HomeMy WebLinkAboutMinutes 06/19/199014.1
MINUTES
PLANNING COMMISSION
SPECIAL; MEETING
CITY. COUNCIL CHAMBERS
CITY HALL
June 19, 1990
7:00 P.M.
PETALUMA, CA
ROLL CALL:
COMMISSIONERS PRESENT: Balshaw, Bennett *, Doyle, Libarle, Parkerson, Read,
Tarr
STAFF: Warren Salmons, Planning Director
rameia i urt, rnncipai rianner
-- *"Chairman
APPROVAL OF MINUTES of Special Meeting of June 5, 1990 will be reviewed at the
Planning Commission Meeting of June 26, 1990.
PUBLIC COMMENT: (15 minutes maximum). None.
DIRECTOR'S REPORT: None.
COMMISSIONER'S REPORT: Commissioner Read - invitation to Agri- Business Tour on
6/22/90:
CORRESPONDENCE: Petaluma River Council communication.
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APPEAL STATEMENT: Was read.
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OLD BUSINESS
CONTINUED'PUBLIC HEARING
I. RIVER OAKS, BETWEEN PETALUMA BOULEVARD NORTH AND HIGHWAY
101, AP NO'S 007- 391 -09, 007- 401 -10, 48- 080 -13, 48- 190 -09, FILE NO. ,3.391, 8.113,
11.878(pt).
1. Conclusion, of review and consideration of Draft Environmental Impact
Report. (Public hearing been closed).
2. Consideration of proposed 'General Plan Amendments (land use designation
and circulation exhibit).
3. Consideration of proposed Rezoning /. Pezoning.
4. Consideration of proposed PCD Master Plan Program - (Petaluma Outlet
Village).
5'. Consideration of application for Annexation.
SPEAKERS:
Pamela Tuft City's project planner detailed actions before Commission; process of
review.
Carolyn Cole WESCO - significance of impacts (page 39 of Responses to Comments
document), use of term "significant" and "potentially significant"; Alternative Site
analysis (pages 46 -58).
Richard Nichols Senior Botanist, WESCO - described existing conditions, purpose and
intent of Biological Mitigation Plan,
Elizabeth Bradley water resource engineer with Phillip Williams & Associates. - grading
and, use of retention basins; no net increase up to 100 year' event; accommodation of
the'riverwalk,concept; water velocity subsequent to development.
Mark-Crane traffic consultant, Goodrich Group - significant impacts and proposed
mitigation.
Jim Lucas Chelsea introduced design team for factory outlet center.
Greg _Wadell project applicant's planner -- reviewed requested General Plan amendments.
Alan Ferrin project architect, Carlson - Ferrin Architects - presented project; background in
designing village concept; slide presentation on proposal.
Mike Robertson Majors Engineering site grading, bridge design, parking ,lot design;
existing versus proposed site elevations.
Sandy Reed ZAC L_
andscaping - proposal to landscape. the site; native species; riverwalk.
Alan Tilton City Traffic.Engineer- traffic impacts, changes to methods of analysis.
Tom Harkis City Engineer - timing, and funding of needed public. roadway and signal
improvements; maintenance responsibilities for detention basins.
Public Hearing was opened 10 :30 PM.
Phyllis Hart President, Chamber of Commerce - Chamber Board took action to support
concept of factory outlet being created_ in Petaluma; presented written confirmation.
Bob Martin 171. Payran Street - move parking lot, away from river; should raise building
and put parking underneath; would have less runoff and minimize frequency of
flooding; - moving parking would: allow :reservation of adequate area to provide for
potential improvements similar to the Denman. Reach river corridor terraced
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coe t• would. reduce impacts to river habitat.
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Larry (undiscernible) Evergreen. Lane why was. Vacaville project busing in customers?
loeaw ons)arified that a shuttle bus was' used to serve customers parking in off -site
The public hearing was closed on the General Plan-Amendments and Prezoning /Rezoning
actions.
COMMISSION DISCUSSION:
Commissioner Tarr - term of leases; (Answered by Jim Lucas of Chelsea - typically five
year with two five year options); .projected income and anticipated City revenue ?;
CD projected needs .for City Transit ?; economic benefits to developer from being in
Redevelopment Area ?.
