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HomeMy WebLinkAboutPlanning Commission Resolution 2018-07 02/13/2018CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE FREE RANGE MINIATURE GOLF PROJECT LOCATED AT 5101 MONTERO WAY APN: 007-421-026 FILE NO. PLMA-17-0007 WHEREAS, Kelly Valera, on behalf of the property owner Theresa Teuma, submitted an application for Site Plan and Architectural Review for site improvements including landscaping and the installation of an exterior 18 -hole miniature golf course, and for a Conditional Use Permit to operate a "Commercial recreation - Indoor" and "Commercial recreation - Outdoor" uses within the Commercial (C2) zone with a Floodplain Overlay (FP), located on an 1.28 -acre at 5101 Montero Way (APN 007-421- 026) (the "Project"); 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 February 13, 2018, at which time all interested parties had the opportunity to be heard; and WHEREAS, public notice of the Planning Commission hearing 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, at said hearings, the Planning Commission considered the staff report, dated February 13, 2018 and all public testimony provided prior to and at the public hearing; and WHEREAS, on February 13, 2018, 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. 2. Based on its review of the entire record herein, the Planning Commission makes the following findings: California Environmental Quality Act a. The Project is categorically exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines § 15301 (Existing Facilities) which applies to, among others, the interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. The project also does not trigger any of the exceptions to the exemption outlined in CEQA Guidelines § 15300.2 since it: (a) does not concern an environmental resource of hazardous or critical concern that has been designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies; (b) has no identifiable cumulative effects; (c) there are no unusual circumstances leading to a significant effect; (d) there are no hazardous materials on-site; (e) it is not visible from a State scenic highway; and (f) does not include a historic resource. Planning Commission Resolution No. 2018-07 Page 1 General Plan b. The Project is consistent with the General Plan 2025 Community Commercial (CC) land use designation in that the CC designation accommodates shopping centers and commercial districts, including regionally -oriented centers. The project site is located within the North McDowell Boulevard subarea of the General Plan which includes highway -oriented commercial uses such as hotels, restaurants, retail stores and auto service stations and business park complexes featuring office and light industrial uses. c. The Project is, for the reasons discussed in the February 13, 2018 Planning Commission staff report, consistent with the following General Plan policies: Policy 1-P-10 (Maintain Neighborhood Centers), Policy 1-P-14 (Integrate Land Uses), Policy 2-P-5 (Visual and Aesthetic Character), Policy 9-P-1 (Basic Economic Activities), and Policy 9-P-8 (Economic Development Supportive of Life Quality). Implementinq Zoning Ordinance d. The Project is consistent with all development standards of the Commercial 2 (C2) zoning district, including but not limited to, those pertaining to setbacks, building height, and parking. e. 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: i. There are no exterior alterations or additions or material changes to the existing commercial structure. Therefore, this finding is not applicable. ii. There are no exterior alterations or additions to the existing commercial structure that will be utilized for the proposed uses. The existing commercial structure that will be re -purposed for the proposed uses is compatible with the overall character of the neighborhood, which is commercial in nature. This finding is not applicable. iii. No expansion of the building envelope is proposed. Therefore, this finding is not applicable. iv. No new signage is proposed as part of the application. Therefore, this finding is not applicable. v. The bulk, height, and color of the existing structure that will be re -purposed for the proposed uses is already in harmony with existing commercial structures in the immediate neighborhood that is commercial in nature. No bulk, height, or color changes are proposed under the project. Accordingly, this finding is not applicable. vi. The proposed landscaping is in keeping with the character and design of the site and will significantly improve the overall aesthetics of the site. The project site currently contains minimal landscaping including shared parking lot landscaping islands with the Quality Inn and seven on-site trees. New landscaping is proposed throughout the site including the site perimeter, parking areas, and along areas of internal pedestrian circulation. The proposed landscape plan would retain the existing trees in parking lot landscaping islands, in the proposed perimeter landscaping area, and in the outdoor mini -golf area. A variety of low to moderate water usage species of flowering trees, ground cover, shrubs, and vines would be utilized in the landscaping areas throughout the project site. The playing surface areas of the outdoor mini golf course would be a synthetic turf, while the ground areas surrounding the playing surfaces would be decomposed granite. Three of the existing trees found on site would be retained in the outdoor mini golf course area. A water fountain utilizing recycled water is proposed in the outdoor mini golf area, as well as other art work that will be Petaluma -centric in design. Planning Commission Resolution No. 2018-07 Page 2 An existing six -foot -tall chain link fence is located on three of the project site's property lines including the two property frontages adjacent to the CalTrans right-of-way and the shared property line with the Parkwest Casino to the north. The chain link fence would be retained, but would be improved with flowering vines including red bougainvillea, yellow bougainvillea, and lilac vine on the entirety of its perimeter. The applicant will be required to comply with the Model Water Efficient Landscape Ordinance at Building Permit through the submission and approval of a Landscape Document Package. 