HomeMy WebLinkAboutPlanning Commission Resolution 2018-03 01/09/2018RESOLUTION 2018-03
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW
WITH ASSOCIATED WARRANTS AND EXCEPTIONS
FOR THE NORTH RIVER APARTMENTS PROJECT
LOCATED AT 368 AND 402 PETALUMA BLVD NORTH
APN 006-163-041, 006-163-040 (`Apartment Site')
APN 006-163-005, 006-163-022, 006-163-025, 006-163-026, 006-163-028, 006-163-052, 006-163-
053, 006-163-054, 006-284-010, 006-284-018, 006-284-029, 006-284-036, 006-284-038, 006-284-
039, 006-284-040, 006-284-041, and 006-284-042 (`Water Street North')
FILE NO. PLSR-15-0015
WHEREAS, Jeff Morgan of A.G. Spanos Corporation, on behalf of the property owner Iris Assets,
LLC, filed an application for Site Plan and Architectural Review with associated requests for Warrants
and Building Height Exception approval for the Project summarized as follows:
a) Approval of Site Plan and Architectural Review for the construction of two apartment buildings
including 184 dwellings, approximately 4,677 square feet for commercial use (e.g., retail,
restaurant, office), approximately 4,981 square feet of tenant amenity area (e.g., gym, media
room, kitchen), and approximately 1,953 square foot leasing office, and associated on- and off-
site improvements; the extension of Oak Street and Water Street North (within the boundaries of
the project site), a new Class I multi -use path along the Petaluma River, from the intersection of
Oak Street and Water Street North to the Petaluma River Pedestrian Bridge, and off-site
improvement of Water Street North as a public thoroughfare to Washington Street;
b) In accordance with Central Petaluma Specific Plan, SmartCode §8.10.020(H), Warrant approval
for: (a) reduction of the minimum ground floor ceiling height from 14 to 13 feet at proposed River
Building only (SmartCode §4.10(m)); (b) reduction of minimum ground floor space depth along
a portion of the primary frontage at the River Building only from 30 to 12 feet 7 inches
(SmartCode §4.10(n)); (c) placement of off-street parking spaces within a portion of the 2nd
layer at the building frontage along the Petaluma River (SmartCode §4.10(p)); and (d)
replacement of a 'Commercial Street with Parallel Parking' east of Water Street North with a
Class I facility for pedestrian and bicycle use (SmartCode §5.10.100); and
c) In accordance with Central Petaluma Specific Plan, SmartCode §4.20.010, an Exception to the
maximum building height in the Urban Center (T5) Zone consisting of a five (5) story building
located east of Water Street North.
WHEREAS, the Project is located at 368 and 402 Petaluma Boulevard North within the Urban
Center (T5) Zone at Assessor's Parcel Numbers 006-163-041, 006-163-040 with the proposed emergency
vehicle access roadway located at portions of the following Assessor's Parcel Numbers 006-163-005,
006-163-022, 006-163-025, 006-163-026, 006-163-028, 006-163-052, 006-163-053, 006-163-054, 006-284-010,
006-284-018, 006-284-029, 006-284-036, 006-284-038, 006-284-039, 006-284-040, 006-284-041, and 006-284-
042; and
WHEREAS, on June 27, 2017, the Planning Commission conducted a public workshop on the
Project and where the Site Plan and Architectural Review, Warrant, and Exception aspects of the
Project were considered with no action being taken and with an opportunity for all parties to be heard;
and
Planning Commission Resolution No. 2018-03 Page 1
WHEREAS, on September 12, 2017 the project was continued to a date certain of September 26,
2017; and
WHEREAS, on September 26, 2017 the applicant requested the Project be removed from the
agenda; and
WHEREAS, prior to acting on this Site Plan and Architectural Review application, the Planning
Commission approved a Mitigated Negative Declaration (MND) on January 23, 2018 via Resolution
2017-02; and
WHEREAS, prior to acting on this Site Plan and Architectural Review application, 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 Project
on January 23, 2018, at which time all interested parties had the opportunity to be heard; and
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, as conditioned, consistent with the Petaluma General Plan, as follows:
Land Use Map
i. The Project includes residential and non-residential land uses proposed at a location
designated Mixed Use by the General Plan Land Use Map. The Mixed Use designation
requires, in relevant part, "a robust combination of uses, including retail, residential,
service commercial, and/or offices. Development is oriented toward the pedestrian, with
parking provided, to the extent possible, in larger common areas or garages."
Consistency Analysis: The Project includes both residential and non-residential land uses
within an urban building oriented to pedestrians through shallow setbacks at abutting
public streets and which includes off-street parking within a common garage removed
from view at abutting streets. The Project includes a ground -level commercial area at
Petaluma Blvd North which has the potential to further enhance the existing robust mix of
uses along that street. Similarly, the Project places ground -level commercial area at
Water Street North and, in doing so, furthers policy efforts (e.g., Petaluma River Access
and Enhancement Plan, Lakeville Industrial Segment, Program 5) to establish a robust mix
of uses in proximity to the Petaluma River. For these reasons, the Project is consistent with
the Mixed Use designation.
Goal 1-G-1: Land Use: "Maintain a balanced land use program that meets the long-term
residential, employment, retail, institutional, education, recreation, and open space needs of
the community."
ii. Policy 1-P-2 states, "Use land efficiently by promoting infill development, at equal or
higher density and intensity than surrounding uses."
Policy 1-P-6 states, "Encourage mixed-use development, which includes opportunities for
Planning Commission Resolution No. 2018-03 Page 2
increased transit access."
Policy 1-P-1 1 states, "Allow land use intensification at strategic locations along the arterial
corridors leading to Downtown and Central Petaluma, including aging commercial and
industrial sites."
Consistency Analysis: The project would demolish two commercial buildings of
approximately 4,700 total square feet on a 3.92 -acre site, and replace it with 184 new
residential dwellings in approximately 307,231 square feet of total floor area within two
new building three, four and five stories in height. Surrounding properties include
commercial buildings primarily one story in height and, thus, of a significantly lower
intensity.
The project consists of a mixed-use development, including both residential and non-
residential land uses, which are located within one-half mile of the Downtown Sonoma
Marin Area Rail Transit (SMART) Station and adjacent to two Petaluma Transit bus stations
(serving Route 48, 48X, 54).
The project is located along Petaluma Blvd North, an arterial corridor leading to
Downtown Petaluma.
For the above -stated reasons, the project is consistent with Policy 1-P-2, 1-P-6 and 1-P-1 1.
Goal 1-G-5: Petaluma River: "Develop land uses in proximity to the Petaluma River that ensure
the restoration of the natural River corridor, provide for adequate storm flow capacities, and
enable public access and stewardship."
iii. Policy 1-P-43 states, "Development shall incorporate the River as a major design focal
point, orienting buildings and activities toward the River and providing water access, to
the extent deemed feasible."
Policy 1-P-44 states, "Develop the Petaluma
fronted by streets, paths, access points,
Petaluma River Access and Enhancement
Standards."
River as a publicly accessible green ribbon,
and open spaces, by implementing the
Plan within the context of the PRC Design
Policy 1-P-45 states, "Development along the River shall include the creation and
maintenance, in perpetuity, of public access sites. Amenities provided may include
ramps, steps, docks or other means of access to the water."
Consistency Analysis: As proposed, the Project provides for public access from Water
Street North, along the Petaluma River, and connecting to the Petaluma River pedestrian
bridge abutting Assessor's Parcel Number (APN) 006-163-051. The Project also includes
ground -level floor area fronting the Petaluma River as well as an outdoor plaza for public
use. As conditioned, the Project would provide, in perpetuity, for public access along the
aforementioned route. Lastly, the Project provides for the dedication and improvement
of Water Street North from its intersection with Oak Street to Washington Stree. For these
reasons, the Project is consistent with the above -listed policies. Additional analysis related
to Policy 1-P-44, Policy 1-P-45, and the Petaluma River Access and Enhancement Plan as
provided below.
Goal 2-G-1: City Form and Identity: "Preserve Petaluma's setting as an urban place surrounded
largely by rural land uses and densities, agriculture and open space."
iv. Policy 2-P-1 states, "As depicted on the Land Use Map allow for urban development at
defined densities and intensities to prevent the need to extend outward beyond the
Planning Commission Resolution No. 2018-03 Page 3
Urban Growth Boundary."
Consistency Analysis: The Project is located within the Central Petaluma Specific Plan
(CPSP) boundary, and, pursuant to General Plan Page 1-7, densities and floor -area -ratio
(FAR) shall be undertaken in accordance with the CPSP. The CPSP regulates density and
FAR indirectly through building height, mass and bulk development standards embodied
in Appendix A (SmartCode). As proposed, the Project is substantially consistent with those
development standards and designed to maximize density and intensity (e.g., building
height exception to increase maximum height to five stories). As a result, the Project
furthers the subject policy.
Housing Element Goal 1: Housing Supply: "Provide adequate residential development
opportunities to accommodate projected residential growth and facilitate mobility within the
ownership and rental markets."
Policy 1.1 states, "Promote residential development within the Urban Growth Boundary."
Programs 1.1 states, "Utilize sites within the UGB to accommodate anticipated long-term
residential growth."
Policy 1.2 states, "Encourage the development of housing on underutilized land that is
appropriately zoned."
