HomeMy WebLinkAboutPlanning Commission Resolution 2018-29 09/11/2018RESOLUTION 2018-29
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE
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 24.010F 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. 2018-29 Page 1
Policy 1-P-43 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 Develop the Petaluma River as a publicly accessible green ribbon, fronted by
streets, paths, access points, and open spaces, by implementing the Petaluma
River Access and Enhancment Plan wihtin the context of the Petaluma River
Corridor Design Standards.
Policy 1-P-45 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.
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 2-P-12 Support the establishment of pedestrian access to the River, including the provision
of a facility to allow launching of small, lightweight waterborne craft.
Policy 3-P-5 The protection of historic resources shall be a key consideration and an equal
component in the development review process.
Policy 3-P-6 Ensure that new development adjacent to eligible historic and cultural resources is
compatible with the character of those resources.
Policy 5-P-20 Ensure that new development provides connections to and does not interfere with
existing and proposed bicycle facilities.
Policy 5-P-22 Preserve and enhance pedestrian connectivity in existing neighborhoods and
require a well connected pedestrian network linking new and existing
developments to adjacent land uses.
Policy 5-P-23 Require the provision of pedestrian site access for all new development.
Policy 5-P-26 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 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.
Planning Commission Resolution No. 2018-29 Page 2
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.
Goal 5 Establish a pedestrian scale within the public realm.
Public Space and River Access
Goal 1 Establish a continuous and interconnected system of public spaces along the river.
Goal? Complete a recreational loop on both sides of the river, including multiple
gathering areas of various sizes.
Goal 8 Enhance the public space character of city streets.
Public Space and River Access - Turning Basin Area
Objective 1 Create a sequence of public spaces flanking both sides of the Turning Basin.
Policy 1.1 Establish a band of public space around the Turning Basin
Circulation
Objective 3 Improve pedestrian and bicycle circulation.
Policy 3.3 Establish a pedestrian -oriented promenade around the Turning Basin.
Planning Commission Resolution No. 2018-29 Page 3
Policy 3.6 Enhance street landscaping and design to improve the environment for
pedestrians and bicyclists.
Flooding and Noise
Policy 1.1 Require that new development in the 100 -year floodplain incorporate adequate
mitigation to protect property from flood damage.
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:
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.
Objective 3.5 Encourage riverfront public recreational access and uses.
Goal 5: Expand public access to and awareness of the river.
Objective 5.1 Establish a continuous pedestrian and bicycle trail system as designated in this
plan.
Objective 5.2 Create a continuous trail as soon as possible.
Objective 5.6 The trail alignment shall maximize opportunities for access to complementary land
uses (such as commercial, retail, offices, parks and recreational uses).
Goal 8: Preserve the economic viability of property within the river corridor
Objective 8.1 Treat the river as the domoinant element in shaping the character and image of
new development along the river.
Objective 8.2 Expand awareness and enjoyment of the river through building and site design.
Objective 8.3 Wherever feasible, encourage view corridors between public streets and the river.
Objective 8.4 Integrate public access routes, as proposed by this plan, with new development.
Chapter 3.6 Downtown Segment
Policy 1 Provide a continuous banktop loop trail around the Turning Basin with pedestrian
amenities such as benches and interpretive signage.
Policy 1 d Provide a short-term continuous loop trail around the Turning Basin along First Street,
between "C" and "D" Streets.
Policy 1 e In the longer term expand the loop trail by: "Constructing a riverside boardwalk
that connects the fishing dock at the end of "C" Street to the Industrial Warehouse
Segment (past the PG&E Electrical substation to the other side of 'D' Street"
Planning Commission Resolution No. 2018-29 Page 4
Policy 16 Stengthen and broaden physical relationships between the river and the downtown
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.
Policy 16d Encourage future new development or redevelopment of riverfront properties to
provide pedestrian and visual connections between the street and 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
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
Planning Commission Resolution No. 2018-29 Page 5
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 fapade 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 fapade, 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) §24.010 (Site Plan and
Architectural Review), in that all required findings found in §24.010(G) can be made as follows:
1. The appropriate use of quality materials and harmony and proportion of the overall design.
The project includes the use of quality materials, such as smooth hand -troweled stucco, metal
barrel roof tiles, dark bronze aluminum windows, and stained wood treatments. The use of
these materials ensures harmony and proportion with the overall design of the site.
2. The architectural style which should be appropriate for the project in question, and
compatible with the overall character of the neighborhood.
The architectural style of the proposed buildings is appropriate and compatible with the
overall character of the neighborhood. While the Mission Revival inspired design is not a
prevalent theme within Petaluma, there are note -worthy examples such as the fire station on
D Street and the SMART train station. Given the high visibility of the project site, the elaborate
design motif is appropriate as it promotes interest in both the site's activities and the Turning
Basin.
3. The siting of the structure on the property as compared to the siting of other structures in the
immediate neighborhood.
The structure is appropriately sited to activate all three of its frontages, while minimizing the
presence of on-site parking. Further, there is no consistent siting pattern among the
immediately adjacent properties to provide a defined context.
4. The size, location, design, color, number, lighting, and materials of all signs and outdoor
advertising structures.
No signs are proposed with the subject application. Therefore, this finding is not applicable.
5. The bulk, height, and color of the proposed structures as compared to the bulk, height, and
color of other structures in the immediate neighborhood.
