HomeMy WebLinkAboutPlanning Commission Resolution 2017-08 03/28/2017RESOLUTION 2017 -08
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURNAL REVIEW FOR
A 122 -ROOM HOTEL IN THE RIVERFRONT MIXED -USE DEVELOPMENT
LOCATED AT 500 HOPPER STREET
APN 136- 690 -004 (BUILDING SITE)
APN 136- 690 -002 & -003 (PARKING LOT)
FILE NO. PLMA -16 -0026
WHEREAS, July 21, 2016 Riverfront, LLC, submitted an application to the City of Petaluma for Site
Plan and Architectural Review (SPAR) to develop a 122 -room hotel and amenities on Lot 4, and a
shared parking lot and Class 1 pedestrian and bicycle path on Lots 2 and 3 in the Riverfront Mixed -use
development located at 500 Hopper Street ( "the Project ");
WHEREAS, on July 14, 2014, with approval of Resolution No. 2014- 125 N.C.S., the City Council
certified an Environmental Impact Report for the Riverfront Mixed -use development;
WHEREAS, on July 14, 2014, with approval of Resolution No. 2014 -127 N.C.S., approving the
Tentative Subdivision Map for the Riverfront Mixed -Use development, the Petaluma City Council
approved warrants pursuant to the Central Petaluma Specific Plan and its implementing Smart Code to
modify setbacks for parking to allow parking in the First and Second layer (area in the vicinity of the front
of lot and facades) on Tentative Subdivision Map Lot 134 (Final Map Lot 3);
WHEREAS, on July 1, 2013, with adoption of Ordinance 2470 N.C.S., the City Council provided,
in part, that "...Section 4 of the Amended SmartCode, entitled Urban Standards, will not apply to
applications for projects within the Central Petaluma Specific Plan area that are subject to the
Subdivision Map Act (California Government Code §66410 and following) and that are complete
pursuant to the Subdivision Map Act prior to the effective date of the Amended Smart Code, until the
earlier of: six (6) years following the effective date of the Amended SmartCode, or until all buildings of
such projects that require certificates of occupancy are completed and issued certificates of
occupancy;"
WHEREAS, the Riverfront Mixed -Use development had a complete subdivision application at
the time the Smart Code amendments were adopted and the application for the Project is being
considered within six years of the effective date of the Amended SmartCode, and, therefore, the
Project is not subject to Section 4 of the 2013 Smart Code;
WHEREAS, on January 24 and March 28, 2017, the Planning Commission held duly noticed public
hearings to consider Site Plan and Architectural Review of the Project at which time all interested parties
had the opportunity to be heard;
WHEREAS, public notice of the Planning Commission hearing 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;
WHEREAS, at said hearings, the Planning Commission considered the staff report, dated January
24 and March 28, 2017 and all public testimony provided prior to and at the public hearing; and
Planning Commission Resolution No. 2017 -08 Page 1
NOW THEREFORE, BE IT RESOLVED THAT:
A. The foregoing recitals are true and correct and incorporated herein by reference.
B. Based on the staff report, staff presentation, comments received and the public hearing, the
Planning Commission makes the following finding based on substantial evidence in the record:
California Environmental Quality Act
This Site Plan and Architectural Review application is consistent with the project analyzed in the
Environmental Impact Report (EIR) certified by City Council on July 21, 2014 via Resolution Nos.
2014 -125 N.C.S. and 2014 -126 N.C.S. Mitigation Measures approved with the EIR reduce
potentially significant environmental effects below the threshold of significance, and those
mitigation measures continue to apply to this application as conditions of approval, as provided
below. No additional environmental review is required since: (a) there have been no substantial
changes to the project; (b) there have been no substantial changes to the circumstances under
which the project is being undertaken; and (c) there is no new information, which was not
known and could have been known at the time the EIR was certified, that has become
available.
General Plan
2. The Project is consistent with the City of Petaluma General Plan 2025 and the Central Petaluma
Specific Plan Mixed -Use land use designation and Urban Center (T -5) Zoning in that hotels are
principally permitted uses on the Project site.
For the reasons described in the January 24 and March 28, 2017 Planning Commission staff
reports and subject to conditions of approval included herein, the Project is consistent with the
following General Plan policies: Policy 1 -P -2 (infill development), Policy 1 -P -6 (mixed -use near
transit), Policy 1 -P -9 (employment centers), Policy 5 -P -23 (pedestrian site access), Policy 5- P -31.D
(pedestrian and bicycle support facilities), Policy 7 -P -35 (crime prevention through design),
Policy 9 -P -2 (net positive fiscal and quality of life impact), Policy 9 -P -12 (expand downtown
commercial hub) and Policy 9 -P -I &A (visitor services relating to retail uses).
