HomeMy WebLinkAboutAgenda Bill 7.A-Attch11 04/19/2004•
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Prepared 12.02.02
Revised 11.16.0-11.14.04,
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TABLE-OF CONTENTS
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1 PROJECT SUMMARY .... I .... ..............
4
1 .1
Proiect Narrative...... .- ........................
4
1.2
........... 6 ...........................
Mlaster Plan Review ........................... ........ .........................
4
1.3
Site Location .... ............._............... ..... ...............................
4
1.4
Exhibit— Vicinity' Map` ..:......... ............................... ......._..........
5
1.5
Exhibit - Site-Parcel /. Environmental Map .:....:.. :... ::. ........................
6
2 PLANNING AND REGULATORY CONTEXT ..................
7
2.1
General Plan = _Special Commercial Land Use Designation: >... .. ,...
7
2.2
Petaluma River Access and Enhancement Plan.; .................................
7
2.3
P -C Planned Community District - Petaluma Village Marketplace............
7
3 PROJECT OBJECTIVES ................................ ...............................
8
4 GENERAL DEVELOPMENT PLAN .................
10
4.1
Permitted `Uses....._ .......
10
4:1.1 Permitted Principal
10
4:1.2 Permitted Accessory
10
4.13 Exhibit — Land Use
11
5 SITE AND
BUILDING PLANS .................
12
5.1
Site and Protect Descriptions ................... ..._ ........................
12
5.2
Phasing....... ..................................... ...............................
.....
12
5.3
Architectural Design ............................ ............ ................ ...............
1
5.1,1 Siting of Buildings .......................... ...............................
13
5:3.2 Views ........................................................................
13
....................
5.3.3 Set Back Lines .......... ............................:.. .
13
5.3.4 Building Requirements .......................,
13
5.:35 Graphics and Signage
14
5.3 Sustainabilitv ............................. ...............................
14
5.33 Utilities ....................................... ...............................
14
5:3.8 Ingress /Egress and Traffic
14
5.3.9 Parking Area Lighting
15
5 J0 Trash
15
5.4
Landscape Principles.: ................................ ...............................
15
5.4.1 Design
15
5.4.2 Views .. .................................. ...............................
16
5:43 Landscape Use and Maintenance
16
5.4.4 Plant
16
5.4.5 Sustainabilitv........... ............................. ..............................
17
5.5
Grading, Drainage, Water and Sewer............ ..
17
5.6
Exhibit — Architectural Site to Plans ....................................
19
5.6:1 Exhibit A feh;t etti -, l Overall Site Plan ...............................
19
A. n
5.6.2 E hibit Site
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5.6.3 ; Ni +bit -74r iteEWFall Pa+FeISe
- A. o.,. n B
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44
5.6.5 A r-e-hiteet eel= Br!.8;;t
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5.6.6 E -hibi AFehiteiStffal P B R
5.6':7 F =habit k l D,, C
,-
5.7
Landscape Plans: ................................ ...............................
26
l
5.7.1 Exhibit ..,a,.,., e M as t ef
5.7.2 'Exhibit River Walk Parcel
27
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5.7.3 Ex-hibit River Walk Parcel
28
5.8
Gl & irk Pk IRS ............... ...............................
5. Exhibit PHI - r ) ' (': ,. D aee ail Ut;l4N' Dl.,.,
2 -
5.8.2 - Y,13i . it P itr e l R D.-:,I - in y G D i .,. -.d 'i tiiit Pl
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5.8.3 E�,+t�+� ---RaT -� �. "�e+� .;
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6 PETALUMA PIVERW VILLAGE DRIVE' CROSSING..............
32
6.1
Open_ Space Plan and Riverwalk., ... . : . . ...............
32
6.1.1 Exhibit - River Corridor
35
6.2
Riverwalk Design Graphics ............... :. . _
36
6.2.1 Exhibit Riverwalk Design gn Guidelines,Schematic Section.. lion.........
36
6.2.2 Exhibit - Typical River Trail
37
662.3 Exhibit - Typical River Walk
38
6.2.4. Exhibit - Typical River. Overlook
39
6.2.5 Exhibit - Typical River Overlook
40
6.2.6 Exhibit - Typical Creek Crossing
41
7 CIRCULATION .................
. ..............._ ............ .......:.......................
42
7.1
Vehicular Circulation......... 6........... .....................
42
7.2
Parking Provisions ....................... ........... 6.....I....
43
7.3
Theati Shared Parking... .....
_
43
7.4
Disposition of Land -Proposed for Public .Facilities,_......._.
43
7.5
FYhihit- -OiFeH i60H Pla ....... ......6........................