Program 1.2 states, "Utilize the Central Petaluma Specific Plan to facilitate the
development of vacant and underutilized land at the heart of the City."
Consistency Analysis: The project is located within the Urban Growth Boundary (UGB),
within the CPSP, and on property that is underutilized and zoned for urban development
of significant residential density and building intensity. For these reasons, the Project is
consistent with the aforementioned Housing Element policies.
Central Petaluma Specific Plan (CPSP): "Land use development in the CPSP subarea shall be
undertaken according to the Central Petaluma Specific Plan, unless amended herein or on the
Land Use Map. Densities and FARs within the boundary of the CPSP shall be undertaken in
accordance with the CPSP."
vi. Policy 2-P-9 states, "Provide for the extension of Copeland Street to Petaluma Boulevard
North in the vicinity of Oak Street."
Consistency Analysis: The extension of Copeland Street to Petaluma Boulevard, as
envisioned by Policy 2-P-9, would not occur over the project site. Additionally, the CPSP's
implementing regulations (i.e., Appendix A, SmartCode) do not identify the planned
extension of Copeland Street. Therefore, the Project is not in conflict with Policy 2-P-9.
The Project does include the extension of Oak Street east of Petaluma Boulevard North to
Water Street North as envisioned in both the General Plan and the CPSP.
vii. Policy 2-P-12 states, "Support the establishment of pedestrian access to the River,
including the provision of a facility to allow launching of small, lightweight waterborne
craft."
Consistency Analysis: See analysis under Goal 1-G-5 (Petaluma River) above. The
establishment of a facility for waterborne craft is being pursued by a community non-
profit downstream in the vicinity of the Turning Basin. All regulatory approvals have been
issued for that facility and construction is imminent.
Planning Commission Resolution No. 2018-03 Page 4
GOAL 3-G-1: Historic Preservation: Identify, recognize and protect Petaluma's unique and
irreplaceable cultural heritage through the implementation . of policies and programs that
maintain the character and identity of the community, enhance the quality of the built
environment, encourage awareness and appreciation for its history and culture, and contribute
to its economic vitality. Ensure that future plans, ordinances, and City programs are
complimentary to the historic preservation goals and policies contained within this plan.
viii. Policy 3-P-5 states, "The protection of historic resources shall be a key consideration and
an equal component in the development review process."
Consistency Analysis: The Project includes buildings which were determined by the
Historic and Cultural Preservation Committee (HCPC) on May 14, 2009 to not constitute
historic resources and, as a result, were authorized for demolition. As conditioned, the
Project would preserve space for trolley tracks within Water Street North and, in doing so,
implement multiple policies related to both land use, transportation and historic
preservation (i.e., General Plan Policy 2-P-1 1 and 5-P-53, CPSP Land Use Policy 1.6, 3.6, 44
and Circulation Policy 1.5). For these reasons, the project is consistent with Policy 3-P-5.
GOAL 4-G-1: Biology & Natural Resources: Protect and enhance biological and natural
resources within the UGB.
ix. Policy 3-P-5 states, in relevant part, "Protect and enhance the Petaluma River and its
tributaries through a comprehensive river management strategy of the following
programs:
A. Fully adopt and incorporate the Goals, Objectives, Policies and Programs of the
Petaluma River Access and Enhancement Plan as an integral part of the General Plan
2025. Implement the Petaluma River Access and Enhancement Plan including expanded
improvements identified through project specific environmental assessment."
Consistency Analysis: As documented in the Initial Study prepared for the Project, the
project site includes the open water of the Petaluma, non -sensitive non-native plant
habitat, and 0.09 acre of tidal and brackish marsh habitat and 0.05 acre of stabilized
and planted river bank riparian habitat. The Project, as proposed, would occur above
the top of bank. However, as documented in the Initial Study, the Project has the
potential to adversely impact terrestrial species, fish species, and riparian habitat through
its construction activities. For all those adverse effects, the Initial Study identifies feasible
mitigation measure to reduce impacts to below the threshold of significance and in a
manner envisioned by General Plan Goal 4-G-1 and Policy 3-P-5. Additional discussion
about the Petaluma River Access and Enhancement Plan is provided below.
GOAL 4-G-3: Air Quality: Improve air quality and meet all Federal and State ambient air quality
standards and goals by reducing the generation of air pollutants from stationary and mobile
sources.
X. Policy 4-P-9 states, "Require a percentage of parking spaces in large parking lots or
garages to provide electrical vehicle charging facilities."
Consistency Analysis: As provided at Mitigation Measure GHG-1 of the Project's Initial
Study, the Project would comply with the California Green Building Standards Code
mandatory requirements and, in accordance with Policy 4-P-9, include electrical vehicle
charging stations in at least 1 % of the total on-site parking spaces. Also, as mentioned at
Condition of Approval No. 30, the applicant proposes to exceed the requirements of
Mitigation Measure GHG-1 by installing a total of ten (10) electric vehicle charging
stations. For these reasons, the Project is consistent with Policy 4-P-9.
Planning Commission Resolution No. 2018-03 Page 5
GOAL 4-G-4: Energy: Reduce reliance on non-renewable energy sources in existing and new
development.
A. Policy 4-P-20 states, "Continue to participate in undergrounding of public utility lines;
whenever appropriate, require conversion of overhead lines to underground in
conjunction with public and private projects."
Consistency Analysis: The Project site includes overhead utility lines within its boundaries
as well as at a portion of the Petaluma Blvd North frontage. Pursuant to Condition of
Approval No. 51, all on-site and adjacent overhead utility lines (including those off-site
within Water Street North) would be placed underground, as required by Policy 4-G-4.
GOAL 5-G-1: Mobility Framework: To improve Petaluma's mobility system to increase efficiency
for all modes of travel.
xii. Policy 5-P-1 states, "Develop an interconnected mobility system that allows travel on
multiple routes by multiple modes."
Policy 5-P-4 states, "New development and/or major expansion or change of use may
require construction of off-site mobility improvements to complete appropriate links in the
network necessary for connecting the proposed development with existing
neighborhoods and land uses."
Policy 5-P-6 states, "Ensure new streets are connected into the existing street system and
encourage a grid -based network of streets."
Consistency Analysis: As proposed, the Project fulfills and, in two ways, exceeds the
circulation improvement requirements of the General Plan and Central Petaluma
Specific Plan. First, within the project site boundary, both Oak Street and Water Street
North are constructed. Second, the off-street extension of Water Street North to
Washington Street for all modes (i.e., vehicles, pedestrians, bicyclists) satisfies a life/safety
requirement for the project while, at the same time, presenting a catalyzing
improvement of benefit to adjacent properties. Also, the off-site extension of a Class I
facility along the Petaluma River to the existing pedestrian bridge provides an important
new connection for residents and pedestrians circulating along properties generally east
of Petaluma Blvd North.
Therefore, for the reasons stated above, the proposed project is consistent with the
circulation policies of the General Plan and CPSP.
GOAL 5-G-2: Motor Vehicle Circulation: To improve Petaluma's mobility system to increase
efficiency for all modes of travel.
xiii. Policy 5-P-10 states, "Maintain an intersection level of service (LOS) standard for motor
vehicle circulation that ensures efficient traffic flow and supports multi -modal mobility
goals. LOS should be maintained at Level D or better for motor vehicles due to traffic
from any development project."
Consistency Analysis: As documented in the Initial Study prepared for the Project,
resulting LOS levels at study intersections would be maintained at Level D or better.
Where the resulting LOS is projected to result in Level F (at Oak Street/Petaluma Blvd
North), the Project proposes the installation of a traffic signal to improve LOS to Level A.
Therefore, the Project is consistent with Policy 5-P-10.
GOAL 5-G-5: Bicycle and Pedestrian Improvements: Create and maintain a safe,
comprehensive and integrated bicycle and pedestrian system throughout Petaluma that
Planning Commission Resolution No. 2018-03 Page 6
encourages bicycling and walking and is accessible to all.
xiv. Policy 5-P-15 states, "Implement the bikeway system as outlined in the Bicycle and
Pedestrian Plan, and expand and improve the bikeway system wherever the opportunity
arises."
Policy 5-P-20 states, "Ensure that new development provides connections to and does
not interfere with existing and proposed bicycle facilities."
Policy 5-P-25 states, "Establish a network of multi -use trails to facilitate safe and direct off-
street bicycle and pedestrian travel. At the minimum, Class I standards shall be applied
unless otherwise specified."
Policy 5-P-26 states, "Require all new development and those requiring new city
entitlements with "frontage" along creeks and the river to permit through travel adjacent
to creeks and the river with access points from parallel corridors spaced at minimum
intervals of 500-1,000 feet."
Policy 5-P-30 states, "Require all new development abutting any public trail to provide
access to the trail."
Consistency Analysis: As proposed, the Project would construct a Class III bike facility on
Oak Street and Water Street North (within the project site boundary) and also construct a
Class I facility from Water Street North, along the Petaluma River, and connecting to the
nearby Petaluma River pedestrian bridge. Moreover, as provided at Condition of
Approval Nos. 89 and 90, additional design features would be installed to ensure bicyclist
safety. For these reasons, the Project is consistent with the above -listed policies.
GOAL 5-G-6: Public Transit: Promote the expansion of the transit system and the intensification of
use by the public.
xv. Policy 5-P-15 states, "Expand the bus transit system so that it is convenient and provides
frequent, regular service along major City corridors serving education, shopping, and
employment destinations, and SMART park-and-ride lots."
