HomeMy WebLinkAboutPlanning Commission Resolution 2020-11 07/14/2020CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR
THE WASATCH STORAGE FACILITY PROJECT
LOCATED AT 85 CORONA ROAD
APN: 150-020-008
FILE NO. PLSR-19-0017
WHEREAS, Scott Wyckoff of Wasatch Storage Partners submitted an application for Site Plan and
Architectural Review to construct a new self -storage facility building on an approximately 2.5 -acre portion
of the 3.83 -acre site located at 85 Corona Road (APN 150-020-008) (the "Project"); and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and
Architectural Review for the Project on July 14, 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 July 14,
2020 and all public testimony provided prior to and at the public hearing; and
WHEREAS, on July 14, 2020, the Planning Commission also considered the California Environmental
Quality Act "CEQA" analysis and determination for the project as contained in the staff report; and
WHEREAS, on July 14, 2020, 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:
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
C1. The project was analyzed under California Public Resources Code Section 21083.3 and Sections
15183 and 15332 of the California Environmental Quality Act (CEQA). California Public Resources
Code Section 21083.3 and CEQA Guidelines Sections 15183 and 15332 allow 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
Planning Commission Resolution No. 2020-11 Page 1
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 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 Wasatch Storage Facility 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.
The project has been also been reviewed in accordance with the CEQA Guidelines Section 15332
as an infill development project. The project is consistent with the Community Commercial land
use designation and regulations of the Rancho Arroyo PCD 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 utilities and public services as detailed in the CEQA Analysis contained
in Attachment B of the staff report.
An initial study was prepared for the Project consistent with the mandates of CEQA Section 15183
and 15332, 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 Wasatch Storage Facility Project will implement applicable mitigation
Planning Commission Resolution No, 2020-11 Page 2
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 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. Additionally, the project
is not precluded from the use of the Class 32 exemption as a result of any conflict with exceptions.
Therefore, there would be no additional environmental impacts beyond those analyzed in the
General Plan EIR.
General Plan
b. The Project is, for the reasons discussed in the July 14, 2020 Planning Commission staff report,
consistent with the following General Plan policies;
Policy 1-P-1 Promote a range of land uses at densities and intensities to serve the community
needs within the Urban Growth Boundary (UGB).
Policy 1-P-2 Use land efficiently by promoting infill development, at equal or higher density and
intensity than surrounding uses.
Policy 1-P-7 Encourage flexibility in building form and in the nature of activities to allow for
innovation and the ability to change over time.
Policy 1-P-49 Preserve existing tree resources and add to the inventory and diversity of
native/indigenous species.
Policy 2-P-122 Require development projects to prepare a Construction Phase Recycling Plan
that would address the reuse and recycling of major waste materials (soil,
vegetation, concrete, lumber, metal scraps, cardboard packaging, etc.)
generated by any demolition activities and construction of the project.
Policy 4-P-16 To reduce combustion emissions during construction and demolition phases, the
contractor of future individual projects shall encourage the inclusion of measures
which reduce such emissions.
Policy 8-P-33 The City shall continue to implement mandatory zero -net fill upstream of the Payran
transition weir, and when appropriate utilize zero -net runoff, to assess site-specific
impacts and identification of mitigations.
Policy 8 -P -37(G) New non-residential development in the 100- year flood boundary area, identified
in Figure 8-1, with less than one foot of water depth during a 100 -year storm event
will be required to provide flood protection at least 1 foot above the BFE, or elevate
the lowest floor two feet above the BFE.
Rancho Arroyo Business Park Planned Commercial District
a. Self storage is a principally permitted use in the PCD.
b. The project is consistent with all applicable development standards outlined in the PCD including
building height, lot coverage, setbacks, and parking.
C. The project complies with design standards identified in the PCD, which states that exterior
materials shall be of a pleasing visual quality.
Implementing Zoning Ordinance
Planning Commission Resolution No. 2020-11 Page 3
a. The project is consistent with Chapter 6 - Floodway and Floodplain Districts of the Implementing
Zoning Ordinance as follows:
Consistent with Section 6.070(E) and 6.070(F) of the Implementing Zoning Ordinance, the
project will elevate the finish floor of the structure to two feet above the base flood
elevation.
b. As conditioned, the project will include tree mitigation for removal of protected trees, consistent
with Chapter 17 - Tree Preservation of the Implementing Zoning Ordinance.