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1 PROJECT SUMMARY
MARY
1..1 Project Narrative
The project applicant has submitted to the City of Petaluma an application for a development
permit for Parcel B .and C in the form of a request for modification of the General
Plan approved by the City Council .in 199 1. This modification is pursuant to Zoning Ordinance
Section 19 -707.
The applicant proposes to develop a combination of commercial retail uses and /or a movie
theatre theater on the two .undeveloped parcels (Parcels B and C) of the River Oaks / Petaluma
Factory Outlet Village PCD site, located respectively to the southeast and northwest of the
existing Petaluma Outlet Village development (Parcel A). Requested entitlements, in the form of
a modification to the PCD would, permit the development on 'Parcel B (roughly -22.9- acres) of
up to 163,000 gross square feet of commercial retail uses. The requested entitlements for Parcel
C (approximately 16. 3- acres) would permit the development of a 46-,0 81.000 square 44et-feet
of commercial buildings allowing various uses of retail, restaurant or a 12 se en theati•'theater
IlSeafld it 36, . • Total proposed
development for Parcels B & C is 244,000 square feet. New parking areas would be added within
both Parcels B and C. • ' ••• x
. _ peFeentage of its _ paFkiftg w4h the existing
Outlet centef This r _ t , ed, pafkifig ' as been analyied b y it t engifieef and designed
t the I I idly
The project would provide for setbacks from the Petaluma River and related open space
t improvements consistent with the adopted Petaluma River Access and Enhancement Plan.
1.2 The PCD Modification
The PCD Modification will be reviewed by the Planning Commission and approved by
resolution of the City Council. Once City Council Resolution has approved the PCD
Modification, then, the development. plans for Parcels B and C are subject to SPARC review
prior to obtaining building permits.
1.3 Site Location
Petaluma Village Marketplace is between Petaluma Boulevard North and Highway 101 in
Petaluma, Sonoma County, California. In general terms the Boulevard and freeway form the
west and east boundaries of the site. Corona Road is located 2,000 feet to the north and the
Northwest Pacific Railroad forms the southern boundary. The Petaluma River runs north to south
along the western portion of the property.
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1.4 Exhibit — Vicinity Map
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PROJECT SITE
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Exhibit — Site. Parcel /',Environmental Map
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1t(}SA SOURCE: River Gaks /Petaluma Outlet Village Masher Plan
Ix S4N4M . NAP PEFALU'M VILLAGE MA RKETPLAGEPRCUMT- DRAFT SUBSEQUENT EIR 1 -2
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PROJ SITE
:2 PLANNI "G AND REGULATO CONTEXT
2.1 General Plan Special Commercial Land Use Designation
The Petaluma General Plan designates the entire. 72.479 -acre site as Special Commercial. As
provided by the Gerieral Plan, "this designation is intended to complement thel city's existing
retail base, and to produce sales tax revenue Special Commercial areas provide sites for creative,
well - designed, master - planned commercial facilities "that_ad'd significantly to the City's tax base
by capturing local.d'ollars that now go elsewhere."
2.2 Petaluma River Access and Enhancement Plan
The Petaluma River Access and Enhancement Plan (River Plan) is an Area Plan, a reference
document of the Petaluma General Plan. The entire 72.479 -acre site falls within the Upstream
Segment of the River Plan.
2.3 P -C Planned Community District — Petaluma Village Marketplace PCD General
Development 'Plan (formerly River Oaks /Petaluma Factory Outlet Village PCD Master Plan
Program)
.The Petaluma Zoning. Ordinance classifies the site is P - C, Planned Community District (1). The
Planned Community District provisions are intended to establish a level of preplanning
for development of large tracts of eland and to encourage innovative design solutions while
retaining good land use relationships and compatibility of uses. A specific function is to
facilitate the variation of standards of the Zoning and Subdivision Ordinances, under proper
planning, to achieve unique and innovative community design wherever it can be demonstrated
that such variation will result °in an environment superior to that possible under normal
application of standards. The P -C District is intended to be employed principally at the
developing fringe of the urban, area where large tracts of agricultural or vacant lands are being
urbanized. _
On May 20, 1991, pursuant to the authority of the Planned Community District, the City Council
approved the River Oaks /Petaluma Factory Outlet Village Master Plan Program (dated August
1989) (2), which was subsequently revised and approved by the. City in July 1991. The River
Oaks/Petaluma Factory Outlet Village Master Plan Program' (Master Plan) permits the
development of Parcels, B and C; as well. as Parcel A, according to the Special Commercial Land
Use Designation. Parcel A has been developed as the Petaluma Factory Outlet Village, now
referred to as Petaluma Village Premium Outlets. The 1989 City Council approval of the Master
Plan attached five Conditions of Approval to the development of Parcels B and C. As provided
by Condition of Approval 51.13, the present document is a modification of the Master Plan
Program as it relates to Parcels B and C of the entire 72.479 - acre site (3).