Consistency Analis: The Project is located at a major arterial utilized by Petaluma Transit
to provide public transit. Route 10 provides north/south service at the Project frontage.
The nearest bus stops are between Oak Street and Kent Street. Amenities at these stops
include the following: (a) west side of Petaluma Blvd North has a bus stop bench with
seating for two persons; and (b) east side of Petaluma Blvd North has no amenities.
Therefore, in order to find consistency with Policy 5-P-15, Condition of Approval No. 52 is
imposed to require a solar -lighted bus stop shelter on the east side of Petaluma Blvd
North.
GOAL 5-G-8: Expand the use of alternative modes of mobility serving regional needs.
xvi. Policy 5-P-53 states, "Support efforts to re-establish a local trolley line utilizing the old spur
into the Downtown area."
Consistency Analysis: As proposed, the Project would extend Water Street North along
the existing alignment of rail tracks from the intersection with Oak Street to Washington
Street. The Project does not propose the construction of trolley tracks within this segment
of Water Street North. In recognition of the directive of Policy 5-P-53 and Central
Petaluma Specific Plan policies and standards cited below, the Planning Commission
finds the imposition of Conditions of Approval No. 45 and 46 as necessary to ensure
consistency with said policies and standards. The nexus for these conditions consists of
Planning Commission Resolution No. 2018-03 Page 7
the Project's need to utilize Water Street North (which is conterminous with the
referenced rail tracks) for access purposes. The conditions are also proportional to the
Project since it requires design plans for a rail track segment in proximity to the Project site
in order to ensure basic functionality.
GOAL 6-G-2: Parks and Recreation: Ensure park and recreational assets are maintained to allow
safe access and use.
xvii. Policy 6-P-18 states, "Development that occurs adjacent to designated trails and
pathway corridors shall be required to install and maintain the publicly owned and
accessible trail, in perpetuity."
Consistency Analysis: See analysis under Goal 1-G-5 (Petaluma River) above.
GOAL 7-G-4: Schools Education and Childcare: Support efforts to provide superior educational
opportunities for children and all members of the community.
xviii. Policy 7-P-15 states, "Improve and expand safe pedestrian, bicycle, and transit access to
all school sites and campuses."
Consistency Analysis: As proposed, the Project would construct a Class I
pedestrian/bicycle facility between the intersection of Water Street North/Oak Street
and the Petaluma River pedestrian bridge abutting Assessor's Parcel Number (APN) 006-
163-051. That connection will provide for more direct and convenient path of travel for
elementary school students in the Oakhill Brewster neighborhood to McKinley Elementary
School. This promotes Policy 7-P-15.
GOAL 7-G-5: Fire Protection: Protect lives, property, and the environment by providing the
highest quality of service in prevention, fire protection, emergency medical services, and
community preparedness.
xix. Policy 7-P-18 states, "Ensure facilities, equipment and personnel are adequate to
maintain quality of service demands of the community, including but not limited to: fire
suppression, Advanced Life Support (ALS), rescue, fire prevention, education, CUPA, and
disaster preparedness and management."
Consistency Analysis: See analysis under Goal 5-G-1 (Mobility Framework) above.
GOAL 7-G-6: Police Services: Provide police services that are responsive to citizens' needs to
ensure a safe and secure environment for people and property in the community.
xx. Policy 7-P-35 states, "Incorporate, into new development to the extent deemed
appropriate and feasible, the Development Code Urban Design Standards for crime
prevention."
Consistency Analysis: See analysis under Goal 7-G-1 (Public Facilities and Services)
above.
Central Petaluma Specific Plan: Policies
b. The Project is, as conditioned, consistent with the Central Petaluma Specific Plan policies, as
follows:
(North River Area) Land Use - Objective 1: Provide for a mixture of industrial, office, retail, and
compatible residential development.
Planning Commission Resolution No. 2018-03 Page 8
Policy 1.1 states, "Support the existing industrial uses."
Consistency Analysis: As proposed, the Project does not place primary access for
residential uses or common open space areas in proximity to the abutting industrial use
(i.e., Hunt & Behrens; APN 006-171-009, 006-171-008). That abutting industrial use includes
the use of heavy machinery and trucks that may result in dissimilar noise, dust, and odors.
To address this potential incompatibility, SmartCode §4.70.050 and Condition of Approval
No. 34 require a notice will be recorded against the Project site and which notifies the
property owner(s) and building occupants that adjacent industrial uses exist, will remain,
and may have operations with different characteristics.
Policy 1.2 states, "Provide for a significant component of new housing within the area."
Consistency Analysis: The Project would result in 184 residential dwelling units at a site
which presently has none. Additionally, the Project is, as mentioned above, designed to
maximize residential density and building intensity. Therefore, the Project is consistent with
Policy 1.2.
iii. Policy 1.3 states, "Provide for residential housing types that are compatible with the
existing industrial businesses."
Consistency Analysis: See analysis under Policy 1.1 immediately above.
iv. Policy 1.6 states, "Encourage pedestrian oriented land use. Encourage pedestrian
oriented land use by allowing low parking to floor area ratios, emphasizing pedestrian
and bicycle access and orientation toward the river and the proposed heritage trolley
on the P. & S. R. tracks."
Furthermore, in Chapter 6 (Circulation) at Page 59 of the CPSP under the heading 'Rail
Transportation,' the following is stated, "Central Petaluma is traversed by two railroad
alignments owned by the Northwestern Pacific Railroad Authority (NWPRA), a joint
powers authority that is locally represented by the Golden Gate Bridge Highway
Transportation District. The Northwestern Pacific (NWP) Railroad historically owned these
lines, and currently operates freight traffic on the railroad main line.
The two alignments lie on the northeast side of the river, with the main line track carrying
all through traffic. The second drill line provides freight service to businesses, specifically
Dairymen's Feed and Supply and Hunt and Behren's. Currently, both alignments have a
river crossing. At this time, the drill line is not a continuous track; trackage is buried
beneath East Washington Street, requiring freight service to Hunt and Behren's and
Dairymen's Feed from the north. The NWP Railroad runs two to four trains per day through
Petaluma to serve local industries.
In addition to these two principal alignments, there is a spur line that runs along Poultry,
Water and First streets in downtown Petaluma. This spur is no longer in operation (the line
was last used in 1993); however, the City and the NWPRA would like to protect the right-
of-way for future transit service. Proposals have been made to reactivate this spur for
heritage trolley service."
Lastly, at §5.10.100 (Thoroughfare Regulating Plan Central Petaluma Specific Plan Area)
of Appendix A (SmartCode) of the CPSP, two planned thoroughfare types are shown for
the segment of Water Street North heading northerly from Washington Street through the
Project site. From Washington Street heading north to approximately APN 006-284-036
(256 Petaluma Blvd North), the SmartCode assigns standards for 'Poultry Street' which
include trolley tracks in the roadway. From APN 006-284-036 heading north through the
Project site, the SmartCode assigns standards for a 'Commercial Street with Parallel
Planning Commission Resolution No. 2018-03 Page 9
Parking' and which exclude trolley tracks in the roadway. Given the aforementioned
General Plan and CPSP policy language and in recognition that the only means of
access for trolley rail cars to access the envisioned line is from the north, the Planning
Commission determines the omission of trolley tracks in the 'Commercial Street with
Parallel Parking' as a drafting error.
Consistency Analysis: See analysis under General Plan Policy 5-P-53 above.
SmartCode (Compliance with _Standards
c. (Table 3.1: Building Function) As proposed, the Project would accommodate the following land
uses: Multi -family housing (including uses accessory thereto; e.g., gym, community rooms),
General retail, and Restaurant -cafe -coffee shop. All of these uses are permitted by right at the
project site, pursuant to Table 3.1.
d. (Section 4: Urban Standards) The Project is consistent with the following urban standards at
SmartCode Chapter 4: Private Frontage, Landscape and Utility, and Building Type, except as
noted below under findings pertaining to Warrants and Building Height Exception. Findings
specific to SmartCode §4.70.030 (Mixed -Use Projects) are provided below.
e. (Section 5: Thoroughfare Standards) As proposed, the Project is consistent with the urban
standards at Section 5: Thoroughfare Standards, including but not limited to, those relating to
thoroughfare design, intersections, public frontages, public planting, and public lighting, except
as noted below under findings pertaining to a Warrant for the 'Commercial Street with Parallel
Parking'.
f. (Section 6: Parking Standards) As proposed, the Project conforms to the urban standards at
Section 6: Parking Standards pertaining to parking design and development standards as well as
bicycle parking. Except for a limited area of parking placement within the 2nd layer at the
building frontage along the Petaluma River, the Project conforms to the parking location
standards at SmartCode §6.10.020. For that portion of the Project not in conformance, separate
findings are provided below related to Warrant approval.
SmartCode (Warrant: Commercial Street with Parallel Parkin
g. SmartCode §5.10.100 identifies the requirement for a 'Commercial Street with Parallel Parking'
easterly of the extension of Water Street North, along the Petaluma River, and looping back to
Water Street North at the abutting southern APN 006-163-051 and 006-163-052. The 'Commercial
Street with Parallel Parking,' specified at SmartCode Page 149, consists of a sixty (60) foot public
right-of-way inclusive of features such as sidewalks, street trees, lighting, on -street parking and
travel lanes. As proposed, the Project includes ten (10) foot wide Class I pedestrian/bicycle
pathway in the location of the required 'Commercial Street with Parallel Parking' as well as the
off-site continuation of the pathway to the Petaluma River pedestrian bridge.
