HomeMy WebLinkAboutPlanning Commission Resolution 2017-19 08/22/2017RESOLUTION 2017 -19
CITY OF PETALUMA PLANNING COMMISSION
ADOPTING A MITIGATED NEGATIVE DECLARATION AND
MITIGATION MONITORING AND REPORTING PROGRAM 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 a Conditional Use Permit to operate a "School - Elementary,
Secondary, or College, Private" use within the Civic Facility (CF) and Residential 2 (R2) zones, and 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,
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, the Project is subject to the Petaluma General Plan 2025, adopted by the City on May
19, 2008; and
WHEREAS, in evaluating the potential environmental effects of the Project within the Initial Study,
including but not limited to effects on hazards and hazardous materials, noise, and
circulation /transportation, the City relied on the program Environmental Impact Report (EIR) for the City
of Petaluma General Plan 2025, certified on April 7, 2008 (General Plan EIR) by the adoption of
Resolution No. 2008 -058 N.C.S., which is incorporated herein by reference; and
WHEREAS, the General Plan EIR identified potentially significant environmental impacts and
related mitigation measures and the City also adopted a Statement of Overriding Considerations for
significant impacts that could not be avoided; and
WHEREAS, the City prepared an Initial Study for the Project consistent with California
Environmental Quality Act (CEQA) Guidelines § 15162 and § 15163 and determined that a Mitigated
Negative Declaration (MND) was required in order to analyze the potential for new or additional
significant environmental impacts of the Project beyond those identified in the General Plan EIR; and,
WHEREAS, on or before August 3, 2017, the City's Notice of Intent to Adopt a MND based on the
Initial Study, providing for a 20 -day public comment period commencing August 3, 2017 and ending
August 22, 2017, and a Notice of Public Hearing to be held on August 22, 2017 before the City of
Petaluma Planning Commission, was published and mailed to all residents and property owners within
500 feet of the Project as well as persons having requested special notice of said proceedings; and
WHEREAS, the Planning Commission held a duly noticed public hearing on August 22, 2017, at
which time all interested parties had the opportunity to be heard; and
WHEREAS, the Planning Commission considered the Project, the MND, the supporting Initial Study,
the staff report dated August 22, 2017 analyzing the Project and the MND, and received and
considered all written and oral public comments on environmental effects of the Project which were
submitted up to and at the time of the public hearings; and
WHEREAS, the Initial Study applies the Bay Area Air Quality Management District's (BAAQMD)
CEQA Air Quality Guidelines, May 2017, including the BAAQMD thresholds of significance adopted in
June 2010. As lead agency under CEQA, the City of Petaluma has the discretion to rely upon the
Planning Commission Resolution No. 2017 -19 Page 1
BAAQMD CEQA Guidelines and thresholds of significance since they include the best available
scientific data and most conservative thresholds available for comparison of the Project's emissions.
Comparison of the Project's emissions against these thresholds provides a conservative assessment as
the basis for a determination of significance; and
WHEREAS, pursuant to further analysis in the Initial Study, including evaluation using the BAAQMD
CEQA Guidelines and thresholds of significance, the Project does not make a considerable contribution
to a significant cumulative air quality or greenhouse gas emissions impact found to be significant and
unavoidable in the General Plan 2025 EIR, because the Project's emissions are below significance
thresholds identified; and
WHEREAS, the MND reflects the City's independent judgement and analysis of the potential for
environmental impacts from the Project; and
WHEREAS, the MND, Initial Study, and related project and environmental documents, including
the General Plan 2025 EIR and all documents incorporated herein by reference, are available for review
in the City Community Development Department at Petaluma City Hall, during normal business hours.
The custodian of the documents and other materials which constitute the record of proceedings for the
Project is the City of Petaluma Community Development Department, 1 1 English Street, Petaluma, CA
94952, Attention: Jacqueline Overzet; and
WHEREAS, while the Initial Study for the Project identified potentially significant impacts, all
significant impacts are mitigated to a less than significant level and therefore the Project would not
result in any significant impacts to the environment.
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 -1 16 (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
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,
Planning Commission Resolution No. 2017 -19 Page 2
and parking.