The River Oaks /Petaluma Factory Outlet Village Master Plan Program is renamed by the present
document as the "Petaluma Village Marketplace, Planned Community District General
Development Plan."
1 Petaluma Zoning Ordinance, Article. F9.
2 City Council Resolution No. 91 -136.,
3 Id. at Section 19 -707.
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3 PROJECT OBJECTIVES FOR PARCELS B AND C
The Project applicant has the following objectives in developing the proposed project:
3..1 Implement the Petaluma General Plan Special Commercial land use designation that
applies to the three parcels comprising the 72.47 -acre Petaluma Village . Premiuum Outlets site, an
in -fill• site located, within the City's Urban Growth Boundary. The Project will accomplish the
Genera] Tlan land use designation by creating a balanced, diverse and economically viable -
com mum ty integrating all three parcels into •a unified and vital regional center that complements
the Citys existing retail base, especially the historic Downtown.
3.2 To take advantage of the existing "sense of place" provided within Petaluma Village
Premium Outlets, this pro" ject will be centered on, and connected with existing retail. elernents,
and continue existing design themes.
.• pi pat-eel .
12 seFeeti.2.400 seat NAA-vie sti,ppleiiieHted by 4,000 .
3.3 omnlercialai uses that are presently unavailable in Petaluma for
which its residents must currently drive to other nearby cities, by devoting the south parcel to
these uses, thereby, saving time and energy and stopping the "leakage of sales tax dollars out -of
the community.
33,.4 Reduce the Project's impacts on the City and its services where feasible through
mitigations and explore. opportunities to incorporate sustainability into the design and operation
of the Project.
3 3.5, Implement. the public access component of the Petaluma River Access 'and' Enhancement
Plan by extending the existing Riverwalk created by the existing Petaluma Village Premium
Outlets to the north and south parcels as °they are developed and' provide public'. access to this area
via Village Drive from North Petaluma Boulevard.
3-73.6 Protect and enhance 'the existing, oak groves and riparian woodlands `_located along the
Petaluma River adjacent to the south parcel, create new habitat and `integrate the completed
Riverwalk with the larger site using restored native plant communities.
X3.7 Provide public access to this area via Village Drive from.North 'Petaluma Boulevard.
3633.8 Achieve no significant net increase in the flood. elevations the Petaluma. River- both
upstream and downstream of the Project site.
3-W3.9 . * Create a functional. ;plan that : permits the full integration of a wide variety of
commercial uses, including entertainment, retail, restaurant, and services estalili_shments in a
convenient and strategic location and maximizes the generation of jobs for Petaluma residents
and taxes to the, city; and promote opportunities for alternative forms of travel to and from the
'Petaluma Village Marketplace such as public transit, bicycle and pedestrian travel.
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3- 1�3.'l Create a development that facilitates and attracts a high level of activity during
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both day and night use.
4-4-2111 Create" development that has an attractive, unified visual quality and a strong
sense of identity.
X3.12 Establish a 'framework of vehicular roads, parking facilities, bicycle and
pedestrian routes that , ensure convenient and attractive access from :both: within, and around the
site, and connects to local and regional transportation. As adjacent properties are improved, the
site will connect via the Riverwalk to nearby regional hiking and bicycling trails.
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4 GENERAL DEVELOPMENT PLAN
The General Development Plan shows the existing and proposed land uses for the 72.47 - acre. '
site. 0
The Petaluma River Corridor should.be. protected and enhanced as a public amenity throughout
its length. Such protection and enhancement.,follow' the spirit and intent ,of the Petaluma River
Access And Enhancement Plan, 196; an at the same time recognize the unique physical and
environmental. features of each particular segment of the river.
4.1 Permitted Uses
Below are the Permitted Accessory and. Conditional Uses for the Petaluma Village Marketplace.
In the event a. use is not described and .is. a viable asset to the project, it may be permitted subject
to the Modification of PCD guidelines. ff there is any discrepancy between the guidelines, this
PCD General Development Plan shall govern.
4. 1.1 Permitted Principal Uses
The following uses. are the principle uses permitted in the Petaluma Village Marketplace
Planned Community District (PVMPCD):
• Shopping centers.
•. Stores, shops, banks, and offices.
• Restaurants including those providing live entertainment:
• Hotels and. motels.
• Business and technical schools, and schools for. photography, art,, music, and dance.
• Theaters, skating rinks, miniature golf, and other commercial recreation establishments..
