HomeMy WebLinkAboutPlanning Commission Resolution 2019-16 10/22/2019RESOLUTION 2019-1
CITY OF PETALUMA PLANNING MMII N
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE
BIOMARIN RESEARCH AND DEVELOPMENT PROJECT
LOCATED AT 1700 MCDOWELL BOULEVARD SOUTH
APN: 005-280-009
FILE NO. PLSR-19-0010
WHEREAS, Shar Zamonpour of BioMarin Inc. (property owner), submitted an application for Site
Plan and Architectural Review to develop a commercial research and development facility including the
construction of two buildings respectively measuring 32,000 and 40,000 square feet and measuring 24
feet and 39 feet in height along with 152 vehicle parking spaces, three loading berths, 30 bicycle parking
spaces, and landscaping throughout within the Lakeville Business Park Planned Commercial District on a
5.89 -acre vacant site at 1700 McDowell Boulevard South (APN 005-280-009) (the "Project"); and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and
Architectural Review for the Project on October 22, 2019, at which time all interested parties had the
opportunity to be heard; and
WHEREAS, public notice of the Planning Commission hearing was published in the Petaluma Argus -
Courier and mailed to residents and occupants within 1,000 feet of the Project site in compliance with
state and local law; and
WHEREAS, at said hearings, the Planning Commission considered the staff report, dated October
22, 2019, and all public testimony provided prior to and at the public hearing; and
WHEREAS, on October 22, 2019, the Planning Commission approved Site Plan and Architectural
Review for the Project.
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PETALUMA AS
FOLLOWS:
1. The foregoing recitals are true and correct and incorporated herein by reference.
2. Based on its review of the entire record herein, the Planning Commission makes the following findings:
California Environmental Quality Act
a. The project was analyzed under California Public Resources Code Section 21083.3 and
Section 15183 of the California Environmental Quality Act (CEQA). California Public
Resources Code Section 21083.3 and CEQA Guidelines Section 15183 allows a streamlined
environmental review process for projects that are consistent with the densities established
by existing zoning, community plan, or general plan policies for which an Environmental
Impact Report (EIR) was certified.
Section 15183 (a) "mandates that projects which are consistent with the development
density established by existing zoning, community plan, or general plan policies for which
an EIR was certified shall not require additional environmental review, except as might be
necessary to examine whether there are project -specific significant effects which are
peculiar to the project or its site. This streamlines the review of such projects and reduces
the need to prepare repetitive environmental studies."
Section 15183(b) specifies that "in approving a project meeting the requirements of
Planning Commission Resolution No. 2019-16 Page 1
Section 15183, a public agency shall limit its examination of environmental effects to those
which the agency determines, in an initial study or other analysis:
1) Are peculiar to the project or the parcel on which the project would be located;
2) Were not analyzed as significant effects in a prior EIR on the zoning action, general
plan, or community plan, with which the project is consistent;
3) Are potentially significant off-site impacts and cumulative impacts which were not
discussed in the prior EIR prepared for the general plan, community plan or zoning
action; or
4) Are previously identified significant effects which, as a result of substantial new
information which was not known at the time the EIR was certified, are determined to
have a more severe adverse impact than discussed in the prior EIR."
Section 15183(c) specifies that if an impact is not peculiar to the parcel or to the project,
has been addressed as a significant effect in the prior EIR, or can be substantially mitigated
by the imposition of uniformly applied development policies or standards, then an
additional EIR need not be prepared for the project solely on the basis of that impact.
Section 15183(d) further states that the streamlining provisions of this section "shall apply
only to projects that meet the following conditions: (1) the project is consistent with a
community plan adopted as part of a general plan, a zoning action which zoned or
designated the parcel on which the project would be located to accommodate a
particular density of development, or a general plan of a local agency; and (2) an EIR was
certified by the lead agency for the zoning action, the community plan, or the general
plan."
The City of Petaluma General Plan EIR provides for streamlining and/or tiering provisions
under CEQA Guidelines Section 15183 and California Public Resources Code Section
21083.3. This CEQA Analysis demonstrates that the BioMarin Research and Development
Project would not result in substantial changes or involve new information that would
warrant preparation of a subsequent EIR because the level of development proposed is
within the development assumptions analyzed in the program level EIR (General Plan), and
furthermore, the Project does not contain elements that are peculiar to the Project or
Project site. No further environmental review is required.
