HomeMy WebLinkAboutMinutes 10/13/1998Planning Commission Minutes - October 13, 1998
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CITY OF PETALUMA, CA
PLANNING COMMISSION MINUTES
REGULAR MEETING
CITY COUNCIL CHAMBERS
CITY HALL - PETALUMA, CA
Tuesday, October 13, 1998
7:00 PM
Commissioners: Present: Broad, Feibusch, Healy, Thompson *, Vieler
Absent: Bennett, Torliatt
* Chairperson
Staff. Pamela A Tuft, Planning Director
Vincent C. Smith, Principal Planner
Mabel Bialik, Associate Planner
PLEDGE OF ALLEGIANCE.
MINUTES of September 23, 1998 were approved with corrections to discussion on page
5.
PUBLIC COMMENT: Geoff Cartwright - 56 Rocca Drive - Petaluma Flood Victims
Association - Concerns regarding proposed new development, Old Elm Village - located
within the Floodplain; no net fill policy is not applicable to the site, but it should be.
DIRECTOR'S REPORT: Planning Director Tuft introduced new Associate Planner
Mabel Bialik.
COMMISSIONERS' REPORT: Commissioner Feibusch - Thanked staff for
providing public notices in timely manner; Commissioner Healy - Flood discussion on
upcoming City Council agenda.
CORRESPONDENCE: None.
APPEAL STATEMENT: Was read.
LEGAL RECOURSE STATEMENT: Was noted on the agenda.
NEW BUSINESS:
PUBLIC HEARING:
I. SHERATON MARINA; 745 Baywood Drive; APN# 005 -060 -056 (mb)
Consideration of, and a recommendation to the City Council of a rezoning to
amend the Planned Community District (PCD) Development Program Standards
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Planning Commission Minutes - October 13, 1998
1 for the Petaluma Marina. The program currently allows for the development of a
2 154 room hotel. The proposed amendment would allow a 184 room hotel - an
3 increase of 30 rooms.
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5 Associate Planner Bialik presented the staff report.
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7 The public hearing was opened:
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9 SPEAKERS:
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11 Commissioner Vieler - How much does cupola need to be lowered to be consistent with
12 PCD Standards? (Answer - 2 feet).
13 Commissioner Healy - Any discussion regarding hotel in downtown area any demand?
14 Planning Director Tuft - Central Petaluma Specific Plan assumes this (Marina Hotel)
15 project.
16 Chairman Thompson - Will the restaurant in the hotel be a part of the restaurant square
17 footage allowed for the Marina site?
18 Associate Planner Bialik - No, this restaurant is ancillary to the hotel - not part of the
19 total site allowance. PCD Standards still allow for a maximum of 25,000 sq.ft. of
20 restaurant space at the Marina, including a fast food restaurant.
21 Chairman Thompson - Concerns regarding parking adequacy.
22 Commissioner Vieler - Is there an agreement in place allowing hotel access to parking on
23 entire site?
24 Commissioner Broad - Questions regarding shared parking agreement.
25 Associate Planner Bialik - Agreement required under Condition 6 of staff report.
26 Planning Director Tuft - Planning Commission can require negotiation of a shared
27 parking agreement - would like Mr. Lok (Applicant) to respond.
28 Commissioner Broad - Condition 6 is vague and not definitive; questions regarding the
29 following: what is exterior material proposed ?, what type of public access easement is
30 proposed/existing?
31 Dennis MacDonneil - Applicant - 1991 PCD Amendment was adopted with 300 spaces
32 identified as "reserved" parking spaces; existing spaces are 50% available during the day
33 now.
34 Kirk Lok - Applicant - This type of use (sharing parking with offices) is a good match,
35 compatible with hotel/meeting center use, some of the hotel functions will be at night or
36 weekends when office parking will not be utilized; daytime functions will likely involve
37 people who are already guests at the hotel; regarding a downtown hotel - there is currently
38 a great deal of employment growth and much more demand for hotel rooms than 10 -12
39 years ago, the demand is here for more hotel rooms.
40 Rick Brereton - Applicant - ADR Architects - Regarding public access easements -
41 propose combining the two existing easements and circling hotel, connecting boardwalk
42 on entire site appears that easements can be relocated.
43 Commissioner Broad - How will public know that there is public access to the dock
44 area?
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Planning Commission Minutes - October 13, 1998
1 Rick. Brereton - Easement will be made ADA accessible, there will be a break in
2 landscaping, signage; even though number of rooms has been increased, the overall
3 footprint square footage has been decreased (smaller room types); described
4 project/restaurant; screening for kitchen/housekeeping uses.