• Day care center. •
4.1.2 Permitted Accessory Uses
TheIdllowing`uses - are the accessory uses permitted in the PVMPCD:"
• Accessory uses and buildings customarily appurtenant to a permitted .use.
• Signs, in accordance with this PCD.
• Interior- coin operated games utilized as an accessory use, and not considered the .
primary use of the-budding.
• Mini telecommunication facilities, in accordance with all applicable provisions and
subject to site plan and design iapproval by the Planning Director.
• Exterior kiddy rides and sales _kiosks.
4.1.3
The following uses are excluded:
AeeesseFy B: The maximum square footage of any one building or tenant is
130,000 square feet. Andepartment ,stone or .discount department' store type use which
is a single tenant and exceeds 65,000 square foot. is not permitted without prior- approval
by' City Council, uses and 'buildings
Individual retail uses or stores_ within each bu'ildina ,are not. subject. to any minimum or
maxirm IM square footage, except as otherwise noted herein.
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PETALUMA VILLAGE MARKETPLACE PLANNED COMMUNITY DISTRICT
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General Plan Land Use and Circulati ®n
5 SITE AND BUILDING PLANTS
5.1 Site and Project Description
The Petaluma Village; Marketplace is a Planned Community. The site is an infll location, located
within the PetalumaCity limits.
The Petaluma Village Premium Outlets' is.the centerpiece of the Petaluma Village Marketplace.
The :Petaluma, Outlets is a 25 -acre property with 200,000 SF of building area and was built
pursuant to: the :River Oaks / Petaluma Factory Outlet Village Master Plan Program. The property
is also described as Parcel,-A. (AR #s 401- 043 - 7=401 -044).
The southern Parcel, B (A.P. # 007- 391 -09) project W11 inel-0 is limited to =163,000 S.F. of-to
` he di vided into a minimum of testa buildings.' The maximum square .footage of any one building
or tenant is f- 10,000 square feet. h(l jjdkig aF The site is . an, 22.89 gross acres with 15 net
buildable acres. The :project is designed "to substantially meet all the City commercial guidelines,
zero net fill and exceed the drainage and water .quality requirements,. The design addresses all
minimum river setback requirements of the .PCD Conditions of Approval .and exceeds the
minimum requirements of the biological 'impacts of the Petaluma Village Marketplace.
The northern Parcel C (A.P. # 048 limited to a maximum.of shEdl ifi'Okid� 81.,000 S.F.
to be div.ided.i'rito a minin L1411 of two buildings. Which may be developed as a theater subject to
the provision of the Downtown Theater' Di:sctrict Ordinance,, :or altei-nativeiy as
retail / commercial uses, Jncludin�T restaurants. The site is ^ +`haildi fig , 1 -6.3 `gros_s acres.w. with
9.3 net buildable acres. The project will meet the Citys commercial guidelines, zero `net fill, and
meet or exceed the drainage and water quality requirements. Fill material from,'the Parcel ,B area
south of Deer Creek maybe used to elevate the building pads /parking area on Parcel C The
design addresses all, minimum river setback requirements of the PCD Condition. s; of Approval
and exceeds the minimum requirements of the biological impacts of the project.
The remaining abandoned railroad right of way property adjacent to the: highway is subject to an
Irrevocable Offer for Street Dedication (A.1'. Ws-04&080-33, 007 - 39:1 -3'S), subject to final
design. According to the- information depicted .on. the ALTA the under doc: No. '930'113'176 it
was' irrevocably offered to the City of`Petaluma for street and highway purposes.
Sizeof Area: Tract....,. ...... ......................... .........................
ParcelA ..................... ............................... 25.00
Parcel .................. ......:........................ 22.89
Parcel. C ....................... .. ..................... 16.313
Subtotal ............... ......................... 64.203
Abandoned Railroad Right;of`Way ............ 8.276
Total ..; .. : :.... :. :. ............................. 72`.479
5.2 Phasing
•
Phase 1 and 2 .included the development of the 200;000 square foot Premium Outlet Center that
opened in 1994/1995. Phase 3 is comprised of- ± 45,000 S.F. of commerc=ial. space; on Parcel
C tbeatei and ± 163,000 S.F. of commercial retail. and related uses on Parcel B to be developed in
2004 though 2008. Phase 4 is 36,000 S.F. of retail to be projected. is developed in 2005 through
01 1404 I I A LUNI n., c u v,_,i i 4a(41'1 c i F Page 0 of 38
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5.3 Architectural Design
Having described the components;,of the General Development Plan, it is important to understand
the major design principles responsible for the form of the General Development Plan. These
principles represent the primary,guidehnes, which underlie the'more compleie'set of mandatory
and discretionary controls: _ . I b . - 1 1
The following ideas have shaped the concepts explained in the General Development Plan and
the design controls: ,
5.3.1 Siting; of'Buildings
Retail buildings; will be generally located within the buildable area zone as a result
of hydrology, flood plain and zero net fill requirements. The grouping of buildings
will create a. strong project identity and facilitates linking of buildings by
vehicular routes. A strong relationship will be created between building entrances
and the main parking areas.