SmartCode §8.10.020 provides for the issuance of either a Warrant or Variance to deviate from
requirements of the code. Each type is described, as follows:
"A Warrant is a ruling that would permit a practice that is not consistent with a specific
provision of this Code but is justified by the provisions of the Intent at the beginning of this
code. The Director shall have the authority to approve or disapprove administratively a
request for a Warrant pursuant to process established by the Director.
A Variance is any ruling on a deviation other than a Warrant. Variances shall be granted in
accordance with Section 24.050 (Variances) of the Zoning code."
The Planning Commission finds a Warrant to be the appropriate permit type for deviating from
Planning Commission Resolution No. 2018-03 Page 10
the required 'Commercial Street with Parallel Parking' and also finds that approval is justified
since: (a) a Class I facility is provided in place of and which provides for a greater degree of
pedestrian and bicyclist safety; (b) the constraint caused by the existing city -owned pump
station at APN 006-163-051 presents a significant obstacle to constructing the street within
project boundaries, as envisioned; (c) the planned 'looped' roadway has limited ability to
address broader existing or future vehicle circulation needs (e.g., close existing gap in network,
ability to improve efficiency and/or volumes); and (d) the significant loss in development
potential resulting from a 60 -foot right-of-way dedication (e.g., corresponding reduction in
housing units in proximity to mass transit) lessens the ability of the Project to provide housing, as
contemplated by CPSP policies.
SmartCode (Warrant: Parking within 2nd Laver
h. SmartCode §6.10.020 requires that off-street parking spaces be placed outside of the 2nd layer
which is defined as twenty (20) feet behind the building fagade when occurring on an
existing/future thoroughfare designated as Primary Frontage. The 'looped' road referenced in
the finding immediately above is identified as a Primary Frontage thoroughfare for that portion
fronting the Petaluma River. As proposed, the Project locates approximately a portion of three
(3) off-street parking spaces within the 2nd layer at the building fagade fronting the Petaluma
River. Locating off-street parking within the 2nd layer in this situation requires a deviation under
the process described above and pertaining to SmartCode §8.10.020. The Planning Commission
finds a Warrant to be the appropriate permit type for deviating from the parking placement
standards issues approval since it would continue to enable the placement of ground -floor area
of sufficient depth and area to be useable, as envisioned by the subject standard.
SmartCode (Building Height Exception in T5 Zone)
i. SmartCode §4.20.010 states the maximum building height in the T5 zone shall be 4 stories, unless
Planning Commission is able to make required findings to allow up to two more stories (a total
maximum of 6 stories). The Project includes a five (5) story building located east of Water Street
North. All required findings can be made to allow that exception to the maximum building
height, as follows:
That the additional height makes a positive contribution to the overall character of the
area and will be compatible with its surroundings.
Consistency Analysis: SmartCode §2.10 consists of a Regulating Plan providing zoning map
designations to the project site and adjacent properties; identified generally as those east
of Petaluma Blvd North, south of Lakeville Street, and north of Washington Street. Properties
immediately adjacent to the project site (except for those existing industrial agricultural
uses designated Historic Agricultural Services District (Dl )) are zoned Urban Center (T5). The
T5 zone intends to accommodate urban buildings with a minimum height of two stories
and up to four stories. Existing development adjacent to the project site is predominately
one story in height with limited instances of two story buildings.
As proposed, the Project would result in a five story building located more than 300 feet
from existing buildings in the T5 zone and along Petaluma Blvd North, at a location
abutting the Petaluma River. Existing adjacent agricultural buildings and structures (e.g.,
Hunt & Behrens, Dairyman's Feed) are considerably taller than the Project's proposed five
story building. The Project's overall building heights taper down, from west to east, from
three stories at Petaluma Blvd North to four and then five stories at Water Street North and
the Petaluma River. Those building heights reflect the intended building height and
transformation envisioned by the SmartCode. The addition of a fifth story at the building
along the Petaluma River would match the existing scale of buildings set by adjacent
agricultural buildings and also not set a precedent for future developments with greater
Planning Commission Resolution No. 2018-03 Page 1 1
visibility and intended lower heights at Petaluma Blvd North.
That the additional height will not result in unreasonable restrictions of light and air to
adjacent properties or the public right-of-way, or otherwise be detrimental to the public
health, safety and welfare.
Consistency Analysis: As mentioned in the finding immediately above, the T5 zone intends
to accommodate urban buildings with a minimum height of two stories and up to four
stories. Existing development adjacent to the project site is predominately one story in
height with limited instances of two story buildings. As proposed, the Project would place a
five -story building which abuts the Petaluma River, has a setback from twenty-eight (28)
feet to the northern property line, zero setback at Water Street North (as required by
SmartCode Table 4.10(F)), and zero setback at the southern property line. The addition of a
fifth floor and corresponding increase in height of ten feet will not unreasonably restrict
light and air due to proposed setbacks and existing adjacent uses and absence of
structures. There are no identifiable detrimental effects to the public health, safety or
welfare related to the proposed building height.
iii. That the additional height will support other policies and standards of this Code and the
Central Petaluma Specific Plan and will result in a better overall project.
Consistency Analysis: As proposed, the Project's fifth story aspect consists of twenty-one
(21) residential dwellings and an ancillary use (i.e., game room). Providing additional
dwellings within the Project furthers General Plan Policy 2-P-1, Housing Element Programs
1.1 and 1.2 and Policies 1.2 and 1.2, and CPSP Policy 1.2.
SmartCode (Mixed -Use Projects)
SmartCode §4.70.030 requires A mixed-use project shall comply with the following requirements.
Intent. A mixed-use project shall be intended to: (1) Provide a blend of commercial space and
residential units; (2) Minimize the need for automobiles and promote transit use; (3)
Concentrate high density residential dwellings and commercial operations in the downtown or
other urban/commercial districts; (4) Provide a diverse range of housing types, unit sizes, and
price points within the downtown or other urban/commercial districts; (5) Promote continued
activity in the evening and on weekends; and (6) Increase the economic vitality of the
neighborhood.
Design objectives. A mixed-use project shall be designed to: (1) Provide shopfronts along
street frontages to maintain a pedestrian orientation at the street level. Residential
developments, including live/work, shall be designed such that ground floor units may be
converted to retail/commercial shopfronts and to establish a clear, functional design
relationship with the street front; (2) Provide for internal compatibility between the
different uses within the project; (3) Minimize the effects of any exterior noise, odors,
glare, vehicular and pedestrian traffic, and other potentially significant impacts on the
occupants of the residential portions of the project; (4) Include specific design features
to minimize the potential impacts of the mixed-use project on adjacent properties; (5)
Ensure that the residential units are of a residential character, and with appropriate
privacy; and (6) Be compatible with and enhance the adjacent and surrounding
residential neighborhood in terms of site planning, scale, building design, color, exterior
materials, roof styles, lighting, landscaping, and signage.
Consistency Analysis: The Project includes shopfronts on Petaluma Blvd North and Water
Street North, and which adjoin floor area that may accommodate retail/commercial
Planning Commission Resolution No. 2018-03 Page 12
uses. The Project locates non-residential uses on the ground floor and residential uses on
floors above; thereby, creating compatibility between them. The Initial Study prepared
for the Project demonstrates that potential noise levels would not exceed maximum
permitted levels. Potential sources of odor related to the project are limited to
trash/recycling areas and which are located within each building's off-street parking
garages. No potential impacts to adjacent properties are necessary to address with
design features. The Project's residential units are, as mentioned, above the ground floor
and not in proximity to any building or land use that would compromise privacy. The
Project consists of an overall design that is substantially consistent with the SmartCode
development standards and, thus, reflective of the intended urban character.
Location of residential uses. In the T5 and T6 Transect Zones. A mixed-use project that
provides commercial and/or office space on the ground floor with residential units
above (vertical mix) is encouraged over a project that provides commercial structures
on the front portion of the lot with residential uses placed at the rear of the lot (horizontal
mix).
Consistency Analysis: The Project includes a vertical mix of uses, as recommended by this
criterion.
iii. Loading areas. Commercial loading areas shall be located to minimize their impact on
residential units.
Consistency Analysis: The Project excludes loading areas.
iv. Refuse and recycling areas. Areas for the collection and storage of refuse and
recyclable materials also shall be located on the site in locations that are convenient for
both the residential and nonresidential uses.
Consistency Analysis: The Project includes refuse and recycling areas within the off-street
parking garage of each building. Residential tenant access to those areas is provided
through chutes at each floor level of each building. Nonresidential access to refuse and
recycling areas is provide within each parking area via walkways and doors. Therefore,
the Project implements the convenience desired by this criterion.
V. Lighting. Lighting for the commercial uses shall be appropriately shielded to minimize the
impact on residential units.
