HomeMy WebLinkAboutPlanning Commission Resolution 2017-17 07/25/2017RESOLUTION 2017 -17
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL AMEND THE PARK CENTRAL
PLANNED COMMERCIAL DISTRICT TO LIST `MAINTENANCE /REPAIR SERVICES -
CLIENT SITE SERVICE' AS A PERMITTED USE AT APN 005 - 040 -055
File No. PLMA -16 -0013
WHEREAS, Greg LeDoux of Greg LeDoux & Associates submitted an application to amend the
Park Central Planned Commercial District ( "Park Central PCD "), on behalf of property owner Eagle
Lakeville Partners, LP, to list 'Maintenance /Repair - Client Site Services', as defined by Implementing
Zoning Ordinance Chapter 28 (Glossary), as a permitted use at APN 005 - 040 -055; and
WHEREAS, the submitted application also includes a Site Plan and Architectural Review (SPAR)
request, pursuant to the modified Park Central PCD, which will be acted upon separately by the
Planning Commission; and
WHEREAS, the Park Central PCD was approved by City Council through the adoption of
Resolution No. 2001 -104 N.C.S. through 2001 -107 N.C.S. and Ordinance No. 2115 N.C.S.; and
WHEREAS, the Park Central PCD was last amended by City Council Ordinance No. 2203 N.C.S.;
and
WHEREAS, on July 25, 2017, the City's Planning Commission held a duly noticed public hearing,
pursuant to Implementing Zoning Ordinance §§ 19.040(E) and 19.070, to consider the application and
at which time all interested parties had the opportunity to be heard; and
WHEREAS, on July 25, 2017, the Planning Commission considered a staff report analyzing the
application and, prior to recommending approval of the proposed Park Central PCD amendment, also
recommended approval of the California Environmental Quality Act ( "CEQA ") determination included
therein; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission 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 finds as follows:
A. The proposed Park Central PCD amendment is consistent with the Mixed Use General Plan land
use designation because it would facilitate 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.
B. Pursuant to Implementing Zoning Ordinance § 19.040, the Planning Commission recommends
that the City Council adopt proposed amendment to the Park Central PCD, attached hereto as
Exhibit 1, based on the following findings required by Implementing Zoning Ordinance § 19.040:
The PCD is accessed through Casa Grande Road, which is an arterial street. Technology
Lane, which is a collector street, is accessed through Casa Grande Road. Per the Traffic
Impact Study prepared for the project by W -trans and dated June 14, 2017, thoroughfares
are adequate to serve additional traffic generated by the development, as the proximate
intersections are expected to operate at an acceptable Level of Service (LOS). Additionally,
the project would result in the installation of new public sidewalks and a Class II bike lane
(along Technology Lane); thus, improving the circulation environment for pedestrians and
Planning Commission Resolution No. 2017 -17 Page 1
bicyclists.
The introduction of the "Maintenance /repair - client site services" use will, as proposed
under the Site Plan and Architectural Review request, create for a unified and organized
arrangement of buildings and service facilities compared to the surrounding buildings and
uses. The subject parcel is situated in between multi - family residential, industrial and
commercial uses, which vary in intensity.
Multi- family residential units occur along project site frontages with Technology Lane and
Telecom Lane. To the east of the project site (along Technology Lane) is various office
buildings with commercial activities conducted entirely indoors.
Abutting the project site to the north (up to Lakeville Highway) is Petaluma Poultry which is
defined as "Light Manufacturing" (i.e. "food processing "). Compared to adjacent multi-
family residences, this abutting industrial use includes a higher intensity of land use including
heavy -duty commercial truck traffic (i.e. average of 62 daily trips), unloading, truck washing
and poultry handling area, and large number of employees (i.e., 318). Pursuant to Planning
Commission Resolution 2015 -01, the operations of Petaluma Poultry may extend to 24 hours
per day, seven days per week.
As proposed, the project splits uses of the site into two distinct areas: (southern half)
administrative office; and (northern half) maintenance /repair - client site services. The
project's building placement and configuration creates a physical barrier between industrial
operations at Petaluma Poultry and multi - family residential uses to the south. This buffering
effect improves land use compatibility when compared to existing conditions. Similarly, the
project also places more intensive, on -site commercial operations within a working yard that
is also separated from adjacent residential uses by building mass, fencing and landscaping.
iii. The project site consists of vacant land with ruderal vegetation lacking natural or scenic
qualities. As proposed, the project includes adequate public spaces consisting of new public
sidewalks and an off -site Class II bicycle path. The project also accommodates pedestrian
circulation and resting at additional pathways and seating areas abutting public streets.