C. As conditioned, the project is required to pay an in -lieu fee equivalent to one percent of the total
construction cost, consistent with Chapter 18 - Public Art of the Implementing Zoning Ordinance.
d. 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:
The project proposes to use materials that will age gracefully overtime including stucco,
corrugated metal, box rib metal, steel roll -up doors and canopies, concrete, and aluminum
trim windows and doors. Architectural features including windows, awnings, second -floor
recessed storefronts, gooseneck lighting, and vertical and horizontally -applied materials
provide articulation and create harmony in the overall design of the structure. As such, the
project is consistent with this standard.
The proposed architectural style of the building is typical for the proposed type of use and is
compatible with surrounding structures and the overall character of the neighborhood.
Though the site is located within the Rancho Arroyo PCD, it is physically separate from other
properties and is surrounded by properties within the Auto Plaza PCD. The structure provides a
cohesive design that features architectural components of both business park style buildings
along Industrial Avenue as well as car dealership structures along Auto Center Drive. Self -
storage facilities, by nature of the service they provide, are typically large in scale. The
architectural style of the building at the most visible locations is designed to appear as multiple
smaller buildings rather than one large building. Variations in wall planes provide visual interest
and reduce the overall massing of the structure. Therefore, the architectural design is
appropriate for the project and compatible with the overall character of the neighborhood,
consistent with this standard.
The siting of the structure is consistent with setback requirements specified in the Rancho
Arroyo PCD. The project provides an increased front setback as is required for buildings greater
than 50,000 square feet which helps to reduce the perceived scale of the building from the
public right-of-way. The siting of the structure is similar to other structures in the immediate
neighborhood and is therefore 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 include one
wall sign, address numbers, and monument sign at the north elevation along Auto Center
Drive. As proposed, preliminary sign details appear to be consistent with sign regulations
contained in The Rancho Arroyo Business Park Sign Program. Preliminary sign locations and
sizes appear compatible with the overall design of the structure and therefore are consistent
with this standard.
V. The proposed structure is similar in height and scale to surrounding buildings including the
adjacent former PVAC structure located on the southern portion of the project site as well as
the Henry Curtis Ford Dealership located east of the project site. Surrounding structures also
utilize neutral color palettes that blend with the natural environment. As such, the project is
consistent with this standard.
Planning Commission Resolution No. 2020-11 Page 4
Vi. The preliminary landscape plan demonstrates compliance with landscaping standards
established by the City of Petaluma Implementing Zoning Ordinance. Existing trees onsite will
be removed to ensure adequate operation and maintenance of the existing public utility
easement. In place of these trees, native shrubs will be planted, which have root systems that
will not interfere with the easement. The overall site is designed to integrate landscaping with
the proposed structure and the overall natural environment. Stormwater retention areas will
be covered with river rocks that match the proposed stone veneer at the Auto Center Drive
Elevation, which helps tie the design of the structure and landscaping together. As such, the
project is consistent with this standard.
Vii. Given the nature of the use, primary access to and from the site will be via automobile. Existing
sidewalks along the northern portion of Auto Center Drive and Class II bike lanes on Industrial
Avenue are adequate to serve the anticipated demand. Furthermore, site distance at the
proposed egress driveway is adequate and will not result in conflicts between vehicles exiting
the site and vehicles travelling east on Auto Center Drive. As such, the project is consistent with
this standard.
C. Based on its review of the entire record herein, including the July 14, 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 to construct a new
self -storage facility building and associated site improvements on a 2.5 -acre portion of the 3.83 -
acre lot located at 85 Corona Road, subject to the conditions of approval attached hereto as
Exhibit 1,
Planning Commission Resolution No. 2020-11 Page 5
ADOPTED this 14th day of July, 2020, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Vice Chair Bauer
x
Hooper
x
Potter
X
Streeter
x
ATTEST:
Scott Ak>nso'Choir
APPROVED AS TO FORM:
H e- r Hines, CornmY6n Se'cre6y Eric Danly, City Attorney
Planning Commission Resolution No. 2020ll Page
EXHIBIT 1
SPAR CONDITIONS OF APPROVAL
WASATCH STORAGE FACILITY
85 CORONA ROAD
APN: 150-020-008
FILE NO. PLSR-19-0017
Planning Division - Standard Conditions
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 February 3, 2020 except
as modified by these conditions of approval.
3. The colors and materials shall be in substantial conformance with those noted on the
architectural plan set and the spec sheets in the project file received April 27, 2020 except as
modified by these conditions of approval.
4. This approval is granted for and contingent upon construction of the project as a whole, in a
single phase, with the construction and/or installation of all features approved and required
herein. Modifications to the project, including but not limited to a change in construction
phasing, shall require Site Plan and Architectural Review in accordance with IZO §24.010.
5. 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).
