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HomeMy WebLinkAboutPlanning Commission Resolution 2018-20 06/26/2018RESOLUTION 2018-20 CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE NEW MCDONALDS PROJECT AND DRIVE-THRU LOCATED AT 103 NORTH MCDOWELL BOULEVARD APNS: 007-340-007 & 008 FILE NO. PLMA-17-0030 WHEREAS, James Shively of Stantec Architecture Inc., submitted on behalf of property owner McViking II, LLC, an application for Site Plan and Architectural Review for the includes demolition of the existing McDonald's building and re -construction of a new McDonald's restaurant building containing 4,456 square feet of area with a drive-thru, 24 off-street vehicular parking spaces, outdoor seating area, as well as site improvements including landscaping within the Commercial 2 (C2) zone, located on a 0.68 - acre site at 103 N McDowell Boulevard (APNs 007-340-007 & 008) (the "Project"); and WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and Architectural Review for the Project on April 10, 2018, at which time all interested parties had the opportunity to be heard. The Planning Commission voted 5-0-0 to continue the public hearing until the Planning Commission meeting of May 22, 2018, to allow the applicant additional time to address Planning Commission comments on the Project; and WHEREAS, the Planning Commission voted 5-0-0 at its meeting of May 22, 2018, to continue the public hearing until the Planning Commission meeting of June 26, 2018, to allow the applicant additional time to address Planning Commission comments on the Project; and WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and Architectural Review for the Project on June 26, 2018, at which time all interested parties had the opportunity to be heard; WHEREAS, public notice of the Planning Commission hearing was published in the Petaluma Argus - Courier and mailed to residents and occupants within 300 feet of the Project site in compliance with state and local law; and WHEREAS, at said hearing, the Planning Commission considered the staff reports, dated April 10, 2018, and June 26, 2018, and all public testimony provided prior to and at the public hearing; and NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION AS FOLLOWS: 1. The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the Planning Commission makes the following findings: California Environmental Quality Act a. The proposed project is categorically exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines § 15302 (Replacement or Reconstruction) which applies to, among others, the replacement of a commercial structure with a new structure of substantially the same size, purpose, and capacity. The project is also categorically exempt from CEQA under CEQA Guidelines § 15303 (New Construction or Conversion of Small Structures) which applies to, among others, the construction of commercial buildings not exceeding 10,000 square feet in floor area in urbanized areas on sites zoned for such use if not involving the use of significant amounts Planning Commission Resolution No. 2018-20 Page 1 of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive the interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. The project also does not trigger any of the exceptions to the exemption outlined in CEQA Guidelines § 15300.2 since it: (a) does not concern an environmental resource of hazardous or critical concern that has been designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies; (b) has no identifiable cumulative effects; (c) there are no unusual circumstances leading to a significant effect; (d) there are no hazardous materials on- site; (e) it is not visible from a State scenic highway; and (f) does not include a historic resource. General Plan b. The Project is consistent with the General Plan 2025 Community Commercial (CC) land use designation in that the CC designation accommodates shopping centers and commercial districts, including regionally -oriented centers. c. The Project is, for the reasons discussed in the June 26, 2018 Planning Commission staff report, consistent with the following General Plan policies: Policy 1-P-14 (Landscaping Buffers), Policy 2-P- 80 (Washington Core Intensification/Design), Goal 4-G-3 (Improve Air Quality), Policy 4-P-12 (Drive- Thru). Implementing Zoning Ordinance d. The Project is consistent with all development standards of the Commercial 2 (C2) zoning district, including but not limited to, those pertaining to uses, setbacks, building height, floor area ratio, and parking. e. The project is consistent with Implementing Zoning Ordinance §24.010 -Site Plan and Architectural Review, in that all required findings found in §24.010(G) can be made as follows: Although each of the four building facades differ in design, the use of quality materials in appropriate proportions, as well as common design themes/materials on the differing facades will provide harmony of the overall design. The window assembly areas on the north and west elevations feature metal storefront components painted dark bronze. On the north elevation and a portion of the west elevation, Exterior Insulating Finish System painted dark gray is located on upper portion of the facades. A corrugated metal panel system is utilized for most of the upper portions of the facades of the building on the east, west, and south elevations, as well as in the area between the drive-thru windows. A modular brick fascia system is utilized on the lower portions of the building's facades. Aluminum and metal composite panels painted charcoal gray surround the drive-thru window areas on the east elevation. Vertical aluminum batten is installed on all corners of the building over fiber cement panels painted dark gray, while narrow capping element on each of the building's elevations will be metal fascia to help unify the design. The project site is located on a site that is surrounded by a commercial retail center with regular, box -like, retail -style structures with varying architectural styles tailored to the commercial tenants. The proposed architectural style would feature a contemporary design that will be appropriate given the mixed aesthetic of commercial structures in the