3. 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
finds that there is no substantial evidence that the Project as mitigated will have a significant effect
on the environment, and hereby adopts the MND for the Project, including the Mitigation Monitoring
and Reporting Program 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
Planning Commission Resolution No. 2017 -19 Page 3
Project Name: SPRING HILL SCHOOL
File Number: File No. PLMA -11 -0002
Address /Location: 705, 709, & 735 North Webster Street, Petaluma, CA
(APNs: 006 - 371 -039, -002, 006 - 441 -020)
MITIGATION MONITORING AND REPORTING PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance with Section
21081.6 of the California Environmental Quality Act (CEQA) and Section 15097 of the CEQA Guidelines. This
document has been developed to ensure implementation of mitigation measures and proper and adequate
monitoring /reporting of such implementation. CEQA requires that this MMRP be adopted in conjunction with
project approval, which relies upon a Mitigated Negative Declaration.
The purpose of this MMRP is to: (1) document implementation of required mitigation; (2) identify
monitoring /reporting responsibility, be it the lead agency (City of Petaluma), other agency (responsible or
trustee agency), or a private entity (applicant, contractor, or project manager); (3) establish the frequency and
duration of monitoring /reporting; (4) provide a record of the monitoring /reporting; and (5) ensure
compliance.
The following table lists each of the mitigation measures adopted by the City in conjunction with project
approval, the implementation action, timeframe to which the measure applies, the monitoring /reporting
responsibility, reporting requirements, and the status of compliance with the mitigation measure.
Implementation
The responsibilities of implementation include review and approval by City staff including the engineering,
planning, and building divisions. Responsibilities include the following:
1. The applicant shall obtain all required surveys and studies and provide a copy to the City prior to
issuance of grading permits or approvals of improvements plans.
2, The applicant shall incorporate all applicable code provisions and required mitigation measures and
conditions into the design and improvements plans and specifications for the project.
3. The applicant shall notify all employees, contractors, subcontractor, and agents involved in the project
implementation of mitigation measures and conditions applicable to the project and shall ensure
compliance with such measures and conditions.
Planning Commission Resolution No. 2017 -19 Page 4
4. The applicant shall provide for the cost of monitoring of any condition or mitigation measure that
involves on -going operations on the site or long -range improvements.
5. The applicant shall designate a project manager with authority to implement all mitigation measures
and conditions of approval and provide name, address, and phone numbers to the City prior to issuance
of any grading permits and signed by the contractor responsible for construction.
6. Mitigation measures required during construction shall be listed as conditions on the building or grading
permits and signed by the contractor responsible for construction.
7. All mitigation measures shall be incorporated as conditions of project approval.
8. The applicant shall arrange a pre- construction conference with the construction contractor, City staff,
and responsible agencies to review the mitigation measures and conditions of approval prior to the
issuance of grading and building permits.
Monitoring and Reporting
The responsibilities of monitoring and reporting include the engineering, planning, and building divisions, as
well as the fire department. Responsibilities include the following:
1. The Building, Planning, and Engineering Divisions and Fire Department shall review the improvement
and construction plans for conformance with the approved project description and all applicable codes,
conditions, mitigation measures, and permit requirements prior to approval of a site design review,
improvement plans, grading plans, or building permits.
2. The Planning Division shall ensure that the applicant has obtained applicable required permits from all
responsible agencies and that the plans and specifications conform to the permit requirements prior to
the issuance of grading or building permits or as otherwise specified herein.
3. Prior to acceptance of improvements or issuance of a Certificate of Occupancy, all improvements shall
be subject to inspection by City staff for compliance with the project description, permit conditions, and
approved development or improvement plans.
4. City inspectors shall ensure that construction activities occur in a manner that is consistent with the
approved plans and conditions of approval.
MMRP Checklist
The following table lists each of the mitigation measures adopted by the City in connection with project
approval, the timeframe to which the measure applies, the person /agency /permit responsible for
implementing the measure, and the status of compliance with the mitigation measure.
Planning Commission Resolution No. 2017 -19 Page 5
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