An initial study was prepared for the Project consistent with the mandates of CEQA Section
15183, and via the initial study analysis, determined that the proposed project is within the
scope of development projected under the General Plan. As outlined in the initial study,
staff found that the proposed BioMarin Research and Development project will implement
applicable mitigation measures identified in the General Plan EIR. In addition, the project
would be required to comply with applicable conditions of approval. With implementation
of required mitigation measures and conditions of approval, the BioMarin Research and
Development project would not result in a substantial increase in the severity or significant
impacts that were previously identified in the program level EIR, nor would the project
introduce any new significant impacts that were not previously identified. Therefore, there
would be no additional environmental impacts beyond those analyzed in the General
Plan EIR.
General Plan
b. The Project is consistent with the General Plan 2025 Business Park (BP) land use designation in that the
Planning Commission Resolution No. 2019-16 Page 2
BP designation is intended for research and development uses among others, The project site is
located within the Lakeville Highway subarea of the General Plan which is bounded by Lakeville
Highway, the Petaluma River and estuary, Frates Road, Petaluma's Urban Growth Boundary (UGB),
and Highway 101. The General Plan established Policy 2-P-28 for the area which states "support infill
and intensification of business park/light industrial uses at the eastern end of the Lakeville Highway
Subarea." The project will be consistent with this subarea policy by proposing an infill project in the
Lakeville Highway Subarea.
c, The Project is, for the reasons discussed in the October 22, 2019 Planning Commission staff report,
consistent with the following General Plan policies: Policy 1-P-2 (Intensification of Employment
Centers), Policy 2-P-28 (Support Business Park Infill Development in the Lakeville Highway Subarea),
Policy 5-P-15 (Implement/improve the bikeway system), Policy 5-P-22 (Preserve and enhance
pedestrian connectivity), Policy 5-P-31 (A) (Provide Bicycle Facilities in Employment Centers, Policy 9-
P-2 (Net Positive Impact of New Commercial Development), Policy 9-P-3 (Provide an Array of
Employment Opportunities) and Policy 9-P-6 (Realize Adequate City Revenue from its Base).
Implementing Zoning Ordinance
d. The Project is consistent with all development standards of the Lakeville Business Park Planned
Commercial District, and the Implementing Zoning Ordinance (as applicable), including but not
limited to, those pertaining to uses, setbacks, building height, floor area ratio, loading and parking.
e. The project is consistent with Implementing Zoning Ordinance §24.010 - Site Plan and Architectural
Review, in that all required findings found in §24.010(G) can be made as follows:
Quality materials will be utilized appropriately on each building. Each building will utilize a
concrete product (glass fiber reinforced concrete and a concrete wall system) to comply with
the materials as stipulated by the Lakeville Business Park Design Guidelines, as well as to match
surrounding development. A glass storefront system will be incorporated into the warehouse
building. The research and development building will have a glass curtain wall system on the
north, east, and south building elevations with aluminum mullions. Vision glass will comprise
most of the curtain wall system with fritted glass located on the upper -most and lower-most
panels of the curtain wall. A metal panel and metal fascia surrounding/capping element are
located on all three elevations with the curtain wall system. The underside and side panels of
the surrounding/capping element will feature an iron Corten sintered stone wall system. A
wood sintered wall system will also be located in the curtain wall area on the north and south
elevations.
The building forms will be harmonious and proportional in that the buildings will utilize
rectangular forms that are similar, but differentiated through materiality, differing planes, and
window openings/glazing. The buildings will also contain common design elements between
the two buildings such as rectangular building forms, large areas of glazing and
recessed/punched window openings.
ii. The design of both the research and development building and the warehouse building meets
the Lakeville Business Park Design Guidelines by having respective designs that are
contemporary in nature with clean lines and forms. The building facades will utilize concrete
products and will provide interest with differing colors, accent forms, and materials. The
building designs are appropriate for the uses of the buildings, the project in question, and is
compatible with the neighborhood character in that the buildings will elevate the experience
of the built environment in the business park neighborhood.
