HomeMy WebLinkAboutPlanning Commission Resolution 2018-28 09/11/2018RESOLUTION 2018-28
CITY OF PETALUMA PLANNING COMMISSION
APPROVING A CONDITIONAL USE PERMIT FOR
ADOBE ROAD WINERY
LOCATED AT 1 "C" STREET
APN 008-069-002
File NO. PLMA-18-0003
WHEREAS, Ross A. Jones, on behalf of property owner Kevin Buckler submitted applications for a
Conditional Use Permit and Site Plan and Architectural Review for the construction of a new a two-story
15,848 square foot building containing a winery, tasting room, private event space and motorsports
gallery, collectively operating as the Adobe Road Winery, with landscaping and associated site
improvements located at 1 "C" Street (the "Project"); and
WHEREAS, the project has been reviewed in compliance with the California Environmental Quality
Act (CEQA) and has been determined to be categorically exempt pursuant to CEQA Guidelines Section
15332, as a Class 32, Infill Development; and
WHEREAS, on August 30, 2018, a Notice of Public Hearing was published in the Argus Courier and
mailed to all residents and property owners within 1,000 feet of the project including the individual units
of the adjacent apartment building; and
WHEREAS, the Planning Commission held a properly noticed public hearing on September 11, 2018
in accordance with the City of Petaluma's Implementing Zoning Ordinance (IZO), Section 24.01 OF and
City Council Resolution No. 2018-107.
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PETALUMA AS
FOLLOWS:
A. The foregoing recitals are true and correct and incorporated herein by reference.
B. Based on its review of the entire record herein, the Planning Commission makes the following findings:
General Plan
1. The Project is consistent with the General Plan 2025 Mixed Use (MU) land use designation in that
the MU classification includes a combination of uses including retail and service commercial. The
project site is located within the Central Petaluma Specific Plan subarea of the General Plan which
serves bridge the eastern and western portions of the city while focusing on the river front as both
an amenity and linkage.
2. The Project is, for the reasons discussed in the September 11, 2018 Planning Commission staff
report, consistent with the following General Plan policies:
Policy 1-P-2 Use land efficiently by promoting infill development, at equal or higher density and
intensity than surrounding uses.
Policy 1-P-7 Encourage flexibility in building form and in the nature of activities to allow for
innovation and the ability to change over time.
Planning Commission Resolution No. 2018-28 Page 1
Policy 2-P-1 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 Urban
Growth Boundary.
Policy 2-P-4 Support the continuation of active industry, including river -dependent land uses,
within the community to provide a balance of land uses and the maintenance of
the river as a working river.
Policy 9-P-12 Maintain and expand Downtown as a hub of commercial and retail activity with
residential opportunities.
Policy 9-P-13 Plan and locate retail uses appropriately to their types and the sites available.
Policy 9-P-16 Strengthen existing retail concentrations.
Policy 9-P-18 Strengthen the tourism sector.
Central Petaluma Specific Plan (CPSP)
3. The Project is, for the reasons discussed in the September 11, 2018 Planning Commission staff
report, consistent with the following Central Petaluma Specific Plan policies:
Land Use Goals
Goal 1 Support existing viable uses and provide for new uses that complement and
complete the urban fabric.
Goal 2 Provide for a mix of new uses.
Goal 3 Encourage intensification appropriate in the area's central location.
Goal 4 Encourage flexibility in building form and in the nature of activities to allow for
innovation and the ability to change over time.
Goal 5 Orient activities to the Petaluma River.
Turning Basin West
Objective 3 Promote the development of retail, entertainment and related attractions that will
establish a strong center focused on the Turning Basin and reinforce downtown
businesses and new residential uses.
Community Design
Goal 1 Enhance Central Petaluma's identity and unique sense of place.
Goal 3 Strengthen linkages to and along the river and to other districts of the city.
Goal 4 Enhance the livability of Central Petaluma.
