HomeMy WebLinkAboutResolution 98-247 N.C.S. 11/16/1998
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3 Resolution No. ss-Z47 N.C.S.
4 of the City of Petaluma, California
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8 AMENDING THE PETALUMA MARINA AND OFFICE
9 COMPLEX PLANNED COMMUNITY DISTRICT (PCD) DEVELOPMENT PROGRAM
Io TO ALLOW AN ADDITIONAL 30 HOTEL ROOMS FOR A TOTAL
I I OF 184 ROOMS AT THE PROPOSED SHERATON HOTEL
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13 WHEREAS, the Planning Commission held a public hearing on the proposed amendment on
t4 October 13, 1998, after giving notice of said hearing, in the manner, for the period, and in the
Is form required by Ordinance No. 1072 N.C,S., as amended; and
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17 WHEREAS, at the end of the public hearing the Planning Commission voted 5-0 to recommend
I8 that the City Council find that no further environmental review is required and to recommend
19 approval of the project; and
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21 WI3EREAS, the City Council held a public hearing on the proposed amendment ou November
22 16, 1998, after giving notice of said hearing, in the manner, for the period, and in the form
23 required by Ordinance No. 1072 N.C.S., as amended; and
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25 WHEREAS, the City Council finds that the requirements of the California Environmental
26 Quality Act (CEQA) have been satisfied through the preparation of an Initial Study, and pursuant
27 to Section 15162 of the CEQA Guidelines, no subsequent EIR or negative declaration need be
28 prepared, based on the following findings:
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30 1. That the Petaluma Marina, Office, and Hotel Project Environmental Impact Report
3t (Resolution 86-294), and the Mitigated Negative Declaration adopted by Resolution 91-
32 365, adequately evaluated the environmental impacts of the overall Marina and hotel
33 project and mitigation measures were adopted to reduce potentially significant impacts to
34 less than significant.
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36 2. That, in accordance with the provisions of the Califoniia Environmental Quality Act
37 (CEQA Guidelines), an Initial Study was prepared to evaluate the proposed change in the
38 previously approved project to add 30 hotel rooms.
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40 3. That based on the Initial Study, the change in the project is not a substantial change
4t which would result in new significant environmental impacts or increase the severity of
42 previously identified impacts, and therefore, a subsequent EIR or Mitigated Negative
43 Declaration need not be prepared; and
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45 WHEREAS, the City Council has reviewed the PCD amendment to allow a 135,500 sq. ft, 184
46 room hotel, and in accordance with the recommendation of the Planning Commission, finds that:
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48 1. The proposed project, as conditioned, is in general conformity with the General Plan, and
49 the additional 30 hotel rooms will not adversely impact the previously approved parking
So and circulation plan.
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4 2. That the additional 30 hotel rooms would not be detrimental to the public health, safety,
5 or welfare.
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7 3. That the proposed project to allow 30 additional rooms is consistent with the intent of the
8 PCD standards to provide a quality hotel within the Petaluma Marina Office Park.
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n NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Petaluma does
12 hereby amend the Petaluma Marina and Office Complex Planned Community District (PCD)
13 Development Program to allow an additional 30 hotel rooms for a total of 184 rooms at the
14 proposed Sheraton Hotel, subject to the following Conditions of Approval:
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16 From the Planning Department
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18 Approval is granted to allow the construction of an approximately 135,500 sq. ft., 184
19 room hotel at the Petaluma Marina and Office Park.. The design of the hotel shall be
20 substantially as shown on the plans approved by the Site Plan and Architectural Review
21 Committee on July 23, 1998, and plans submitted to the Planning Department on August
2z 6, 1998, except as modified by these conditions:
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24 2. The plans submitted for building permits shall be fully dimensioned and shall show a
25 reduction in the height of the cupola to 91 ft.
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27 3. Prior to issuance for a building permit, the applicant shall apply for, be granted, and
28 record a lot line adjListment to accommodate the location of the Porte Cochere (a covered
29 driveway at the entrance to the hotel).