Commissioner Libarle project's proportionate signalization costs?
Commission directed staff to incorporate information on the potential need to provide city
V transit services to the project site; amount of fair share, proportionate payments for traffic
improvements and economic benefits to the City and Redevelopment Agency.
A motion was made by Commissioner Parkerson and seconded by Commissioner Libarle to
recommend to the City Council that the Final, Environmental Impact Report for the
proposed River Oaks /Petaluma Outlet Village Master Plan is adequate and should be
certified and approved and that the document responds to comments received in writing or
verbally through, the public review and hearing process relative to identified potentially
adverse environmental impacts, based on the following findings:
COMMISSIONER BALSHAW: Yes
COMMISSIONER READ: Yes'
COMMISSIONER PARKERSON: Yes
COMMISSIONER DOYLE: Yes
CHAIRMAN BENNETT: Yes
COMMISSIONER LIBARLE: Yes
COMMISSIONER TARR: Yes
A. Potential impacts to soils and geology were identified as follows:
1.. site likely to be subject to strong ground shaking. produced by earthquakes,
thereby possibly causing damage to structures.
2. seasonal moisture.. fluctuation to subgrade beneath pavement, thereby
possibly resulting in cracking and /or structural problems if slabs /foundations
are constructed on native soils.
3. corrosion of uncoated steel and concrete due to soil and other alluvial
material contact. -
The identified impact(s) will be mitigated to a level of insignificance by the
following measures to be incorporated into the project:
L._. Utilization of proper design and. construction techniques to minimum
damage from ground shaking:
a. Spread footings bottomed on properly compacted fill for buildings.
Wall and column footings should be at least 18 inches wide and
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bottomed at least 18 inches below the lowest adjacent subgrade,
subject to checking by qualified professional and City staff.
b. Bridge abutment supports to gain primary support from end- bearing
,in the mudstone bedrock, underlying the alluvium at about 30 foot
depth, subject to checking by qualified professional and City staff.
2. Utilization , of proper engineering techniques during design of excavation,
grading and site preparation improvements:
a. mitigation of effects of expansive soils,- including moisture
conditioning or excavation of expansion materials; with replacement
of non- expansive :material, subject to review and approval of City
Engineer.
b. Design of .drainage system to rovide that no ponding of surface water
and runoff occurs. Runoff from roofs shall _ be directed away from
structures and routed in. a closed pit)e to a suitable outlet. or collector,
.subject to review and approval of City Engineer.
3. Underground utility improvements shall be constructed of corrosion- resistant
pipes, materials subject to review and approval of City Engineer.
B. Potential impacts to flood control, .drainage and water quality were identified as
follows:
1. decrease in water quality of local runoff due to high levels. of urban
contaminants.
2. stormwater runoff increase due to development of the site, thereby adversely
affecting up and /or downstream properties.
3. alteration of the water surface elevation of the Petaluma River and Capri
Creek from existing conditions.
4. channel overtopping and flooding occurring more frequently on the site, with
the proposed development, than under existing conditions.
5. possible erosion of river banks, thereby intruding into riparian buffer zone.
The identified impact(s) will be mitigated to a level of insignificance by the
following measures to be incorporated into the project:
1. Private streets and parking lots within the site shall be cleaned, and swept
frequently to minimize the amount. of contaminated runoff. 5tormwater
detention facilities shall be designed to allow settling of stormwater
sediments. Collection and removal of sediments from on -site detention
facilities shall be undertaken by developer /operator as deemed necessary by
City staff 'to insure ongoing function of sediment collection system in
perpetuity. A program shall be prepared by developer to set forth cleaning,
and sediment collection and removal, process and schedule, subject to review
and approval of City staff prior to issuance of development permits.
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2. Development of the site shall include the incorporation of stormwater
detention facilities to detail surfacel flow, up to the 100 year event and to
eliminate potential increase ' in 'stormwater runoff to Petaluma River and
Capri Creek, subject to approval of all appropriate regulatory agencies,
concurrent with the issuance of the first development permit.