The bulk, height, and color of the neighboring structures varies widely. This lack of context
enables the development to pursue a stand-alone architectural aesthetic that is appropriately
scaled for the size of the lot and its prominently visible position on the riverfront.
6. Landscaping to approved City standards shall be required on the site and shall be in keeping
Planning Commission Resolution No. 2018-29 Page 6
with the character or design of the site. Existing trees shall be preserved wherever possible,
and shall not be removed unless approved by the Planning Commission.
Proposed landscaping is in keeping with the character and design of the site and will
significantly improve the overall aesthetics of the C Street and First Street frontages. Drought -
tolerant landscaping will be installed throughout the site, including various trees, grasses, and
vines in keeping with the character of the building. The project's landscaping is in keeping with
the character and design of the site because it provides plantings that complement the
building and its engagement with the pedestrian realm. Lastly, the applicant is required to
comply with the Model Water Efficient Landscape Ordinance at Building Permit through the
submission and approval of a Landscape Document Package.
7. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and
bicycle parking facilities and pedestrian ways shall be so designed as to promote safety and
convenience, and shall conform to approved City standards. Any plans pertaining to
pedestrian, bicycle, or automobile circulation shall be routed to the Pedestrian Bicycle
Advisory Committee (PBAC) for review and approval or recommendation.
The project's ingress, egress, internal circulation for bicycles and automobiles, off-street
automobiles and bicycle parking facilities and pedestrian ways promote safety and
convenience, and conform to City standards. Additionally, the project provides pedestrian
access at both street frontages.
C. Based on its review of the entire record herein, including the September 11, 2018, Planning Commission
staff report, all supporting, referenced, and incorporated documents, and all comments received,
the Planning Commission hereby approves Site Plan and Architectural Review and Warrant for (a)
maximum building width (§4.80.140) and (b) size, transparency and glazing standards for the
Shopfront private frontage typology (§4.40.100); subject to the conditions of approval attached
hereto as Exhibit 1.
Planning Commission Resolution No. 2018-29 Page 7
ADOPTED this 1 1 tn 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
Scott Alonso, Vice Chair
TT EST: APPROVED AS TO FORM:
r",)n w
Hea er Hines, Comm ion Secretary Lisa ennenbau�, Assistant it Attorney
Planning Commission Resolution No. 2018-29 Page 8
Exhibit 1
SPAR CONDITIONS OF APPROVAL
ADOBE ROAD WINERY
1 "C" STREET
APN 008-069-002
Project File No. PLMA-18-0003
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.
2. 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.
3. 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.
4. 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).
6. The colors and materials shall be in substantial conformance with those noted on the plan set and the
color board in the project file and received August 28, 2018, except as modified by the following
conditions.
7. 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.
8. Prior to building permit issuance all applicable development impact fees shall be paid.
9. At no time shall business activities exceed the Performance Standards specified in Implementing
Zoning Ordinance Section 21.040 and/or the General Plan.
Planning Commission Resolution No. 2018-29 Page 9
10. 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.
11. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be
permitted.
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 three 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 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."
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 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.
Planning Commission Resolution No. 2018-29 Page 10
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.
19. Prior to the issuance of a building permit the applicant shall demonstrate compliance with
Implementing Zoning Ordinance Section 18.130 for verification of compliance with the public art
requirement.
Planning Division: Special Conditions of Approval
20. 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.
21. 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.
22. 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.
23. 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:
a. 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.
b. Policy 2: Exhibits should be simple, direct, and include lively, illustrative graphics/maps with a
minimum of complicated text.
c. Policy 3: Exhibits should be compatible with the landscape and the information being presented.
Planning Commission Resolution No. 2018-29 Pagel 1
d. Policy 4: All exhibits should be vandal resistant.
24. 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.
25. Special events, as defined in SmartCode §8.10.030, must seek approval as a Limited Term Permit prior
to commencement of the activity.
26. Vehicular trip management for site operations are conditioned as follows:
a. 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.
b. 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.
c. Truck deliveries must occur outside of the operating hours of the tasting room to further minimize
peak hour trips.
27. 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..
28. 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)
29. 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.
30. All work installed along the frontage in City Right of Way shall be the maintenance responsibility of the
property owner.
31. Due to anticipated construction activity, all the striping in the intersection of First and C Street shall be
removed and replaced with thermoplastic striping.
32. 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.
33. All striping and pavement marking shall be replaced in kind on First and C Streets.
34. 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.
Planning Commission Resolution No. 2018-29 Page 12
35. Site work shall generally conform to the site improvements as shown on the plans provided with the
application.
36. All work shall conform to the latest City standards.
37. Drain at the trash enclosure shall be connected to the on-site sewer system. Enclosure shall be
covered with roof to no allow rainwater.
38. All improvements shall be accessible. River Terrace 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.
39. All existing unused water and sewer mains and lateral connections shall be identified on construction
drawings and removed and abandoned per City standards.
40. Joint trench plans are required with the building permit/public improvement plan submittal.
41. All public improvement work shall be completed prior to issuance of a final inspection/certificate of
occupancy.
42. 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.
43. 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.
44. 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.
45. 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.
46. 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.
Fire Department
47. 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.
48. 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.
49. An Automatic Fire Sprinkler System shall be installed as noted on the Title Sheet.
Planning Commission Resolution No. 2018-29 Page 13
50. 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
51. 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.
Building Division
52. The project shall comply with current codes. The project requires complete review with building permit
applications.
Planning Commission Resolution No. 2018-29 Page 14