River Access and Enhancement Plan
4. The Project is, for the reasons discussed in the September 11, 2018 Planning Commission staff
report, consistent with the following River Access and Enhancement Plan policies:
Planning Commission Resolution No. 2018-28 Page 2
Goal 3: Promote balanced use of the river corridor
Objective 3.1 Encourage the development of properties along the river corridor in a manner
that responds to the riverfront location, enhances the riverfront environment, and
provides public access, and is consistent with the General Plan, as further defined
by this Plan.
Objective 3.4 Encourage and support river -related activities that benefit local agriculture.
Chapter 3.6 Downtown Segment
Policy 16a To the extent possible, require all future riverfront development and
redevelopment to have entrances, windows, balconies, patios, and other exterior
features that relate directly to the waterfront and areas of public access.
Policy 16b To the extent possible, require that all future riverfront development and
redevelopment on this river segment include active interior areas which are
oriented to the river, such as overlooks, offices, conference rooms, entrance
areas, etc.
Policy 16c Promote new development, redevelopment and activities that will add vitality
and pedestrian activity along the river.
SmartCode (Compliance with Standards)
5. The Project is consistent with the following development standards of the T5 zoning district:
a. (Table 3.1: Building Function) As proposed, the Project would accommodate a winery, tasting
room, event space, and motorsports gallery. Pursuant to Table 3.1, the project requires a
Conditional Use Permit from the Planning Commission to establish a Food and Beverage
Production and Manufacturing use, an Alcoholic Beverage Sales/Retail use, and a Bar/Tavern
(tasting) use. The motorsports gallery is principally permitted.
b. (Section 4: Urban Standards) The Project is consistent with the following urban standards at
SmartCode Chapter 4: Building Placement, Private Frontage, Landscape and Utility, and
Building Type; except as noted below under findings pertaining to Warrants.
c. (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.
d. (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.
SmartCode (Warrant: Maximum building width in a T5 Zone)
6. SmartCode §4.80.140 sets forth maximum building dimensions for new buildings in the T5 Zone that
propose to construct a Main Street Building. The maximum width is 150 feet. The proposed building
has a width of 160 feet. 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
Planning Commission Resolution No. 2018-28 Page 3
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 the
required 'Building Placement in a T5 zone and also finds that approval is justified because the
scale of the proposed building is appropriate proportioned to the scale of the existing lot, which
exceeds the maximum lot size permitted in a T5 zone.
SmartCode (Warrant: Shopfront Frontage Standards in a T5 Zone)
7. SmartCode §4.80.100 sets forth urban design standards for buildings that apply a Shopfront
frontage to new construction in the T5 Zone. These standards require that the ground floor
designed to be 75 percent transparent, that ground floor windows are separated by no more than
2 feet, and that the depth of recessed entries does not exceed six feet. The proposed ground floor
fenestration treatments to the C Street fagade deviate from these standards.
The Planning Commission finds a Warrant to be the appropriate permit type for deviating from the
required 'Shopfront Frontage Standards' and also finds that approval is justified since (a) the
project locates light-sensitive wine making activities behind the C Street facade, and (b) the
project has included additional frontage treatments on both the C Street and First Street facades
to enhance the public realm.
Implementing Zoning Ordinance
8. The project is consistent with Implementing Zoning Ordinance (IZO) §24.030 - Conditional Use
Permit, in that all required findings found in §24.030(G) can be made as follows:
The siting of the building or use, and in particular:
a. The adequacy of the site to accommodate the proposed use or building and all related
activities.
The subject property is larger than the standard T5 lot size and adequate to accommodate
the extent of the proposed winery and tasting room uses. Furthermore, the winery
production activities are limited to less than 5,000 gross square feet and will not detract
from the commercial nature of surrounding Downtown activities.
b. The location and possible screening of all outdoor activities.
