 CUP & A CUP & A CUP & A Metal Products Fabrication & Machine Shops (4) D.1 CUP CUP CUP Manufacturing, assembly, or packaging (5),(5) B.1 P P P Manufacturing, Packaging, Transport or Storage of Known Hazardous, Toxic or Carcinogenic Materials or Chemicals (7) D.5 CUP CUP CUP Pharmaceuticals and Cosmetics (2) D.7 CUP CUP CUP Repair, Cleaning and Service of Commercial /Industrial Equipment/Products DA CUP CUP CUP Storage - Warehousing, Indoor Storage (8) 13.4 P P P Telecommunications /Communications Equipment D.6 CUP CUP CUP Utility /Industrial Equipment D.6 CUP CUP CUP Wholesale business and Warehousing and Distribution (8) 3.4 P P P OFFICE Office – Administrative, executive, financial B.2 P P P Office – Research and Development 13.2 P P P Office – Catalogue sales and internet/mail order processing 13.5 P P P SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL Commercial Recreational Facilities D.9 CUP CUP CUP Fitness /Health Facility (9) PVAC CUP — — Printing and Publishing, book binding, blue printing, photo engraving 13.6 P P P SERVICES - GENERAL Mini - Storage Facilities 6.8 P P P RETAIL New Auto Dealerships 8Bet88 CUP CUP CUP Planning Commission Resolution No. 2017 -03 Page 7 TABLE 3.1 CONTINUED ALLOWED LAND USES AND PERMIT REQUIREMENTS P Permitted Principal Use A Permitted Accessory Use CUP Conditional Use Permit Required Use Not Permitted LAND USE TYPE 19830» APN 150• 020. 008 * APN 007- 412.038* ALL OTHER LOTS LODGING Lodging — Hotel /Motel D.10 CUP CUP CUP INSTITUTIONAL Community Meeting Facility (10) request CUP — — Governmental, Municipal and Public Utility Facilities D.8 CUP CUP CUP School — Elementary, Secondary, or College (11) request CUP CUP — RESIDENTIAL Residence for Property Management or Security (12) C,3 CUP CUP CUP * Assessor's Parcel #150 - 020 -008, also known as 85 Corona Road, formerly first Rancho Arroyo Racquet Club, then Petaluma Valley Athletic Club, now in contract by 360 Church, Assessor's Parcel #007 - 412 -038, also known as 1355 Industrial Avenue, owned by Sonoma County Office of Education and operated as a small alternative high school. (1) Reference to the origin of use's listing, most typically to the Section reference of the original, 1983 PCD Regulations. (2) Not including the production of fish products, sauerkraut, vinegar, or the like, or the rendering of fats and oils. Including bakeries, creameries, & bottling plants (PCD D.2 & D.7). (3) Where bulk storage of gases includes off - premises delivery, and only as an appurtenant use to a permitted or conditional use (PCD D.3). (4) Specifically: Light metal appliance and steel fabrication shops and machine shops (PCD D.1). (5) For the following only (PCD 13.1): (6) 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. (7) Optical, electric, and electronic, timing and measuring instruments and devices (8) May include storage of raw materials and finished products (PCD 13.1). (9) 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 (PCD D.5). (10) Fuel or flammable liquids storage or wholesale businesses are excluded from this use category (PCD 13.4) (11) Definition: A fitness center, gymnasium, health and athletic club, which may include any of the following sauna, spa or hot tub facilities, indoor tennis handball racquetball, archery and shooting ranges and other indoor sports activities. Does not include adult entertainment business. (Pursuant to the IZO Ord 2300) (12) Definition: A multi - purpose meeting facility, both Club, Lodge, Private Meeting Hall type and Religious Facility. See IZO Ord 2300 for full definition. (13) Private, or if relevant, public schools teaching elementary through college level (14) One residential unit per lot for property management or security Note: Any other research business, light manufacturing, or retail commercial use as determined by the Planning Director to be of the same general character as the above, may be treated as such Permitted Accessory Uses. The following are the accessory uses permitted in the Rancho Arroyo Business Park Planned Community District: Accessory uses and buildings customarily appurtenant to a permitted use, in accordance with the provisions of Table 4.12 (BP and I Zone Development Standards) of the Implementing Zoning Ordinance, and its periodic updates. 4. Prohibited Uses. The following operations and uses shall not be permitted on any property in Rancho Arroyo Business Park: 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 Planning Commission Resolution No. 2017 -03 Page 8 e. Commercial excavation except in the course of approved construction 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 j. Cemeteries k. 