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HomeMy WebLinkAboutPlanning Commission Resolution 2017-21 08/22/2017RESOLUTION 2017 -21 CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE SPRING HILL SCHOOL PROJECT LOCATED AT 705, 709, & 735 NORTH WEBSTER STREET APNs: 006 - 371 -039, -002, 006 - 441 -020 File No. PLMA -17 -0002 WHEREAS, Chris Scerri of Advanced Building Solutions, on behalf of the property owner Spring Hill School, submitted an application for Site Plan and Architectural Review for exterior modifications to the former Petaluma Baptist Church campus, including construction of a new classroom structure and associated site improvements, and for a Conditional Use Permit to operate a "school - elementary, secondary, or college, private" use within the Civic Facility (CF) and Residential 2 (R2) zones, located on an 2.86 -acre site comprised of three parcels at 705, 709, and 735 North Webster Street (APNs 006 -371- 039, -002, 006 -441 -020) (the "Project "); and WHEREAS, prior to acting on this Site Plan and Architectural Review application, the Planning Commission approved a Mitigated Negative Declaration (MND) on August 22, 2017 via Resolution 2017- 19; and WHEREAS, public notice was published in the Petaluma Argus- Courier and mailed to residents and occupants within 500 feet of the Project site in compliance with state and local law; and WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and Architectural Review and the Conditional Use Permit for the Project on August 22, 2017, at which time all interested parties had the opportunity to be heard; and WHEREAS, on August 22, 2017, the Planning Commission approved Site Plan and Architectural Review for the Project. NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PETALUMA AS FOLLOWS: 1. The foregoing recitals are true and correct and incorporated herein by reference. Based on its review of the entire record herein, the Planning Commission makes the following findings: General Plan a. The Project is consistent with the General Plan 2025 Public /Semi - Public (P /SP) and Low Density Residential (RL) land use designations in that the P /SP classification includes proposed gateways, public utility facilities, government offices, and community service uses and lands, and the RL designation represents the majority of existing stock of detached single - family dwellings. The project site is located within the West subarea of the General Plan which includes schools and important public uses such as the nearby Petaluma Junior High School and Valley Vista Elementary School. b. The Project is, for the reasons discussed in the August 22, 2017 Planning Commission staff report, consistent with the following General Plan policies: Policy 1 -P -3 (Preserve Overall Scale of Neighborhood), Policy 1 -P -14 (Integrate Land Uses), Policy 2 -P -116 (Increase Street Trees), Policy 2 -P -122 (Construction Phase Recycling Plan), Policy 5 -P -20 (Provide Connections to Bicycle Facilities), Policy 5 -P -22 (Enhance Pedestrian Connectivity), Policy 5 -P -23 (Require Pedestrian Site Planning Commission Resolution No. 2017 -21 Page 1 Access), Policy 5 -P -24 (Priority to Pedestrian Network), Policy 5 -P -28 (Allow Use of Emergency Access Routes), Policy 5 -P -31 (Make Bicycle and Walking More Desirable), Policy 7 -P -15 (Expand Safe Access to School Sites), and Policy 10 -P -3 (Minimize Increase of Noise Levels). Implementing Zoning Ordinance c. The Project is consistent with all development standards of the Civic Facility (CF) and Residential 2 (R2) zoning districts, including but not limited to, those pertaining to setbacks, building height, and parking. d. The project is consistent with Implementing Zoning Ordinance §24.010 - Site Plan and Architectural Review, in that all required findings found in §24.010(G) can be made as follows: The project includes the use of quality materials, such as cedar siding, steel gates, and painted metal and polycarbonate wall panels. The use of these materials ensures , harmony and proportion with the overall design of the site, as the new classroom structure will appropriately update site aesthetics while respecting buildings which will remain in their current state (i.e., existing sanctuary building). The project includes these materials, as well as various architectural design features (e.g. flat roof, vertically grooved cornice, translucent wall panels), applied intermittently across all building elevations. ii. The architectural style of the proposed building is appropriate and compatible with the overall character of the neighborhood in that building features exemplify a simple school structure that is harmonious with the existing sanctuary building onsite as well as other school buildings within the neighborhood. The project as a whole will provide a cohesive design aimed at improving the overall aesthetics of the site as visible from North Webster Street. iii. The siting of the new classroom structure is consistent with the siting of other structures found within the neighborhood in that other surrounding school sites (e.g., Valley Vista Elementary School) exhibit buildings placed further back from