Interior, on -site portions of the project are designed and tailored to the operational
characteristics of a commercial landscape maintenance business.
iv. The proposed amendment to the Park Central PCD is, for the reasons discussed in the July 25,
2017 Planning Commission staff report, consistent with the Petaluma General Plan.
C. For all the reasons above, the proposed amendment to the Park Central PCD is consistent with
the public necessity, convenience and general welfare.
3. This approval recommendation concerns only that portion of the Park Central PCD General
Development Plan applicable to APN 005 - 040 -055.
4. For purposes of clarity and ensuring accurate administration of the Park Central PCD, the specific
text amendment recommended by this action also concerns the replacement in whole of Section
19 -302 (Planned Community Program) of Exhibit 1 to City Council Ordinance No. 2203 N.C.S.
Prior to acting on this application, the Planning Commission considered a Mitigated Negative
Declaration (MND) prepared for the Project, and, based on its review of the entire record herein,
including the MND, the Initial Study, all supporting, referenced and incorporated documents and all
comments received, the Planning Commission found that there is no substantial evidence that the
Project as mitigated will have a significant effect on the environment, that the MND reflects the
City's independent judgment and analysis, and that the MND, Initial Study and supporting
documents provide an adequate description of the impacts of the Project and comply with CEQA,
the State CEQA Guidelines and the City of Petaluma Environmental Guidelines.
Planning Commission Resolution No. 2017 -17 Page 2
ADOPTED this 25th day of July, 2017, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Counciimember
Albertson
X
Chair Benedetti-
Petnic
X
Alonso
X
Bauer
X
Gomez
X
Marzo
X
Vice Chair Wolpert
X
Gina Benedetti - Petnic, Chair
,ATTEST: APPROVED AS TO FORM:
Akvj
J/ 9
Hines, Corn 71ion Secretary Lisa Tennenbau Assistant Ci y Attorney
Planning Commission Resolution No. 2017 -17 Page 3
Exhibit 1
Park Central
Planned Community District (PCD)
General Development Plan
Amended In Parton 2017
Planning Commission Resolution No. 2017 -17 Page 4
19- 302(a) Allowed Land Uses and Permit Requirements
1, Permitted Uses
a. Retail, commercial, and office which serve the PCD and surrounding community. These
uses include restaurants, cafes, delicatessens, day care facilities, coffee shops,
bakeries, laundry and dry cleaners, gift and sundry shops, banks, insurance offices, real
estate offices, stock brokerages, and other similar retail, commercial, and office uses.
b. Manufacturing, assembly or packing of products from previously prepared materials.
c. Manufacturer of electric and electronic instruments and devices related to media,
telecommunications and other technological applications.
d. Research, experimental and development laboratories.
e. Wholesale business, storage or warehousing of goods.
f. Catalog sales and mail order establishments.
g. Blueprint, photo, engraving, printing and publishing.
h. Any research or light industrial manufacturing use as determined by the planning
director to be of the same general character as above.
i. Light metal appliance, steel fabricating shops.
j. Medical offices.
k. Food processing or manufacturing, including processing of animals.
I. Multi- family residences.
m. Home occupations as provided in Implementing Zoning Ordinance §7.050 co,. +�T
202 ef the MuniGipal Code; up te 14 home E)GGUpatuE)R unite, IGGated in the residential
peFtion of the prejec�-.
n. Public and quasi - public spaces appropriate to the PCD such as courtyards, plazas,
playgrounds, and open space areas.
o. Recreation centers and open spaces for the exclusive use of residents in the PCD.
p. Uses such as carports, garages, maintenance facility, trash compactor and recycling
enclosures and other accessories to those listed in the a -e above as needed.
q. Signs, in accordance with Implementing Zoning Ordinance Chapter 20 S8Gtion 21 201
for the uses listed in subsections a -f above and project and
monument signs located as shown on Sheets A -1.1 and L1.1 and at each entry to the
project site, whether shown or not on Sheets A1.1 and L1.1 and at the corners of each
Planning Commission Resolution No. 2017 -17 Page 5
public street intersection abutting the project site.
r. Uses accessory to those listed above
s. Maintenance /Repair — Client Site Services
2. Conditional Uses
a. Hotels
b. Motels or motor hotels
c. Gymnasiums
19- 302(b) Development Standards
1. Building Heights — The following maximum building height measured from finished grade to
the top of the roof of the structure at its highest point shall not be exceeded for the
corresponding uses without amendment to this PCD:
a. Office — 55 feet;
b. Retail — 50 feet;
c. Commercial — 50 feet;
d. Residential Buildings — 50 feet.