1. Building orientations should relate favorably to landscape, existing
structures, access ways, and the surrounding property, reflecting
consideration for circulation, visibility, sunlight, ventilation, drainage, and
overall aesthetics.
2. Orientation of pad site buildings shall be flexible, although screening in
some areas may be required.
3. All parking areas must be completely curbed, constructed with a
conventional asphalt surface or permeable surface, and graded to drain into
the internal underground drainage system or sheet flow into drainage
swales. Areas that contribute to storm drain run -off shall not carry
contaminates from those areas into the storm drains.
5.3.2 Views
- , Given the location of the site, a primary design. objective' is to preserve the -... -
sensitive areas along the river and not impede views along the river by imposing
buildings.
5.3.3 Set Back Lines
1. Please refer to the .attached Illustrative Site Plan (Exhibit 5.6.1) for the Set
Back `Lines on the Parcels. As per the Petaluma River Access and
Enhancement Plan, Tthe minrn -river set back for Parcel C shall be a
minimum shall beof 100' -€eet average from Top of Bank and 50 €eel - foot
minimum buffer from top of creek banksf em thO °' which drain into
the river. Parcel B shall maintain a 150' minimum average setback from
the top of bank (never less than 400') with 50' minimum buffer from edge
of oaks. wkieh - S'aid calculation shall include such ,Parcel B: property
located south, -of Deer Creek. The landscape setback along Village Drive
shall be .10 feet.
2. No Improvements on or above the natural ground level may be located
within .a Set', Back Area other than .utility installations, landscaping
(including berms or other sculptured landscaping), detention basins,
• drainage swales wetlands, signs, lighting, sidewalks, walkways and streets
or bridges.
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5.3.4 Building Requirements
Architectural Design The overall design of the proposed peripheral development
shall compliment the Petaluma Village Premium Outlets.. The architecture, color
and overall building appearance of the, proposed project shall be submitted. and
subject to City of Petaluma SPARC review. While there: is they need for Parcel
developments to retain their own sense of corporate identity; it Is important that
the Improvements on these Parcels' complement the Petalurima Village .Premium
.Outlets. The design of the building should be resolved with appropriate design
elements provided on all exposed elevations.
Materials and Colors Parcel Developers are encouraged jo employ substantially
maintenance- free materials such as metal siding, concrete, brick, and exterior
plaster. Use of exterior ;colors shall be in keeping with the Petaluma Village
Premium Outlets.
5.3.5 Graphics and •Signage
The graphics and signage guidelines are for :achieving continuity throughout the
Petaluma Village Marketplace and for aiding individual parcel ' developers and
retailers with exterior graphics / si'gnage design. Standards will be required so as
to uniformly identify and enhance 'value. The general standards that will be
required shall be based on the. Petaluma Village Premium Outlets Sign ,Criteria.
Modifications shall be permitted. based on the specific requirements of the
development and subject to the Site Plan and. Architectural Review° Committee
( SPARC).
5.3.6 Sustainability
Sustainable measures shall be pursued in the design and construction whenever •
practical as a means of efficient use of resources and the reduction of waste.
5.3.7 Utilities
Unless prohibited by the governmental body or public utility' entity furnishing
such utility .service, all electrical, telephone; water- and other utility lines and the
connection - thereto shall be located 'underground; provided however that
connections nay be above ground level if enclosed within a building: or screened,
approved by the Site Planning and Architectural Review Committee, or then-
existing, on the parcel. Utility installations, below grade in any utility easement
shall not require the . SPARC approval and any utility poles or `lines located above
ground on the Site need not be screened.
The - site has adequate water, sewer, gas, electric, and phone utilities to the
property.
All' electrical service for each site must be underground except where specific
allowances are made in this General. Development Plan and where specific
approval is given by the Site Planning. and Architectural Review. All pad sites
shall be unconditionally served by underground electrical ;service from the
,overhead electrical line terminus, and' any pad mounted equipment shall be
screened from view.
011404 PEI ACUA1A RA) VF I ;44 nT *-P+ w p _ uji Page 15 of 38
1/23/2004 1 W2 W2(94
In some instances overhead electrical service weatherheads and drops shall be
allowed behind the retail. shopping center building; provided however such
service is not highly visible from automobile or pedestrian traffic on or around the
situ.