Grading plans shall include provisions to avoid, to all extent possible,
siltation and erosion runoff to the P
construction periods, subject to review River from graded areas during
and approval of City staff. Grading
plans shall include erosion control plan, subject to review and approval of
City staff. The erosion control plan shall specify measures to reduce both
short- and long -term erosion problems. The plan shall address the following:
a. location of all areas where vegetation will be removed
O b. location of fill adjacent to Petaluma River; for example, in remnant
Q channels
C) C. methods of stabilizing these areas
d. areas to be revegetated, and types of vegetation
e. methods to reduce runoff across graded areas
f. methods to avoid sediment accumulation in the storm drain system
3. Development of the site shall conform to the local City standards (Petaluma
Zoning Ordinance) and applicable FEMA constraints for floodplain
development, subject to review and approval of all appropriate regulatory
agencies.
Prior to any development on Parcel "B ", environmental analysis shall be
undertaken including potential impacts and mitigation measures needed to
minimize adverse impacts to Capri Creek. Mitigation measures shall include
preparation of a riparian enhancement plan, including identification of creek
setback based on environmental values and hydraulic constraints. It is
recognized that implementation of mitigation measures for preservation and
enhancement of Capri Creek riparian habitat is dependent upon cooperation
of the land owner, Sonoma County Water Agency.
Prior to any .development on Parcel. "C ", environmental analysis shall be
undertaken including potential impacts and mitigation measures needed to
minimize adverse impacts to existing seasonal wetlands, freshwater marsh
and riparian habitats. Mitigation measures shall include preparation of a
riparian 1 enhancement plan, including identification of setbacks for protection
and preservation of the existing habitat.
4. Development of the -site shall be designed, in conformance with local City
standards and applicable FEMA constraints, to insure no net increase in
flooding occurrences either upstream or downstream of the project site. No
construction of buildings or fill shall occur within the floodway. The bridge,
across the river, shall provide for a clear span over the floodway.
5. Setbacks from the top of the Petaluma River bank shall vary substantially in
depth up to in excess of 100', but in no case shall,. the. setback be less.than.30'.
An average depth in excess of 60' shall be provided. Physical improvements
adjacent to the Petaluma. River shall be undertaken in a manner to restore
and enhance, over a reasonable period of time and to the extent possible, the
riparian habitat of the River, in conformance with an approved Biological
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Mitigation Plan (BMP). Such BMP "shall be subject to review and approval
of all appropriate regulator.agencies prior to issuance -of the first Certificate
of Occupancy and shall be implemented in. accordance with said approved
Plan.
6. Hydrologic capacity ' shall be insured. through the formation of a
Landscape /Hydrologic Maintenance. Assessment District. Cost of formation
shall be borne by the developer prior - to issuance of the first certificate of
occupancy. River corridor shall be offered to the City of Petaluma, in :fee,
through an irrevocable offer .of dedication prior to the issuance of the first
certificate of occupancy: Said`,offer of dedication shall not inhibitor restrict
required five (5) year maintenance requirement 'of riparian enhancement
program and improvements.
C. Potential impacts to biological resources were identified as follows:
Parcel,A (Petaluma Outlet Village)
1. loss, isolation or substantial degradation of approximately 1. acre of seasonal
wetland habitat.
2. loss' )or substantial degradation of approximately .7 acre of .riparian scrub
habitat and 04 acre of freshwater marsh habitat due to bridge,construction.
3. indirect impacts in degradation of adjacent natural habitats.
noise, long -term artificial "increased human activities within ion
cial lighting and.
4. impact to wildlife populations from introduction of short -term construct
parking area, access route and riverwalk pathway.
Parcels B'& C:
1. loss,, isolation and/or. substantial - degradation of up to .9' acre of seasonal
wetland habitat, 2 acres of riparian habitat and .1 acre. of freshwater marsh
habitat along the Corona, Creek remnant and seasonal wetlands, in Parcel B
and the unnamed tributary in Parcel C' and'the Petaluma River. .
2. indirect impacts in degradation of adjacent natural habitats.
3. impact to wildlife populations from introduction, of short term construction
noise, .long -term artificial lighting and increased human activities within the
parking area, access route and riverwalk pathway.