the street frontage with landscaping sited between buildings and the street. The proposed structure will be placed outside of the required setback area, and will generally maintain setbacks of the existing classroom structure from nearby residences. iv. Although specific sign design is not approved through the SPAR process, and rather during Building (Sign) Permit, a sign including the copy "The Spring Hill School" is incorporated into elevation drawings. The size, location, design, color, number, lighting, and materials of such a sign will be reviewed through the Sign Permit and in conformance with IZO Chapter 20 (Signs and Sign Structures). v. The bulk, height, and color of the proposed structure is in harmony with existing structures in the immediate neighborhood in that the building would incorporate a roof height of 17 feet which does not exceed the maximum allowed building height of 25 feet for the CF zone. The building will be painted in tones complimentary to the existing sanctuary building and other structures within the neighborhood. vi. Proposed landscaping is in keeping with the character and design of the site and will significantly improve the overall aesthetics of the site, primarily along the North Webster Street frontage. Some existing trees and shrubs will be removed to accommodate the project, however no protected trees will be removed. New landscaping will be installed throughout the site, including various trees, shrubs, vines, and groundcover that are in keeping with the character of buildings. Bioswales are also proposed throughout the site and incorporate various planting species. Lastly, the applicant is required to comply with the Model Water Efficient Landscape Ordinance at Building Permit through the submission and approval of a Landscape Document Package. Planning Commission Resolution No. 2017 -21 Page 2 vii. The project's ingress, egress, internal circulation for bicycles and automobiles, off - street automobile and bicycle parking facilities, and pedestrian ways promote safety and convenience and conform to City standards since the project incorporates various new circulation and access features. A new drop- off /pick -up loading zone is provided at the front of the site to accommodate entering and exiting vehicles to the site including adequate queuing space for nine vehicles, thereby avoiding interference with vehicular circulation along North Webster Street. This one -way driveway creates a singular direction of car movement through the site, thereby reducing potential hazards. Similarly, the project involves specific drop -off and pick -up times that are staggered from nearby school operations in order to reduce potential conflicts. Internal circulation will maintain access around the entire building through pedestrian walkways and an existing access easement drive isle. The project provides adequate covered and uncovered bicycle parking facilities, which will be provided at both the front and rear of the site. Adequate automobile parking is provided at the parking lot to accommodate school staff. Lastly, a Focused Traffic Study was prepared for the project which assessed site access and site distance, and has been analyzed within the Project's Initial Study /Mitigated Negative Declaration. 3. Based on its review of the entire record herein, including the August 22, 2017 Planning Commission staff report, all supporting, referenced, and incorporated documents, and all comments received, the Planning Commission hereby approves Site Plan and Architectural Review for the Project, subject to the conditions of approval attached hereto as Exhibit 1. ADOPTED this 22nd day of August, 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 Gina Benedetti - Petnic, Chair Exhibit 1 SPAR CONDITIONS OF APPROVAL Spring Hill School Project Located at 705, 709, & 735 North Webster Street APNs: 006-371-039,-002, 006 - 441 -020 File No. PLMA -17 -0002 Planning Division 1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial conformance with plans on file with the Planning Division and date stamped May 31, 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. This approval is granted for and contingent upon construction of the project as a whole, in a single phase, with the construction and /or installation of all features approved and required herein. Modifications to the project, including but not limited to a change in construction phasing, shall require Site Plan and Architectural Review in accordance with IZO §24.010. 4. All mitigation measures of Resolution No. 2017 -19 approving the Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) are incorporated by reference and made Conditions of Approval. 5. Prior to the issuance of any construction permits, these Conditions of Approval and the MMRP shall be included with the plan set. A copy of the approved plans shall be maintained on -site when construction activities are occurring. 