2. Building Sizes — The building sizes and unit yield shall not exceed the maximums
established for the following uses:
a. Max Commercial — 65,000 sf /bldg. (total aggregate not to exceed 100,000 so;
b. Max Residential — 445 units.
3. Parking — Each use shall meet the minimum parking ratios established below.
a. Spaces Required By Use
1. Office use must provide for the following minimum number of spaces:
(a) Commercial: 1 space for every 300 feet of gross floor area;
(b) Retail: 1 space for every 300 square feet of gross floor area;
2. Residential. Multi- family residences shall provide a cumulative average of 1.5
spaces per dwelling within the residential complex.
(a) Resident - operated businesses may share the on- street parking on the South side
of Technology Lane.
3. Shared Parking. A maximum of five percent of the required spaces may be shared
Planning Commission Resolution No. 2017 -17 Page 6
between the retail /commercial and residential uses providing for a reduction of up to
5% of the total spaces required by the retail /commercial portion of the project -when
sharing of spaces is not implemented /elected.
b. Parking Space Design
1. Standard Space. Standard parking spaces must measure of least 9 feet in width and
19 feet in depth, including a maximum 2 foot wheel stop or curb overhang.
2. Compact Space. Compact spaces may account for a maximum of 25 percent of
required parking spaces. Compact spaces must measure at least 8 feet in width and
18 feet in depth, including a maximum 2 foot wheel stop or curb overhang.
3. Disabled Spaces. Disabled spaces shall comply with the requirements of the City of
Petaluma and the State of California.
4. Signs
a. The size, location, materials and lighting of signs shall be compatible with the
architectural materials used the building which the use being advertised occupies.
Location of project monument and identification signs shall be in accordance with the
locations as shown on the approved Planned Community District General Development
Plan as shown on the Landscape Site Plan and. at all entries to the project site and
corners of public street intersections abutting the project site.
b. Box -lit signs are prohibited.
c. Design Consistency. The size, location, materials and lighting of signs shall be
compatible with the architectural materials used for the buildings.
d. Flags. Flags displaying business and project names and /or logos may be flown on
either ground- or roof mounted poles.
1. Flag Size. No flag may exceed 4 feet in height or 6 feet in length. Pole length shall
not exceed 20 feet.
e. Sign Program. Before issuance of a building permit, a sign program must be submitted
to the City. The program must detail final sign locations, sizes, colors, materials and
lighting for the entire project.
f. Temporary Signs. Temporary signs may be used for marketing the "For Sale"
residential units and for leasing the commercial / retail uses. The program must detail
sign locations, sizes and colors.
5. Landscaping — Plantings shall conform to the approved PCD landscape plan.
a. Before issuance of a building permit, a final landscape plan which details all plant types,
locations, sizes, and means of irrigation shall be submitted to the City for review and
Planning Commission Resolution No. 2017 -17 Page 7
approval.
6. Acknowledgement of Surrounding Uses
a. Setting. Each owner of a lot within the subject property acknowledges the existence of
various commercial uses within 300 feet. of the subject property, including but not
limited to Petaluma Poultry Processors located at 2700 Lakeville Highway, Petaluma.
b. Nuisance. Each owner of a lot within the subject property further acknowledges that
noise, odors, and /or truck traffic associated with these commercial uses do not
constitute a nuisance as long as these businesses substantially comply with all local,
State, and Federal agency regulations and permit conditions which pertain to noise,
odor, and /or truck traffic.
c. Operations. Each owner of a lot within the subject property also acknowledges that
these commercial uses may operate during hours which extend beyond regular
business hours, that the scale and intensity of operations of these commercial uses may
change, and that other commercial uses may replace existing commercial uses subject
to all local, State, and Federal agency regulations and permit conditions.
d. Each owner of a lot within the subject property agrees to reference in their leases and
any purchase /sales agreements a Declaration of Acknowledgement, which recognizes
the surrounding uses' right to operate. Such declaration of acknowledgement shall be
recorded against the title of each lot.
Planning Commission Resolution No. 2017 -17 Page 8