HomeMy WebLinkAboutPlanning Commission Resolution 2018-02 01/09/2018RESOLUTION 2018-02
CITY OF PETALUMA PLANNING COMMISSION
ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND
REPORTING PROGRAM 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 off-site
construction of Water Street North 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 wishing to be
heard; and
Planning Commission Resolution No. 2018-02 Page 1
WHEREAS, the Project is subject to the Petaluma General Plan 2025, adopted by the City on May
19,2008; and
WHEREAS, in evaluating the potential environmental effects of the Project within the Initial Study,
including but not limited to effects on hazards and hazardous materials, noise, and
circulation/transportation, the City relied on the program Environmental Impact Report (EIR) for the City
of Petaluma General Plan 2025, certified on April 7, 2008 (General Plan EIR) by the adoption of
Resolution No. 2008-058 N.C.S., which is incorporated herein by reference; and
WHEREAS, the General Plan EIR identified potentially significant environmental impacts and
related mitigation measures and the City also adopted a Statement of Overriding Considerations for
significant impacts that could not be avoided; and
WHEREAS, the City prepared an Initial Study for the Project consistent with California
Environmental Quality Act (CEQA) Guidelines § 15162 and § 15163 and determined that a Mitigated
Negative Declaration (MND) was required to analyze the potential for new or additional significant
environmental impacts of the Project beyond those identified in the General Plan EIR; and,
WHEREAS, on or before August 10, 2017, the City's Notice of Intent to Adopt a MND based on the
Initial Study, providing for a 30 -day public comment period commencing August 10, 2017 and ending
September 12, 2017, and a Notice of Public Hearing to be held on September 12, 2017 before the City
of Petaluma Planning Commission, was published and mailed to all residents and property owners within
500 feet of the Project as well as persons having requested special notice of said proceedings; and
WHEREAS, 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, the Planning Commission held a duly noticed public hearing on January 23, 2018, at
which time all interested parties had the opportunity to be heard; and
WHEREAS, the Planning Commission considered the Project, the MND, the supporting Initial Study,
the staff report dated January 23, 2018 analyzing the Project and the MND, and received and
considered all written and oral public comments on environmental effects of the Project which were
submitted up to and at the time of the public hearings; and
WHEREAS, the Initial Study applies the Bay Area Air Quality Management District's (BAAQMD)
CEQA Air Quality Guidelines, May 2017, including the BAAQMD thresholds of significance adopted in
June 2010. As lead agency under CEQA, the City of Petaluma has the discretion to rely upon the
BAAQMD CEQA Guidelines and thresholds of significance since they include the best available
scientific data and most conservative thresholds available for comparison of the Project's emissions.
Comparison of the Project's emissions against these thresholds provides a conservative assessment as
the basis for a determination of significance; and
WHEREAS, pursuant to further analysis in the Initial Study, including evaluation using the BAAQMD
CEQA Guidelines and thresholds of significance, the Project does not make a considerable contribution
to a significant cumulative air quality or greenhouse gas emissions impact found to be significant and
unavoidable in the General Plan 2025 EIR, because the Project's emissions are below significance
thresholds identified; and
WHEREAS, the MND reflects the City's independent judgement and analysis of the potential for
environmental impacts from the Project; and
Planning Commission Resolution No. 2018-02 Page 2
WHEREAS, the MND, Initial Study, and related project and environmental documents, including
the General Plan 2025 EIR and all documents incorporated herein by reference, are available for review
in the City Community Development Department at Petaluma City Hall, during normal business hours.
The custodian of the documents and other materials which constitute the record of proceedings for the
Project is the City of Petaluma Community Development Department, 1 1 English Street, Petaluma, CA
94952, Attention: Kevin Colin; and
WHEREAS, while the Initial Study for the Project identified potentially significant impacts, all
significant impacts are mitigated to a less than significant level and therefore the Project would not
result in any significant impacts to the environment.
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PETALUMA AS
FOLLOWS:
1. The foregoing recitals are true and correct and incorporated herein by reference.
2. Based on its review of the entire record herein, the Planning Commission finds:
a. Based on its review of the entire record herein, including the MND, the Initial Study, all
supporting, referenced, and incorporated documents, and all comments received, the Planning
Commission finds that there is no substantial evidence that the Project, as mitigated, will have a
significant effect on the environment, and hereby adopts the MND for the Project, including the
Mitigation Monitoring and Reporting Program attached hereto as Exhibit 1.