5 Commissioner Vieler - Will the fitness center be for the hotel guests only? (Answer -
6 yes.)
7 Commissioner Broad - What type of material used for exterior?
8 Rick - Brereton - "Hardy Plank" (like existing materials) - designed to look like lap siding,
9 material necessary to meet Fire Code requirements.
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11 The public hearing was closed.
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13 COM�USSION DISCUSSION:
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15 Commissioner Vieler - Regarding storm drain requirements - who is picking up
16 responsibility on the four acres added in 1991?
17 Planning Director Tuft - MOPA owns that portion, will pick up responsibility.
18 Commissioner Broad - Good project; nice enhancement to community; final approval
19 should make sure access easement is easy for public to locate; cupola seems slightly - too
20 large scale; what is intent of flag pole/flag? Will flag have an "S" (advertisement ?).
21 Planning Director Tuft - We can add a condition requiring that public access be clearly
22 identified; if flag includes an "S ", it will be regarded as a sign and counted in total signage
23 square footage; staff will check overall height.
24 Rick Brereton - Cupola is about the correct scale when lowered to meet PCD Standards.
25 Commissioner Feibusch - Congratulations regarding design - good project.
26 Commissioner Healy - Will this go back to SPARC with these unresolved design issues?
27 Planning Director Tuft - SPARC review has been completed; this will go through staff
28 prior to building permit issuance.
29 Commissioner Healy - Comfortable with staff review; wonderful addition to community;
30 staff should discuss with ROMA the effect on downtown (hotel) plans.
31 Chairman Thompson - This is a good project, much needed.
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33 A motion was made by Commissioner Feibusch and seconded by Commissioner Broad to
34 forward a recommendation to the City Council that no subsequent EIR or Negative
35 Declaration need be prepared and to adopt the Rezoning/PCD Amendment based on the
36 findings and subject to the amended conditions listed below:
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38 Commissioner Bennett: Absent
39 Commissioner Broad: Yes
40 Commissioner Feibusch: Yes
41 Commissioner Healy: Yes
42 Commissioner Torliatt: Absent
43 Commissioner Vieler: Yes
44 Chairman Thompson: Yes
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Planning Commission Minutes - October 13, 1998
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Environmental Review Findings
1. That the Petaluma Marina, Office, and Hotel Project Environmental Impact Report
(Resolution 86 -294), and the Mitigated Negative Declaration adopted by
Resolution 91 -365, adequately evaluated the environmental impacts of the overall
marina and hotel project and mitigation measures were adopted to reduce
potentially significant impacts to less than significant.
2. That, in accordance with the provisions of the California Environmental Quality
Act (CEQA Guidelines), an Initial Study was prepared to evaluate the proposed
change in the previously approved project to add 30 hotel rooms.
3. That based on the Initial Study, the change in the project is not a substantial
change which would result in new significant environmental impacts or increase
the severity of previously identified impacts, and therefore, a subsequent EIR or
Mitigated Negative Declaration need not be prepared.
Rezoning/PCD Findings
1. The proposed project, as conditioned, is in general conformity with the General
Plan, and the additional 30 hotel rooms will not adversely impact the previously
approved parking and circulation plan.
2. That the additional 30 hotel rooms would not be detrimental to the public health,
safety, or welfare.
3. That the proposed project to allow 30 additional rooms is consistent with the
intent of the PCD standards to provide a quality hotel within the Petaluma Marina
Office Park.
Rezoning/PCD Amendment Conditions
From the Planning Department
1. Approval is granted to allow the construction of an approximately 135,500 sq. ft.,
184 room hotel at the Petaluma Marina and Office Park. The design of the hotel
shall be substantially as shown on the plans approved by the Site Plan and
Architectural Review Committee on July 23, 1998, and plans submitted to the
Planning Department on August 6, 1998, except as modified by these conditions:
2. The plans submitted for building permits shall be fully dimensioned and shall show
a reduction in the height of the cupola to 91 ft.
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Planning Commission Minutes - October 13, 1998
1 3. Prior to issuance for a building permit, the applicant shall apply for, be granted,
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and record a lot line adjustment to accommodate the location of the Porte Cochere
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(a covered driveway at the entrance to the hotel).
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4.
Plans submitted for a building permits shall show the revised lot lines between lots
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3 and 4 and at the front of the building (Porte Cochere).
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5.
Prior to the issuance of a building permit, the applicant shall submit a final
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landscape plan for the hotel portion of the parking lot to the Planning Department
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for review and approval.
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6.
Prior to the issuance of building permits, the applicant shall provide to the Planning
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Department a copy of a recorded parking agreement between the hotel owners and
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the Marina Office Park Associates (MOPA) verifying that the hotel will mitigate
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the impact of any daytime event at the hotel which might potentially impact office
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parking.