Consistency Analysis: The Project includes exterior, building -mounted lighting that is
downward -facing and shielded to prevent trespass on adjacent properties.
vi. Noise. All residential units shall be designed to minimize adverse impacts from
nonresidential project noise, in compliance with the City's Noise Ordinance,
Consistency Analysis: As documented in the Initial Study prepared for the Project, all
residential uses are designed and will be constructed in a manner that minimizes adverse
impacts from all noise sources.
vii. Non-residential hours of operation. Where a Minor Use Permit or Conditional Use Permit is
required, the review authority may restrict the hours of operation of nonresidential uses
within a mixed-use project to mitigate adverse impacts on residential uses.
Consistency Analysis: This finding is not applicable since the Project does not require a
Minor Use Permit or Conditional Use Permit.
Planning Commission Resolution No. 2018-03 Page 13
Petaluma River Access and Enhancement Plan
k. Goal 5: Expand public access to and awareness of the River.
Consistency Analysis: The Project expands public access to the Petaluma River through the
construction of a new publicly accessible Class I pathway from Water Street North, along the
Petaluma River, and connecting to the Petaluma River pedestrian bridge. Installation of this
access improvement will increase awareness of the Petaluma River since no public access is
presently provided at the project site. Also, in conjunction with the access improvement, the
Project would construct a public plaza provided for passive recreation at the Petaluma River.
I. Goal 6: Assure permanent maintenance and promote public safety along the River.
Consistency Analysis: See analysis under General Plan Policy 1-P-43, 1-P-44 and 1-P-45 above.
m. Objective 5.1: Establish a continuous pedestrian and bicycle trail system as designated in this
plan.
Consistency Analysis: See analysis under Goal 5 above.
n. Trail Design Policy 5.4: Create trail access points at the ends of public streets that terminate at
the River wherever feasible. Seating, pedestrian lighting, bicycle parking signs, planting, water
access, and other amenities shall be encouraged.
Consistency Analysis: See analysis under Goal 5 above. Also, the Project includes seating and
other amenities, as recommended by this policy.
o. Lakeville Industrial Segment
L (Objective 3.5.3(2)) New development along the River should reflect existing industrial forms
and materials, and provide an active urban, pedestrian -oriented edge to the historic
downtown.
Consistency Analysis: As proposed, the Project includes shopfronts along abutting public
streets, as recommended by this policy. Also, the Project includes architectural treatments
such as shed and gable end roofs and corrugated steel siding to emulate existing industrial
forms and materials.
ii. (Policy 3.5.4(1)) Provide safe pedestrian and bicycle access along the river as much as
possible, within the constraints of the industrial uses, flood mitigation needs and the
narrowness of the right-of-way.
Consistency Analysis: See analysis under General Plan Policy 7-P-6 above.
iii. (Program 1 h) Provide a trail along Water Street between the utility crossing bridge and
Washington Street.
Consistency Analysis: See analysis under Goal 5 above.
iv. (Program 5) Emphasize the need for a strong river orientation and outdoor activities, such as
outdoor cafes or art displays, in the design of any new development or redevelopment in this
river segment.
Consistency Analysis: As proposed, the Project includes ground -level floor areas abutting the
Petaluma River that consists of common amenities for residential tenants (e.g., kitchen,
community room, bike storage). Additionally, it includes an outdoor resting area along the
Planning Commission Resolution No. 2018-03 Page 14
river. As such, the Project sufficiently advances Program 5.
Implementing Zoning Ordinance
p. 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 metal and hardi siding, metalwork
(for railings and awnings), and, as conditioned, standing seam metal roofs. The use of these
materials in done in a way that ensures harmony and proportion with the overall design of the
site, as the project includes two main building masses that have been designed to resemble
multiple buildings when viewing from public vantage points. The design approach of creating
the appearance of multiple buildings is appropriate and necessary since it both reflects the
historic building pattern in the downtown area and results in compliance with SmartCode
standards pertaining to building types.
The architectural style of the proposed building is appropriate and compatible with the
overall character of the neighborhood in that building features reflect a contemporary
expression of historic agricultural industrial buildings as well as current mixed-use buildings.
Compatibility with the neighborhood is advanced through the Project conformance with
SmartCode frontage type standards. Also, as described above, the appearance of multiple
buildings in the Project further ensures neighborhood compatibility.
iii. The Project's siting is appropriate given its conformance to mandatory setback standards of
the SmartCode.
iv. The Project excludes proposed signage. Therefore, this finding is not applicable.
v. As reflected by the findings above, the Project's bulk and height is appropriate. The Project
includes the use of both muted earth tone colors and contrasting primary colors. The resulting
composition from these colors is appropriate given their ability to enhance the appearance
of multiple buildings and add visual interest to the overall project.
vi. Proposed landscaping within the Project is limited to street tree planting and at small planters
within private courtyards at the second floor. Public plantings conform to the mandatory
standards of the SmartCode, and private landscaping appropriately enhances seating and
gathering areas.
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. The project provides a surplus of covered and uncovered
bicycle parking facilities, which will be provided at both the front and rear of the site. A
surplus of automobile parking is provided at off-street parking garages. Lastly, a Traffic Impact
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 January 23, 2018 Planning Commission
staff report, all supporting, referenced, and incorporated documents, and all comments received,
the Planning Commission hereby:
a. Approves Site Plan and Architectural Review, a Warrant for (a) reduction of the minimum ground
floor ceiling height from 14 to 13 feet at proposed River Building only (SmartCode §4.10(m)); (b)
reduction of minimum ground floor space depth along a portion of the primary frontage at the
River Building only from 30 to 12 feet 7 inches (SmartCode §4.10(n)); (c) placement of off-street
parking spaces within a portion of the 2nd layer at the building frontage along the Petaluma
Planning Commission Resolution No. 2018-03 Page 15
River (SmartCode §4.10(p)); and (d) replacement of a 'Commercial Street with Parallel Parking'
east of Water Street North with a Class I facility for pedestrian and bicycle use (SmartCode
§5.10.100), and an Exception to Building Height in the T5 Zone for the Project, subject to the
conditions of approval attached hereto as Exhibit 1.
ADOPTED this 9th day of January, 2018, by the following vote:
Commission Member
Aye
No
Absent
Recuse
Councilmember
Healy
X
Chair Benedetti-
Petnic
X
Alonso
X
Bauer
X
Gomez
X
Marzo
X
Vice Chair Woipert
X
7
Gina enedetti - Petnic, Chair
jf ATTEST: APPROVED AS TO FORM:
H„ ather Hines, Co ,, mission Secretary Lisa Tennenbau , Assistant City Attorney
Planning Commission Resolution No. 2018-03 Page 16
Exhibit 1
SPAR CONDITIONS OF APPROVAL
North River Apartments Project
APN 006-163-041, 006-163-040 (`Apartment Site')
APN 006-163-005, 006-163-022, 006-163-025, 006-163-026, 006-163-028, 006-163-052, 006-163-053, 006-
163-054, 006-284-010, 006-284-018, 006-284-029, 006-284-036, 006-284-038, 006-284-039, 006-284-040,
006-284-041, and 006-284-042 ('Water Street North')
FILE NO. PLSR-15-0015
Planning Division: Standard Conditions of Approval
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 December 21,
2017, except as modified by these conditions of approval. A determination of substantial
conformance shall be made by the Planning Manager in writing during the plan check review
process. Nothing shall preclude the Planning Manager from referring a substantial conformance
determination to the Planning Commission for review at a publicly noticed meeting.
The colors and materials, including but not limited to light fixtures, shall be in substantial
conformance with those noted on the plan set and the color board in the project file and date
stamped December 21, 2017.
At Building Permit issuance, the applicant shall provide an electronic copy of final/approved
plans in PDF format on either a CD or USB drive.
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 an amendment to this condition by the Planning Commission through the
Site Plan and Architectural Review provided at IZO §24.010.
5. This approval is, as provided for at IZO §24.010(1), effective for a twelve (12) month period unless
the permit has been exercised or unless an extension of time is approved in compliance with IZO
§24.010(J). Due to the complexities of the project outside of the applicant's control (e.g., right-
of-way acquisition for Water Street North, regulatory agency permitting, construction financing,
etc.), City Staff anticipate granting the initial one year extension as provided for under IZO
§24.010(J) upon this resolution taking effect and upon a request from the applicant in
accordance with Section 24.010(J).
6. All mitigation measures of Resolution No. 2018-02 approving the Mitigated Negative Declaration
(MND) and Mitigation Monitoring and Reporting Program (MMRP) are incorporated by reference
and made Conditions of Approval.
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.
8. Prior to building permit issuance all development impact fees for the commercial component of
the project, including the public art in -lieu fee (if applicable), shall be paid. At the time of
Building Permit application, a construction valuation shall be provided which provides a distinct
estimate for the non-residential component of the Project in order to determine compliance
with the public art requirements at IZO § 18.050. Fees for the residential component of the project
are due prior to final inspection or certificate of occupancy.
9, Upon the approval of Resolution No. 2018-02 adopting the Project's Mitigated Negative
Planning Commission Resolution No. 2018-03 Page 17
Declaration, the applicant shall provide the Planning Division with the fee required by Fish and
Game 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 Clerk for
such fee.
4-07 At all times the site shall be kept cleared of garbage and debris.
11. Except as modified by the conditions herein, construction activities shall comply with
performance standards specified in IZO Chapter 21.
12. The applicant shall incorporate the Best Management Practices (BMPs) for construction into the
construction and improvement plans and clearly indicate these provisions in the specifications.