Planning Commission Resolution No. 2018-02 Page 3
ADOPTED this 91h 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 Wolpert
X
r, ATTEST:"
" Z_
other Hines, C remission Secretary
y
ina Benedetti - Petnic, Chair
APPROVED AS TO FORM:
Lisa Tennenba m, Assistant City Attorney
Planning Commission Resolution No. 2018-02 Page 4
Exhibit 1
City of Petaluma, California
A
Community Development Department
r85 Planning Division
11 English Street, Petaluma, CA 94952
Project Name: North River Apartments Project
File Number: File No. PLSR-15-0015
Address/Location: 368 and 402 Petaluma Boulevard North, Petaluma, CA
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')
MITIGATION MONITORING AND REPORTING PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance with Section
21081.6 of the California Environmental Quality Act (CEQA) and Section 15097 of the CEQA Guidelines. This
docurnent has been developed to ensure implementation of mitigation measures and proper and adequate
monitoring/reporting of such implementation. CEQA requires that this MMRP be adopted in conjunction with
project approval, which relies upon a Mitigated Negative Declaration.
The purpose of this MMRP is to: (1) document implementation of required mitigation; (2) identify
monitoring/reporting responsibility, be it the lead agency (City of Petaluma), other agency (responsible or
trustee agency), or a private entity (applicant, contractor, or project manager); (3) establish the frequency and
duration of monitoring/reporting; (4) provide a record of the monitoring/reporting; and (5) ensure compliance.
The following table lists each of the mitigation measures adopted by the City in conjunction with project
approval, the implementation action, timeframe to which the measure applies, the monitoring/reporting
responsibility, reporting requirements, and the status of compliance with the mitigation measure.
Implementation
The responsibilities of implementation include review and approval by City staff including the engineering,
planning, and building divisions. Responsibilities include the following:
1. The applicant shall obtain all required surveys and studies and provide a copy to the City prior to issuance
of grading permits or approvals of improvements plans.
2. The applicant shall incorporate all applicable code provisions and required mitigation measures and
conditions into the design and improvements plans and specifications for the project.
Planning Commission Resolution No. 2018-02 Page 5
3. The applicant shall notify all employees, contractors, subcontractor, and agents involved in the project
implementation of mitigation measures and conditions applicable to the project and shall ensure
compliance with such measures and conditions.
4. The applicant shall provide for the cost of monitoring of any condition or mitigation measure that involves
on-going operations on the site or long-range improvements.
5. The applicant shall designate a project manager with authority to implement all mitigation measures and
conditions of approval and provide name, address, and phone numbers to the City prior to issuance of any
grading permits and signed by the contractor responsible for construction.
6. Mitigation measures required during construction shall be listed as conditions on the building or grading
permits and signed by the contractor responsible for construction.
7. All mitigation measures shall be incorporated as conditions of project approval.
8. The applicant shall arrange a pre -construction conference with the construction contractor, City staff, and
responsible agencies to review the mitigation measures and conditions of approval prior to the issuance
of grading and building permits.
Monitoring and Reporting
The responsibilities of monitoring and reporting include the engineering, planning, and building divisions, as
well as the fire department. Responsibilities include the following:
1. The Building, Planning, and Engineering Divisions and Fire Department shall review the improvement and
construction plans for conformance with the approved project description and all applicable codes,
conditions, mitigation measures, and permit requirements prior to approval of a site design review,
improvement plans, grading plans, or building permits.
2. The Planning Division shall ensure that the applicant has obtained applicable required permits from all
responsible agencies and that the plans and specifications conform to the permit requirements prior to
the issuance of grading or building permits or as otherwise specified herein.
3. Prior to acceptance of improvements or issuance of a Certificate of Occupancy, all improvements shall be
subject to inspection by City staff for compliance with the project description, permit conditions, and
approved development or improvement plans.
4. City inspectors shall ensure that construction activities occur in a manner that is consistent with the
approved plans and conditions of approval.
MMRP Checklist
The following table lists each of the mitigation measures adopted by the City in connection with project
approval, the timeframe to which the measure applies, the person/agency/permit responsible for implementing
the measure, and the status of compliance with the mitigation measure.
Planning Commission Resolution No. 2018-02 Page 6
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