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HomeMy WebLinkAboutPlanning Commission Resolution 2020-02 02/25/2020APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE BROOKS NOTE WINERY PROJECT LOCATED AT 426 PETALUMA BLVD N APN: 006-163-015 FILE NO. PLMA-19-0007 WHEREAS, Summit Engineering, on behalf of the property owner Garrett Brooks, submitted an application for Site Plan and Architectural Review for site improvements including exterior modifications to the existing building, and for a Conditional Use Permit to operate "Food and Beverage Product Manufacturing" and "Bar/Tavern" uses within the Urban Center (T5) zone of the Central Petaluma Specific Plan, located on a 0.16 -acre lot at 426 Petaluma Boulevard North (APN 006-163-015) (the "Project"); and WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and Architectural Review and the Conditional Use Permit for the Project on February 25, 2020, 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, a public hearing sign was posted on site at least 17 days prior to the Planning Commission meeting, consistent with the City Council Resolution No. 18-107; and WHEREAS, at said hearings, the Planning Commission considered the staff report, dated February 25, 2020 and all public testimony provided prior to and at the public hearing; and WHEREAS, on February 25, 2020, the Planning Commission approved Site Plan and Architectural Review and a Conditional Use Permit for the Project. WHEREAS, on February 25, 2020, the Planning Commission considered a staff report analyzing the application, including the California Environmental Quality Act ("CEQA") determination included therein. NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PETALUMA AS FOLLOWS; A. The foregoing recitals are true and correct and incorporated herein by reference. B. Based on its review of the entire record herein, the Planning Commission makes the following findings: California Environmental Quality Act a. The project has been reviewed in accordance with the California Environmental Quality Act (CEQA) and found to be categorically exempt under CEQA Guidelines Section 15332 as an infill development project. The project is consistent with the Mixed Use land use designation and regulations of the T-5 zoning district. The project is located within city limits on a site less than five acres substantially surrounded by urban uses and on a site without value for habitat for endangered, rare, or threatened species. The project would not result in any significant effects related to traffic, noise, air quality, or water quality and is located on a site served by all required Planning Commission Resolution No. 2020-02 Page 1 utilities and public services as detailed in the Categorical Exemption determination contained in Attachment D of the staff report. General Plan b. The Project is, for the reasons discussed in the February 25, 2020 Planning Commission staff report, consistent with the following General Plan policies: Policy 1-P-7 Encourage flexibility in building form and in the nature of activities to allow for innovation and the ability to change over time. Policy 1-P-11 Allow land use intensification at strategic locations along the arterial corridors leading to Downtown and Central Petaluma, including aging commercial and industrial sites. Policy 2-P-5 Strengthen the visual and aesthetic character of major arterial corridors. Policy 2-P-53 Permit a mix of uses, with fairly high intensities to create the ambiance of a bustling urban corridor. Policy 2-P-55 Encourage development of the area south of Payran Street as an urban corridor, with a mix of uses comparable to those of the Central Petaluma Specific Plan, increasing in intensity approaching Downtown Policy 9 -P -18(B) Encourage the establishment and viability of smaller, locally -owned businesses. Central Petaluma Specific Plan c. The Project is consistent with the General Plan 2025 Mixed Use (MU) land use designation in that the MU designation, within the Central Petaluma Specific Plan Area, allows for a variety of residential, commercial, office, retail and industrial uses consistent with the respective development regulations established within the CPSP. d. The Project is, for the reasons discussed in the February 25, 2020 Planning Commission staff report, consistent with the following CPSP goals, policies, and objectives: Land Use Goals, Policies and Objectives Goal 1 Support existing viable uses, and provide for new uses that complement and complete the urban fabric. Policy 1.6 Encourage pedestrian oriented land use. Community Design Goals, Policies and Objectives Goal 2 Create a strong sense of entry and orientation within Central Petaluma. Historic Preservation Goals, Policies and Objectives Goal 1 Protect, enhance, perpetuate, and adaptively reuse properties of historic and architectural significance. Objective 1 Preserve the industrial and commercial complex of structures including the Dairymen's Feed and Supply Coop, one of the community's most visible structures. Policy 1.3 Recognize the commercial buildings located north of the Petaluma Historic Planning Commission Resolution No. 2020-02 Page 2 Commercial District along Petaluma Boulevard North (400 Block) as having historic significance. Policy 1.6 Prepare an amendment to the Petaluma Commercial Historic District to include the six properties in the 400 block of Petaluma Boulevard North. SmartCode e. The Project is consistent with all development standards of the Urban Center (T5) zoning district, including but not limited to, those pertaining to parking, and private frontage development standards, except where warrants have been requested. f. Pursuant to Section 8.10.020(H), the requested warrants, for the reasons described in the staff report, are consistent with the overall stated intent of the SmartCode. Implementing Zoning Ordinance g. 