HomeMy WebLinkAboutPlanning Commission Resolution 2017-20 08/22/2017RESOLUTION 2017 -20
CITY OF PETALUMA PLANNING COMMISSION
APPROVING A CONDITIONAL USE PERMIT TO OPERATE A "SCHOOL - ELEMENTARY, SECONDARY,
OR COLLEGE, PRIVATE" USE WITHIN THE CIVIC FACILITY (CF) AND RESIDENTIAL 2 (112) ZONES 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 Conditional Use Permit 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 the
Conditional Use Permit and Site Plan and Architectural Review 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 a Conditional Use Permit 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.
2. 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
Planning commission Resolution No. 2017 -20 Page 1
Facilities), Policy 5 -P -22 (Enhance Pedestrian Connectivity), Policy 5 -P -23 (Require Pedestrian Site
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 (IZO) §24.030 - Conditional Use
Permit, in that all required findings found in §24.030(G) can be made as follows:
i. The siting of the building or use, and in particular:
The project site is adequate to accommodate a "School - Elementary, Secondary, or
College, Private" use in that school uses are already occurring in the surrounding
neighborhood (e.g., Valley Vista Elementary School, Petaluma Junior High School). The
project includes specific design features and operational characteristics, as described
within the Planning Commission staff report dated August 22, 2017, which adequately
accommodate the use and all related activities.
2. Outdoor activities are limited to the parking lot, quad area, garden, turf play area,
and /or hardcourt play area. The property line at the northern portion of the site includes
a fence that will provide a buffer between outdoor school activities (e.g. people talking,
kids playing) and adjacent residential properties.
3. The project is expected to have minimal effects on adjoining properties with respect to
peace and quiet in that school uses currently existing within the immediate
neighborhood, and the previous use of the site (i.e., church) included outdoor activities
at the same areas as mentioned above. The proposed classroom structure is setback
further from adjacent residential uses to the north than is required by the IZO and
maximum height allowances will not be exceeded. Therefore, no impacts to the
protection of outlook, light, or air for neighboring properties are expected as a result of
allowing the private school use.
4. The school project does not include any display of goods and services or signage that
would impact surrounding uses in the adjacent neighborhood.
5. The introduction of a private school use on the site will be of an appropriate intensity
since the project introduces a school involving less intense activity than surrounding
schools (e.g., up to 120 students onsite), and residential and school uses currently coexist
within the immediate neighborhood.
ii. Traffic circulation and parking, and in particular:
The proposed project fronts North Webster Street, a collector street, which is the point of
entry and exit to /from the project site. A Focused Traffic Study was prepared for the
project which outlined the number of vehicular trips expected to occur during both
morning and afternoon peak times. The study indicated that with the addition of these
project trips, the operation and efficiency of nearby intersections will not be significantly
impacted. Based on the above, North Webster Street is adequate to serve the proposed
project and related traffic.
2. By allowing a private school use on the site, adequate, convenient, and safe provisions
Planning Commission Resolution No. 2017 -20 Page 2
are provided for vehicular access and parking since the project is designed to promote
these provisions. The project involves a new drop- off /pick -up loading zone to
accommodate entering and exiting vehicles to the site, with adequate queuing space
for nine vehicles to avoid 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. Adequate automobile parking is provided at the parking lot to
accommodate school staff and at a ratio in excess of minimum requirements defined by
IZO Table 1 1.1.
3. As a private school project, the proposed development does not create any regular
associated truck traffic outside of weekly garbage truck service and occasional delivery
services.
4. The proposed project includes sufficient access for fire apparatus vehicles through
roadways with adequate width and, where roadways exceed 150 feet in length,
adequate turnaround area. This serves to promote the protection of public safety
through conformance with mandatory provisions of the Petaluma Fire Code.
iii. The compatibility of the proposed building or use with its environment, and in particular:
As a private school use, the project will introduce an appropriate number of users and
activity level to the site and surrounding neighboring uses. Neighboring uses of unusual
public importance include Petaluma Junior High School, Valley Vista Elementary School,
and the Church of Jesus Christ of Latter -day Saints. Such uses would not experience
significant changes as a result of introducing the new private school to the
neighborhood since the project includes features (e.g., drop- off /pick -up loading zone,
staggered drop -off and pick -up times) to minimize effects on adjacent land uses.
2. The project proposes a private school with specific hours of operation. The school will be
in- session each year between August and mid -June. Planned hours of operation are
Monday through Friday from 7:30 a.m. to 6:00 p.m. Regular school drop -off times would
be between 8:30 a.m. and 8:45 a.m., with pick -up time occurring from 3:15 p.m. to 3:30
p.m. The above drop -off and pick -up times are intentionally staggered with nearby
school uses (e.g., Petaluma Junior High School, Valley Vista Elementary School) to reduce
potential conflicts, and therefore are not expected to have an impact to the
environment or surrounding neighborhood.
3. By allowing a private school use on the project site, no significant off -site effects are
anticipated such as noise, dust, odors, light, or glare. A Noise and Vibration Assessment
was prepared for the project to assess potential impacts related to noise levels at both
construction and operation. According to this assessment, the project is not expected to
have any significant effects on the noise environment at operation, and is in compliance
with the City's Noise Ordinance and the General Plan. Lastly, the project incorporates
design features to address specific off -site effects through the use of downcast hooded
lighting, walls, and fences.
4. The project does not pose any special hazards to the public arising from the intended
use, as it is a private school that does not necessitate typical considerations that may
arise from more intense uses (e.g. industrial, commercial).
5. The project utilizes an appropriate amount of space of the project site, and the project
meets all developments standards outlined in the IZO.