5.3.8 ,Ingress/Egress and Traffic .flow
®°
'Notwithstanding the foregoing all site vehicular ways shall comply with
the, City of Petaluma Fire Department's criteria for access width and
turning radii.
® All two -way drive lanes shall- be 24' -0" minimum wide (face to face of
curb) curbed driveways.
• All one -way drive lanes, when required, shall be via 12'4' minimum wide
(face to face of curb) curbed driveways.
® All access driveways shall have a 15' -0" minimum. radius.
Parking space and driveway dimensions ;shall be per SPARC procedures
and guidelines, parking design standards, minimum parking lot
dimensions. (Refer Section 5.4 :for specific landscape criteria).
5.3.9 Parking Area -Lighting Requirements
• Parking area .lighting shall be compatible with the Petaluma Village
Premium 'Outlets. Each pole shall be capable of maintaining 1.5 foot-
candle average minimum maintained, by use of metal halide luminaries
along with ballasts and auxiliary 2starting aids. The .concrete base shall be
designed by the Architect/Engineer to suit local soil conditions.
®
All lighting fixtures used will match those used throughout the Petaluma
Village Premium-Outlets. Color of pole, base and fixture to match those
existing on Parcel A. - Luminary type should match as well.
® Parking lot lighting shall be controlled to "on" by photocell as evening
darkness occurs,' with an oveiri I I g " time to'switch ' "off ": Shrouds shall be
installed whenever necessary to avoid spillover to adjacent property. There
shall. be no direct glare from fixtures onto adjacent properties or roads.
5.3.10 Trash Enclosures.
All trash enclosures shall be built of masonry, metal, of wood materials. Materials
chosen for the trash enclosure shall match the building it serves. Trash facilities
shall be located', as is reasonably possible, away from public view. Trash
enclosures shall' be a minimum of 6' -0" in height.
5.4 Landscape `Principles
A coordinated 'approach to landscape design is an important planning objective in terms of
unifying development. projects and providing a landscape setting appropriate to the standards of a
high quality mixed -use development scheme. By referencing the native landscape, the agrarian
materials, and seasonal textures of the landscape established at the Petaluma Village Premium
Outlets, a landscape can be designed that, integrates all built elements at the Petaluma Village
• Marketplace. This integrated approach to landscape design relates various elements to one
another. This approach includes the following concepts:
Page 16 of 39 47
__- 1/23/2001 "'24)"2001 i i n i nnnz
5.4.1 Design Themes
1. Agrarian building and planting materials will be used in innovative ways to create
durable and comfortable'spaces .and elements such as signage and seating.
2. Building walls, attached trellises, pergolas and trash enclosures -shall be planted
with appropriate vines and climbing shrubs to soften and unify architecture and
provide `seasonal effects.
3'. Plant materials_; both ornamentat and native species, will' be used in strong,
geometric masses that echo an agricultural use and reinforce dominant site
conditions such as building orientation and circulation patterns:
4. Develop an architectural statement to announce the Petaluma Vi llage Marketplace
entry at Petaluma .Boulevard and Village Drive. This entry shall include bermed
and sculpted earthwork, low masonry walls and /or pillars, grouped specimen tree
_planting, lighted project identification, enhanced paving, treatments, which
transect. traffic routes and. reinforce the entry, experience.
5. All paving shall be suitable for, universal. access, and enhanced in color and
texture at retail entries, : major vehicular intersections and seats
J mg areas.
6. Parking area.landscape islands shall generally match the quantity, area:and general
landscape materials of Petaluma Village Premium Outlets..
5.4.2 Views
Long, range views from the 101 Freeway, to the Petaluma River shall be
augmented by a separation through the proposed Parcel B buildings facilitated by
the location of Village: Drive. Said corridor shall be a minimum of 126' -
'Views into the site from Petaluma Boulevard and the R_iverwalk to the West shall
be preserved where possible;; . as well as. defined and. enhanced :by walk and plant
material: layout. Planting design shall reinforce view corridors within the site; such
as the entry axis on Village Drive and pedestrian routes leading from parking to
commercial. uses.
Undesirable views will be screened or softened using evergreen trees and shrubs.
.5;4.3 Landscape Use and Maintenance Zones
1 . Please refer to the attached Illu Site Plan for ,the Set Back Lines on
the Parcels. The landscape setback on the Village Drive. shall be W -feet.
2. No Improvements on or above the natural, ground level may be located
within a Set Back Area other than utility installations, landscaping
(including berms or other sculptured landscaping), detention ponds, water
quality basins drainage swages, wetlands, signs, lighting, sidewalks,
walkways, streets_, driveways and drives.