6. Prior to building permit issuance all applicable development impact fees, including the public art in -lieu fee if applicable, shall be paid. 7. Upon the approval of Resolution No. 2017 -19 adopting the Project's Mitigated Negative Declaration, the applicant shall provide the Planning Division with the Notice of Determination fee required by Fish and Wildlife Code Section 711.4(d). The fee payment shall be made by check payable to the Sonoma County Clerk, in the amount required and published by the Sonoma County Cleric for such fee. 8. At all times the site shall be kept cleared of garbage and debris. No outdoor storage shall be permitted. 9. Construction activities shall comply with performance standards specified in Implementing Zoning Ordinance Chapter 21. 10. The contractor(s) shall implement basic and additional air quality construction measures set forth by BAAQMD, including the following: Planning Commission Resolution No. 2017 -21 Page 4 a. Watering of all active construction areas (staging, parking, soil piles, graded areas, unpaved driveways, etc.) shall be performed 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. e. Suspend construction activities that cause visible dust plumes that extend beyond the construction site. f. A certified mechanic shall verify that equipment used for construction purposes is properly tuned and maintained in accordance with manufacturer specifications. g. Idling times shall be limited to 5 minutes or less pursuant to the "no idling" rule for in- use off -road diesel - fueled vehicles. Signage during construction shall be posted at the construction site indicating the idle time limitation. h. All diesel - powered off -road equipment larger than 50 horsepower and operating at the site for more than two days continuously shall meet U.S. EPA particulate matter emissions standards for Tier 2 engineer or the equivalent. i. Diesel - powered generators or air compressors shall not be used on -site for more than two days continuously, unless under emergency conditions. j. Post a publicly visible sign with the telephone number of designated person and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. 11. If during the course of ground disturbing activities, including but not limited to excavation, grading, and construction, a potentially significant prehistoric or historic archeological resource is encountered, all work within a 100 -foot radius of the find shall be suspended for a time deemed sufficient for a qualified and city- approved cultural resource specialist to adequately evaluate and determine significance of the discovered resource and provide treatment recommendations. Should a significant archeological resource be identified, a qualified archaeologist shall prepare a resource mitigation plan and monitoring program to be carried out during all construction activities. 12. In the event that paleontological resources, including individual fossils or assemblages of fossils, are encountered during construction activities all ground disturbing activities shall halt and a qualified paleontologist shall be procured to evaluate the discovery and make treatment recommendations. 13. In the event that human remains are uncovered during earthmoving activities, all construction excavation activities shall be suspended and the following measures shall be undertaken: a. The Sonoma County Coroner shall be contacted to determine that no investigation of the cause of death is required. Planning Commission Resolution No. 2017 -21 Page 5 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. 14. All lighting shall be glare -free, hooded, and downcast in order to prevent glare into bicyclists' and pedestrians' eyes and /or light pollution onto adjacent properties. 15. Bicycle racks shall comply with size dimensions and location requirements of the Bicycle and Pedestrian Master Plan. Applicant shall ensure adequate access to each bicycle rack from all sides and avoid placing racks too close to any wall or structure. 16. All plantings shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to insure continued regular watering of landscape areas, and health and vitality of landscape materials. 17. Herbicides /pesticides shall not be applied in areas used by pedestrians /bicyclists within the project without first providing appropriate signs warning of the use of chemicals. The project shall utilize Best Management Practices (BMPs) regarding pesticide /herbicide use and fully commit to Integrated Pest Management techniques for the protection of bicyclists and pedestrians. 18. All tree stakes and ties shall be removed within one year following installation or as soon as trees are able to stand erect without support. 19. No signage is approved by this permit. Separate sign permits in compliance with Chapter 20 of the Implementing Zoning Ordinance shall be obtained prior to the installation of signage. 20. Prior to commencing construction activities, a sign shall be posted on the site regarding the allowable hours of construction and contact information for complaints. Proof of sign installation shall be provided to the Planning Manager prior to construction commencing. 21. 