Planning Commission Resolution No. 2017 -20 Page 3
iv. The expected duration of the conditional use (private school) is permanent, and the setting
of time limits is not appropriate for this project.
v. As the proposed project would not serve the public, other than incorporating improvements
to pedestrian amenities along North Webster Street and at the existing access easement, this
finding does not apply.
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 a Conditional Use Permit 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
#ther ATTEST: APP ROVED AS TOORM:
es, C mmission Secretary Lisa Tennenb um, Assistant City Attorney
Planning Commission Resolution No. 2017 -20 Page 4
Exhibit 1
CUP 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. This Conditional Use Permit authorizes a "School — Elementary, Secondary, or College,
Private" use including the following operational characteristics:
a. A student enrollment up to one - hundred twenty (120) students;
b. A staff (e.g., teachers, administrators) of approximately ten (10) persons;
c. Standard hours of operation are Monday through Friday between the hours of 7:30 AM to
6:00 PM;
d. Standard classroom instructional times that coincide with drop- off /pick -up time periods
of 8:30 AM to 8:45 AM and 3:15 PM and 3:30 PM;
e. Ancillary after - school programs occurring either within buildings or outdoors, after
standard classroom instructional times, and excluding special events;
f. Use of three (3) staff members to assist parents and students during drop -off and pick -up;
g. Use of traffic control cones to and a "No Entry" sign to prevent vehicular access to the
shared drive aisle during drop- off /pick -up times;
h. Excludes use of the portion of APN 006 - 371 -030 south of the approved parking lot;
i. Use of the buildings and site for students and staff of the school only (i.e., no outside
organizations);
j. No outdoor amplified public address system except as may be required for emergency
public safety notification; and
k. Up to six (6) special events per year (e.g., graduation, community event) during daylight
hours, lasting no more than one day in duration, and when neither the adjacent little
league fields are in use for a scheduled game and when Valley Vista Elementary School
is having a special event. Note: this condition does not supersede the requirements of
Condition #6 and 7 below.
2. The school shall implement a handbook which is distributed to all students, student guardians
and school staff a minimum of once per academic year. The handbook shall state the
following policies:
Planning Commission Resolution No. 2017 -20 Page 5
a. No student or staff parking is allowed on adjacent streets at any time.
b. School visitors are encouraged to park within the on -site parking lot.
c. Pick -up and drop -off is not permitted on adjacent streets.
d. Traffic rules must be obeyed.
e. Parking, traffic, and behavior monitoring shall occur as needed in the neighborhood
surrounding the school.
f. Littering, trespassing and excessive noise are prohibited.
g. Litter, trespassing, noise or any other rule violation monitoring shall occur as needed to
prevent these issues.
h. Left turns from North Webster Street into the drop -off /pick -up aisle are not permitted.
After one (1) year of operation, the Planning Manager and City Engineer shall evaluate the
circulation (e.g., vehicle, bicycle, pedestrian) aspects of the project. The purpose of the
evaluation shall be limited to the protection of public safety, and the results of which shall be
provided in writing to the applicant. The applicant shall provide all reasonable requests for
information to facilitate the evaluation required by this condition.
If the results of the evaluation indicate modifications of the project, either operational and /or
physical improvements, are necessary to ensure public safety, the applicant shall implement
such measures. Nothing shall preclude the Planning Manager or City Engineer from
requiring an evaluation in advance of completing one (1) year of operation.
At the discretion of the Planning Manager or City Engineer, the evaluation may be scheduled
for review by the Planning Commission at a noticed public hearing. At said hearing, the
Planning Commission may, as provided by Implementing Zoning Ordinance §24.030(Q),
modify these conditions of approval
4. Prior to special events exceeding the available on -site parking spaces, the permittee shall
submit a management plan for overflow parking. Such plan shall demonstrate how the school
will provide access (e.g., shuttle services, remote parking or other techniques) to avoid
overflow parking into the adjoining neighborhood. The permittee shall file the management
plan with the Plamling Manager at least two weeks in advance of such events. The Planning
Manager will distribute the plan to appropriate staff in the Police Department, Public Works
and Utilities Department, and Fire Department. Enforcement of the management plan shall
be the responsibility of the Planning Division. Non - compliance with the plan shall be
addressed, at the Planning Manager's discretion, under Implementing Zoning Ordinance Sec.
24.030(J) (Conditional Use Permit - Revocation).
5. This Conditional Use Permit requires APN 006 - 371 -030 to be held in the same ownership as
the school and maintained for purposes of off -site parking, as depicted in the plans associated
with the project's Site Plan and Architectural Review approval.
Planning Commission Resolution No. 2017 -20 Page 6
6. Except as provided for by Condition #7 below or until an automatic fire sprinkler system
compliant with NFPA 13 is installed to the Fire Marshal's satisfaction, this approval
expressly prohibits use of the approximate 11,321 square foot `Sanctuary' building identified
as Item J on Sheet T2.2 prepared by DMARC studio and dated May 17, 2017.
7. Use of the `Sanctuary' building may, at the Fire Marshal's discretion, be permitted on a
temporary basis if, in lieu of an automatic fire sprinkler system, an alternate equivalent
means of protection is provided. If an alternate equivalent means of protection is proposed, it
shall be done so in writing and be subject to Fire Marshal review and approval. All costs
associated with the review and implementation of an alternate equivalent means of protection
shall be borne by the permittee. If the Fire Marshal grants approval for temporary use of the
`Sanctuary' building, it shall be done so in writing with the terms and conditions becoming
incorporated into this permit.
Planning Commission Resolution No. 2017 -20 Page 7