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3 t 4. Plans submitted for a building permits shall show the revised lot lines between lots 3 and
32 4 and at the front of the building (Porte Cochere).
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34 Prior to the issuance of a building permit, the applicant shall submit a final landscape
35 plan for the hotel portion of the parking lot to the Site Plan and Architectural Review
36 Committee (SPARC) for review and approval. Landscape plans shall indicate the use of
37 more native plantings along the edge of the marsh. No herbicides or nitrogen fertilizers
38 shall be used on the hotel. site, including the hotel parking lot. Landscape plans shall also
39 indicate the use of and provide details for parking. lot filters to prevent nmoff of site
40 contaminants to the marsh and river.
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42 6. Prior to the issuance. of building permits, the applicant shall provide to the Planning
43 Department a copy of a recorded parking agreement between the hotel owners and the
44 Marina Office Park Associates (MOPA) verifying that the hotel will mitigate the impact
45 of any daytime event at the hotel which might potentially impact office parking.
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47 7. In accordance with the provisions of the Petaluma Municipal Code, the applicant shall
a8 pay applicable City Special Development Fees at time of building permit application,
49 including, but not limited to, the following: sewer connection, water connection,
50 community facilities development, storm drainage impact, school facilities. and traffic
si mitigation fees. The following lees are estimates and are based upon the entire hotel
52 project:
Reso. 98-247 NCS Page 2 of 7
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a. Sewer Connection: $ 28.244:00
b. Water Connection: $ 24,717.00 (based on 3" meter, Zone 1)
c. Community Facilities: $ 24,198:00 (based on 2.06 acres)
d. Stomr Drain: $ 6,840.00 (based upon a total project site of 2.06
acres, which includes a parking lot of approximately
1.85 acres).
e. School Facilities Fee: To be determined by the applicable school district.
Please contact the school district at 778-4621 for
information regarding this fee.
f Traffic Mitigation Fee: The Traffic Mitigation Fee shall be revised based
upon previous payments to the City for traffic
mitigation for the Marina project, including the hotel.
The final fee shall credit payments already made for a
152 room hotel; additional fees shall be calculated
based on the agreed upon formula between the City
and MOPA for the additional 32 hotel rooms, as
documented in a letter to the City from MOPA, dated
March 1, ]990.
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5 8. Public access to the Marina Shall be clearly identifiable through the use of signage,
6 changes/openings in landscaping, etc., subject to Planning staff review and approval.
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8 9. Scale and design of the cupola shall be subject to Planning staff review and approval.
9 Size of the cupola shall be reduced to an appropriate scale with the building.
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t I 10. Signage, flag pole and flags, and lighting shall be subject to the Petaluma Marina Master
12 Sign Program and the Zoning Ordinance, as applicable, and shall be subject to Planning
13 staff review and approval. Only the American and California flags shall be allowed,
14 however, no flag shall be~allowed on the cupola.
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16 1 1. The exterior walls of the hotel shall be cleaned at least every 5-7 years.
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t8 Standard SPARC Conditions:
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20 1. All trees shall be a minimum 15 gallon size (i.e., trunk diameter of at least '/a inch
21 measured one foot above the ground) unless otherwise specified (e.g., 24-inch box or
22 specimen size) and double staked. All shrubs shall. be five gallon size. All landscaped
23 areas not improved with lawn shall be protected with athree-inch deep bark mulch as a
24 temporary measure until the ground cover is established. The training/nursery stake for
25 all plant materials shall be removed at the time of planting.
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27 2, All plant materials shall be served by a City approved automatic underground irrigation
28 system. Al] planting shall be maintained in good growing condition. Such maintenance
29 shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash,
3o fertilizing, and regular watering. Whenever necessary, planting shall be replaced with
3t other plant materials to ensure continued compliance with applicable landscaping
32 requirements. Required irrigation systems shall be fidly maintained in sound operating
33 condition with heads periodically cleaned and replaced when missing to ensure continued.
3a regular watering of landscape areas and health and vitality of landscape materials.