project area. The project has been designed so that the building corresponds to the surrounding commercial character of the neighborhood, as well as the architecture of the area. iii. Buildings in the surrounding vicinity are large commercial retail buildings that have been sited adjacent to and in the center of large surface parking with landscaped areas. The proposed building has been located in the center of the project site with the surface parking area adjacent to other adjacent surface parking areas with parking lot landscaping and a Planning Commission Resolution No. 2018-20 Page 2 landscaping buffer. Accordingly, the siting of the structure on the property has been designed to respond to the siting of other structures in the neighborhood and with the project environs. iv. As the project currently excludes signage, this finding is not applicable. However, five areas on the building appear to be reserved for wall signs. A maximum of two wall signs may be proposed on each of the four building facades. Based on 97.3 of building frontage, the maximum amount of total sign area for the project is 97.3 square feet. As proposed on the plans, the total sign area appears to be approximately 107 square feet. The total sign area of the proposed signs would need to decrease by a total of 10 square feet. The decreased signage area could potentially affect the aesthetic of the building as presented. Any future sign permit proposing signage for the business will need to comply with the sign standards of the Implementing Zoning Ordinance. v. The project is located in a commercial area that features single -story commercial buildings of a regular shape. The proposed structure is a single -story, rectangular -shaped commercial structure that features the same or less bulk and height as other structures in the area. Additionally, the proposed natural colors of the structure are consistent with the natural colors of the surrounding development. For all these reasons, the project's bulk, height, and color is compatible with the immediate neighborhood. vi. The proposed landscape plans include a wide variety of low- to moderate -water usage plant species with a total landscaped area of 7,100 square feet. Five existing trees will remain, while seven trees are proposed for removal. The five existing trees to be retained include Magnolias with diameters of four to 10 inches at breast height located respectively in east and south landscape buffer areas. The seven existing trees proposed for removal include six Chinese Pistache trees measuring six to 10 inches in diameter and one Magnolia measuring 10 inches in diameter. The trees proposed for removal are located in the proposed parking and vehicular circulation areas of the site. A total of 11 additional new trees include six Chinese Pistache, three Magnolia, and two Crape Myrtle. The Magnolia trees are placed in the landscaping area adjacent North McDowell Boulevard. The Chinese Pistache trees are placed in the parking areas, and the Crape Myrtle trees are placed in the landscape area between the drive-thru lanes and the southern portion of the building. Six different shrubs and perennials will be located throughout the project site's landscaped area. The existing electrical transformer located adjacent to the North McDowell Boulevard frontage is screened with densely planted Bottlebrush plants. Three species of new groundcover will be utilized, while 587 square feet of existing ground cover located on the north side of the project site will be repaired. A climbing rose vine will be located on the trash enclosure to enhance its design. A 42 -inch -tall landscaping screen will be located in the landscape buffer area of the McDowell Boulevard frontage to soften the appearance of the site from the public right-of-way. All landscaping will be irrigated with a low water use drip irrigation system, and the project's landscaping will be designed to meet the requirements of the City's Water Conservation Regulations. For all these reasons, the project includes landscaping to approved city standards and preserves existing trees wherever possible. 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. The proposed vehicular parking spaces will meet the minimum requirements of the IZO, while the bicycle parking spaces will meet the standards of the IZO. The site will continue to have adequate access via two shared driveways with the adjacent shopping. Furthermore, the Fire Department has indicated that it will have adequate emergency access to the site. For these reasons, the project provides a safe circulation environment which conforms to city standards. Planning Commission Resolution No. 2018-20 Page 3 3. Based on its review of the entire record herein, including the April 10, 2018 and June 26, 2018 Planning Commission staff reports, all supporting, referenced, and incorporated documents, and all comments received, the Planning Commission hereby approves Site Plan and Architectural Review for the Project, subject to the conditions of approval attached hereto as Exhibit 1. ADOPTED this 261h day of June, 2018, by the following vote: Commission Member Aye No Absent Abstain Councilmember Healy X Chair Benedetti- Petnic X Alonso X Bauer X Gomez X Marzo X Vice Chair Wolpert X Jher AT EST: Hines, Co fission Secretary -� ez Gina Benedetti - Petnic, Chair .I] Eric Danly, City A AS TO FORM: rney Planning Commission Resolution No. 2018-20 Page 4 Exhibit 1 SPAR CONDITIONS OF APPROVAL New McDonalds Project and Drive-Thru Located at 103 N McDowell Boulevard APNs: 007-340-007 & 008 File No. PLMA-17-0030 Planning Division 1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial conformance with plans on file with the Planning Division and date stamped January 23, 2018, and June 13, 2018 except as modified by these conditions of approval. 2. At Building Permit issuance, the applicant shall provide the City with an electronic copy of final/approved plans in PDF format on either a CD or USB drive. 3. This approval 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 Site Plan and Architectural Review in accordance with IZO §24.010. 