HomeMy WebLinkAboutPlanning Commission Resolution 2017-18 07/25/2017RESOLUTION 2017 -18
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR
THE CAGWIN & DORWARD PROJECT
LOCATED AT THE NORTHEAST CORNER OF TECHNOLOGY LANE AND TELECOM LANE
APN: 005 - 040 -055
File No. PLMA -16 -0013
WHEREAS, Greg LeDoux of Greg LeDoux & Associates submitted an application for Site Plan and
Architectural Review approval, on behalf of property owner Eagle Lakeville Partners, LP, for a proposed
office /landscape maintenance operations facility including 22,724 square feet of building floor area for
approximately 100 employees, as well as parking for maintenance, trucks and trailers, and shop and
warehouse space for equipment and vehicle maintenance, and other associated site improvements
( "Project ") located at the northeast corner of the Technology Lane and Telecom Lane at APN 050 -040-
055; and
WHEREAS, on July 25, 2017, the Planning Commission considered a staff report analyzing the
application, including the California Environmental Quality Act ( "CEQA ") determination included
therein; and
WHEREAS, prior to acting on this Site Plan and Architectural Review application, the Planning
Commission recommended approval of a Mitigated Negative Declaration (MND) on July 25, 2017 via
Resolution No. 2017 -16; and
WHEREAS, prior to acting on this Site Plan and Architectural Review application, the Planning
Commission recommended approval of an amendment to the Park Central Planned Community
District (Park Central PCD) on July 25, 2017 via Resolution No. 2017 -17 and which accommodates the
proposed use; and
WHEREAS, on July 25, 2017, the Planning Commission held a duly noticed public hearing to
consider the application for Site Plan and Architectural Review approval; and
WHEREAS, public notice was published in the Argus Courier and mailed to residents and
occupants within 500 feet of the project site, all in compliance with state and local law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission as follows:
A. The foregoing recitals are true and correct and incorporated herein by reference.
Based on the staff report, staff presentation, comments received and the public hearing, the
Planning Commission makes the following findings based on substantial evidence in the record:
General Plan
The Project is consistent with the Mixed Use General Plan land use designation because it
consists of a commercial land use below the maximum permitted floor- area -ratio of 2.5.
Moreover, the project, as a component of the Park Central PCD, also furthers the Mixed Use
designation by providing new jobs in a mixed use setting and which are located within close
walking distance of nearby residences.
2. The Project is, for the reasons discussed in the July 25, 2017 Planning Commission staff report,
consistent with the Petaluma General Plan.
Planning Commission Resolution No. 2017 -18 Page 1
Park Central Planned Communitv District (Park Central PCD
3. The Project is, for the reasons discussed in the July 25, 2017 Planning Commission staff report,
consistent with Park Central PCD General Development Plan including, but not limited to,
standards for building heights, building sizes, parking, signs and landscaping.
Site Plan and Architectural Review
4. All the required findings for Site Plan and Architectural Review found at Implementing Zoning
Ordinance §24.010 (G) (1) can be made, as follows:
a. The Project consists of a concrete tilt -up building, a durable material which is characteristic
of other buildings in the adjacent Lakeville Business Park. The Project also includes the use of
design features which repeat around the building such as metal awnings, clerestory
windows, and continuous cornices. Proposed facades include large, regularly- spaced
windows which add further definition to the building. The proposed building is further
enhanced by landscaping planters which frame public sidewalks and visually attenuate
paved parking areas visible to the public. For all these reasons, the Project includes the
appropriate use of quality materials and is in harmony and proportion in its overall design.
b. The Project's architectural style consists of a contemporary vernacular commercial building
both simple and highly utilitarian in design. Proposed materials and the general design
scheme are evident at nearby existing office and industrial buildings.
c. The siting of the Project's structure is appropriate when compared to the siting of existing
adjacent buildings. The site design locates office uses adjacent to multi - family residences
across Technology Lane and Telecom Lane. Proposed maintenance operations would be
located away from residences along the north property line which abuts an existing food
processing facility. Locating the offices closest to the existing residential uses will result in a
more harmonious development in that the office uses have similar levels of intensity to the
apartments, and will have inverse peak hours of activity (weekdays from 8:00 a.m. to 5:00
p.m. as opposed to peak evening hours and weekends). Likewise, the proposed
maintenance use, which is more industrial in nature, would abut an existing industrial use of
the food processing plant that may operate as much as 24 hours, seven days per week. The
proposed maintenance yard would, along Telecomm Lane, have an approximate setback
of 90 feet to residences. Further, the maintenance yard is screened from view by proposed
fencing and landscaping. For all these reasons, the Project includes an appropriate siting of
structures compared to those in the immediate neighborhood.
d. The project proposes a monument sign on the western corner of the parcel ten (10) feet
away from the property line along Technology Lane in front of the employee and visitor
parking area. The sign adheres to the Park Central PCD standards as well as IZO Chapter 20
(Signs). The face of the sign is approximately five feet and eight inches (5'8 ") wide and
eleven (1 1) inches high. The proposed sign would be compatible with the architectural
materials used for the building (which is also concrete).