5.4.4 Plant Materials
I .. Plant materials in all zones shall be native or drought tolerant where .possible.
Exceptions will, be made for specimen and focal plantings, and container
plantings.
is
•-
2. Plant materials selected for Petaluma Village Marketplace shall be consistent with
the plant palette and style of planting already established for the Petaluma Village
Premium Outlets, and placed in accordance with the approved landscape plan. 0
011404 PEI ALL) NrC R -.*D VI_R 1444- 1 = N -�I !_a+ 1�1� °f�_ � Page 17 of 8_
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3. Tree planting throughout the Petaluma Village Marketplace will serve to delineate
a hierarchy of entries, focal points and circulation patterns.
4. Interior P arking,aiea trees shall be planted at regular intervals to reduce glare and
reflected heat off the paving and provide a seasonal green ceiling within the
parking lot., Trees planted.in interior areas of parking, shall be deciduous broad
canopy trees.
5. Columnar, seasonally flowering or fall foliage - colored trees shall delineate the
main intersections and demarcate and reinforce. pedestrian circulation routes.
Geometric groupings of similar trees shall also be located to articulate various
functional areas of the development, such as pedestrian walks.
6. All parking islands and adjacent areas shall be landscaped with low growing (18"
or less) masses of easily maintained drought tolerant shrubs and groundcovers,
with regular spacing. _This planting will allow for clear visual access in all parts
of the parking area, compliment parking area canopy trees, and carry themes of
colors and texture through the parking area. Intersections shall be given added
prominence by use of more colorful planting, without compromising the clearance
of intersection sight lines.
7. Large shrubs and self = clinging vines shall only be used as screening at exposed
building walls, trash` enclosures and utility installations. Small, colorful or
flowering shrubs and herbaceous plants shall be used at building entries, walks
and gathering areas, to endow each space with unique qualities appropriate to the
use or uses intended.
5.4.5 Sustainability
1. Turf shall be, used only for maximum effect at project entries and for
outdoor seating or play areas. Any turf used shall be of a variety well
suited to the local climate. _No turf shall be permitted in areas eight feet or
less in width, or within ten No
of the drip ,line of any existing native trees.
Turf shall not be permitted 'on, slopes greater than 5 to 1 ratio.
2. All irrigation except turf shall be accomplished by means of automatically
controlled, bubbler and /or low volume (drip) irrigation systems. All
irrigation systems shall have ,an irrigation controller capable: of multiple
programming, water budgeting, rain shut -off, program backup, drip
cycling„ and multiple start times. In addition, controllers shall have the
capacity to be programmed using historical, regional evapo- transpiration
rates.
3. Recommended irrigation design methods, appropriate selection of plant
.materials and sound landscape management practices will , pursue
landscape development that avoids excess water demand and is less
vulnerable to failure during periods of severe drought.
011404 PE "I'ALUNIA PCD VFk- 1 4,4444-R-4 ill Fl +u E " „z PET UW PCP"'W4 Page 18 of 3777
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Measures shall be taken in site planning and landscape design to minimize '
irrigation water use and eliminate water waste, by using established water
conservation techniques such as soil amendments, hydro -zone planting
design, mulching and water -need sensing irrigation systems.
4. Landscapes within ,the Petaluma Village Marketplace shall be categorized'
into Landscape Water Use Zones, which are defined by general water use
characteristics of = landscape materials, (Moderate, Low, Very Low), and by
Hydro -zones (High, Medium Low) defined by frequency and duration of
anticipated irrigation needs (Regular, Regular as needed, Supplemental)
5.5 Grading, Drainage, Water and Sewer
The location of the .Petaluma Village Marketplace site within the flood plain of the Petaluma
River requires that special attention-be given to the grading and drainage plans: for development
pursuant to the General Development Plan.
Development within the General Development. Plan area will meet the requirement of the
Floodway :and Floodplain District of the Petal ma. Zoning Ordinance, .FEMA Regulations,
Regional Water Quality Control Board, ; and the guidelines and restrictions of the Sonoma County
Water Agency. Pertinent requirements of the Army Corps of Engineers. and California
Department of Fish and Game will also be adhered to in the design engineering` for grading and
drainage; along with design reference information from the Bay Area Storm Water Management
Agencies Association, "Start at the Source Design Guidance Manual for Storm Water Quality
Protection"'.
Within the Petaluma Village Marketplace General Development. Plan area there are three distinct •'
land parcels, which may be developed independently of one another in terms of site grading,
drainage and storm water management. Each may be separately engineered to meet :the pertinent
specifications and regulations and of the various agencies with jurisdiction. .
Below are related guidelines:
1. Surface drainage of each Parcel shall sheet flow to drainage swales and/or be
collected "in an underground. storm drain system.