In addition, an erosion control program, in accordance with City established requirements, shall
be prepared and submitted to the City of Petaluma prior to any construction activity. BMPs shall
include but not be limited to the BAAQMD Basic Construction Mitigation Measures as modified
below:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day.
b. All haul trucks transporting soil, sand, or other loose material shall be covered.
c. All visible mud or dirt track -out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day. The use of dry power sweeping is
prohibited.
d. All vehicle speeds on unpaved roads shall be limited to 15 mph.
e. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil binders are
used.
f. Idling times shall be minimized either by shutting equipment off when not in use or reducing
the maximum idling time to 5 minutes (as required by the California airborne toxics control
measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall
be provided for construction workers at all access points.
g. All construction equipment shall be maintained and properly tuned in accordance with
manufacturer's specifications. All equipment shall be checked by a certified mechanic and
determined to be running in proper condition prior to operation.
h. Construction equipment staging shall occur as far as possible from existing sensitive
receptors.
The applicant shall designate a person with authority to require increased watering to
monitor the dust and erosion control program and provide name and phone number to the
City prior to issuance of grading permits. 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.
13. 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
Planning Commission Resolution No. 2018-03 Page 18
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. The final disposition of archaeological, historical, and
paleontological resources recovered on state lands under the jurisdiction of the State Lands
Commission must be approved by the State Lands Commission.
14. In the event that paleontological resources, including individual fossils or assemblages of fossils,
are encountered during construction activities all ground disturbing activities shall halt in the
immediate vicinity of where the resources are located and a qualified paleontologist shall be
procured to evaluate the discovery and make treatment recommendations.
15. In the event human remains are uncovered during earthmoving activities, all construction
excavation activities shall be suspended in the immediate vicinity of where the human remains
are located 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.
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 applicant shall retain a City -approved qualified archaeologist to provide adequate
inspection, recommendations and retrieval, if appropriate.
d. It shall be the responsibility of the Native American Heritage Commission rather than the
applicant or the City to identify the person or persons it believes to be the most likely
descended from the deceased Native American, and to contact such descendant in
accordance with state law.
e. The applicant shall be responsible for discussing and conferring with Native American
descendants all reasonable options regarding the descendants' preferences for treatment,
as provided in Public Resources Code Section 5097.98(b), and for carrying out all obligations
of the applicant as provided at Public Resources Code Section 5097.98.
16. All exterior lighting shall conform to the standards at IZO 24.040 (D) (Glare). Plans submitted for
purpose of obtaining construction permits shall include a photometric light plan demonstrating
conformance with said standards.
17. 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 ensure continued regular watering of landscape areas, and
health and vitality of landscape materials.
18. 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 as well as
Integrated Pest Management techniques for the protection of bicyclists and pedestrians.
19. 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.
20. No signage is approved by this permit. Separate sign permits in compliance with Chapter 20 of
Planning Commission Resolution No. 2018-03 Page 19
the Implementing Zoning Ordinance shall be obtained prior to the installation of signage.
21. 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.
22. The applicant shall defend, indemnify, and hold harmless the City and any of its boards,
commissions, agents, officials, officers, and employees from any claim, action, or proceeding
against the City, its boards, commissions, agents, officials, 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 applicant of any such claim, action, or proceeding. The City shall coordinate
and cooperate with applicants 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 applicant shall reimburse City for reasonable attorneys' fees incurred by the
City.
Planning Division• Special Conditions of Approval
23. The Project shall include a minimum of ninety-three (93) bicycle parking spaces. Exterior bicycle
racks shall comply with size dimensions and location requirements of the Bicycle and Pedestrian
Master Plan. The number, location and design of exterior bicycle racks shall be subject to
Planning Manager and City Engineer approval. Access to all bicycle racks shall be adequate
from all sides and racks will not be placed too close to any wall, curb or structure. Interior bicycle
parking spaces shall have hardware enabling the use of locks and/or be located in a secured
room accessible to residents and employees of the project.
24. Each public street frontage shall include at least one public seating area within the right-of-way.
The number, location and design of seating areas shall be subject to Planning Manager and City
Engineer approval. Furniture shall be durable and prevent sleeping. Low walls (12" to 36" in
height) may be considered in -lieu of furniture.
25. Project shall be constructed to include the commercial grease vent, sewer connections, and
unobstructed space for future exterior grease trap installation, as noted on Sheets A1.01 and
Al .02 of the project plan set.
26. This action does not approve the use of composition shingle roof materials, as noted at Sheet
A8.01 of the project plan set. Prior to the issuance of plans submitted for building construction
purposes, an alternate roof material(s) shall be reviewed and approved by the Planning
Manager. The use of standing seam metal is encouraged.
27. Prior to building permit issuance, the following architectural details shall be reviewed and
approved by the Planning Manager:
a. Exterior leader heads, downspouts, shoes and splash blocks;
b. Transitions between wall materials of different types;
c. Window recesses and trim;
d. Plaster texture specification (s);
e. For pitched roofs, the dimension of fly rafters, rafter tails, rakes, and eave length;
f. For flat roofs, the material and dimensions of eaves;
Planning Commission Resolution No. 2018-03 Page 20
g. Awning at building entry fronting Petaluma Blvd North;
h. All exterior metalwork (e.g., railings, entry gates); and
All roof penetrations.
28. All externally visible scuppers, gutters and downspouts shall either be painted to match
background building color(s) or consist of a decorative metal material (e.g., bronze)
complimentary to the building architecture. Downspouts on exterior elevations facing a public
street or Petaluma River shall be of a concealed leader (conveyed through building wall) and
discharge as close as possible to the ground surface.
29. No opaque film, covering or decal shall be installed in front of or behind the windows of
ground -floor tenant spaces facing Petaluma Blvd North, Oak Street, Water Street North or the
Petaluma River and which would hinder or completely block visibility between the tenant space
and the public right-of-way.
30. Within the off-street parking facility of each building, the project shall include and maintain, as
proposed by the applicant, a minimum of four (4) 'slow' electrical vehicle charging stations and
one (1) 'fast' electrical vehicle charging stations. 'Fast' is defined as a Level ll, 240 -volt
connector or greater. 'Slow' is defined as less than 'Fast.'
31. Prior to final inspection and commencement of operations, a notice complying with SmartCode
§4.70.050 shall be submitted for review and approval by the City of Petaluma and recorded
against the project site (i.e., APN 007-121-020).
32. Pile -driven piers are prohibited from being used in any and all project construction activities
(e.g., foundation). Screw piles or other alternative means with similar noise characteristics are
permitted.
33. Outdoor amplification and public address systems for purposes other than controlling access to
buildings and as required by the Petaluma Fire Department are prohibited.
34. Prior to issuance of a demolition permit, the applicant shall submit, for Planning Manager review
and approval, a written statement describing how building materials, fixtures, door, and other
items shall be salvaged, to the extent possible, for reuse or to be made available (at the
applicant's expense) to interested parties (pursuant to IZO § 15.060.A).
35. Prior to issuance of plans for site improvements, the Planning Manager and City Engineer shall
review and approve pedestrian and bicycle orientation signage for the Class I pathway
intersection with Water Street North.
Planning Commission: Conditions of Approval
36. Concrete sidewalk and associated roadway improvements (e.g., street trees, street lights) shall
be constructed per City standards on the west side of Water Street North from APN 006-163-026
south to Washington Street. At the 'Lands of Livermore Properties' site, an interim surface (e.g.,
asphalt concrete) shall be provided for purposes of a sidewalk, subject to City Engineer review
and approval.
37. Should the City Council consider a request to approve a reimbursement agreement for off-site
improvements related to Water Street North, the Planning Commission recommends monies
associated with the approved City of Petaluma River Trail Capital Improvement Project
(C03200503) grant fund be allocated towards construction of a Class I facility between the
Petaluma River Bridge and Water Street North (i.e., over APN 006-163-051). In the event such a
reimbursement agreement is approved and requisite grant monies are allocated by the City
Planning Commission Resolution No. 2018-03 Page 21
Council, the North River Apartments project shall be constructed to include said Class I facility,
from the end of the existing pedestrian bridge, through the City's sewer pump station parcel,
connecting to Water Street North, the exact alignment of which to be approved by the City
Engineer.
38. The applicant shall explore the installation of bicycle facilities (e.g., striped bike lanes, bike
boxes) at the intersection of Washington Street and Petaluma Blvd North/South). A bike box is a
designated area at the head of a traffic lane at a signalized intersection that provides bicyclists
with a safe and visible way to get ahead of queuing traffic during the red signal phase.
39. Sidewalk on the east side of Water Street North, generally between APN 006-163-051 and
Washington Street, shall be at least 10 feet of continuous clear space for bicycle and pedestrian
use. Improvement plan submitted shall include relocation of street trees, street lights, and other
utilities to bulb outs or landscape islands between parallel on -street parking spaces to ensure full
ten feet of unobstructed sidewalk.
Public Works & Utilities Department
Frontage Improvements
40. Prior to final inspection of any unit or issuance of any certificates of occupancy, City standard
frontage improvements shall be installed along Petaluma Blvd. North, Oak Street and Water
Street North extension per the proposed site plans and Water Street North from the southerly
project limits to East Washington Street. All improvements shall comply with City standards
including Central Petaluma Specific Plan (CPSP) requirements. Improvements shall include but
not be limited to street construction, curb, gutter, sidewalk, crosswalks connecting existing uses
on the west side of Water Street North to the sidewalk on the east side of Water Street North to
meet ADA guidelines and code requirements, LED historic style street lights, fire hydrants,
landscaping, water mains, sewer mains and storm drains.