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: L The project proposes high quality materials that will age gracefully including stucco, corrugated metal siding, aluminum trim windows and awning, and reclaimed redwood. Architectural features including windows, an awning, and the recessed entry provide articulation which creates harmony in the overall design of the structure. As such, the project is consistent with this standard. ii. As identified in the Central Petaluma Specific Plan, the building was identified among others as a potential contributor to the Commercial Historic District due to the North River Area being historically used for commercial, industrial, and agricultural uses, as is evident in the presence of these building types. It appears that the most defining features of the existing building as viewed from Petaluma Boulevard North are the building form, the large garage entry, and the siting at the back of sidewalk. The stepped parapet will be retained leaving the overall building form intact. Although the garage door will be removed and its opening enlarged, the new recessed entry and proportions of the fapade opening will remain evocative of the building's auto -oriented history, which is compatible with the overall character of the neighborhood. Furthermore, the project has been reviewed by the HCPC and the changes have been found to be appropriate given the historic context described in the HCPC staff report dated February 11, 2020. Specifically, the HCPC found that the proposed modifications will maintain the features which define the historic context of the building. iii. The project will operate within an existing building and does not propose expansion beyond what currently exists. Surrounding structures also feature zero foot setbacks from the front property line. Further, the addition of the recessed entry will provide the appearance of a setback from the street, consistent with the adjoining building to the south. Therefore, the project is consistent with this standard. iv. Specific sign design is not approved through the SPAR process, but rather, during review of a Building (Sign) Permit. Signage details have been provided by the applicant and appear to be consistent with sign regulations contained in Section 4.90 of the SmartCode. The size, location, and design of the proposed sign at the west elevation is compatible with the proposed fapade modifications and therefore is consistent with this standard. v. The existing structure is one story and flush with the sidewalk. Proposed modifications will retain the existing building height, which is similar to the height of surrounding buildings. Modifications will also introduce greater transparency through the use of large, operable windows which Planning Commission Resolution No. 2020-02 Page 3 serve to break up the opaque wall plane, creating visibility into the building. Further, the addition of a recessed entry provides variation in the building plane which creates varied articulation, effectively reducing the overall massing of the structure. Proposed colors are compatible with surrounding structures. The overall design of the building is compatible with structures in the immediate neighborhood as it relates to bulk, height, and color. Therefore, the project is consistent with this standard. vi. The project will relocate the existing planter and provide one new street tree to be the same species as trees on neighboring properties. The SmartCode states that public frontages shall include trees planted in a regularly -spaced allee pattern of single species with shade canopies of a height that, at maturity, clears at least one story. The proposed landscaping is consistent with the requirements of the SmartCode, and therefore is consistent with this standard. vii. The proposed project will provide parking consistent with the requirements of the Smart Code. The leased parking provided at 616/620 Petaluma Boulevard North is an established parking lot that will be accessed via Lakeville Street. Pedestrian walkways exist between the parking lot and the project site, providing safe access for those arriving to the site via automobile. Bicycle parking is provided adjacent to the building entrance, providing convenience for those arriving to the site via bicycle. Therefore, the project is consistent with this standard. C. Based on its review of the entire record herein, including the February 25, 2020, Planning Commission staff report, all supporting, referenced, and incorporated documents, and all comments received, the Planning Commission hereby approves Site Plan and Architectural Review and Warrants to modify the existing building located at 426 Petaluma Boulevard North, subject to the conditions of approval attached hereto as Exhibit 1. Planning Commission Resolution No. 2020-02 Page 4 ADOPTED this 25th day of February, 2020, 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: e !P J fr Scott Alonso, Chair APPROVED AS TO FORM: Planning Commission Resolution No. 2020-02 Page 5 SPAR CONDITIONS OF APPROVAL BROOKS NOTE WINERY 426 PETALUMA BOULEVARD NORTH APN 006-163-015 Project File No. PLMA-19-0007 Planning Division EXHIBIT 1 1, Plans submitted for building permit shall include all conditions of approval contained herein on the first sheet of the plan submittal. 2. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial conformance with the plans on file with the Planning Division received December 12, 2019, except as modified by these conditions of approval. The applicants/developers shall defend, indemnify, and hold harmless the City or any of its boards, commission, agents, officers, and employees from any claim, action or proceeding against the City, its boards, commission, agents, officers, or employees to attack, set aside, void, or annul, the approval of the project when such claim or action is brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicants/developers of any such claim, action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding if the City bears its own attorney's fees and costs, and the City defends the action in good faith. 4. Pursuant to IZO §24.010(1), this approval is effective for a twelve (12) month period unless the permit has been exercised or unless an extension of time is approved in compliance with IZO §24.010(J). 5. The colors and materials shall be insubstantial conformance with those noted on the plan set and the color and materials board in the project file received December 12, 2019, except as modified by the following conditions. 6. Prior to building permit issuance all applicable development impact fees shall be paid. 7. All exterior lighting shall conform to the standards at IZO 24.040 (D) (Glare). 