Reso. 98-247 NCS Page 3 of 7
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4 3. T inear root barrier systems shall be utilized for trees near streets or walkways as needed,
5 subject to staff review and approval.
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7 4. A separate water meter shall be provided for landscape irrigation systems or as required
8 by staff.
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l0 5. All outdoor mechanical equipment, satellite dishes, fire main, and all roofrop equipment
I I shall be fully visually screened upon installation, subject to the approval of the Planning
12 Department. Screening devices shall be shown on construction and/or landscape plans.
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14 6. Driveway and parking surface areas shall be improved with aCity-approved surface oP
15 asphaltic-concrete or concrete pavement. All parking surface areas shall be bordered
16 with concrete curbing which is designed to meet at least the minimum specifications of
t7 the City Parking Design Standards.
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19 7. Construction activities shall comply with applicable Zoning Ordinance and Municipal
20 Code Performance Standards (noise, dust, odor, etc.)
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22 8. All exterior light fixtures shall be shown on plans subject to staff review -and approval.
23 All lights attached to buildings shall provide a soft "wash" of light against the wall All
24 lights shall conform to City Performance Standards (e.g., no direct glare, no poles in
25 excess of 20 ft. height, etc.) and shall compliment building architecture.
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27 9. The applicant/developer shall defend, indemnify, and hold harmless the City or any of its
2s boards, commissions, agents, officers, and employees from any claim, action, or
29 proceeding against the City, its boards, commissions, agents, officers, or employees to
3o attack, set aside, void, or annul the approval of the project when such claim or action is
3 t brought within the time period provided for in applicable State and/or local statutes. The
32 City shall promptly notify the applicant/developer of any such claim, action, or
33 proceeding. The City shall coordinate in the defense. Nothing contained in this
34 condition shall prohibit the City from participating in a defense of any claim, action, or
35 proceeding if the City bears its own attorney's fees and costs, and the City defends the
36 action in good faith.
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3s From the Fire Marshal:
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40 1. Provide a Class I standpipe system in accordance with Chapter 9 of the Uniform Building
41 Code.
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43 2. Stair enclosures are to be 2 hour fire rated in accordance with Chapter 10 of the. UBC.
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45 3. Provide one fire extinguisher, a 2AlOBC type, for each 3,000 square feet of floor space,
46 and/or a maximum travel distance of 75 feet.
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48 4. Provide one 40BC rated dry chemical type extinguisher in kitchen area.
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50 5. Every guest room available in a hotel, motel or lodging house shall have clearly visible
51 emergency procedures information printed on a floor plan representative of The floor
52 level. Reso. 98-247 NCS Page 4 of 7
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4 6. Buildings four or more stories in height shall have a storeroom on every third floor for
5 the storage of emergency equipment to be accessible for exclusive use by the Fire
6 Department. Building owner shall provide and maintain at owner's expense, within the
7 storeroom, the type and amount of emergency equipment as required and specified by the
8 Fire Chief.
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t0 7. The storeroom shall not be used for other purposes and shall be located as required by the
t 1 Fire Chief, consideration to be given to location of enclosed stairwells.
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13 8. Provide to the Fire Marshal's office, a minimum of two (2) sets of fire sprinkler plans and
14 calculations for approval and issuance of permit prior to installation of system.
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16 9. Provide an approved automatic fire extinguishing system to protect all cooking
17 equipment.
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t9 10. Permit required from the Fire Marshal's office for fixed fire extinguishing systems; two
20 sets of plahs are required to be submitted for review and approval.
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22 1 1. Provide an exit sign over all required exit doors.
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24 l2. Emergency exit lighting shall be provided at or near all exits and as designated by the
25 Fire Marshal's office.
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27 13. All emergency lighting and exit sign lights shall have two separate sources of power as
28 .required in the Building Code.
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30 14. All required fire lanes in which no parking is allowed, shall be designated by painting
31 curbs red. Where no curbs exist, signs approved by the Fire Marshal shall be installed.
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33 1 Provide an approved fire alarm system.