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. Trucks or bus terminals p. Petroleum storage yard q. Auto wrecking or auto painting or auto body repair r. Billboard or off -site signs. Off -site signs not to include entry or directory signs for Business Park 4.0 Nuisances Purpose. To list the nuisances that shall be controlled and mitigated within the Rancho Arroyo PCD. 2. Nuisances. No nuisance shall be permitted to exist or operate on any lot which: A. Emissions. Emits particulate or gaseous matter, or discharges liquid or solid waste into the atmosphere or any water course which may adversely affect the health or safety or persons or use of property or vegetation. B. Glare /Heat. Produces intense glare or heat unless such is performed within an enclosed or screened area and then only in a manner to insure that the glare or heat emitted will not be discernable from any exterior lot line. C. Sound. Creates a sound pressure level in violation of any regulation of any public body having jurisdiction. D. Smoke. Allows visible emissions of smoke outside any building, other than exhausts emitted by motor vehicles or other transportation facilities, in violation of any public body having jurisdiction. This requirement is also applicable to the disposal of trash and waste materials. E. Vibration. Creates a ground vibration that is perceptible, without instruments, at any point along any exterior lot line. Zoning Ordinance Standards. The Performance Standards of the IZO (Chapter 21), and its periodic updates, also apply. 5.0 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 Sections 6 through 10 of this document. Planning Commission Resolution No. 2017 -03 Page 9 TABLE 5.1— DEVELOPMENT STANDARDS STANDARDS DIMENSIONAL STANDARD ALL LOTS LOT SIZE Minimum Area (t) 1 ACRE (1),(2) SETBACKS 121 ALL LOTS Front and to Any Street To Industrial /Old Corona131— Structures 25 feet (4) To Industrial /Old Corona131— Off- Street Parkin 25 feet To Auto Center Dr — Structures 25 feet 141 To Auto Center Dr — Parking & Landscaping Conform with the existing Auto Center Dr pattern To Benson Way — Structures 20 feet (4) To Benson Way — Off- Street Parking 10 feet to back of curb 151 Side (Interior Lot Line) Structures. 20 feet 171 Parking or Circulation Area 5 feet 181 Rear (Interior Lot Line) Structures 25 feet Parking or Circulation Area 5 feet !81 HEIGHT 40 feet or 3 stories 191 FENCING No fencing of any kind within the setback specified to each public street COVERAGE 40%(10) (1) Applicable to new lots proposed to be subdivided from a larger parcel. Not applicable to areas to be condominiumized. (2) Measured to property line, except regarding off - street parking to Benson Way (3) Setback to Industrial Avenue, Old Corona Road, and any public street not individually listed (4) Regarding structures over 50,000 square feet: Setback to street shall be increased by 1 foot for each 1,500 square foot over the 50,000 square feet, to a maximum of a 100 feet setback requirement (5) Along Benson Way only: off - street parking setback requirement is from the back of curb (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 provided that the opposite property line setback is increased by 10 feet and landscaped (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 (9) Buildings shall not exceed 40 feet nor be exceed 3 stories, except buildings constructed over parking may be 48 feet (10) Not more than 40% shall be occupied by improvements, including buildings, sheds, fences, walls, screens, barriers, or and service areas, and excluding parking and vehicular circulation areas. Flood Mapping Designations Affect Rancho Arroyo: Be Advised. Consult current FEMA FIRM maps; the Rancho Arroyo PCD abuts the Petaluma River and every Rancho Arroyo PCD parcel is covered or touched by the Floodway Zoning designation or the Floodplain Combining District. Areas within a Floodway designation are subject to those standards and no encroachments are permitted (see IZO chapter 6 and its updates). Areas within a Floodplain Combining District are subject to both the Floodplain Combining Zone (see IZO chapter 6 and its updates) and this PCD. 4. Petaluma River Access and Enhancement Plan Applicability. The Petaluma River Access and Enhancement Plan (1996) is applicable to all parcels on the west (Petaluma River side) of Industrial Avenue. 6.0 Parking Purpose. To facilitate public access to the Rancho Arroyo PCD through the provision of off - street parking spaces and access ways for vehicles, bicycles and pedestrians. To Planning Commission Resolution No. 2017 -03 Page 10 provide adequate off - street parking spaces for the employees, customers, and residents at shared parking lots within the Rancho Arroyo PCD. Vehicle Parking Spaces. Each lot shall have facilities for parking sufficient to serve the floor 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: TABLE 6.1— PARKING STANDARDS ALL LOTS LAND USE TYPE i Parking Requirement(') OFFICE, RESEARCH & DEVELOPMENT 1 space per 200 -300 sq, ft. gross floor area (2) MANUFACTURING 1 space per 350 -450 sq. ft. gross floor area (2) WAREHOUSING 1 space per 600 -900 sq. ft. gross floor area (2),(3) PARKING STANDARD BASED ON EMPLOYEES 1 space per 1.2 employees (4) COMMUNITY MEETING/RELIGIOUS FACILITY 1 space for each 4 seats i6j SCHOOLS Elementary & Junior High 1 for each employee of the maximum shift (5) High School & College 1 for each employee on the maximum shift plus 1 for each 2 students (5 ) (1) The specific ratio to be determined by the Planning Director in each case. (2) Parking shall be provided to the square footage standard or to the employee based number, whichever is greater, (3) Sufficient on -site area shall be reserved to accommodate expansion to one parking space per four hundred fifty (450) square feet, to ensure future adaptability of the building to higher intensity use. (4) Calculated for maximum shift. (5) This is the minimum requirement, the CUP process shall consider whether additional spaces are needed for the specific use and setting. 3. On- Street Parking On street parking shall be prohibited. 