iii. The surrounding development features a business park -style development pattern with large
building(s) setback from property frontages with landscaping the perimeters of the properties
and building. Surface parking areas are also typically setback from the public right-of-way
Planning Commission Resolution No. 2019-16 Page 3
and are typically located in the front of buildings and/or surrounding the buildings. The siting
of the buildings in the project will be consistent with the siting of other structures in the vicinity
in that it will feature large buildings setback from street frontages by a distance of 25 feet to
175 feet from all project frontages with landscaping and berms in-between the streets and the
buildings. The surface parking area will also be setback from project frontages and will have
landscaping on the perimeters of the parking area, as well as throughout the parking area.
iv. No new signage is proposed as part of the application. The locations of two monument signs
located at the southeast and southwest corners of the project site have been included for
informational purposes on the project's site plan. The project site would be allowed to have to
have two freestanding monument signs as per the Lakeville PCD sign regulations at the time
of the ministerial sign permit(s) for the project.
The surrounding development features business park style development with buildings that
have large footprints and corresponding wide building dimensions. The buildings also tend to
be 20-30 feet in height and feature neutral color schemes. The project will develop similar
business park style buildings with large footprints and dimensions consistent with the existing
development. The colors of the proposed buildings will be neutral in color. The height of the
proposed research and development building will be consistent with the other buildings in the
area. The height of the warehouse building will be slightly taller than other buildings in the area
at 39 feet, but not significantly so. Additionally, the Lakeville Planned Commercial District
zoning controls anticipated buildings of up to 40 feet in height in the area. For these reasons,
the proposed buildings are consistent with the bulk, height, and color of other structures in the
immediate neighborhood.
vi. The preliminary planting plan includes a variety of differing tree species, shrubs, perennials,
groundcover, and vines. Trees and other landscaping will be planted along the perimeter of
the subject property, in parking and circulation areas, in the courtyard area between the
buildings, and in areas surrounding the buildings. All proposed planting species require very
low to moderate water use. For all these reasons, the project includes landscaping to
approved city standards and preserves existing trees wherever possible. No existing trees are
located on-site, and therefore, no trees would be required to be removed.
vii. The project's ingress, egress, internal circulation for bicycles and automobiles, off-street
automobile and bicycle parking facilities, and pedestrian ways promote safety and
convenience and conform to City standards. On-site pedestrian and bicycle circulation areas
will be physically separated from the vehicular circulation areas so as to minimize any potential
conflicts between pedestrians/bicyclists and vehicles. The proposed vehicular parking spaces
will meet the minimum requirements of the IZO, while the bicycle parking spaces will exceed
the standards of the IZO. The number of loading berths required for the facility will be
adequate. Furthermore, the Fire Department has indicated that it will have adequate
emergency access to the site. For these reasons, the project provides a safe circulation
environment which conforms to city standards.
3. Based on its review of the entire record herein, including the October 22, 2019 Planning Commission
staff report, all supporting, referenced, and incorporated documents, and all comments received,
the Planning Commission hereby approves Site Plan and Architectural Review for the Project, subject
to the conditions of approval attached hereto as Exhibit 1.
Planning Commission Resolution No. 2019-16 Page 4
ADOPTED this 22nd day of October, 2019, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Councilmember McDonnell
X
Chair Alonso
X
Vice Chair Bauer
X
Gomez
X
Marzo
X
Potter
X
Streeter
X
ATTEST:
Scott Alonso, Chair
APPROVED AS TO FORM:
He her Hines, Commf�sion Secretary Lisp ennenbaum, Assistant City Attorney
r
Planning Commission Resolution No. 2019-16 Page 5
Exhibit I
SPAR CONDITIONS OF APPROVAL
BioMarin Research and Development Project
Located at 1700 McDowell Boulevard South
APN: 005-280-009
File No. PLMA-19-0010
Planninq Division
1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial
conformance with plans on file with the Planning Division and date stamped October 10, 2019, except
as modified by these conditions of approval.
2. At Building Permit issuance, the applicant shall provide the City with an electronic copy of
final/approved plans in PDF format on either a CD or USB drive.
3. Prior to building permit issuance all applicable development impact fees, including the public art in -
lieu fee if applicable, shall be paid.
4. At all times the site shall be kept cleared of garbage and debris. No outdoor storage shall be permitted.
5. Prior to the issuance of any construction permits, these conditions of approval shall be included with
the plan set. A copy of the approved plans shall be maintained on-site when construction activities
are occurring.