Central Petaluma Specific Plan
3. For the reasons described in the January 24 and March 28, 2017 Planning Commission staff
reports and subject to conditions of approval included herein, the Project is consistent with the
following goals, objectives and policies of the Central Petaluma Specific Plan: Goal 2 (Mix of
New Uses); Goal 3 (Intensification Appropriate to the Area's Central Location); Objective 5
(Center of Employment, Mixed Use and Region- serving Commercial Activity); and Policy 5.3
(Intense Mixed -use Development on Land Not Utilized for Industrial Purposes).
For the reasons described in the January 24 and March 28, 2017 Planning Commission staff
reports and subject to conditions of approval included herein, the Project is consistent with all
applicable development standards of the Urban Center (T -5) District contained in Section 4
(Urban Standards) of the 2003 Smart Code including but not limited to lot coverage, setbacks,
frontage type, frontage length, height, landscaping, parking location (as warranted by City
Council Resolution No. 2014 -127 N.C.S.), quality of building materials, and environmental
sustainable design, and all other applicable sections of the 2013 Smart Code and the
Implementing Zoning Ordinance.
Planning Commission Resolution No. 2017 -08 Page 2
Implementing Zoninq Ordinance
5. The project is consistent with Implementing Zoning Ordinance §24.010 - Site Plan and
Architectural Review, in that the Planning Commission finds the Project meets the standards for
Site Plan and Architectural Review as follows:
a. There is an appropriate use of quality materials and harmony and proportion of the overall
design. Exterior materials consist of synthetic stucco (EFTS), stone tile laid in a vertical running
bond pattern, corrugated metal roof accents, dark metal and glass. These materials are
appropriate for the proposed structure and are used in a manner that breaks the large mass
of the building into smaller elements. The pattern of the building's proportions created by
subtle jogs in the footprint of the structure, the use of the colors create positive and negative
space, and window placement create a rhythm that is in harmony with the overall design of
the building.
b. The architectural style is appropriate for the project and considered compatible with the
planned urban character of the neighborhood. The project consists of a multi -story urban
building type in a contemporary style. That design choice is appropriate in that it enables the
expression of a style of the times in which it will be built and, in contrast, does not falsely
emulate historical styles. As construction has not yet begun in the Riverfront project, a
compatibility finding is not applicable since there is no existing character for comparison
purposes.
The closest existing structures are the self- storage buildings approximately 200 feet north of
the Project on the north side of the Sonoma Marin Area Rail Transit (SMART) line. A building at
the Primary Influent Pump Station (PIPS) located approximately 300 feet from the Project is
the closest building to the west and the Mary Issak Center is located approximately 840 feet
to the west at 900 Hopper Street. The closest existing structures to the south are the industrial
and residential areas on the opposite side of the Petaluma River located approximately
1,300 feet from the proposed hotel. Highway 101 is to the east approximately 500 feet.
c. The siting of the Project's hotel building on the property is appropriate. The Smart Code
ensures compatibility in structure siting through prescriptive standards relating to building and
parking placement. The Project also complies, as conditioned, with additional standards
relating to permitted frontage types, minimum building frontage widths, and maximum
building setbacks.
d. No signage is proposed under this application. The size, location, design, color, number,
lighting, and materials of all signs and outdoor advertising structures will be considered when
a sign permit application is submitted. Therefore, this finding is not applicable.
e. The bulk, height, and color of the Project is appropriate. As proposed, the project complies
with applicable bulk and height standards of the SmartCode. The colors proposed are
neutral and are compatible with a wide range of colors and thereby do not impose
unreasonable constraint on color scheme selection for future development proposals on the
surrounding sites.
The Project's landscaping conforms to the standards and guidelines of SmartCode Section
4.60 and, as a result, will be in keeping with the planned character and design of the site.