8. The site shall be kept cleared at all times of garbage and debris, 9. All plantings shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to ensure 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 ensure continued regular watering of landscape areas, and health and vitality of landscape materials. Public Works - Environmental Services 10. At time of building permit, expected wastewater flow in gallons per day, expected Biochemical Oxygen Demand (BOD) of wastewater, and expected Total Suspended Solids (TSS) of wastewater shall be provided in order to determine the capacity fee of the project, Public Works - Operations/Utilities Planning Commission Resolution No, 2020-02 Page 6 11. New water service(s), meter and backflow(s) are required for the development. The water service shall be connected to the water main in Petaluma Boulevard North. 12. Construction of a new sewer lateral to the existing sewer main at the rear of the building shall be required. The existing lateral shall be abandoned in place with the connection at the main sealed per City standards. 13. Provide current ADA ramps and accessible upgrades as required from the parking lot to the building entrance. 14. Rainwater shall not enter the sewer or storm drain system in outside crush areas or open work areas. Diversion valves will be required. Fire Department 15. AFSS Where required. Approved automatic fire sprinkler systems in new buildings and renovated structures shall be provided in locations described in this section. Additional local requirements are described in Section 903.2.1 through 903.2.19.1.2 and may supersede the following requirements. The most restrictive requirements shall apply. CFC 903. Installation of 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-13R or NFPA-13. 16. Sprinkler system supervision and alarms. Valves controlling water supply for automatic sprinkler systems, pumps, tanks, water levels and temperatures, critical air pressures and waterflow switches on all sprinkler systems shall be electrically supervised by a listed fire alarm control unit. CFC 903.4. Installation of the fire alarm system, or sprinkler monitoring systems, must be conducted with approved plans and permit obtained from the Fire Prevention Bureau prior to work commencing. The fire alarm submittal shall include a permit application with three (3) sets of plans, cut sheets, and calculations for review. The system shall comply with NFPA-72. 17. Fire Alarm System. Approved fire alarm systems in new buildings and renovated structures shall be provided in locations described in this section, CFC 907. Installation of the fire alarm 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-72. 18. Fire Department Access. Fire Apparatus Access Roads shall be constructed and provided prior to construction of any buildings on the site. Fire apparatus access roads shall be maintained for fire department operations at all times during the construction process. Closure or changes of fire apparatus access roads shall be reviewed and approved by the Petaluma Fire Prevention prior to closure or changes. CFC 503. 19. Fire Hydrants. All required fire hydrants shall be installed and accepted by the Petaluma Fire Prevention Bureau prior to loading of any combustibles on site or construction of the building. CFC Appendix D. 20. Key Boxes. Where access to or within a structure or an area is restricted because of secured opening or where immediate access is necessary for life-saving or fire -fighting purposes, the fire code official is authorized to require a key box be installed in an approved location. The key box shall be of an approved type listed in accordance with UL 1037, and shall contain keys to gain necessary access as required by the fire code official. Installation of the key boxes 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 CFC Section 506. Planning Commission Resolution No. 2020-02 Page 7 21. Emergency Responder Radio Coverage. All new buildings shall have approved radio coverage for emergency responders within the building based on the existing coverage levels of the public safety communication system of the jurisdiction at the exterior of the building. The owner/project shall conduct appropriate testing and/or provide emergency responder radio coverage approved by the Petaluma Fire Prevention Bureau. Installation of the emergency responder radio coverage 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 CFC Section 510. 22. High -piled storage. An operational permit is required to use a building or portion thereof as a high piled storage area exceeding 500 square feet (46 m2). CFC 105.6.23, 23, Fire Extinguishers. Portable fire extinguishers shall be installed in all new and existing Group A, B, E, F, H, I, L, M, ... and S occupancies. Portable extinguishers shall be installed and maintained in locations as required by CFC 906.1 24. Address Numbers - Commercial. 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. 25. "Event Mode." The building will be classified as an A-2 and F-2 mixed use occupancy as nonseparated occupancies per CBC 508.3 with no separations between the occupancies, with 2 means of egress (front door and rear door, as shown on sheet A7) and NO production activity during the event or when the occupant load exceeds 50 persons in the building. 26. "Production Mode." The building will be classified as B and F-2 mixed use occupancy as nonseparated occupancies per CBC 508.3 with no separations between the occupancies, with only one exit required. The B occupancy (tasting room) to egress through the front door and the F-2 occupancy to egress through the rear door or tasting room. This means that the tasting room occupant load cannot exceed 49 persons. Based on proposed furniture layout, it appears that the occupant load could be reasonably maintained below 50 persons. Hazardous materials will be maintained below the Maximum Allowable Quantities as noted in CBC Table 307.1.1(1). 27. Allowable production. Production at the facility shall be limited to wine only. Liquor, beer, or other production, storage, or distribution of other product(s) is not allowed. Planning Commission Resolution No. 2020-02 Page 8