e. The proposed building elevations are of simple horizontal massing with articulation from
design features including score lines, foam cornices along the roof, and windows with metal
awnings above. The proposed single -story building has varying roof heights ranging from 20
to 26 feet. Existing adjacent buildings vary from one story (i.e., Petaluma Poultry) to three
stories (i.e., Azure Apartments). The proposed bulk and height are also comparable to the
adjacent office building in the Lakeville Business Park further along Technology Lane, which
also has steel awnings and molding around the roof's perimeter. The proposed height
adheres to the Park Central PCD which allows for a maximum height of 55 feet for office
Planning Commission Resolution No. 2017 -18 Page 2
buildings and 50 feet for commercial buildings. Therefore, the bulk and height of the Project
is appropriate in relation to the immediate neighborhood.
The proposed color scheme consists of earth tones of brown, grey and green. The
surrounding neighborhood consists of a series of contrasting earth tones. The adjacent
apartment buildings feature colors of blue, green, bare metal awnings, yellow and red. The
neighboring Lakeville Office Park buildings are painted orange and white. Therefore,
considering the surrounding existing buildings, the proposed color scheme of the application
is appropriate.
The project proposes landscaping around the perimeter of the site and within the paved
parking areas site. The landscaping plan uses a diverse selection of over forty (40) species
with the majority of plants being native and requiring low water usage. The landscaped area
along Technology Lane and Telecom Lane features passive pedestrian amenities such as
benches and a table for employees and the public. Within the employee parking area,
landscaping strips are proposed in between every other six (6) parking spaces, as required
by the City's Landscape Design Standards. Additionally, the perimeter landscaping screens
the maintenance area from adjacent properties.
g. The project proposes two new entryways for automotive ingress and egress, one on the
southern corner of the parcel along Technology Lane, and one along the northern corner of
the parcel along Telecom Lane. Curb -cuts at both locations are proposed. The entryway
along Technology Lane provides automobile access to the employee and visitor parking
area. The entryway along Telecom Lane provides access to the company's maintenance
facilities. These paved areas are separated by a gate, on the eastern side of the parcel.
The project proposes adequate parking to meet the parking need of the proposed
operations. Based on the Park Central PCD standards, a total of 66 spaces are required for
the project. The project proposes a total of 112 spaces. The project also proposes bicycle
parking for a total of twelve (12) bicycles which exceeds the requirement of IZO§ 11.090.A.
There is an existing Class II on- street bike path the across the project frontage on Technology
Lane. The project would result in striping for a Class II bike path on the opposite site of the
street; thus, closing a gap in the planned network.
The project proposes five (5) foot sidewalks along both frontages along Technology Lane
and Telecom Lane as well as an approximate five (5) foot meandering path and accessory
amenities within a landscaped area between the office building and the public right -of-
way. A curb -cut is proposed at the corner between the two lanes, which will connect to an
existing crosswalk across Telecom Lane and towards the Azure Apartment buildings north of
the project. Therefore, the project provides pedestrian circulation which promote safety and
convenience.
C. Based on its review of the entire record herein, including the July 25, 2017 Planning Commission staff
report, 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 1.
Planning Commission Resolution No. 2017 -18 Page 3
ADOPTED this 25th day of July, 2017, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Councilmember
Albertson
X
Chair Benedetti-
Petnic
X
Alonso
X
Bauer
X
Gomez
X
Marzo
X
Vice Chair Wolpert
X
TEST:
He they Hines, Co mission Secretary
Gina Benedetti - Petnic, Chair
APPROVED AS TO FORM:
Lisa Tennenb4n, Assistant City Attorney
Planning Commission Resolution No. 2017 -18 Page 4
Exhibit 1
SPAR CONDITIONS OF APPROVAL
Cagwin & Dorward Project
APN 005- 040 -055
File PLMA -16 -0013
Planning Division
Standard Conditions of Approval
1. The plans submitted for building permit review shall be in substantial conformance with plans on
file with the Planning Division and date stamped May 17, 2016, except as may be modified by the
following conditions.
2. The colors and materials, including the lighting fixtures, shall be in substantial conformance with
those noted on the plan set and the color board in the project file and date stamped May 17, 2016.
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 an amendment to this Site Plan and Architectural Review approval in accordance with
Implementing Zoning Ordinance (IZO) §24.010.
4. All mitigation measures of City Council Resolution No. 2017 -xx N.C.S. approving the Mitigated
Negative Declaration and Mitigation Monitoring and Reporting Program for the project are
incorporated by reference and made conditions of approval.
5. Prior to the issuance of any construction permits, these conditions of approval and the Mitigation
Monitoring and Reporting Program shall be included with the plan set. A copy of the approved plans
shall be maintained on -site when construction activities are occurring.
6. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be permitted
other than typical bulls materials, i.e., lumber, appliances, window systems, etc., temporarily stored
through the normal course of construction.
7. The applicant shall be subject to all applicable development impact fees. Said fees are due prior to
building permit issuance. Other pertinent fees that may be applicable to the proposed project may be
required.