The project's outdoor activity area, the riverfront terrace, is appropriately located and
screened. Further, the conditions of approval restrict outdoor amplification systems, unless
approved as a Limited Term Permit per SmartCode §8.10.030.
c. The relation of the proposed building or use to any adjoining building with particular
attention to protection of outlook, light, air, and peace and quiet.
The project is anticipated to have minimal effects on adjoining properties. The proposed
building is two stories, a height that is not expected to interfere with the protection of
outlook, light and air. Additionally, the site is not adjacent to residential uses and will
operate during typical business hours; and therefore, should not unreasonably interfere
with the peace and quiet of adjoining buildings. Special events that occur outside of the
tasting room hours (1 IAM to 7PM daily), include outdoor amplified music or involve more
than 75 people are subject to conditions of approval and may require review and
approval as a Limited Term Permit per SmartCode §8.10.030.
d. The location and character of any display of goods and services and the size, nature, and
lighting of any signs.
Planning Commission Resolution No. 2018-28 Page 4
All signage for the proposal will be subject to the Commercial Signage Standards of
SmartCode §4.90.
e. The intensity of activity.
As noted previously, the proposed winery, tasting and event activities are appropriate in
scale and intensity. The winery use requires a larger building which is consistent with the
scale of the existing lot and the industrial nature of the site facilitates a transition between
Downtown and the Riverfront Warehouse District. Further, the combination of commercial
and industrial activities as a mixed use development especially located along the river, is
encouraged by the City's guiding plans.
2. Traffic circulation and parking, and in particular:
a. The type of street serving the proposed use in relation to the amount of traffic expected
to be generated.
The proposed project has frontage on C Street and First Street, will provide 14 on-site
vehicle parking spaces and will have access to 18 on -street parking spaces. The proposal
is also directly across from a multi -story commercial parking garage. Visits to the winery will
occur intermittently throughout the day, typically by individuals and small parties who will
park within the immediate vicinity. Pick up/drop off for larger groups will occur within the
site's parking area and larger vehicles such as limos and buses will wait off -property.
Furthermore, the project is subject to conditions of approval for vehicular trip management
as recommended in the May 9, 2018, Traffic Study prepared by W -Trans.
b. The adequacy, convenience, and safety of provisions for vehicular access and parking,
including the location of driveway entrance and exits.
Adequate, convenient, and safe provisions are provided for vehicular access and parking
are incorporated into the proposed project, including appropriate placement of a
driveway on First Street.
c. The amount, timing, and nature of any associated truck traffic.
Associated truck traffic related to manufacturing and grape deliveries will occur on-site
and not impede traffic on adjacent streets. A condition of approval requires that truck
deliveries must occur outside of the operating hours of the tasting room to further minimize
peak hour trips.
3. The compatibility of the proposed building or use with its environment, and in particular:
a. The number of customers or users and the suitability of the resulting activity level to the
surrounding uses and especially to any neighboring uses of unusual public importance
such as schools, libraries, playgrounds, churches, and hospitals.
The project is suitably located among neighboring retail, commercial and utility uses.
Further, any increase to the number of customers or users, resulting from special events, will
be accommodated by the site's immediate location to a commercial off-street parking
garage and regional public transportation.
b. Hours of operation.
The proposed hours of operation for the winery are 8AM to 5PM Monday through Friday,
with production activities occurring from 6AM to 3PM. The tasting room hours of operation
are I IAM to 9PM, daily. Given the nature of the surrounding uses, these hours are
appropriate. As noted in the Conditions of Approval there will be no amplified or live music
between the hours of 10:00PM and 9:OOAM unless a Special Event (Limited Term) Permit is
Planning Commission Resolution No. 2018-28 Page 5
obtained from the City of Petaluma.
c. Adequacy of provisions for the control of any off-site effects such as noise, dust, odors,
light, or glare, etc.