The Project site has no existing trees and the landscape plan includes 100 new trees
consisting of 42 Marina Strawberry, 17 Crape Myrtle, 19 Chinese Pistache, 15 Chinese Elm
and 9 Western Redbud. In addition to the trees, 749 five - gallon shrubs plus ground cover
plantings and vines are proposed. Additional, landscape features include a cable wall trellis
system (with White Lady Banks Rose) proposed in four locations along the building's street
facades and, consistent with the Riverfront Preliminary Master Plan, a low screening wall
Planning Commission Resolution No. 2017 -08 Page 3
under a trellis to screen the parking lot located in the 1 st and 2nd layer along the Caulfield
Lane frontage.
g. Ingress, egress, internal circulation for bicycles and automobiles, off - street automobiles and
bicycle parking facilities and pedestrian ways are designed as to promote safety and
convenience, and conform to approved City standards As a part of the Tentative Map
process, the circulation system was reviewed and approved for the entire Riverfront project,
including the subject hotel site and including review by the Pedestrian and Bicycle Advisory
Committee. The Project's pedestrian, bicycle and automobile circulation features are
substantially consistent with the plan reviewed and approved by the City Council during the
Tentative Map stage of the project and which was found to promote safety and
convenience.
C. Based on its review of the entire record herein, including the January 24 and March 28, 2017
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.
ADOPTED this 28th day of March, 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
e�
Diana Gomez, Chair
ATTEST: APPROVED AS TO FORM:
He her Hines, Co fission Secretary Lisa Tennenbaum, Assistant City Attorney
Planning Commission Resolution No. 2017 -08 Page 4
Exhibit 1
SPAR CONDITIONS OF APPROVAL
Courtyard by Marriot at Riverfront
Located at 500 Hopper Street
APN: 136 - 690 -002 (Hotel)
APN: 136- 690 -002 & -003 (Parking Lot)
File No. PLSR- 2016 -0026
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 March 15, 2017, 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. The project shall comply with all performance standards of Implementing Zoning Ordinance
Chapter 21 unless addressed in City Council Resolution No. 2014 -126 N.C.S. (Riverfront Mitigation,
Monitoring and Reporting Program) or City Council Resolution No. 2014 -127 N.C.S. (Riverfront
Tentative Map), in which case requirements of said resolutions shall govern.
4. 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
including the parking lot, landscape trellis and Class 1 pedestrian path on APNs 136 - 690 -002 & -003.
5. All mitigation measures of Resolution No. 2014 -125 certifying the Riverfront Mixed -Use development
Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Program (MMRP) are
incorporated by reference and made conditions of approval.
6. 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.
7. Prior to building permit issuance, all applicable development impact fees, as well as the public art
in -lieu fee, shall be paid.
8. At all times the site shall be kept cleared of garbage and debris.
9. Construction activities shall comply with performance standards specified in Implementing Zoning
Ordinance Chapter 21,
10. 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.
11. Bicycle racks shall comply with quantity, size dimensions and location requirements of the Bicycle and
Pedestrian Master Plan and the Implementing Zoning Ordinance. Applicant shall ensure adequate
access to each bicycle rack from all sides and avoid placing racks too close to any wall or structure.
12. 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
Planning Commission Resolution No. 2017 -08 Page 5
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.
13. 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.
14. 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.
15. No signage is approved by this permit. Separate sign permits in compliance with the Smart Code or
Chapter 20 of the Implementing Zoning Ordinance, as applicable, shall be obtained prior to the
installation of signage.
16. 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.
17. 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.
18. 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.
19. Prior to final inspection, the applicant shall have a licensed landscape architect or licensed
landscape contractor certify that landscaping plantings are installed in accordance with the
approved plan.
Special Conditions of Approval
Planning Division
20. Plans submitted for building permit shall incorporate the following changes for review and final
approval by the Planning Manager:
a. Modification to traditional form of the trellis along Caulfield Lane to present a simplified
contemporary trellis design to compliment the contemporary building architecture
b. Increased width of the dark brown accent band (Dunn Edwards 6062 "Tea Bag ") under the
cornice at the rounded tower element at the corner
c. A vertical separation shall be provided between the base of the cornice relative to the
adjoining tiled wall surface on the Hopper Street frontage by raising the height of the cornice
element, dropping the height of the tiled wall, or a combination of the two. If the height of
the cornice is raised, there shall be a corresponding increase in the height of the tower
element on the west facing elevation at the terminus of the cornice element.
Planning Commission Resolution No. 2017 -08 Page 6
d. Update the design of the corrugated metal material (trapezoidal design) and select a
darker gray color than shown in Color Option 1.
e. Simplified column design shall be used to be in more in keeping with the contemporary
architecture and not attempt to replicate more ornate historic detailing found in downtown
Petaluma.