8. All exterior lighting shall provide a "soft wash" of light against the wall and shall be hooded and
directed downward with no direct glare into bicyclists' or pedestrians' eyes, and shall conform to
City Performance Standards.
9. 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 shall avoid placing racks too close to any wall or structure.
10. All planting shall be maintained in good growing condition. Such maintenance shall include, where
appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular
watering. Whenever necessary, planting shall be replaced with other plant materials to insure
Planning Commission Resolution No. 2017 -18 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.
11. Construction activities shall comply with performance standards specified in IZO Chapter 21
(Performance Standards), except as modified by the conditions herein and mitigation measures
applicable to the project.
12. Upon the approval of this resolution, the applicant shall provide the Planning Division with the
Notice of Determination fee required 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.
13. 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.
14. The contractor(s) shall implement basic and additional air quality construction measures set forth by
Bay Area Air Quality Management District (BAAQMD), including the following:
a. Water all active construction areas (staging, parking, soil piles, graded areas, unpaved driveways,
etc.) at least twice daily.
b. Cover all haul trucks transporting soil, sand, or other loose materials offsite.
c. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas.
Sweep streets daily (with water sweepers) if visible soil material is deposited onto adjacent
roads.
d. Limit traffic speeds on any unpaved roads to 15 mph.
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. During construction, signage shall be posted at the construction site
indicating the idle time limitation.
h. All diesel- powered off -road equipment larger than 50 horsepower and operating at the site for
more than two days continuously shall meet U.S. EPA particulate matter emissions standards for
Tier 2 engineer or the equivalent.
Planning Commission Resolution No. 2017 -18 Page 6
i, Diesel - powered generators or air compressors shall not be used on -site for more than two days
continuously, unless under emergency conditions.
Post a publicly visible sign with the telephone number of designated person and person to
contact at the City of Petaluma regarding dust complaints. This person shall respond and take
corrective action within 48 hours. BAAQMD's phone number shall also be visible to ensure
compliance with applicable regulations.
15. 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.
16. 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.
17. 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.
Special Conditions of Approval
18. This approval shall become effective until and unless the City Council authorizes an amendment to
the Park Central PCD listing `Maintenance /Repair — Client Site Services' as a permitted by -right
use. In the event the City Council requires approval of a Conditional Use Permit for said use, this
Site Plan and Architectural Review approval shall be concurrently revaluated with said permit.
19. Prior to building permit issuance, the permittee shall provide a photometric light plan confirming
compliance with Implementing Zoning Ordinance §21.040(D)(Glare). If the light specifications
accompanying this approval do not result in photometric light plan demonstrating conformance with
Planning Commission Resolution No. 2017 -18 Page 7
Implementing Zoning Ordinance §21.040(D)(Glare), the permittee shall submit and obtain Planning
Manager approval of revised lighting specifications.
20. Prior to building permit issuance, the applicant shall submit for Planning Manager review an
alternate fencing material consisting of masonry and /or wrought iron, including decorative detail(s),
as appropriate and for those portions facing Technology Lane and Telecomm Lane.
21. All external downspouts shall be painted to match background building color(s). Scuppers without
drainage pipes may not be installed because of probable staining of walls (overflow scuppers are
exempt).
Building Division
22. Prior to building permit issuance, demonstrate to the Chief Building Official or his delegate how the
project conforms to the Cal Green Tier 1 requirements with Modified Tier 1 for construction and
demolition.
Public Works & Utilities Department
23. Frontage improvements, including but not limited to: a 6 -foot wide Class II signed and striped bike
lane with no parking signs on Technology Lane, a LED streetlight on Telecom Lane near the
intersection of Technology Lane, as well as improvements shown on the proposed site plan
submitted with the Site Plan and Architectural Review application. The existing curb line may
remain where it currently is. On- street parking shall be required along the Telecom Lane frontage.
The existing crosswalk at the intersection of Telecom and Technology Lane shall be modified to a
"Continental" style crosswalk with an advance stop bar.
24. Water system fire pressure /flow calculations shall be provided with the building permit application
for the new on -site water line. A minimum of 2,500 GPM at 20 PSI shall be available at the furthest
most on -site hydrant.
25. In the event there is any proposed industrial sewer discharge, additional review and approval will be
required.
26. All old /unused water services shall be abandoned at main per City requirements.
27. Drainage and storm water improvements shall be installed per recommendations in the Preliminary
Storm Drain Report dated October 21, 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. Prior to building permit approval, the applicant is responsible for obtaining any
storm water related permits from all necessary agencies.
28. 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.
29. The project shall be responsible for paying all water, sewer and storm drain capacity /impact fees.
30. An operations and maintenance manual shall be submitted in accordance with E.12 post construction
storm water best management practice requirements. The applicant shall enter into the City's
standard storm water maintenance agreement prior to final inspection.
Planning Commission Resolution No. 2017 -18 Page 8
31. The applicant shall file a NOI and SWPPP with the State Water Resources Control Board prior to
any construction.
32. All public improvements shall be constructed to City and Caltrans standards and meet accessibility
requirements.
33. 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.
Planning Commission Resolution No. 2017 -18 Page 9