The identified impact(s) will be mitigated to a level of insignificance by the
following measures to be incorporated into the project:
Parcel A (Petaluma Outlet Village):
.1. A, rare plant survey shall be completed by the developer, subject to review
and approval of the City of Petaluma. prior to application fore building permit.
In addition, a biological. mitigation plan (BMP) shall be prepared and
implemented by the developer to ,create an on- site native riparian and
seasonal wetland habitat in compensation..fbr removal and .degradation of the
on -site habitats and wetlands.. The BMP shall be prepared by a biologist in
on
5. All riverwalk pathway, ' parking lot and bridge lighting shall consist of high
and low pressure sodium luminaries that do not attract night flying insects,
subject to SPARC review and approval. The riverwalk pathway shall be
designed to limit the points of access to the river by humans to identified
areas, providing for substantial setback from the river along the remainder of
the river frontage, subject to SPARC review and approval.
6. Onsite vegetation and riparian vegetation shall be retained to the greatest
extent possible and incorporated into project design, subject to SPARC
review and approval.
Parcels B & C:
1. A rare plant survey shall be undertaken by the owner /developer in
conjunction with the study undertaken for Parcel A, subject to review and
approval by the City of Petaluma. As development of any project on Parcels
B & C requires a modification to the PCD and Planned Community District
Master Plan to address specific applicable impacts and appropriate
mitigation measures, no direct immediate 'impacts are anticipated. Any
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concert with a licensed landscape architect and shall be subject to review and
approval of the City of Petaluma staff; Department of Fish and Game and
SPARC, prior to the issuance of any, development permits. The plan shall
identify measurable objectives, site locations, site preparation techniques,
planting materials and methods, performance , criteria, and
maintenance /monitoring strategies The BMP shall also include design and
location of required interim fencng ..and signage to protect and identify
ongoing restoration work. The BMP shall include recommended schedules
for inspection of . ongoing work by a 'alified` arborist or biologist to insure
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work is progressin in accordance with said approved plan. The restored
habitat shall be monitored and maintained, at the cost of the developer, for a
period of five years following completion of the restoration, as determined by
CD
City staff. Subsequent monitoring and maintenance shall be undertaken by a
(T)
Landscape Assessment District, which shall be formed . at the cost of the
developer, prior to the conclusion of the five year break -in monitoring and
maintenance period.
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2. The approved BMP shall be fully implemented with all planting achieved for
each applicable phase of construction prior to issuance of the first certificate
of occupancy within said particular phase, weather permitting. The
developer shall have the option of bonding for required improvements that
have not been implemented due to weather, or improper planting periods,
subject to City staff approval.
3. Construction activities shall'incorporate standard erosion and invasive exotic
plant control . measures to prevent degradation of adjacent habitats.
Replanting of disturbed sites shall occur at the earliest possible following
construction activity.
4. Construction activity on the site shall be limited to 6AM to 6PM, Monday
through Saturday (non- holiday). Exception to the construction activity
limitation may be approved by the City Community Development Director
for extraordinary circumstances, or building interior work not involving
construction vehicles or noise generating activities.
5. All riverwalk pathway, ' parking lot and bridge lighting shall consist of high
and low pressure sodium luminaries that do not attract night flying insects,
subject to SPARC review and approval. The riverwalk pathway shall be
designed to limit the points of access to the river by humans to identified
areas, providing for substantial setback from the river along the remainder of
the river frontage, subject to SPARC review and approval.
6. Onsite vegetation and riparian vegetation shall be retained to the greatest
extent possible and incorporated into project design, subject to SPARC
review and approval.
Parcels B & C:
1. A rare plant survey shall be undertaken by the owner /developer in
conjunction with the study undertaken for Parcel A, subject to review and
approval by the City of Petaluma. As development of any project on Parcels
B & C requires a modification to the PCD and Planned Community District
Master Plan to address specific applicable impacts and appropriate
mitigation measures, no direct immediate 'impacts are anticipated. Any
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.development proposed for Parcels B & C shall be subject toy the PCD
modification requirements set forth in Article 19 of the Petaluma Zoning
Ordinance. Particular emphasis may be placed on the need to identify,
protect and enhance areas of Regional significance due_ to City -wide
recognition of significant features (trees, plants, water courses etc:).