6. All exterior lighting shall conform to the standards at IZO 24.040 (D) (Glare).
7. Both construction and post -construction business operations shall comply with all performance
standards of Implementing Zoning Ordinance Chapter 21.
8. Prior to building permit issuance all applicable development impact fees, including the public
art in lieu fee if applicable shall be paid.
9. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be
permitted.
10. 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.
11. 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.
12. Tree replacement and mitigation for removal of protected trees shall be at a 1:1 trunk
diameter basis for trees determined to be in excellent (5) or good (4) health or with moderate
Planning Commission Resolution No. 2020-11 Page 7
(3) to good (4) structure, and at a 2:1 trunk diameter basis for trees determined to have
marginal (2) or fair (3) health or with marginal (2) structure. Tree mitigation may be satisfied
through on-site plantings, payment of an in -lieu fee, or a combination of both.
13. A minimum of one covered, secured bicycle parking space shall be provided onsite prior to
the Project's first Certificate of Occupancy. The bicycle parking space must be shown on the
Project's building permit plans.
14. All standpipes, check valves, and other utilities shall be placed underground or fully screened
from view by decorative screening structures or landscaping.
15. No signage is approved by this permit. Separate sign permits in compliance with the Rancho
Arroyo Business Park Sign Program shall be obtained prior to the installation of signage.
16. 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.
17. 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.
Planning Division - Environmental Conditions of Approval
Air Quality
18. 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
Planning Commission Resolution No. 2020-11 Page 8
toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]).
Clear signage shall be provided for construction workers at all access points.
g) All construction equipment shall be maintained and properly tuned in accordance
with manufacturer's specifications. All equipment shall be checked by a certified
mechanic and determined to be running in proper 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.
Cultural Resources
19. 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, the Federated Indians of Graton Rancheria shall be notified and 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).
20. 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.
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
Planning Commission Resolution No. 2020-11 Page 9
out all obligations of the applicant as provided at Public Resources Code Section
5097.98.
Geology and Soils
21. As determined by the City Engineer and/or Chief Building Official, all recommendations
outlined in the Geotechnical Investigations dated October 2018 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.
22. 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.
Hazards and Hazardous Materials
23. 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.
24. 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
Environmental Health & Safety Department 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 Environmental Health & Safety Department.
Engineering controls shall be utilized, which include impermeable barriers to prohibit
groundwater and vapor intrusion into buildings.
Planning Commission Resolution No. 2020-11 Page 10
Hydrology and Water Quality
25. 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.
26. 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.
27. 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 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.
28. 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
29. Following construction within the FP -C (Flood Plain - Combining District), and prior to
occupancy, the elevation of the lowest floor, including basement, shall be certified by a
registered professional engineer or surveyor, to be properly elevated. Such certification or
verification shall be provided to the Floodplain Administrator. As determined to be appropriate
by the Floodplain Administered, the following standards may also be required:
a. All new improvements shall be anchored to present flotation, collapse, or lateral
movement.
b. All new improvements shall be constructed with materials and utility equipment
resistant to flood damage and using methods and practices to minimize flood
damage.
c. All electrical, heating, air conditioning, ventilation, and plumbing shall be designed
and located to prevent water from entering or accumulating within components
during flooding.
d. All new construction and improvements shall insure that fully enclosed areas below
the lowest floor that are subject to flooding be designed to automatically equalize
hydrostatic flood forces on exterior walls by allowing for the entry and exit of flood
waters. A minimum of two opening not less than one square inch for every square
foot of enclosed area shall be provided.
Planning Commission Resolution No. 2020-11 Page 11
Noise
30. 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:
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 (Le., 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.
Public Services and Recreation
31. Prior to issuance of occupancy of the buildings and prior to issuance of building permits for
non-residential development, the applicant shall be subject to the City's most recent City
Facilities Development Impact Fees.
Transportation
32,'A minimum of 1 covered, secured bicycle parking 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.
Planning Commission Resolution No. 2020-11 Page 12
Public Utilities
33. 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 implemented.
34. 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 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).
35. 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.
36. 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.
Building Division
37. Upon submittal of a building permit, a demolition permit with waste management plan for all
structures and slabs in the area of new construction will be required.
Fire Department
38. In accordance with CFC Appendix C - Fire Hydrant Location and Distribution, the project shall
install additional onsite fire hydrants and a fire hydrant near the south entrance on Auto Center
Drive as required.
39. AFSS Where required. Approved automatic fire sprinkler systems in new buildings and 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.
40. 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.
41. 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
Planning Commission Resolution No, 2020-11 Page 13
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
42. 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.
43, 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.
44, 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,
Public Works
Engineering
45. Proposed water utility easement along NE property boundary shall be executed prior to
issuance of building permit. Easement shall be recorded by Sonoma County Recorder's office
prior to issuance of occupancy permit.