No significant off-site effects from the proposed uses are anticipated such as noise, dust,
odors, light or glare. The project incorporates design features to address specific off-site
effects through the use of downcast hooded lighting, landscaping, and fences.
d. Adequacy of provisions for protection of the public against any special hazards arising
from the intended use.
The project does not pose any special hazards to the public arising from the intended use,
but will be subject to standard conditions of approval such as hours of operations, odors,
and dust.
e. The proportion of total space utilized.
The distribution of the proposed uses are appropriate proportioned throughout the
proposed building.
4. The expected duration of the proposed building, whether temporary or permanent, and
the setting of time limits when appropriate.
The proposed development is permanent and the setting of time limits is not necessary to
minimize impacts from this use.
5. The degree to which the location of the particular use in the particular location can be
considered a matter of public convenience and necessity.
As previously noted, the proposed use is appropriately located to serve both City residents,
employees and visitors. The development of the site and its contribution to public realm
improvements establish the project as a matter of public convenience and necessity.
C. Based on its review offhe entire record herein, including the September H, 2018 Planning Commission
staff report, all supporting, referenced, and incorporated documents, and all comments received,
the Planning Commission hereby approves a Conditional Use Permit for the Project, subject to the
conditions of approval attached hereto as Exhibit 1.
Planning Commission Resolution No. 2018-28 Page 6
ADOPTED this 1 l th day of September, 2018, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Councilmember Healy
X
Chair Marzo
X
Vice Chair Alonso
X
Bauer
X
Benedetti- Petnic
X
Gomez
X
Wolpert
X
ATTEST:
He her Hines, Com sion Secretary
Scott Alonso, Vice Chair
APPROVED TO FORM:
Lisa Tennenbaum, Assistant City Attorney
Planning Commission Resolution No. 2018-28 Page 7
CUP CONDITIONS OF APPROVAL
ADOBE ROAD WINERY
1 "C" STREET
APN 008-069-002
Project File No. PLMA-18-0003
Planning Division
Exhibit 1
1. This Conditional Use Permit authorizes the Adobe Road Winery to operate a winery, tasting room,
private event space and motorsports gallery at 1 C Street.
Prior to the issuance of any development permit, the applicant shall revise the site plan or other first
sheet of the office and job site copies of the Building Permit plans to list these Conditions of Approval
as notes.
3. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial
conformance with the plans on file with the Planning Division and received August 28 2018, except as
modified by these conditions of approval.
The applicants/developers shall defend, indemnify, and hold harmless the City or any of its boards,
commission, agents, officers, and employees from any claim, action or proceeding against the City,
its boards, commission, agents, officers, or employees to attack, set aside, void, or annul, the approval
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 if the City
bears its own attorney's fees and costs, and the City defends the action in good faith.
S. 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.
6. 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).
7. At no time shall business activities exceed the Performance Standards specified in Implementing
Zoning Ordinance Section 21.040 and/or the General Plan.
8. 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.
9. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be
permitted.
10. 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
Planning Commission Resolution No. 2018-28 Page 8
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:
• All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved
access roads) shall be watered three times per day.
• All haul trucks transporting soil, sand, or other loose material shall be covered.
• 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.
• All vehicle speeds on unpaved roads shall be limited to 15 mph.
• 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.
■ 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.
• 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.
• Construction equipment staging shall occur as far as possible from existing sensitive receptors.
■ The Developer 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."
11. 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 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.
12. 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 Page 4 periodically cleaned and replaced when
missing to ensure continued regular watering of landscape areas, and health and vitality of
landscape materials.
Planning Commission Resolution No. 2018-28 Page 9
13. 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.
14. 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.
15. Bicycle racks shall comply with size dimensions and location requirements of the Bicycle and
Pedestrian Master Plan. Applicant shall ensure adequate access to each bicycle rack from all sides
and avoid placing racks too close to any wall or structure.
16. 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.
17. The project includes a commercial establishment involved in the sale of alcohol for on-site
consumption. Therefore, the project is subject to the requirements of Chapter 8 of the Implementing
Zoning Ordinance.