D. Potential impacts to traffic /circulation were identified as follows:
1. significant increase in traffic to .Petaluma. Boulevard North and to the
boulevard intersections as follows:
a. boulevard /Payran Street - Magnolia Avenue
b. boulevard /U.S. Highway 101 southbound ramp
C. boulevard /Skillman Lane /Corona Road
d. boulevard /Stony Point Road /Industrial Avenue
e. boulevard /Old Redwood Highway = aggravation of the existing need
for signals.
f. boulevard /Rainier Avenue (assuming construction of overpass).
2. increase need for Rainier Avenue overpass and on -off ramps with H101.
3. increase demand for transit services
The identified' impact(s) will be mitigated to a level of insignificance by the
following measures to be incorporated into the project:
Note: The mitigation measures set forth in. this section do not correspond
numerically with the identified impacts section. Physical improvement conditions
shall be satisfied with tinning and standards of construction subject to approval of
the City Engineer. Timing and', method of payment of proportionate share of
improvements set forth as conditions' shall be determined by the City prior 'to
issuance of development permits.
1. The Petaluma Factory Outlet shall contribute a proportional, fair share, of
traffic signal installation and /or upgrade costs at the following intersections:
a. Petaluma Boulevard North at Stony Point Road/Industrial Avenue
b. Petaluma Boulevard North at US 101 freeway .southbound on -off
ramps, plus the installation of an interim traffic signal at Petaluma
Boulevard North at US 101 freeway southbound off -ramp.
c.. Old Redwood Highway at US 101 freeway northbound on -off ramps.
a .
-Corona Road at Industrial Avenue.
e. Payran Street /Magnolia Avenue /Petaluma Boulevard North.
The proportional fair share contribution shall be based upon project related
increase in PM peak hour traffic volume at the intersection, as determined by
the City Traffic Engineer.
2. The Petaluma Factory Outlet shall contribute a fair share portion of the cost
of construction of the proposed collector street connecting Rainier Avenue
to Corona Road.
3. The Petaluma Factory Outlet Center shall provide a secondary emergency
and construction vehicle access to Corona Road, until the completion of the
required collector street.
.4. The project developer(s) shall pay a proportionate, fair share of the Rainier
overpass interchange and connectors project overall improvement costs.
5. Bus pull-outs and bus stop shelters shall be provided on Petaluma Boulevard
North in the vicinity of the access ' drive concurrently with construction of
public improvements. Location and design shall be subject to City staff
review and approval.
6. The developer(s) shall contribute toward the costs of a TSM feasibility study.
Amount of contribution shall be determined by the City Council prior to
issuance of a development, permit. The developer(s) shall participate in the
evaluation, formulation of solutions and costs of implementation of measures
needed to address mitigation of the reduced LOS at the Petaluma Boulevard
North/Payran Street intersection.
7. Specific, vicinity and area-wide impacts and mitigations associated with
proposed projects. on Parcels B and C shall be identified and implemented
concurrent with environmental analysis - of a specific project. Analysis of
project impacts for -proposed projects on Parcels B and C shall include-
evaluation of potential need .to require shared parking agreements with
development on Parcel A.
8. The following modifications to Petaluma Boulevard North shall be
incorporated into public - improvement plans and construction for the first
phase of development, sub'ect to review and approval of the appropriate
reviewing agency (City anVo County):
a. The southbound to northbound U-turn lane along Petaluma
Boulevard North just north of the project access shall be eliminated.
b. Lower foliage on the trees lining the southbound lanes of Petaluma
Boulevard North just north of the project access shall be selectively
thinned, in order to provide clear sight lines to southbound drivers to
see the new signalized intersection.
C. A northbound to southbound U-turn lane on the Petaluma Boulevard
North northbound approach to the Outlet Village access shall be
provided.
9. If deemed appropriate by the City Engineer, public access -easements shall be
provided from Petaluma Boulevard North, across the access bridge and
extending along the project circular, frontage road to adjoin Parcels B and C.
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E.
Potential impacts to Visual Quality /Aesthetics were. identified. as follows:
1. loss of views from Highway 101 and Petaluma Boulevard North to existing
open landscape of site.
2. partial alteration of existing views of waterway corridor.