6. Both construction and post -construction business operations shall comply with all performance
standards of Implementing Zoning Ordinance Chapter 21.
7. All lighting shall be glare -free, hooded, and downcast in order to prevent glare into bicyclists' and
pedestrians' eyes and/or light pollution onto adjacent properties.
8. Class II Bicycle Facility striping and signage shall be installed along the Project site's Cader Lane frontage
prior to the Project's first Certificate of Occupancy in accordance with the City's Bike and Pedestrian
Plan. The bicycle facility striping and signage shall be shown on the Project's public improvement plan
associated with the Project's building permits.
9. 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.
10. A minimum of 20 covered, secured bicycle parking spaces and a minimum of 10 bicycle rack spaces
shall be provided onsite prior to the Project's first Certificate of Occupancy. The bicycle parking spaces
must be shown on the Project's building permit plans,
11. The proposed location of the covered, secured bicycle parking area shall be moved away from the
refuse storage area. The revised location of the covered, secured bicycle parking area shall be included
in the building permit plans and shall be reviewed by Planning Division staff for adequacy.
12. Photovoltaic panels shall cover the greatest roof area possible on the buildings proposed in the project.
This requirement shall be demonstrated on the project's building permit plans.
13. 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.
Planning Commission Resolution No. 2019-16 Page 6
Whenever necessary, planting shall be replaced with other plant materials to insure continued
compliance with applicable landscaping requirements. Required irrigation systems shall be fully
maintained in sound operating condition with heads periodically cleaned and replaced when missing
to insure continued regular watering of landscape areas, and health and vitality of landscape
materials.
14. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the project
without first providing appropriate signs warning of the use of chemicals. The project shall utilize Best
Management Practices (BMPs) regarding pesticide/herbicide use and fully commit to Integrated Pest
Management techniques for the protection of bicyclists and pedestrians.
15. 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.
16. All standpipes, check valves, and other utilities shall be placed underground or fully screened from
view by decorative screening structures or landscaping.
17. 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,
18. Prior to commencing construction activities, a sign shall be posted on the site regarding the allowable
hours of construction and contact information for complaints. Proof of sign installation shall be
provided to the Planning Manager prior to construction commencing.
19. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions,
agents, officers, and employees from any claim, action, or proceeding against the City, its boards,
commissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals
of the project, when such claim or action is brought within the time period provided for in applicable
State and/or local statutes. The City shall promptly notify the applicants/developers of any such claim,
action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition
shall prohibit the City from participating in a defense of any claim, action, or proceeding and if the
City chooses to do so appellant shall reimburse City for attorneys' fees by the City.
Environmental Conditions of Approval
20. The latest BAAQMD recommended Best Management Practices (BMPs) to control for fugitive dust and
exhaust during all construction activities shall be incorporated into all construction plans to require
implementation of the following:
a) All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved
access roads) shall be watered two 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.
Planning Commission Resolution No. 2019-16 Page 7
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 working condition prior to operation.
h) Post a publicly visible sign with the telephone number 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.
21. If during the course of ground disturbing activities, including, but not limited to excavation, grading
and construction, a potentially significant prehistoric or historic 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. Prehistoric archaeological site
indicators include: obsidian and chert flakes and chipped stone tools; grinding and mashing
implements (e.g., slabs and handstones, and mortars and pestles); bedrock outcrops and boulders
with mortar cups; and locally darkened midden soils. Midden soils may contain a combination of any
of the previously listed items with the possible addition of bone and shell remains, and fire affected
stones. Historic period site indicators generally include: fragments of glass, ceramic, and metal
objects; milled and split lumber; and structure and feature remains such as building foundations and
discrete trash deposits (e.g., wells, privy pits, dumps).
22. If_during the course of ground disturbing activities, including, but not limited to excavation, grading
and construction, a potentially significant prehistoric or historic 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. Prehistoric archaeological site
indicators include: obsidian and chert flakes and chipped stone tools; grinding and mashing
implements (e.g., slabs and handstones, and mortars and pestles); bedrock outcrops and boulders
with mortar cups; and locally darkened midden soils. Midden soils may contain a combination of any
of the previously listed items with the possible addition of bone and shell remains, and fire affected
stones. Historic period site indicators generally include: fragments of glass, ceramic, and metal
objects; milled and split lumber; and structure and feature remains such as building foundations and
discrete trash deposits (e.g., wells, privy pits, dumps).