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35 16. Contractor shall provide the Fire Marshal's office with two (2) sets of plans for the
36 underground fire service main for permit approval, prior to commencement of,work.
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38 From the Building Division:
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4o I. Grading must be certified when completed to indicate compliance with approved plans
41 and Will be required for occupancy.
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43 2. Certify finished floor elevation before occupancy..
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45 3. Soils with expansion index greater than 20 requires special design foundation per
46 Uniform Building Code 1803.2.
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48 4. Mixed occupancy separation as described in Chapter 3 of the 1994 UC must be followed.
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50 5. All roofing shall be "B" rated or better per Ordinance No. 1744/1988.
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52 6. Show site drainage and grading topography.
Reso. 98-247 NCS Page 5 of 7
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4 7. Indicate all utilities on site plans.
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6 8. Responsible party to sign plans.
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8 9. Submit soils report to verify foundation design.
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to ] 0. Indicate group occupancy, type of construction, square footage.
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I2 11. Plans must show compliance to 1994 UBC, UPC, UMC and 1993 NEC. Plans must also
13 show compliance to current Title 24 )Jnergy Conservation and/or Disabled Access
14 requirements.
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t6 12. Provide structural calculations for all uai-conventional design items.
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18 From the Engineering Department: (The following is required prior to issuance of a building
19 permit.)
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21 1. A detailed grading plan for improvements on site including sfreet improvements, utilities,
22 earthwork, drainage, and all transitions at property lines shall be provided.
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24 2. All existing and proposed easements associated with Che subject parcel are to be included
25 on the plans.
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27 3. Drainage into existing waterways shall be approved by the City of Petaluma.
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29 4. Afully-dimensioned site plan shall be provided as a portion of improvement plans
3o including distances from property lines to buildings and parking.
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32 5. Accurate metes and bounds of all existing and proposed lots, radii of all curves and
33 central angles shall be provided. This shall include post .lot line adjustment parcel
3,4 conf gurations.
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36 6. Locations, direction of flow and names, if available, of both natural and artificial water
37 courses and ponding area, or areas of periodic inundation on the subject parcel and on
38 adjacent properties which might affect the design of the applicant's proposal shall be
39 shown on the grading plan including provisions for proposed drainage and flood control
40 measures.
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42 7. All existing overhead utility lines and poles on-site and on peripheral streets shall be
43 identified on the plans. All existing overhead utilities shall be placed underground.
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45 8. The location and size of existing sewer, fire hydrants and fire protection systems, sanitary
46 sewers, water mains and storm drains must be shown on the plans.
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48 9. The location and size of proposed fire hydrants and fire protection systems, sanitary
49 sewers, water mains and storm drains. Slopes and elevations of proposed sewers and
5o storm drains shall be indicated.
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52 Reso. 98-247 NCS Page 6 of 7
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4 10. A conceptual plan for erosion control must be developed as part of the submittal for
5 review.
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7 11. Required easements for this development must be illustrated in an Exhibit A or in the
8 form of graut deeds for review.
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l0 12. The paved connection shown for vehicular access at the northern corner of the subject
I 1 property shall be detailed. Final design as secondary access of emergency vehicle access
t2 shall be per City of Petaluma Traffic Engineer.
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14 From the Sonoma County Water District:
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16 I . For site-specific improvements, the drainage design for the project shall be in compliance
I ~ with the Agency's "Flood Control Design Criteria."
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Under the power and authority conferred upon this Council by the Charter of said City.
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to
Council of the City of Petaluma at a (Regular) GAdSaacxet~xt~xaftt6k meeting
on the ......L.filh.......... day of .........1`LLLYElIIl]EG 19._9s)., by the
following vote: .
City Attorae
AYES: Torliatt, Iiamilton, Read, Vice Mayor Maguire, Mayor Hilligoss
NCES: None
ABSENT: Keller, vacant by resignation of Mary Sto~ ~
ATTEST : A-'~.~.~L.._.....
ity Clerk » dice Mayor
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CA 1085 Nes. No ._9H.-24.7..._.... N.C.S. P ~ e ~ Of 7