Planninq Division: Special Conditions of Approval
18. The applicant agrees to provide a $50,000.00 donation toward the proposed C Street Park, fishing
pier, and/or future floating dock at the terminus of C Street adjoining the project site. The donation
shall be provided prior to the issuance of a building permit for the Adobe Road Winery project.
19. Prior to issuance of a building permit, the Applicant will provide a conceptual plan showing how the
proposed siting of the development does not preclude future development of a multi -use path at top
of bank. If the plan shows that the building placement prevents development of a future path, the
project shall be revised so that it is recessed accordingly.
20. The Applicant acknowledges the floating boardwalk that will someday be constructed along the
frontage of his site and will dedicate an easement to the extent that the floating boardwalk will cross
his property prior to issuance of a building permit.
21. Prior to issuance of a building permit, the Applicant will submit to staff a trailside signage program that
complies with the following 'River Awareness Policies' of the of the River Access and Enhancement
Plan:
■ Policy 1: Provide an integrated system of trailside signage, exhibits and other interpretive facilites
at resting areas, staging areas, overlooks, significant natural and cultural features and historically
significant sites.
■ Policy 2: Exhibits should be simple, direct, and include lively, illustrative graphics/maps with a
minimum of complicated text.
■ Policy 3: Exhibits should be compatible with the landscape and the information being presented.
• Policy 4: All exhibits should be vandal resistant.
22. Outdoor amplification and public address systems for purposes other than controlling access to
buildings and as required by the Petaluma Fire Department are prohibited, unless approved in
conjunction with a Limited Term (Special Event) Permit.
23. Special events, as defined in SmartCode §8.10.030, must seek approval as a Limited Term Permit prior
to commencement of the activity.
Planning Commission Resolution No. 2018-28 Page 10
24. The number of annual events at the site shall be limited per Table 2: Special Event Trip Generation
Summary of the Traffic Study for the Adobe Road Winery as prepared by W -Trans.
Tal)le 2: Special Event Trip generation Suminat.
Event Type Events Dail• Daili• Visitor Daily Daily Employee
Pei, Visitors Trips Employees Trips
Year Iii/Out InlOtut
Wine Club Release Paifir
4
50
20/20
4
4,14
Piomotional Events
20
50
20/2.0
4
4/4
Charitable Events
4
75
30/30
5
515
Industry Promo. Events
3
100
40/40
6
616
Tiede Open Home
1
100
40/40
6
616
Banquets
6
100
40/40
6
616
Coil). Team Buildiiig,
12
120
48/48
8
818
«Weddings
10
150
60/60
8
818
Source: Traffic Studd for the Adobe Road
Event TIip C_, i-Lwntion Sunim2SV, pa. 3
Winery prepared
by IV -Trans, May
11, 2018; Table
2: Special
25. Vehicular trip management for site operations are conditioned as follows:
■ Events greater than 75 people must be scheduled such that guests arrive and depart outside of
P.M. peak hour or the operator must provide a shuttle service to and from the event.
• All special events held on the weekend must be scheduled such that all guests arrive and depart
outside of the midday peak hour or the operator must provide a shuttle service to and from the
event.
• Truck deliveries must occur outside of the operating hours of the tasting room to further minimize
peak hour trips.
26. Passenger and freight loading/unloading will occur on-site and not obstruct on -street parking or street
traffic except for that during the months of September and October if such loading/unloading occurs
prior to 7:00 a.m..
27. 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 008-069-002).
Public Works and Utilities Department (Engineering Division)
28. Frontage improvements shall be installed per the civil engineering site plan set and included the
sidewalk extension in front of PG&E parcel to the south to complete the sidewalk on First Street to the
D Street intersection. Frontage work shall include the ADA ramp at the corner of C Street and
necessary work to have ADA site accessibility to the proposed improvements at the end of C Street
and peer.