23. In the event human remains are uncovered during earthmoving activities, all construction excavation
activities shall be suspended in the immediate vicinity of where the human remains are located, and
the following measures shall be undertaken:
a'. The Sonoma County Coroner shall be contacted to determine that no investigation of the cause
of death is required.
b. If the coroner determines the remains to be Native American, the coroner shall contact the Native
American Heritage Commission within 24 hours.
c. The applicant shall retain a City -approved qualified archaeologist to provide adequate
inspection, recommendations and retrieval, if appropriate.
d. It shall be the responsibility of the Native American Heritage Commission rather than the applicant
or the City to identify the person or persons it believes to be the most likely descended from the
deceased Native American, and to contact such descendant in accordance with state law.
Planning Commission Resolution No. 2019-16 Page 8
e. The applicant shall be responsible for discussing and conferring with Native American
descendants all reasonable options regarding the descendants' preferences for treatment, as
provided in Public Resources Code Section 5097,98(b), and for carrying out all obligations of the
applicant as provided at Public Resources Code Section 5097.98.
24. As determined by the City Engineer and/or Chief Building Official, all recommendations outlined in
the Geotechnical Investigations dated April 2019 prepared for the subject property by Miller Pacific
Engineering, including but not limited to, site preparation and grading excavation, seismic design,
and foundations system design are herein incorporated by reference and shall be adhered to in order
to ensure that appropriate construction measures are implemented. Final grading plan, construction
plans, and building plans shall demonstrate that recommendations set forth in the geotechnical
reports have been incorporated into the design of the Project. Nothing in this measure shall preclude
the City Engineer and/or Chief Building Official from requiring additional information to determine
compliance with applicable standards. The geotechnical engineer shall inspect the construction
work and shall certify to the City, prior to issuance of a certificate of occupancy that the
improvements have been constructed in accordance with the geotechnical specifications.
25. In the event that paleontological resources, including individual fossils or assemblages of fossils, are
encountered during construction activities all ground disturbing activities shall halt in the immediate
vicinity of where the resources are located, and a qualified paleontologist shall be procured to
evaluate the discovery and make treatment recommendations
26. Compliance with Sonoma's Countywide Integrated Waste Management Plan (CoIWMP) as well as
all of the Consolidated Unified Protection Agency (COPA) program elements shall be demonstrated
to the satisfaction of the Fire Department prior to the issuance of the first building permit,
27. The Project applicant shall implement all of the following Best Management Practices (BMPs)
regarding potential soil and groundwater hazards:
a) Soil generated by construction activities shall be stockpiled onsite in a secure and safe manner or
if designated for off-site disposal at a permitted facility, the soil shall be loaded, transported and
disposed of in a safe and secure manner. All contaminated soils determined to be hazardous or
non -hazardous waste must be adequately profiled (sampled) prior to acceptable reuse or disposal
at an appropriate off-site facility. Specific sampling and handling and transport procedures for
reuse or disposal shall be in accordance with applicable local, state and federal agencies laws, in
particular, the Regional Water Quality Control Board (RWQCB) and/or the Sonoma County
Department of Health Services and the City of Petaluma. The excavation, on-site management,
and off-site disposal of soil from the Project site shall follow an approved Risk Management Plan.
b) Groundwater pumped from the subsurface shall be contained onsite in a secure and safe manner,
prior to treatment and disposal, to ensure environmental and health issues are resolved pursuant
to applicable laws and policies of the City of Petaluma, the RWQCB and/or Sonoma County
Department of Health Services. Engineering controls shall be utilized, which include impermeable
barriers to prohibit groundwater and vapor intrusion into buildings.
28. Prior to issuance of a grading permit, the applicant shall file a Notice of Intent with the RWQCB and
demonstrate compliance with the Statewide General Permit for Construction Activities.
29. Prior to issuance of a building permit, the applicant shall prepare a design -level Stormwater Mitigation
Plan that provides calculation and documentation that the storm drain system has adequate
capacity to serve the Project. The storm drain system shall be reviewed and approved by the City
Engineer and the Sonoma County Water Agency.