21. Prior to issuance of a building permit, final landscape plans shall be reviewed for inclusion of the
following additional elements:
a. Increased landscaping to screen the transformer.
b. Addition of appropriate and attractive lighting in the pedestrian connector area.
22. The building setback at Hopper Street shall be reduced in the location of the ground floor guest
rooms approximately one foot to comply with the ten -foot maximum setback standard of the 2003
Smart Code,
23. Color palette Option # 1, as shown in the plans and color and materials board presented at the
March 28, 2017 Planning Commission meeting shall be used.
24. Recommendations of the March 13, 2017 Illingworth Rodkin noise study shall be implemented.
25. Prior to occupancy, the Tree Advisory Committee shall approve all street trees.
26. Building cornice Option # 1 shall be used.
27. The pedestrian connection on the north side of the hotel shall be revised to include the following
elements:
a. Landscape screening around the electrical transformer,
b. Pedestrian lighting,
c. Trash and recycling receptacles.
28. Prior to installation the applicant shall submit a revised bench design that is more contemporary and
enhances the project's contemporary architecture through collaboration with the Petaluma High
School's metal shop program.
29. Plans submitted for Building Permit shall demonstrate compliance with the following environmentally
sustainable features as proposed by the project applicant:
a. Solar panels with a target of providing approximately 5% to 10% of the building's electrical
demand,
b. R -38 insulation in the ceiling and which exceeds CalGreen requirement of R -30 (an energy
efficiency increase of about 27 %),
c. R -27 insulation in the exterior walls and which exceeds CalGreen requirement of R -19 (an
energy efficiency increase of about 42 %),
d. Four (4) electrical vehicle charging stations will be installed where CalGreen only requires
wire to location,
e. Gas water heaters with a higher efficiency rating than that required by the CalGreen
Building Codes,
f. Energy management system (not required by the CalGreen) resulting in energy savings of
between 5 to 10 %,
g. Bathtubs limited to approximately 10% of the guestrooms with showers in the remaining
guestrooms,
h. Recirculating hot water pumps, and
i. Construction and demolition debris recycling in excess of that required by the City of
Planning Commission Resolution No. 2017 -08 Page 7
Petaluma.
Department of Public Works and Utilities
30. The project shall comply with the City's Phase II storm water quality and treatment regulations and
the storm water mitigation report for the project dated July 2016.
31. Provide a gated, vehicle access including a hardscaped drivable surface into the City's pump
station site, subject to City requirements and approval.
32. All proposed improvements and construction in the City's sewer force main area are subject to
review and approval by the City of Petaluma prior to issuance of a building permit.
33. The proposed structural section for the drive aisles and parking lot areas are subject to approval by
the City of Petaluma.
34. Landscaping shall be limited to low lying shrubs and ground cover in public utility and easement
areas including the City's sewer force main easement.
35. Prior to issuance of a building permit, crossover access easements and maintenance agreements
are required between all properties.
36. Per California Code of Regulations Title 23. Waters Division 2. Department of Water Resources
Chapter 2.7. Model Water Efficient Landscape Ordinance § 492.3, the applicant must submit a
Landscape Document Package with the building permit application including a soil management
report, irrigation design plan, and applicant signature and date with statement, "I agree to comply
with the requirements of the water efficiency landscape ordinance and submit a complete
Landscape Document Package ".
37. The proposed trash enclosure areas shall be covered and drain to the sanitary sewer system.
Police Department
38. The Police Department encourages the use of security cameras that cover all public and frontage
areas of the business as well as the shared parking lot.
Fire Department
39. Unless approved by the Fire Marshall, the required fire flow for the proposed 73,830 square foot
structure is at least 2,500 gpm, assuming Type V -A construction and a complete sprinkler system per
MFPA 13 (not NFPA 13R).
40. Submitted plans indicate four occupied floors above grade. In addition to an automatic fire
sprinkler system protecting all enclosed or covered areas of the building,. A Class 1 Standpipe
system is required, with hose outlets at each intermediate landing of all Exit Stairs, One Exit Stall shall
continue to the roof and a standpipe outlet shall be provided at roof level. Fire Flow information
indicates sufficient volume of water is available; however, a Fire Pump will likely be necessary to
provide adequate pressure for the Standpipe system and fire sprinklers at upper floor levels. Fire
sprinkler system shall be designed and installed per NFPA 13 (not 13R), Standpipe system shall be
designed and installed per NFPA 14, and Fire Pump system shall be designed and installed per NFPA
20.
Planning Commission Resolution No. 2017 -08 Page 8