The identified impact(s) will be mitigated to a level of insignificance by the
following measures to be incorporated into the project:
Design of all proposed development shall incorporate the following:
a. Preservation of the few natural features of the site, particularly the
large tree(s). Incorporation of the features into the development,
subject to SPARC review and approval.
b. Design development within the River Oaks project to reflect the
landscape, roof shapes, materials and colors to lend an agricultural
flavor to the development. The intent of the- outlet village. project is
to simulate the design of Petaluma's agricultural buildings and retain
Petaluma's rural agricultural image, and reduce apparent height, bulk
and mass of structures through the application of design principles
which integrate buildings with natural amenities..
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2. The developer of Parcel A will create a riverwalk, which will include
enhancement of. riparian habitat along the Petaluma River and provision of
public access, in compliance with the preliminary design standards prepared
by the City and discussed' in the Draft EIR, and the requirements , of the
Department of Fish and Game. The riverwalk will be designed to be
extended through Parcels. B and C at, the time those parcels, are developed.
The proposed riverwalk.improvements will be subject to review and approval
by SPARC, the Departments of Community Development Public Works,
Police and the State Department of Fish and Game.
3. Any existing and all proposed utility lines traversing, adjacent to and /or
serving the project sites shall be undergrounded, unless exempted by City
code, to reduce visual and aesthetic impacts.
Potential impacts to Public Services were identified as follows:
Water Service:
1. Need to update Water Master Plan which does not provide for intensity of
proposed project.
1. Project requires major line extensions to sustain fireflow demands of 2,500 to
5,000 gallons per minute.
Sewer Service:
Need to update Sewer Master Plan which presently shows low- intensity uses
on the site.
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2. Wilmington Pump Station 'is 'nearly at capacity Ld cannot accommodate
flows from the project site.
3. Potential cumulative impacts to trunk line and plant capacities.
Police Protection:
1. Generates need for additional police services at buildout of project site.
Fire Protection:
1. Project generates need for extension of water mains and installation of
hydrants and'associated improvements-to provide adequate fire flows to meet
fire suppression needs.
2. Peak flows during high intensity storms are anticipated to cause back -up
and /or overflow into the parking area, thereby - creating potential hazard to
life and /or property.
3. - Short-term improvements creating a. single entry point into site could create
delays -in response and /or evacuation times.
4. Additional traffic on Petaluma Boulevard North, generating need for signal
at entry point, could cause significant delay to through traffic movements by
emergency vehicles.
Telephone /Gas /Electric /Solid Waste
1. Generates need to extend existing facilities to serve site.
2. Need -to provide adequate on -site areas to insure operation of a successful
recycling program.
The identified impact(s) will be mitigated to a level of insignificance by the
following measures to be incorporated into the project:
Water Service:
1. The developer(s) shall be responsible.for the updating of the Water Master
Plan, prior to issuance of any development permits, to insure provision of
adequate water service for the proposed project as well as the adjacent
properties under the current general plan zoning, subject to review and
approval of -City Engineer. The possible need 'for looping of the present
water main system shall be determined as a function of this plan update.
I. Developer(s) shall be responsible for the extension of all water mains needed
to serve the project site, providing sizing as dictated by'the updated Water
Master Plan. Extension improvements shall include provision of stub -outs
for future extensions as deemed appropriate by the City of Petaluma to serve
future needs.
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Sewer Service:
1.. The developers) shall be responsible for the updating of the Sewer Master
Plan, prior to issuance of any development permits, to insure provision of
adequate carrying and servicing capacity for the proposed project and
surrounding sewer basin, subject to review and approval of City Engineer.
2. Developer(s) shall be responsible for all main extensions, including pump
stations, to. be sized and designed to service the entire sewer basin. Sewer
line shall be extended to the project boundaries to provide for extensions
without future disruption to developed properties.
Police Protection:
Incorporation of Police Department recommendations into development
improvements, including but not limited to:
a. provision of secondary access point to serve project(s)
b. location of security office on an outside perimeter line of the project,
to , all extent possible (Factory Outlet).
C. inclusion of routine crime prevention features into project (Factory
Outlet) such as lighting, vandal resistant fixtures, locks.