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 Planning Commission Resolution No. 2017 -21 Page 6 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. Public Works & Utilities Department 22. Frontage improvements shall be installed as shown on the proposed site plan and including but not limited to City standard accessible driveway approaches, removal and replacement of cracked, broken, displaced sidewalk sections in excess of '/2 inch as well as curb and pavement markings and signage as determined by the City Engineer. 23. Dedicate a public access easement to the City of Petaluma for the proposed sidewalk located on private property. 24. The project shall implement and follow the recommendations contained in the Focused Traffic Study for the Spring Hill Montessori, prepared by W -Trans and dated May 22, 2017. 25. Bike parking spaces shall be installed as shown on the proposed site plan. 26. Replace the existing in ground lighted crosswalk on North Webster Street at Sonoma Avenue with a new 10 -foot wide rapid rectangular flashing beacon (RRFB) system per City requirements. Remove the existing in ground flashing pavement lights, signage and related system components. Grind, remove and repave a minimum of 2- inches of asphalt concrete. The new system shall be hardwired. 27. Signage shall be installed on the west side of North Webster Street (e.g., on sidewalk, along roadway) and which alerts pedestrians and bicyclists to the presence of the shared access easement, as determined by the City Engineer. 28. Install a 10 feet wide by 8 feet deep curb bulb out at the westerly side of the crosswalk, adjacent to the alley way. The exact dimensions and location of the bulb out is subject to review and approval by the City Engineer. 29. The applicant shall work with the Petaluma School District, to all extents possible, to strip and sign a designated bike /pedestrian route and vehicle route within the school alley. 30. The all - weather impervious surface to remain or to be replaced in the City sewer and storm drain easement on the north side of the development. No landscaping or bioswales to be installed in easement. 31. Provide vehicle access gate and ingress for continued use of Vactor Truck size equipment in the existing easement along the property line. Details of access gate and apron approach to be approved at the time of construction documents. 32. Provide water flow and pressure calculations for the proposed fire hydrant located off the Planning Commission Resolution No. 2017 -21 Page 7 alley water line. A minimum of 2.500 gpm with 20 psi residual pressure is required. 33. The storm drain system shall be designed and constructed in accordance with Sonoma County Water Agency and City of Petaluma requirements, and shall be reviewed and approved by the Sonoma County Water Agency. 34. The on -site storm drain system shall be designed to detain peak storm water runoff for the 10 -year, 24 hour storm event. 35. The applicant shall have the existing sewer lateral televised and provide a DVD of the footage to the City for review and approval of the existing lateral. Any portions of the existing lateral deemed insufficient shall be removed and replaced by the applicant. 36. The proposed water main comiection and services in North Webster Street shall be designed and constructed in accordance with City standard 870. 37. The proposed fire hydrant line in the alley shall be a minimum of 6- inches, per City standards. The applicant shall dedicate a public water easement for the portion of the fire line and fire hydrant located on private property. 38. Submit fire flow calculations for the fire hydrant system with the building permit application. 39. On -site utilities shall be privately owned and maintained. 40. The applicant is responsible for paying the necessary sewer, water and storm drain impact /capacity fees prior to issuance of a building permit. 41. A kitchen is indicated in the plans but no plumbing plans were submitted. Plumbing plans will be needed to assess the grease removal device requirements Per Petaluma Municipal Code Section 15.48.130. 42. Prior to final inspection, the property owner shall into the City's standard agreement for operation and maintenance of storm water management facilities. 43. All work within the public right of way and public easements shall be per City of Petaluma and State MUTCD standards and requirements. 44. An encroachment permit is required for all work within the public right of way. 45. The applicant shall submit the necessary landscape and irrigation water efficiency documentation in accordance with PMC Section 15.17.050. Planning Commission Conditions of Approval 46. Existing grades at APN 006 - 371 -039 shall be adjusted to ensure surface stormwater flows are conveyed to existing, on -site catch basins. This condition assumes very minor earthwork including, but not limited to, the reestablishment of continuous earth berm and removal of earth pushed up onto existing property line fencing. Planning Commission Resolution No. 2017 -21 Page 8 47. The pole - mounted light at the southeast corner of the parking lot on APN 006 - 371 -039 shall be modified to prevent potential light trespass onto abutting residential properties. This may include, but is not limited to, relocation further the west, reduction in height and use of shielding. Planning Commission Resolution No. 2017 -21 Page 9