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7.
In accordance with the provisions of the Petaluma Municipal Code, the applicant
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shall pay applicable City Special Development Fees at time of building permit
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application, including, but not limited to, the following: sewer connection, water
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connection, community facilities development, storm drainage impact, school
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facilities, and traffic mitigation fees. The following fees are estimates and are
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based upon the entire hotel project:
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a. Sewer Connection: $28,244
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b. Water Connection: $24,717 (based on 3" meter, Zone 1)
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C. Community Facilities: $24,717 (based on 2.06 acres)
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d. Storm Drain: $6,840 (based on a total project site of 2.06
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acres, which includes a parking lot of
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approximately 1.85 acres)
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e. School Facilities: Determined by applicable school district -
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contact district at 778 -4621 for information.
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f. Traffic Mitigation: $157,872 ($858 /room x 184 rooms)
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8.
Public access to the Marina shall be clearly identifiable through the use of
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sigmge, changes /openings in landscaping, etc., subject to Planning staff review
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and approval. _
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9.
Scale and design of cupola shall be subject to Planning staff review and
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approval.
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10.
Signage, flag pole and flags, and lighting shall be subject to the Petaluma
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Marina Master Sign Program and the Zoning Ordinance, as applicable, and shall
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be subject to Planning staff review and approval.
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Planning Commission Minutes - October 13, 1998
1 Standard SPARC Conditions
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3 1. All trees shall be a minimum 15 gallon size (i.e., trunk diameter of at least 3 /4 inch
4 measured one foot above the ground) unless otherwise specified (e.g., 24 -inch box
5 or specimen size) and double staked. All shrubs shall be five gallon size. All
6 landscaped areas not improved with lawn shall be protected with a three -inch deep
7 bark mulch as a temporary measure until the ground cover is established. The
8 training/nursery stake for all plant materials shall be removed at the time of
9 planting.
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11 2. All plant materials shall be served by a City approved automatic underground
12 irrigation system. All planting shall be maintained in good growing condition.
13 Such maintenance shall include, where appropriate, pruning,, mowing, weeding,
14 cleaning of debris and trash, fertilizing, and regular watering. Whenever necessary,
15 planting shall be replaced with other plant materials to ensure continued
16 compliance with applicable landscaping requirements. Required irrigation systems
17 shall be fully maintained in sound operating condition with heads periodically
18 cleaned and replaced when missing to ensure continued regular watering of
19 landscape areas and health and vitality of landscape materials.
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21 3. Linear root barrier systems shall be utilized for trees near streets or walkways as
22 needed, subject to staff review and approval.
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24 4. A separate water meter shall be provided for landscape irrigation systems or as
25 required by staff.
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27 5. All outdoor mechanical equipment, satellite dishes, fire main, and all rooftop
28 equipment shall be fully visually screened upon installation, subject to the approval
29 of the Planning Department. Screening devices shall be shown on construction
30 and/or landscape plans.
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32 6. Driveway and parking surface areas shall be improved with a City- approved
33 surface of asphaltic- concrete or concrete pavement. All parking surface areas shall
34 be bordered with concrete curbing which is designed to meet at least the minimum
35 specifications of the City Parking Design Standards.
36 7. Construction activities shall comply with applicable Zoning Ordinance and
37 Municipal Code Performance Standards (noise, dust, odor, etc.) -
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39 8. All exterior light fixtures shall be shown on plans subject to staff review and
40 approval. All lights attached to buildings shall provide a soft "wash" of light
41 against the wall. All lights shall conform to City Performance Standards (e.g., no
42 direct glare, no poles in excess of 20 ft. height, etc.) and shall compliment building
43 architecture.
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45 9. The applicant/developer shall defend, indemnify, and hold harmless the City or any
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Planning Commission Minutes - October 13, 1998
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of its boards, commissions, agents, officers, and employees from any claim, action,
or proceeding against the City, its boards, commissions, agents, officers, or
employees to attack, set aside, void, or annul 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 applicant/developer
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.
From the Fire Marshal
1. Provide a Class I standpipe system in accordance with Chapter 9 of the Uniform
Building Code.
2. Stair enclosures are to be 2 hour fire rated in accordance with Chapter 10 of the
UBC.
3. Provide one fire extinguisher, a 2AIOBC type, for each 3,000 square feet of floor
space, and/or a maximum travel distance of 75 feet.
4. Provide one 40BC rated dry chemical type extinguisher in kitchen area.
5. Every guest room available in a hotel, motel or lodging house shall have clearly
visible emergency procedures information printed on a floor plan representative of
the floor level.