41. Construction of Water Street North has the potential to interrupt operations at existing businesses.
Therefore, the following requirements shall be formalized in an 'Existing Business Coordination
Plan' that is approved by the City Engineer prior to issuance of any construction permits. The
applicant shall be responsible for notifying all affected businesses at least 30 days in advance of
the start of any construction and reasonably addressing business concerns to all extents possible.
Said plan shall implement the following:
a. During standard business hours of 7 AM to 7 PM, construction activities shall not unreasonably
hamper the use of any existing facility (e.g., business, building, structure) or interrupt the
operation of existing utility services. If it becomes necessary to interrupt utility service to make
a disconnection/connection, alteration or relocation to such system, the applicant shall
prearrange such work with the affected business owners and City staff.
b. Emergency vehicle and pedestrian/bicyclist access shall remain open at all times
throughout construction by having at least one travel lane on those portions of Water Street
North south of the Project site to allow for emergency response personnel and equipment as
well as circulation between the Petaluma Pedestrian River Bridge and Washington Street. To
the extent feasible, access for bicyclists and pedestrians shall be provided from Washington
Street to the existing pedestrian bridge over the Petaluma River.
c. All work shall be carried out in such a manner as to cause the least interference with existing
businesses' continuous operation while at the same time ensuring the work of constructing
Water Street North occurs expeditiously, within the shortest timeframe possible.
d. Corridors, doorways and exits, shall be kept free of all materials at all times. Staging and
storage of construction materials and equipment shall not be allowed within the public right
Planning Commission Resolution No. 2018-03 Page 22
of way or public easements and shall not block access to existing properties.
42. The Water Street North and Oak Street geometric cross sections along the project street
frontages shall be consistent with the typical section shown on sheet C3 of the civil engineering
site plans dated December 21, 2017 and shall include the following cross sections: two 10 -foot
travel lanes, 8 -foot parking lanes, 12 -foot wide sidewalk sections with tree wells on both sides of
the street and a class III bike facility including sharrows and bike route signage.
43. The Oak Street and Water Street North structural sections shall consist of 5 inches of asphalt
concrete over 15 inches of class 2 aggregate base, and shall be constructed per City standards.
44. Prior to final inspection of any unit or issuance of any certificates of occupancy, a 2 -inch
pavement grind and overlay shall be required within the entire intersection of Petaluma
Boulevard North and Oak Street. Pavement restoration for the remaining project shall comply
with the City's current standards.
45. Utilities and other project components shall be designed to all extents possible to avoid the area
shown on the civil engineering drawings for a potential future trolley track/ballast section within
Water Street North.
46. Prior to issuance of any construction permits for work within Water Street North, the applicant is
responsible for providing a preliminary railroad track design by a railroad designer/engineer,
within North Water Street showing the future horizontal alignment for the potential future trolley
system, including a connection to existing rail tracks to the northerly adjacent railroad property
and to existing tracks located in the adjacent property to the south. The system shall be
designed per latest rail requirements for trolley operations. The proposed street structural section
within the future potential trolley track area shall be asphalt concrete over base rock material
and shall match the adjacent street section.
47. Elevated curb "bulbouts" shall be installed at the project entrance curb returns on Petaluma
Boulevard North at Oak Street as well as Oak Street at Water Street. The "bulbouts" shall include
ADA accessible ramps and a crosswalk across Oak Street and Water Street North. The final
location and size of the "bulbouts" shall be determined during the improvement plan review
process and are subject to the approval of the City Engineer and the Fire Marshal. A new,
accessible, directional curb ramp shall be installed at the southwest corner on Petaluma
Boulevard North and Oak Street. A continental style crosswalk with advance stop bar shall be
installed on the westerly leg of Oak Street at Water Street.
48. The applicant is responsible for installing a traffic signal at the intersection of Petaluma Boulevard
North and Oak Street. The applicant shall prepare traffic signal plans in accordance with City
and State manual on uniform traffic control device requirements as part of the public
construction drawings for the project. The traffic signal shall be completed and operating prior
to issuance of the first certificate of occupancy. Traffic loops, including advance loops shall be
required per Caltrans standards, subject to city approval. The traffic loops shall be designed and
stenciled to detect bicycles. The signal timing shall be coordinated with existing signal timing on
Petaluma Boulevard North at Washington Street and Lakeville Street. A hard wired interconnect
system or wireless GPS communication system shall be installed. The applicant is responsible for
providing the necessary signal timing design for review and approval by the City Engineer.
49. Prior to final inspection of any unit or issuance of any certificates of occupancy, the applicant
shall provide a cash deposit to the City to fund a post project traffic study within the Oak Hill
Neighborhood. The amount of the deposit shall be determined at the time of the study and shall
be subject to the approval by the City Engineer and Planning Manager. The scope of the study
shall be consistent with the recommendations listed in the supplemental traffic calming
memorandum dated June 6, 2017 by W -Trans.
Planning Commission Resolution No. 2018-03 Page 23
50. The applicant is responsible for performing necessary improvements on Petaluma Boulevard
North to ensure that adequate sight distance (per the traffic engineering report) is available. The
improvements shall be shown on the improvement plans.
51. Any existing overhead utilities along the project frontages, including all of Oak Street, Water
Street North or traversing the site, as well as the off-site portions of Water Street North, shall be
placed underground.
52. Prior to the first certificate of occupancy, add railing along the proposed sidewalk on Oak Street
and Petaluma Boulevard North as required by code. The railing type and location is subject to
approval by the Planning Manager and City Engineer.
53. Prior to the first certificate of occupancy, install a City standard solar lighted bus shelter at the
existing northbound stop on Petaluma Boulevard North in front of the carwash.
54. The exact location of the conform point at the northernmost property line of Water Street North
shall be determined on the public improvement plans, subject to City review and approval.
Remove the transition side on Oak Street or provide an easement for the proposed work.
55. Show conforms grading on both ends of Water Street and edge conditions on improvement
plans.
56. All public improvement work shall be completed prior to issuance of a final inspection/certificate
of occupancy.
57. A public improvement plan application is required for all work within the public right of way or
other public property and all on-site work within public easements. A public improvement
agreement package including necessary bonds and insurance is required.
58. Joint trench plans are required with the building permit/public improvement plan submittal. All
trench cuts are subject to the City's street pavement restoration requirements.
59. Traffic control plans per State MUTCD standards are required for each phase of the project.
60. Night time work for public improvements within Petaluma Boulevard North may be required,
subject to City approval.
61. All improvements shall be ADA accessible. All new pedestrian ramps shall have detectible
warning surfaces (truncated domes) installed.
62. A pre -construction meeting between City staff and the applicant is required prior to the start of
any construction.
Utilities (Water, Sewer and Storm)
63. Water, sewer, and storm drains shall be constructed and installed per City and Central Petaluma
Specific Plan requirements, generally installed parallel to the street, cross perpendicular to the
street, avoid skewed crossings where possible and provide required separation between pipes.
Convert any existing water services, sewer and storm drain lines to the new mains. Except for
perpendicular crossings; water, sewer and storm drains shall not be constructed under the future
trolley track area.
64. Remove and replace all existing sewer manholes with new City standard manholes on Petaluma
Boulevard North along the project frontage.
65. The applicant shall provide a sewer bypass plan and system for during construction of the
Planning Commission Resolution No. 2018-03 Page 24
proposed 27 -inch sewer line, subject to City review and approval. The existing sewer main shall
be either removed or abandoned in place per City standards, subject to City approval.
66. The storm drain system shall be designed and constructed in accordance with Sonoma County
Water Agency requirements. Final, construction level storm water calculations shall be provided
demonstrating that the project complies with the City's storm water regulations.
67. The applicant shall obtain approval from the Sonoma County Water Agency prior to issuance of
any construction permits.
68. The proposed storm drain outfall into the Petaluma River shall comply with City, Sonoma County
Water Agency and any state/federal agency requirements.
69. The project shall comply with the City's landscape and irrigation efficiency requirements.
70. The applicant shall acknowledge the presence of existing sewer pump station on south
boundary adjacent to river. The applicant shall record and provide notice to all tenants in all
rental and lease agreements of the existing and continuing sewer pump station use and
associated odor and noise.
71. Provide a video of all existing laterals and sewer truck main during preparation of the public
improvement plans and prior to any construction. All existing connections to new main shall be
submitted to and approved by City Operations. Any cracked, broken sewer laterals shall be
repaired as part of this project, prior to acceptance of the public improvements. Connections of
all existing laterals and service connections to the new sewer main are required.
72. Construction of the sewer main into the sewer pump station will require the reconnection of the
existing water line.. Plans and service reconnections to be provided as part of the public
improvement plans.
73. Install a retaining wall along the boundary of the sewer pump station to prevent runoff across
property line.
74. Eliminate redundant sewer and storm manholes on Water Street North and Oak Street.
75. Clearly label private and public utilities on the construction drawings.
76. Building foundations shall be located outside of the ]:I influence line and shall not affect utilities.
77. All existing unused water and sewer mains shall be identified on construction drawings and
abandoned per City standards.