30. In accordance with the National Pollution Discharge Elimination System (NPDES) regulations, the
applicant shall prepare and implement a Project -specific Stormwater Pollution Prevention Plan,
including an erosion control plan, for grading and construction activities. The SWPPP shall address
Planning Commission Resolution No. 2019-16 Page 9
erosion and sediment control during all phases of construction, storage and use of fuels, and use and
clean-up of fuels and hazardous materials. The SWPPP shall designate locations where fueling,
cleaning and maintenance of equipment can occur and shall ensure that protections are in place
to preclude materials from entering into storm drains or the Petaluma River. The contractor shall
maintain materials onsite during construction for containments and clean-up of any spills. The
applicant shall provide approval documentation from the RWQCB to the City verifying compliance
with NPDES.
31. The applicant shall prepare and implement an erosion control plan for all grading activities. The plan
shall be reviewed and approved by the City of Petaluma prior to issuance of grading permits. The
erosion control plan shall include limiting areas of disturbance, designating restricted -entry zones,
diverting runoff away from disturbed areas, inlet/outlet protection at nearby drains, and provisions for
revegetation and mulching. The erosion control plan shall prescribe treatment to trap sediment, such
as inlet protection, straw bale barriers, straw mulching, and straw wattles.
32. Construction activities shall comply with the following measures and all shall be noted on construction
documents:
a, Construction Hours/Scheduling: The following are required to implement the allowed hours of
construction by the Petaluma Implementing Zoning Ordinance:
L Construction activities for all phases of construction, including servicing of construction
equipment shall only be permitted during the hours of 7:00 a.m. and 10:00 p.m. Monday
through Friday and between 9:00 a.m. to 10:00 p.m. on Saturdays, and State, Federal, and
local holidays. Construction activities shall not occur on Sundays.
ii. Delivery of materials or equipment to the site and truck traffic coming to and from the site
is restricted to the same construction hours specified above.
b. Construction Equipment Mufflers and Maintenance: All construction equipment powered by
internal combustion engines shall be properly muffled and maintained.
c. Idling Prohibitions: All equipment and vehicles shall be turned off when not in use. Unnecessary
idling of internal combustion engines is prohibited.
d. Quiet Equipment Selection: Select quiet construction equipment, particularly air compressors,
whenever possible. Motorized equipment shall be outfitted with proper mufflers in good working
order.
e. Generators: No generators shall be utilized during nighttime hours (i.e., sunrise to sunset) to power
equipment (e,g., security surveillance) when normal construction activities have ceased for the
day. All such equipment should be powered through temporary electrical service lines.
f. Noise Disturbance Coordinator: Developer shall designate a "noise disturbance coordinator" who
will be responsible for responding to any local complaints about construction noise. This individual
would most likely be the contractor or a contractor's representative. The disturbance coordinator
would determine the cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and
would require reasonable implementation measures to correct the problem. Conspicuously post
a telephone number for the disturbance coordinator at the construction site and include in it the
notice sent to neighbors, within a 500 -foot radius of the site, regarding the construction schedule.
33. Prior to issuance of building permits for the non-residential development, the applicant shall be subject
to the City's most recent City Facilities Development Impact Fees
34. The City of Petaluma Public Works and Utilities, Environmental Services Division's standard conditions
of approval regarding water conservation, irrigation, and water use efficiency shall be implernented.
35. A Construction Waste Management Plan shall be prepared and implemented during all stages of
construction. The Construction Waste Management Plan shall meet the minimum requirements of the
CalGreen code for residential and commercial development including but not limited to regional
Planning Commission Resolution No. 2019-16 Page 10
material sourcing (A5.405.1), Bio -based materials (A5.105.2), Reused materials (A5.405.3), and
materials with a recycled content (A5.405.4).
36. In accordance with CalGreen Section 4.410.2 onsite recycling shall be provided in readily accessible
areas for the depositing, storage and collection of non -hazardous materials including at a minimum
paper, cardboard, glass, plastics, organic waste, and metals.
37. The applicant shall coordinate with Recology to appropriately size trash enclosures and ensure that
maximum waste stream diversion occurs by providing onsite pre-sorting for recyclables and green
waste for compostable and organic material.
Engineering Division
38. Frontage improvements as indicated on the latest Civil plan set shall be installed to
meet City Standards. All improvements shall be ADA accessible.