7.0 Design Guidelines Purpose. To promote attractive and compatible forms of development in the PCD. Landscaping. An overall high quality appearance and feeling of Rancho Arroyo Business Park shall be established by the inclusion of extensive landscape treatment along Industrial Avenue as well as within the interior of the abutting properties as they develop. Industrial Ave Planting. The minimum area of planting along Industrial Avenue shall be an area 25 feet wide, measured from the Industrial Avenue property line. Mounding. In order to enhance the overall effect of the landscape area, gentle mounding will be created from one foot to as high as four feet, depending on the proximity to access driveways. In order to maintain safety site distance, those areas immediately adjacent to access driveways will contain lower profile landscaping. Mounding along parking areas is encouraged, to provide screening of automobiles from Industrial Avenue and provide Planning Commission Resolution No. 2017 -03 Page 1 1 increased growing surface for trees, shrubs and ground cover. Mounding shall be incorporated or extended onto private properties creating a continuity of design and adding separation and screening between individual development sites. Water Conservation. All landscape areas will reflect the requirements of the current City Council Water Conservation Ordinance and the City's Landscape Water Use Efficiency Standards, and their subsequent updates. Trees. The principal street tree shall be evergreen Ash or a similar type tree from the City's current street tree list, with supplemental trees along the 25 foot frontage landscape strip. These supplemental trees may be the White Alder and Canary Island Pine that were encouraged in the first version of these standards, if appropriate. Alternatively, they may be substituted, subject to City review and approval, with both evergreen or semi - evergreen trees proven to thrive in Petaluma and with a low water use, in order to give the development a year -round landscape richness and softness. Seasonal accent colors should be added to the background of evergreen foliage by the use of species for fall color, together with species for spring bloom and summer color. Shrubs. In the original 1983 PCD Regulations, the following shrub selection was considered proven low maintenance varieties that each add some additional interest to the overall landscape effect: Heteromeles Arbutifolia, Toyon Photinia Frazeri Pittosporum Tobira Xylosma Congestum Other shrubs meeting the same intent may be substituted; in the case of new construction or a significant remodel requiring SPAR review, substitutions may be considered through project SPAR review. In the case of changes to an existing landscape palette, substitutions shall be subject to City review and approval. Lawn. Lawn as ground cover may be used only as permitted by the City's Water Conservation Ordinance and the City's Landscape Water Use Efficiency Standards, and their updates. Irrigation. All landscaped areas should be provided with complete automatic underground irrigation systems, each designed to serve the specific needs of individual landscape plans. Low volume drip irrigation shall be used in all installations where feasible. The storm water holding ponds and Industrial Avenue right -of -way shall be landscaped, irrigated and maintained per the approved improvement plans proposed for assessment District Number 10 and the CC &R's as reviewed and approved by the City Attorney. Additional landscaping on or adjacent to each property may be permitted, or required, as a responsibility of each individual property owner, as individual improvements to each lot are installed. Building Design. All buildings may be either reinforced concrete and steel or wood frame construction. Exterior materials should be of pleasing visual quality. Exterior walls shall not be constructed of metal or plastic. 4. Screening of Mechanical Equipment. All rooftop or outdoor mechanical equipment shall be fully screened in a manner which is architecturally integrated with the structure which it serves. Planning Commission Resolution No. 2017 -03 Page 12 8.0 Signs Purpose. To protect the public health, safety, and general welfare of the Rancho Arroyo 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. 2. Conformance with Sign Program. All signs shall be in conformance with the Rancho Arroyo Business Park Sign Regulations and Guidelines, dated April 5, 1985, or its subsequent updates. The sign program shall describe in text and /or graphics: sign placement on lots and buildings, height and style, materials of construction, compatibility with structures and lighting. 3. 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. 9.0 PCD Modifications Modification Procedures: From time to time, it may be necessary and desirable to modify the Rancho Arroyo PCD development standards. Modifications shall be in accordance with IZO Chapter 19 (Planned Unit District and Planned Community District). 10.0 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), and its subsequent updates. The Director may grant administrative Site Plan and Architectural Review for minor additions or modifications to existing buildings and /or site features. 2. 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 Rancho Arroyo PCD. 3. 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. 2017 -03 Page 13