Fire Protection:
1. Provision of adequate water main extensions to provide necessary fire flows.
Developer shall be responsible for the installation of all required fire
hydrants and related improvements, subject to review and approval of City
staff.
2. A relocation plan shall be developed by the Factory Outlet Village
proponent to. include an early warning device, monitored by the on -site
security to provide a timely evacuation of persons and /or vehicles at time of
inundation of the parking area(s). Relocation plan shall be subject to review
and approval by City staff prior to issuance of the first certificate of
occupancy.
3. A emergency access road from development areas shall be provided, to
provide for emergency evacuation needs. Timing of improvements, location
and design shall be subject to City staff review and approval.
4. Project applicants shall purchase a transmitter and radio equipment to
control the .new signal at Petaluma Boulevard North and the project access.
Timing of purchase and specific brand of equipment shall be as deemed
appropriate by the City Fire Chief.
5. All projects shall be required to meet current Building and Fire Code fire
protection requirements, subject to City staff review and approval.
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Telephone /Gas /Electric /Solid Waste:
1. All required utility facilities shall ' be extended to serve the project site, at the
cost of the developer. All existing and new utility lines serving or crossing
the project site shall be converted, to and /or installed underground.. Public
improvements shall include providing stub -outs to project boundaries, as
deemed necessary by City staff, to avoid disruption of developed areas in the
future.
2. A recycling program shall be developed by the - Factory Outlet Village
developer to provide for adequate, convenient facilities to promote an active
tenant recycling program, ,subject to. SPARC review and approval prior to
issuance of first certificate of occupancy.
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G. Potential impacts to Fiscal /Economic were identified as follows:
V 1. Increase to existing demands on municipal services and existing public
improvements.
2. Potential loss of revenue to existing retail businesses.
3. Potential reduction in available employment generating business
opportunities.
The: identified impact(s) will be mitigated to a level of insignificance by the
following measures to be incorporated into the project:
1. The payment'of Community Facilities Impact Fees by all development within
the River Oaks project site.
2. The payment of proportionate, fair share contributions by the developers to
offset identified impacts. to specific public facilities (e.g.: signalization and
roadway improvements, public utility upgrading, etc.).
3. Consideration of providing definition and minimum percentage requirement
for occupancies within factory outlet center to be primarily manufacturer's
outlets.
4. Consideration of providing restrictions or minimum re uirements for
proposed development on Parcels B and C to encourage and or require high
employment uses..
H. Potential impacts to Noise Quality were identified as, follows:
1. Generation of noise during construction periods.
2. The DEIR concludes that "As the project site develops noise levels should be
monitored along Petaluma Boulevard North to determine potential impacts
upon rural residences. If necessary, noise walls and other sound buffers
should be constructed to minimize potential noise impacts." If such sound
buffers are demonstrated to be necessary or desirable, the developers of
Petaluma Factory Outlet Village and River Oaks should contribute a
proportionate share of the cost of such buffers. It should be noted, however,
that the proposed project in itself does not precipitate the potential noise
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problem. All development contributes to the increase of traffic along arterial
streets and the accompanying noise impacts on houses on or near those
arterial streets. Also long' stretches of walls -along streets without room for
adequate landscaped setbacks can present a dreary streetscape.
The identified impact(s) will be mitigated to a level of insignificance by the
following measures to be incorporated into the project:
1. Limit of construction hours and days, as previously noted in listed mitigation
measures.
2. The developer(s) shall participate in an Assessment District, if. formed in the
future, for the design and construction of soundwalls on Petaluma Boulevard
North in the vicinity of the project site.
I. Potential impacts to Air Quality were identified as follows:
Increased traffic emissions from additional traffic generated from developed
project site.
2. 'Increase of dust particulates during; construction phases.
3. Increase of noticeable odors in vicinity of developments.
The identified impact will be mitigated to ' level of insignificance by the following
measures to be incorporated into the projct:
1. Payment, by the developer(s), of the City Traffic Impact Mitigation Fee, as
set by the City Council.
2. The following construction practices shall be implemented, subject to staff
review and approval:
a. Contractors 'shall :water exposed dust generating surfaces in late
morning and at the 'end of the. day.. Additional watering activity may
be deemed necessary when wind speeds exceed '1'5 miles per hour.
b. Soil. piles shall be protected by berms, where deemed necessary by
staff, to avoid spillage onto 'traffic lanes.