39. With the Building Permit, a construction -level storm water quality report shall be provided that
demonstrates compliance with "BASMAA Post -Construction Manual: Design Guidance for Stormwater
Treatment and Control for Project in Marin, Sonoma, Napa and Solano Counties", January 2019.
(Provision E.12 of the City of Petaluma's storm water permit.
40. The project shall comply with E.10 Construction Erosion and Sediment Control
Requirements: with the building permit application, applicant shall provide Notice
of Intent documentation as well as the Storm Water Pollution Prevention Plan
(SWPPP) and erosion and sediment control plan to comply with the City of
Petaluma's Phase II Storm Water Management Plan and the State of California
NPDES requirements.
41. The project is responsible for paying water, sewer, and storm drain impact/capacity
fees prior to issuance of a building permit.
42. The project shall provide a contribution toward City costs related to the updated coordination timing
with Caltrans on Lakeville Highway.
43. On-site sewer and storm drain water and all proposed treatment systems shall be privately owned
and maintained.
44. Prior to issuance of a building permit, an Operations and Maintenance Manual is
required for the proposed storm water treatment systems 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.
45. Confirm all proposed trash enclosure locations on project plans. All trash enclosures
shall be covered and plumbed to the sanitary sewer, with a hose bib located within
for wash down purposes. Applicant shall provide written confirmation from the
waste removal provider (Recology) that refuse removal trucks will have adequate
service access.
46. Rectangular rapid flashing beacons (RRFB) shall be installed at the S McDowell crossing at Coder Lane
to the satisfaction of the City Engineer prior to the Project's first Certificate of Occupancy. The RRFBs
shall be shown on the Project's public improvement plan associated with the Project's building
Planning Commission Resolution No. 2019-16 Page 11
permits.
47. Wayfinding signage shall be installed directing pedestrians to Shollenberger Park and Allan Marsh to
the satisfaction of the City Engineer prior to the project's first Certificate of Occupancy. The
wayfinding signs shall be shown on the Project's public improvement plan associated with the
Project's building permits
Public Works & Utilities Department
48. Move all water meters and backflow assemblies to the back of sidewalk.
49. Onsite connections for the private sewer laterals to the existing private sewer
stub at intersection of South McDowell and Corporate Circle must be detailed on building permit
plans. Provide two-way cleanout at the end of the existing sewer lateral.
50. Remove all existing water connections to the subject parcel not to be utilized for the development.
Valves and tees must be removed and sections must be re -built on water mains for unused water
service connections.
51. All water and sewer stubs must be at least 10 feet from tree plantings.
52. Half -street paving replacement shall be required on Fisher Drive and Cader Lane. The project
geotechnical engineer shall make the recommendations for the street paving replacement. The
minimum restoration for half -street improvements is a two-inch grind and overlay. Paving restoration
may be required for South McDowell Boulevard depending on impacts of construction of the
roadways.
53. Street lights shall be installed on the project frontages to City Standards.
54. The storm drain system shall be designed and constructed in accordance with Sonoma County Water
Agency and City of Petaluma requirements, and shall be reviewed and approved by the Sonoma
County Water Agency.
55. The on-site storm drain system shall be designed to detain peak storm water runoff for the 10 -year, 24
hour storm event.
56. The applicant is responsible for paying the necessary sewer, water and storm drain impact/capacity
fees prior to issuance of a building permit.
57. Prior to final inspection, the property owner shall enter into the City's standard agreement for
operation and maintenance of storm water management facilities.
58. All work within the public right of way and public easements shall be per City of Petaluma and State
MUTCD standards and requirements.
59. An encroachment permit is required for all work within the public right of way.
60. A- landscape and irrigation documentation package consisting of all the required elements found in
the Landscape Water Use Efficiency Standards (Municipal Code Section 15.17.050) must be submitted
prior to issuance of a building permit.
61. A water efficient landscape worksheet including ETWU and MAWA calculations shall be submitted
with the project's first building permit application.
62. Plants with similar water needs shall be grouped together in distinct hydrozones and where irrigation
is required the distinct hydrozones shall be irrigated with separate valves
Planning Commission Resolution No. 2019-16 Page 12
63. A minimum three-inch layer of mulch shall be applied on all exposed soil surfaces of planting areas
and shall be demonstrated on the first building permit plans.