4. Prior to building permit issuance, all applicable development impact fees, including the public art in - lieu fee if applicable, shall be paid. 5. At all times the site shall be kept cleared of garbage and debris. No outdoor storage shall be permitted. 6. Prior to the issuance of any construction permits, these conditions of approval shall be included with the plan set. A copy of the approved plans shall be maintained on-site when construction activities are occurring. 7. Both construction and post -construction business operations shall comply with all performance standards of Implementing Zoning Ordinance Chapter 21. 8. All lighting shall be glare -free, hooded, and downcast in order to prevent glare into bicyclists' and pedestrians' eyes and/or light pollution onto adjacent properties. 9. Bicycle racks shall comply with size dimensions and location/installation requirements outlined in the Bicycle and Pedestrian Master Plan. Applicant shall ensure adequate access to each bicycle rack from all sides and avoid placing racks too close to any wall or structure. 10. All plantings shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to insure continued regular watering of landscape areas, and health and vitality of landscape materials. 11. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the project without first providing appropriate signs warning of the use of chemicals. The project shall utilize Best Management Practices (BMPs) regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of bicyclists and pedestrians. 12. 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. Planning Commission Resolution No. 2018-20 Page 5 13. All standpipes, check valves, and other utilities shall be placed underground or fully screened from view by decorative screening structures or landscaping to be reviewed and approved by the Planning Manager. 14. No signage is approved by this permit. Separate sign permits in compliance with Chapter 20 of the Implementing Zoning Ordinance shall be obtained prior to the installation of signage. 15. 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. 16. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers, and employees from any claim, action, or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals of the project, when such claim or action is brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicants/developers of any such claim, action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding and if the City chooses to do so appellant shall reimburse City for attorneys' fees by the City. Public Works & Utilities Department 17. The existing bus shelter and signage/pole along the North McDowell frontage shall be relocated to behind the existing sidewalk. The exact location of the relocated shelter shall be approved by the Transit Manager, on the building permit plans. A 5 -foot deep by 12 -foot wide concrete sidewalk, per City standards shall be installed behind the existing sidewalk. An accessible path of travel, shall be installed from the shelter to the relocated McDonald's, as shown on the site plan. The applicant shall prepare a grant deed, legal description and plat for a public access easement, to accommodate the bus shelter area located on private property 18. The applicant shall submit an application for a lot line adjustment. The proposed adjustment shall be approved and recorded prior to issuance of a building permit. 19. Modify existing access, drainage and utility easements, and maintenance agreements, as necessary, between property owners to allow continued shared use and maintenance between the shopping center and the modified project. 20. The existing domestic water service and meter may be reused if it is a minimum of 2 -inches. A separate irrigation service and meter shall be installed. All utility work shall be installed in accordance with City standards. 21. The proposed sewer later shall be 6 -inches in diameter and shall meet the City's sewer design guidelines and specification requirements. 22. A grease interceptor(s) will be required. At building permit submittal, submit construction documents that include an enlarged plan of the proposed kitchen area/diagram, as well as a plumbing plan, to determine the necessity and size of a potential grease interceptor(s), subject to approval by the City's Environmental Services Division. 23. Submit the necessary information with the building permit application for the purposes of calculating an additional waste water capacity fee. 24. The proposed trash enclosure shall be covered and drain to the sanitary sewer system in accordance with the City's Phase II Storm Water Regulations. 25. All landscaping and irrigation shall be designed and installed in accordance with the City's landscape Planning Commission Resolution No. 2018-20 Page 6 and irrigation efficiency standards (Chapter 15.17 of the City of Petaluma Municipal Code) and shall comply with all current State emergency regulations. 26. Complete and Submit the City form entitled "Construction Erosion and Sediment Control Plan Applicant Package" with the building permit submittal. 27. An encroachment permit is required for the proposed utility connections and sidewalk work, and all other work within the public right of way. Submit a copy of the approved, signed civil engineering plans submitted for building permit, with the encroachment permit application. Fire Department 28. The new building shall be protected with an automatic fire sprinkler system designed and installed per NFPA 13, including a Fire Department Connection (FDC) within 100 feet of a fire hydrant, in a location approved by Fire Department. 29. A separate and additional permit from the Fire Department is required to install the Underground Fire Main (UGFM) between the public water main and the Bottom of Sprinkler Riser at the new building. FDC location shall be indicated on UGFM plans. Project may require installation of a new fire hydrant on N. McDowell Blvd adjacent to Double Detector Check Assembly shown on Utility Plans. Or a remote FDC may be installed at southwest corner of site, across drive aisle from existing fire hydrant. Building Division 30. The Demolition Permit and plans must include a waste management plan. Planning Commission Resolution No. 2018-20 Page 7