46. Paving restoration may be required on Auto Center Drive frontage depending on impacts of
construction on the roadway. Half street paving replacement or smaller areas of restoration,
including curb and gutter repairs may be required. If required based on site conditions, the
minimum restoration for half street improvement is a 2 -inch grind and overlay. Curb and gutter
replacement if required shall meet City Standards. Pavement restoration for utility tie-in at
street shall meet City standards. Reference https://cityofpefaluma.org/city-sfandards/``
47. Street light to be relocated on project frontage shall be to City Standards, The condition of
existing light standard and equipment shall be confirmed by City Traffic Engineer as suitable
for re -use or shall be replaced with new,
48. Frontage improvements as indicated on the latest Civil and Landscape plans shall be installed
to meet City Standards. Any hardscape improvements shall be ADA accessible. (No
hardscape frontage improvements are proposed at this time other than driveway entrances.
Planning Commission Resolution No. 2020-11 Page 14
Sidewalk is not proposed or recommended on Auto Center Drive frontage. Reference W -Trans
Draft "Focused Traffic Study for the Wasatch Storage Facility TIS" dated May 28, 2020.)
49. With the Building Permit submittal, applicant shall provide a construction level storm water
quality report that demonstrates compliance with "BASMAA Post -Construction Manual; Design
Guidance for Stormwater Treatment and Control for Projects in Marin, Sonoma, Napa, and
Solano Counties", January 2019. (Provision E.12 of the City of Petaluma's storm water permit.)
50. 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.
51. The project is responsible for paying water, sewer, and storm drain impact/capacity fees prior
to issuance of a building permit.
52. On-site sewer and storm drain water and all proposed treatment systems shall be privately
owned and maintained.
53. Landscape plantings within public utility easements are limited to shrubs and smaller plants.
Trees are no longer permitted within utility easements.
54. 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.
55. Confirm any 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.
56. Applicant shall submit a construction plan for City Engineer review prior to start of construction.
Plan to include any anticipated phasing, traffic control, security (fencing, lighting, gates, etc),
material and construction equipment staging areas, and truck haul/access plan.
57. The applicant shall notify adjacent property owners and tenants (500 ft radius) at least two
weeks prior to starting any construction.
58. Additional comments may be generated as a result of additional information, response to
comments, or design changes. Any site plan changes or revision impacting the utility design
during construction will require the resubmittal to Public Works Operations and Engineering
Divisions.
Environmental Services
59. Any new construction will be subject to a wastewater capacity fee based on the use of the
facility if there is wastewater plumbing. Any change in use of pre-existing facilities will be
subject to a wastewater capacity fee.
Planning Commission Resolution No. 2020-11 Page 15
60. The applicant shall submit the following in accordance with PMC Section 15.17.050:
a) PMC Section 15.17.050(C) (4) (d) (1,2,6,11,12,17,18) : The landscape design plan at a
minimum, shall include:
Delineate and label each hydrozone by number, letter, or other method.
ii. Identify each hydrozone as very low, low, moderate, high, or mixed water use.
Temporarily irrigated areas of the landscape shall be included in the low water
use hydrozone for the water budget calculation.
iii. 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
iv. The signature of a licensed landscape architect, licensed landscape
contractor, or any other person authorized to design a landscape.
b) PMC Section 15.17.050(C) (5) (a,b,c): A complete irrigation design plan that meets all
the design criteria shall be submitted as a part of the landscape documentation
package.
61. Prior to final landscape inspection, the applicant shall submit the following in accordance with
PMC Section 15.17.050. Please refer to the following sections of the PMC for detailed
requirements of each item:
a) PMC Section 15.17.050 (C)(3): Soil Management Report.
b) PMC Section 15.17.050 (D)(1-3): Certificate of Completion to include the following
attachments:
Certification by either the signer of the landscape design plan, the signer of the
irrigation design plan, or the licensed landscape contractor that the landscape
project has been installed per the approved landscape water use efficiency
standards.
ii. Irrigation Schedule - shall be regulated by automatic irrigation controllers,
applied water should be the ETWU.
iii. Landscape and Irrigation Maintenance Schedule - including routine
inspection, adjustment and repair of irrigation system, fertilizing, pruning,
weeding, etc.
62. Landscape Irrigation Audit conducted by a certified landscape irrigation auditor. Landscape
audits shall not be conducted by the person who designed the landscape or installed the
landscape. Audit reports shall meet the criteria listed in Section 15.70.050 (D)(2)(c).
Planning Commission Resolution No. 2020-11 Page 16