78. Add water valves to all connections 2 -inches and larger per City standards.
79. Coordinate the construction landscape plans with the site improvements.
80. If sub -metering of the water system is proposed, the applicant shall enter into the City's standard
sub -metering agreement.
Right of Way and Easements
81. Prior to issuance of any construction permits, the applicant shall provide documentation that all
Sonoma Marin Area Rail Transit, North Coast Rail Authority, Northwestern Pacific Railroad and
other rail entities' property, easements, operational uses or other existing or future rail related
rights or uses within the project site and Water Street North area have been quitclaimed or
abandoned, or have expired, or development of the Project is otherwise authorized by rights
Planning Commission Resolution No. 2018-03 Page 25
holders so that development of the Project will not be in derogation of rights of rail entities either
on the Project site or access ways required for development of the Project.
81-27 Prior to issuance of any construction permits, the applicant shall coordinate with the City to
obtain the necessary off-site right of way required to construct Water Street North. The applicant
shall ultimately be responsible for securing all right of way outside the boundary of the
development project necessary for construction of Water Street North from the project site's
southerly boundary to East Washington Street. Prior to issuance of any construction permits, the
City will accept the existing irrevocable offer of dedication dated November 16, 2015 for APN:
006-284-018, as well as the dedication of public right of way dated November 16, 2015 for APN:
006-163-026 and APN: 006-163-028, both of which are on file with the Department of Public Works
and Utilities, Brewster's Garden Public Improvement File (PLPI-15-0004). The City will also
authorize construction of Water Street across APN: 006-163-054 owned by the City in
accordance with any applicable City charter, municipal code or other legal requirements.
83. All existing public sanitary sewer easements (488 O.R. 108, 458 O.R. 276, 2348 O.R. 635 and 459
O.R. 60) as well as the existing temporary construction easement (D.N. 2005-138424) shall be
vacated via ordinance by the City Council. The applicant shall submit a right of way
abandonment application to the City to perform this process.
84. The applicant shall dedicate a public access easement to the City of Petaluma over the
proposed class one bicycle/pedestrian pathway located within the boundary of the project site
on the east side of Water Street North. The applicant is responsible for preparing the required
grant deed, legal description and plat documents. The applicant shall be responsible for
perpetual maintenance of the on-site public access pathway. Prior to the City accepting the
public improvements, the applicant is responsible for establishing a maintenance agreement or
other mechanism, subject to City approval.
85. A 60 -foot wide public right of way, subject to improvement, shall be dedicated to the City of
Petaluma via grant deed for Water Street North and Oak Street within the project frontages.
86. Dedicate the public sewer, water, storm drain, access and emergency vehicle access
easements to the City of Petaluma, as necessary for implementation of the project plans in
accordance with City standards. The applicant is responsible for preparing the required grant
deed, legal description and plat documents.
87. Dedicate the private access, utility and drainage easements and maintenance agreements, as
necessary for implementation of the project plans in accordance with City standards. The
applicant is responsible for preparing the required grant deed, legal description and plat
documents.
88. Prior to issuance of construction permits, all existing, unused third party/private party easements
(non -City) that would conflict with development of the Project shall be quitclaimed. Recorded
easement quitclaim deeds for all such easements shall be provided to the City. All quitclaimed
easements as well as any proposed third party/private party easements to remain or be
relocated shall be shown on the improvement plans.
Bicycle and Pedestrian
89. The proposed class one bicycle/pedestrian path shall be 10 -feet wide and shall be reinforced
concrete. The pathway width may be reduced to 8 -feet minimum in areas near the existing City
sewer pump station site as required to remain on the top of river bank, subject to City approval.
Add fence and railing on the proposed class one pathway to bridge as necessary to meet code
requirements. The longitudinal slope of the proposed path shall not exceed 5 percent, or if it
does, shall be designed and constructed with the appropriate ramp system in compliance with
Planning Commission Resolution No. 2018-03 Page 26
accessibility standards. The path shall connect to the existing class I path at the existing
pedestrian bridge near the sewer pump station. The path shall be signed and striped in
accordance with State requirements.
90. The path segment located on-site adjacent to the driveway shall include vertical delineators,
signing and striping in the area between the driveway approach and parking lot to physically
separate bicyclists and pedestrians from vehicles.
91. Install bike storage facilities as proposed on the proposed project site plan.
Grading and Soils
92. Improvement plans shall be prepared in accordance with the Geotechnical Investigation
Report dated July 8, 2015 unless otherwise noted in City project approvals. A construction level
geotechnical report will be required with the building permit and public improvement plan
applications.
93. The applicant shall comply with the City's storm water requirements including submittal of a
notice of intent and storm water pollution prevention plan to the Regional Water Quality Control
Board.
94. Post construction storm water treatment measures shall be installed as proposed in the project
storm water plan and site plan and architectural review application materials. The applicant
shall be responsible for maintaining all post construction BMP's within the applicant's property in
perpetuity. As to the tree wells within the portions of Oak Street and Water Street that run
through the applicant's property, applicant shall maintain any landscaping and/or hydraulic
capacities of post construction BMPs in the right-of-way, any required maintenance below the
planting soil levels would be the responsibility of the City. The applicant shall enter into the City's
standard agreement for managing storm water facilities.
Reimbursement Agreement
95. The construction of Oak Street and Water Street North, as well as other public improvements
included as part of the Project, will directly benefit other properties. The cost to construct these
improvements will be funded upfront by the applicant, but the applicant will be reimbursed
through a reimbursement agreement with the City. Such an agreement would provide for
reimbursement of the applicant from the proceeds of an assessment district formed pursuant to
Chapter 13.35 of the Petaluma Municipal Code and/or other applicable law. Funding of public
improvements that benefit other properties is subject to the applicant and the City approving a
reimbursement agreement and successful formation of an assessment district.
Fire Department
96. Pursuant to California Fire Code Appendix D105.3, plans submitted for purposes of construction
shall relocate street lights and obstructive landscaping adjacent to aerial apparatus access
areas identified on the proposed plans, subject to Fire Marshal review and approval.
97. Fire apparatus access is required to extend to within 150 feet of all portions of the facility and all
portions of the exterior walls of the first story of the building as measured by an approved
route/path-of-travel around the exterior of the building. Fully compliant access conforming to
this requirement is not indicated on submitted plans. Therefore, additional fire protection
features shall be required for an alternate equivalent means of protection. This shall include, but
is not limited to, additional fire protection features, such as additional standpipes and fire
department connections, subject to Fire Marshal review and approval. These items shall be
reviewed during the building permit plan check process.
Planning Commission Resolution No. 2018-03 Page 27
98. The Fire Flow Analysis dated September 2015 shall be updated to address the following
requirements: (a) two points of connection to the existing public mains will be required for a
project of this size; (b) additional on-site fire hydrants will be required (maximum 300 feet on
center); (c) flow test shall be no more than 5 years old; and (d) the updated analysis shall
address major changes to existing public water mains serving this project that are scheduled to
be constructed in the next two years.
99. The elevators) must meet all requirements of the Fire and Building Code and be sized to fit
gurneys and firefighters/equipment. Elevator location(s) will need to be coordinated with the Fire
Marshal.
100. Per Section 510, the buildings (including the parking areas) may be subject to Emergency
Responder Radio Coverage requirements.
101. Pursuant to Section 905.3.1 (Building Height) of the Petaluma Municipal Code, Class I standpipes
shall be installed in buildings three stories or more in height and/or if, in the opinion of the Fire
Code Official, a hazard or condition exists in which the installation of the standpipes would
improve firefighting operations. Standpipes shall have approved outlets and be located on
each floor level including the roof when roof access is provided. As noted at Condition No. 95,
additional standpipes may be required.
102. Installation of an automatic fire sprinkler system is required. Installation the fire sprinkler system
requires approved plans and permit from the Fire Prevention Bureau prior to work commencing.
The owner/contractor shall submit a permit application with three (3) sets of plans, cut sheets,
and calculations. This system must comply with NFPA 13.
103. Installation of the fire service underground is required. Installation of the fire service underground
requires separate approved plans and permit from the Fire Prevention Bureau prior to work
commencing. The owner/contractor shall submit a permit application with three (3) sets of plans,
cut sheets, and calculations. This system must comply with NFPA 13 and NFPA 24.
104. The fire sprinkler system shall be monitored by a central station fire alarm system. Installation of
the fire alarm system must be conducted with approved plans and permit obtained from the
Fire Prevention Bureau, prior to work commencing. The fire alarm submittal shall include a permit
application with three (3) sets of plans, cut sheets, and calculations for review. This system must
comply with NFPA 72.
105. Provide one (1) fire extinguisher with a minimum 2A1 OBC -rating for each 3000 square feet. There
shall be no more than 75 -feet travel distance from any location to a fire extinguisher. The
location is to be determined by the fire inspector at time of inspection. Fire extinguishers shall be
visible and easily accessible, located in egress pathways, and mounted no higher than 5 feet
from top of extinguisher to finished floor.
106. California Building Code § 1030 requires all sleeping rooms to have emergency egress openings
from the sleeping room to a yard or court which opens to the public way. Unit Type A9 and Unit
Type A2 do not appear to meet this requirement. Plans submitted for purposes of construction
shall demonstrate compliance with California Building Code § 1030.
Planning Commission Resolution No. 2018-03 Page 28