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. Site access will continue to be provided via a drive lane that connects the project site with Montero Way and via shared parking drive lanes with the Quality Inn. Furthermore, the drive lane connecting to Montero Way will not allow parking as it will be designated a fire lane with painted red curbs. The existing paved parking areas in the project site would be improved with repaved and resealed pavement, as well as re -stripped lines. 3. Based on its review of the entire record herein, including the February 13, 2018 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 13th day of February, 2018, by the following vote: Commission Member Aye No Absent Abstain Councilmember Healy X Chair Benedetti-Petnic X Alonso X Bauer X Gomez X Marzo X Vice Chair Wolpert X Gina Benedetti - Petnic, Chair ,/f'AiTEST: xl- APPROVED AS TO FORM: ,r er �s He ther`Hines, Comrr,*sion Secretary Lisa Tennenba r i, Assistant City Attorney Planning Commission Resolution No. 2018-07 Page 3 SPAR CONDITIONS OF APPROVAL Free Range Mini Golf Project Located at 5101 Montero Way APN: 007-421-026 File No. PLMA-17-0007 Planning Division Exhibit 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 October 12, 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 authorizes the following construction and use commencement phasing. a. Phase I shall include the establishment of the "Commercial recreation - Indoor" use including all interior improvements to the existing commercial building and site improvements including all site landscaping and site improvements. b. Phase II shall include the establishment of the "Commercial recreation - Outdoor" use which includes the installation of the outdoor miniature golf course. The outdoor course shall consist of grass, decomposed granite, ADA pathways, benches, potted plants, in - ground landscaping, art objects not to exceed 10 feet in height, and water features consistent with the approved site plan. Light fixtures shall not exceed 12 feet in height including building -mounted fixtures. 4. If the phasing referenced at Condition 2 is retained, a temporary landscaping plan shall be submitted, approved and executed in the field to the satisfaction of the Planning Manager, prior to commencement of Phase 1. Said landscape plan shall address the area occupied by the outdoor 18 -hole mini golf course. The temporary landscaping installation may include any combination of grass, seating, potted plants, and art pieces. No parking, loading, or outdoor storage may be allowed in this area and new permanent tree plantings may not be allowed in this area. 5. Prior to building permit issuance all applicable development impact fees, including the public art in - lieu fee if applicable, shall be paid. 6. At all times the site shall be kept cleared of garbage and debris. No outdoor storage shall be permitted. 7. Prior to the issuance of any construction permits, these conditions of approval shall be included with the plan set. A copy of the approved plans shall be maintained on-site when construction activities are occurring. 8. Both construction and post -construction business operations shall comply with all performance standards of Implementing Zoning Ordinance Chapter 21. 9. 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. 10. 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 Planning Commission Resolution No. 2018-07 Page 4 and avoid placing racks too close to any wall or structure. 11. 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. 12. 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. 13. 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. 14. All standpipes, check valves, and other utilities shall be placed underground or fully screened from view by decorative screening structures or landscaping to be reviewed and approved by the Planning Manager. 15. 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. 16. 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. 17. 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. Public Works & Utilities Department 18. Bike parking spaces shall be installed as shown on the proposed site plan. 19. 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. 20. The on-site storm drain system shall be designed to detain peak storm water runoff for the 10 -year, 24 hour storm event. 21. The applicant is responsible for paying the necessary sewer, water and storm drain impact/capacity fees prior to issuance of a building permit. 22. Prior to final inspection, the property owner shall into the City's standard agreement for operation and maintenance of storm water management facilities. Planning Commission Resolution No. 2018-07 Page 5 23. All work within the public right of way and public easements shall be per City of Petaluma and State MUTCD standards and requirements. 24. An encroachment permit is required for all work within the public right of way. 25. The applicant shall submit the necessary landscape and irrigation water efficiency documentation in accordance with PMC Section 15.17.050. Fire Department 26. The existing building shall be protected with an automatic fire sprinkler system designed and installed per NFPA 13. The sprinkler system shall be monitored by a Waterflow Monitoring system. 27. Improvements shall be made to the roadway from Montero Way to delineate Fire Department access. Improvements shall comply with City requirements. Building Division 28. At least 50% of the miniature golf holes must be ADA accessible and must be consecutive holes with one break allowed in the consecutive holes per CBC -11-239. Planning Commission Resolution No. 2018-07 Page 6