64. The landscape design plan submitted with the first building, at a minimum, shall include:
a. Delineate and label each hydrozone by number, letter, or other method.
b. Identify each hydrozone as very low, low, moderate, high water, or mixed water use.
Temporarily irrigated areas of the landscape shall be included in the low water use
hydrozone for the water budget calculation.
c. Identify type of mulch and application depth.
d. Identify plant sizes and quantities in all areas of landscape, including planters and
containers.
e. Identify plants by botanical name and common name in all areas of landscape, including
planters and containers.
f. The following statement: "I have complied with the criteria of the ordinance and applied
them for the efficient use of water in the landscape design plan"; and,
g. The signature of a licensed landscape architect, licensed landscape contractor, or any
other person authorized to design a landscape.
65. A complete irrigation design plan that meets all the design criteria shall be submitted at the time of
first building permit application as a part of the landscape documentation package.
66. The irrigation design plan submitted with the first building permit application shall contain the following
statement: "I have complied with the criteria of the ordinance and applied them accordingly for the
efficient use of water in the irrigation design plan." The signature of a licensed landscape architect,
certified irrigation designer, licensed landscape contractor, or any other person authorized to design
an irrigation system shall also be included with the statement.
Fire Department
67. Where fire apparatus access roads or a water supply for fire protection are required to be installed,
such protection shall be installed and made serviceable prior to and during the time of construction
except when approved alternative methods of protection are provided. Temporary street signs shall
be installed at each street intersection where construction of new roadways allows passage by
vehicles in accordance with Section 505.2. CFC 501.4.
68. Pursuant to California Fire Code Appendix D105.3, plans submitted for purposes of construction shall
relocate street lights and obstructive landscaping adjacent to aerial apparatus access areas
identified on the proposed plans, subject to Fire Marshal review and approval.
69. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26
feet (7925 mm), exclusive of shoulders. CFC D103.1.
70. Approved fire apparatus access roads shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access
road shall comply with the requirements of this section and shall extend to within 150 feet (45 720
mm) of all portions of the facility and all portions of the exterior walls of the first story of the building
as measured by an approved route around the exterior of the building or facility. CFC 503.1.1.
71. Where gates are installed across fire department access roads, approved means of access through
the gates shall be provided. CFC 503.5.
72. The required turning radius of a fire apparatus access road shall be determined by the fire code
official. CFC 503.2.4.
73. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet
(9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this
section, the highest roof surface shall be determined by measurement to the eave of a pitched
Planning Commission Resolution No, 2019-16 Page 13
roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater.
CFC D105.1.
74. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm),
exclusive of shoulders, in the immediate vicinity of the building or portion thereof. CFC C105.2.
75. An approved automatic fire sprinkler system shall be installed and maintained in all newly
constructed buildings. PMC 17.20 903.2.20.1
76. The fire sprinkler system requires approved plans and permit from the Fire Prevention Bureau prior to
work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans,
cuts sheets and calculations. This system shall comply with NFPA-13D.
77. New and existing buildings shall be provided with approved illuminated address numbers or letters.
They shall be contrasting with the background and be plainly visible from the street or road fronting
the property. Address numbers shall be Arabic numerals or alphabetic letters. Where access is by
means of a private road and the building cannot be viewed from the public way, a monument, pole,
or other approved sign or means shall be used to identify the structure. Address identification shall
comply with Fire Department Standards. PMC 17.20 505.1.
78. Address numbers for the project shall be a minimum of 12 inches high (12") with a minimurn stroke
width of one inch (1 "). PMC 17.20 505. 1.1
79. The minimum fire -flow and flow duration for buildings other than one- and two-family dwellings shall
be as specified in Table B105.2. A reduction in required fire -flow of up to fifty percent (50%), as
approved, is allowed when the building is provided with an approved automatic sprinkler system
installed in accordance with other sections of this code. The resulting fire flow shall not be less than
fifteen hundred gallons per minutes (1,500 gpm) for the prescribed duration as specified in Table
B105.1(2).
a) Flow test shall be more than 1 year old, and
b) The updated flow analysis shall address major changes to existing public water mains
serving this project that are scheduled to be constructed in the future.
c) The fire flow analysis is required to be submitted for review and approval. Fire
Department approval will not be granted without a fire flow analysis.
d) The project has not met this requirement, no fire flow analysis was included.
Planning Commission Resolution No. 2019-16 Page 14