C. Haul and /or construction roads 'shall_ be watered as frequently as
necessary for dust suppression.
d. All trucks hauling soils or similar dust generating material shall utilize
tarpaulins or similarly effective covers to reduce dust generation along
routes traveled. If deemed appropriate in' response to complaints
received. by City staff; work areas shall be swept or washed down and
truck tires leaving the site shall be hosed off to avoid tracking of
debris o& the site.
e. Disturbed, gfaded, or exposed soil areas shall be replanted or paved
as soon as practical.
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f. The developer shall designate a job superintendent or responsible
person to monitor the above dust control program, authorized to
order increased watering, if deemed. necessary by City staff.
g. All restaurants located on the project site shall utilize processes that
insure compliance to BAAQMD Regulation No. 10 and City
performance standards relative to odor emissions.
The identified impact(s) will be further addressed on a City -wide basis by City
Council discussion and consideration of the following measures during review of
specific projects:
1. Consider feasibility of the formulation and implementation of a TSM
program, requiring developments to participate in financing the feasibility
O study, plan_ formulation or implementation costs.
0 2. Identification of possible locations for light rail transit facilities. This may be
particularly applicable to development of Parcel. B.
3. Identification of possible locations for development of park- and -ride lots.
J. Potential impacts to Energy were identified as follows:
1. Short -term significant use of energy during construction periods, and long-
term consumption from operation and maintenance of development.
The identified impact(s) will be mitigated to a level of insignificance by the
following measures to be incorporated into the project:
1. Project shall comply with California Energy Code Title 24.
2. Project shall be designed to utilize solar exposure, to all extent possible and
to incorporate use of energy - efficient building materials and energy -
conserving features. Project shall be designed to provide for natural
ventilation, to all extent possible.
K. Potential impacts to Agricultural Issues were identified as follows:
1. ; Permanent loss of agricultural land.
The identified impact(s) will be mitigated to a level of insignificance by the
following measures to be incorporated into the project:
1. Restriction of urbanized development to areas. set forth within the Petaluma
Urban Limit Line, thereby insuring continuing protection of outlying
agricultural areas (see also biological resources, visual quality /aesthetics
sections).
In conclusion, the following irreversible adverse impact is identified that cannot be
significantly alleviated by the mitigation measures recommended in the report:
1. Agricultural Land. Conversion to non - agricultural uses will have a small but
irreversible impact on the City's and region's inventory of agricultural land (see
Section IV. K. of the DEIR).
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In accordance. with Section 15093(b) of the California . Quality Act, the
adverse impact identified -above can be found acceptable ased on the following overriding
considerations:
1. The project site is and has been within the recognized General Plan Urban Limit_
Line and, therefore, considered by the City as suitable for urban development at
some point in time consistent with the General Plan and related City development
policies. The site was not designated, for either open space or agriculture but for
mdustnal development similar in intensity to the proposed project.
2. The City's policy .decision reflected in the previous statement recognizes that some
loss of agricultural land, such as- would result from the development. of the proposed
project, is acceptable in order. to achieve the social' and economic benefits
associated with urban development of agricultural land. Such benefits in this
instance,include the net positive fiscal impact to the City from retail development
which generates, sales taxes. The resulting revenue stream to the City may be used
to fund, capital: improvements and social service programs benefitting'residents and
businesses within the City.
The five "potentially significant" impacts (seismic hazards ,. degradation of water quality,
flood potential during 50 year flood event, .change'in water surface elevations in Capri
Creek due to development of Parcel B, air .quality for intersection of Payran /Petaluma
Boulevard EI North) identified within the DR document (page 235) are reco as
mitigateable to a level of. insignificance through the Mitigation Monitoring program and
through design decisions on future, projects.
Commission action, on General Plan and Rezoning / Pezoning requests continued to
7/10/90; public hearing for the consideration of the proposed PCD Master Plan Program,
including Petaluma Outlet Village, and application for Annexation continued, to 7/10/90.
ADJOURNMENT: 11:10 PM
min0619 / pc6m7
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