6. Buildings four or more stories in height shall have a storeroom on every third floor
for the storage of emergency equipment to be accessible for exclusive use by the
Fire Department. Building owner shall provide and maintain at owner's expense,
within the storeroom, the type and amount of emergency equipment as required
and specified by the Fire Chief.
7. The storeroom shall not be used for other purposes and shall be located as
required by the Fire Chief, consideration to be given to location of enclosed
stairwells.
8. Provide to the Fire Marshal's office, a minimum of two (2) sets of fire sprinkler
plans and calculations for approval and issuance of permit prior to installation of
system.
9. Provide an approved automatic fire extinguishing system to protect all cooking
equipment.
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Planning Commission Minutes - October 13, 1998
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10. Permit required from the Fire Marshal's office for fixed fire extinguishing systems;
two sets of plans are required to be submitted for review and approval.
11. Provide an exit sign over all required exit doors.
12. Emergency exit lighting shall be provided at or near all exits and as designated by
the Fire Marshal's office.
13. All emergency lighting and exit sign lights shall have two separate sources of
power as required in the Building Code.
14. All required fire lanes in which no parking is allowed, shall be designated by
painting curbs red. Where no curbs exist, signs approved by the Fire Marshal shall
be installed.
15. Provide an approved fire alarm system.
16. Contractor shall provide the Fire Marshal's office with two (2) sets of plans for the
underground fire service main for permit approval, prior to commencement of
work.
From the Building Division
1. Grading must be certified when completed to indicate compliance with approved
plans and will be required for occupancy.
2. Certify finished floor elevation before occupancy.
3. Soils with expansion index greater than 20 requires special design foundation per
Uniform Building Code 1803.2.
4. Mixed occupancy separation as described in Chapter 3 of the 1994 UC must be
followed.
5. All roofing shall be `B" rated or better per Ordinance No. 1744/1988.
6. Show site drainage and grading topography.
7. Indicate all utilities on site plans.
8. Responsible party to sign plans.
9. Submit soils report to verify foundation design.
10. Indicate group occupancy, type of construction, square footage.
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Planning Commission Minutes - October 13, 1998
1 11. Plans must show compliance to 1994 UBC, UPC, UMC and 1993 NEC. Plans
2 must also show compliance to current Title 24 Energy Conservation and/or
3 Disabled Access requirements.
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5 12. Provide structural calculations for all non - conventional design items.
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7 From. the En ' eering Department (The following is required prior to issuance of a
8 building permit.)
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10 1. A detailed grading plan for improvements on site including street improvements,
11 utilities, earthwork, drainage, and all transitions at property lines shall be provided.
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13 2. All existing and proposed easements associated with the subject parcel are to be
14 included on the plans.
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16 3. Drainage into existing waterways shall be approved by the City of Petaluma.
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18 4. A fully- dimensioned site plan shall be provided as a portion of improvement plans
19 including distances from property lines to buildings and parking.
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21 5. Accurate metes and bounds of all existing and proposed lots, radii of all curves and
22 central angles shall be provided. This shall include post lot line adjustment parcel
23 configurations.
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25 6. Locations, direction of flow and names, if available, of both natural and artificial
26 water courses and ponding area, or areas of periodic inundation on the: subject
27 parcel and on adjacent properties which might affect the design of the applicant's
28 proposal shall be shown on the grading plan including provisions for proposed
29 drainage and flood control measures.
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31 7. All existing overhead utility lines and poles on -site and on peripheral streets shall .
32 be identified on the plans. All existing overhead utilities shall be placed
33 underground.
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35 8 The location and size of existing sewer, fire hydrants and fire protection systems,
36 sanitary sewers, water mains and storm drains must be shown on the plans.
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38 9. The location and size of proposed fire hydrants and fire protection systems,
39 sanitary sewers, water mains and storm drains. Slopes and elevations of proposed
40 sewers and storm drains shall be indicated.
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42 10. A conceptual plan for erosion control must be developed as part of the submittal
43 for review.
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Planning Commission Minutes - October 13, 1998
1 11. Required easements for this development must be illustrated in an exhibit A or in
2 the form of grant deeds for review.
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4 12. The paved connection shown for vehicular access at the northern corner of the
5 subject property shall be detailed. Final design as secondary access of emergency
6 vehicle access shall be per City of Petaluma Traffic Engineer.
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8 From the Sonoma County Water District:
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10 1. For site- specific improvements, the drainage design for the project shall be in
11 compliance with the Agency's "Flood Control Design Criteria."
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14 II. LIAISON REPORTS
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16 None.
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18 -
19 ADJOURNMENT: 8:00 PM s*�Ian/agm&1013
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