29. All work installed along the frontage in City Right of Way shall be the maintenance responsibility of the
property owner.
30. Due to anticipated construction activity, all the striping in the intersection of First and C Street shall be
removed and replaced with thermoplastic striping.
Planning Commission Resolution No. 2018-28 Page 11
31. Grade conforms along the project frontage shall conform to the existing street section at the end of
C Street and shall be adaptable to future improvements at pier and possible pathway along river, to
the satisfaction of the City Engineer.
32. All striping and pavement marking shall be replaced in kind on First and C Streets.
33. The project shall provide for zero net storm water runoff for the 24 hour, 100 -year event per City of
Petaluma and Sonoma County Water Agency standards.
34. Site work shall generally conform to the site improvements as shown on the plans provided with the
application.
35. All work shall conform to the latest City standards.
36. Drain at the trash enclosure shall be connected to the on-site sewer system. Enclosure shall be
covered with roof to no allow rainwater.
37. All improvements shall be accessible. River Terrance shall be accessible from C Street. On-site ADA
stall is not per standard. The low wall in the sidewalk on C Street is a trip hazard and shall be located
on project site with handrail meeting accessibility requirements.
38. All existing unused water and sewer mains and lateral connections shall be identified on construction
drawings and removed and abandoned per City standards.
39. Joint trench plans are required with the building permit/public improvement plan submittal.
40. All public improvement work shall be completed prior to issuance of a final inspection/certificate of
occupancy.
41. The lateral connections and on-site sewer, storm drain, and water and storm drain water detention
and treatment system shall be privately owned and maintained.
42. Prior to issuance of a building permit, an operations and maintenance manual is required for the
proposed storm water detention and treatment system and shall be submitted with the building permit
application for review and approval by the City Engineer. The manual shall include annual inspection,
by a Civil Engineer registered in the State of California, to ensure the detention and treatment systems
are operating as designed and constructed as well as provisions to make any necessary repairs to the
system. A signed and sealed copy of the report shall be provided annually to the Office of the City
Engineer.
43. Prior to issuance of a building permit, the developer shall comply with the City's Phase II storm water
management plan and State of California NPDES requirements. Provide E10 submittal for City review
and approval.
44. Prior to issuance of a building permit, a public improvement plan application is required to be
submitted and approved for all frontage work and all on-site work within public easements. A public
improvement agreement package including necessary bonds and insurance is required.
45. All the public improvements shall be designed in accordance with the City of Petaluma Public Works
and Utilities Department Standards & Specifications, latest edition of the Manual of Uniform Traffic
Control Devices (MUTCD) and Caltrans standards.
Planning Commission Resolution No. 2018-28 Page 12
Fire Department
46. Fire Department access that complies with the distance requirements per CFC 503. 1.1 is not provided
on all sides of the building. Due to the location of the building and size, the distance may not be
literally feasible. The Fire Department will accept up to 175 feet for travel distance to all portions of the
facility as measured by an approved route around the exterior of the building. If 175 feet is not
achieved, the Fire Department will accept an alternate means of protection.
47. Fire flow data was provided and it appears that the project will meet the requirements of CFC
Appendix B with an allowed 50 percent reduction for sprinklers.
48. An Automatic Fire Sprinkler System shall be installed as noted on the Title Sheet.
49. Installation of an Automatic Fire Sprinkler System is required per the Petaluma Municipal Code.
Installation of the fire sprinkler system requires approved plans and permits 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.
The fire sprinkler system shall be monitored by a certain station fire alarm system. Installation of the fire
alarm system must be conducted with approved plans and permits 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.
Police Department
50. There shall be no amplified or live music between the hours of 10:00PM and 9:OOAM unless a Special
Event Permit is obtained from the City of Petaluma.
Buildinq Division
51. The project shall comply with current codes. The project requires complete review with building permit
applications.
Planning Commission Resolution No. 2018-28 Page 13