2. Storm drain facilities shall meet the City of Petaluma's and Sonoma County Water
Agencies rein, irnum design criteria.
3. Water facilities shall meet the City of Petaluma's minimum design criteria.
4. Sewer facilities shall meet the City of Petaluma's minimum design criteria.
5. Care shall be taken to prevent damage to adjacent properties during-: construction
or after completion of the site improvements any building site.
6. Any areas, `which contribute to storm drain -off, shall not , carry contaminates from
those areas into the storm,drains.
7. Driveways shall be kept swept and clean and free of contaminating ss"gills.
8. All applicable federal, state and municipal codes apply.
•
01140411'1 :1A UNIAP C1)Vii P 1 r Page 19 of 39
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6.1 Open Space Plan and. Riverwalk
The major. open space components of the. General Development Plan include two heavily
landscaped green areas: the Riverwalk and an entry landscape area at the road: entries. Bioswales
will provide additional landscape buffers. The project is designed in substantial conformance
with the Petaluma River Access and Enhancement River Plan.
The Petaluma River forms an important part of the overall General Development Plan for
Petaluma Village Marketplace. An open. space corridor. shall be established along the river in
varying widths, as required by environmental conditions-. -
The design philosophy behind the establishment of the open space corridor along the river is to
protect and .enhance habitat and allow for `the development of a Riverwalk as recommended in
the Petaluma�General Plan and the River Plan.
Permitted uses
Uses permitted within the Riverwalk "corridor" (as defined within PRAEP se(Ai'on '1.3) shall be:
• Parks, bikeways and pathways, picnic tables and other recreational facilities
• Bridges and roads
• Flood water quality and erosion control facilities as permitted or required by agencies
with jurisdiction
® Wetlands and native revegetation
Public Access
Public access will be provided along the Riverwalk corridor, through easements or license.,
Specific access locations and design features will be integrated into specific development plans.
EnhancemenCof River, and Banks
• The goal of the General Development Plan relative to the Petaluma River: is threefold:
• To maintain the capacityofthe river to carry floodwater.
•
To protect and'enhance the,natural habitat of the river and its adjacent riparian areas.
• To provide opportunities for the public to enjoy the river's aesthetic and recreational
attributes.
Guided by these goals, each property at the time of development planning will design river
enhancements in accordance with the: natural features of the adjacent river frontage. Guidelines
and. requirements of agencies with jurisdiction will also , be a significant determinant in design.
While design features will vary along the River corridor; a Site Plan. through Parcels B"& C is
shown in the following attached plans. This design;. respects the natural features of the riparian,
corridor and floodway by protecting they existin& native flora,and enhancing it, with new plantings.
of California native trees, shrubs and ,groundcover appropriate to conditions such as hydrology,
soils, and visual screening, and considering the recommendations of relevant agencies.
Planting design in the River corridor shall consist of mixed islands of shrub and tree species with
clear openings between plant masses. All planting in the river corridor shall. be watered by a drip
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or low - gallon irrtgation system, Irrigation systems shall be designed for connection to mixed use
_ water sources, be easily isolated into, geographic areas, and be durable in the event of flooding or
other extreme conditions. Irr igationi systems shall be designed to allow phased abandonment of
•. the system, based on the establishment criteria of relevant agencies:
Plant species shall be selected to ,provide for wildlife food and shelter, visual interest and ease of
maintenance; the following list provides a general palette for planting in the river corridor. A
transitional edge to parking and othei "uses - may` include native and climate adapted ornamental
plants shared with landscape in other areas of the development.
Proposed - Plant List - River Walk Areas
TREES
Acer macrophyllum
Big Leaf Maple
Aesculus californica
California Buckeye
Juglans californica
Black Walnut
Populus fremontii
Fremont Cottonwood
Quercus agrifolia
Live Oak
Quercus lobata
Valley Oak
Salix laevigata
Red Willow
Salix lasiolepis
Arroyo Willow
Umbellularia califonica
California Bay Tree
SHRUBS
Baltic Rush
Carpenteria californica
California Anemone
Epilobium canum
California Fuchsia
Heteromeles arbutifolia
Toyon
Holodiscus discolor
Cream bush
Myrica californica
Pacific Wax Myrtle
Rhamnus californica
Coffee berry
Ribes sanguineum.
Fuchsia - Flowering Current
Rosa californica
California Wild Rose
Sambucus mexicana
Blue Elderberry
Spirea douglasii
Western Spirea
GRASSES AND FORBS
Achillea millefolium
Yarrow
Calamagrostis spp.
Reed Grass
Carex spp.
Nut Sedge
Danthonia californica.
Oat Grass
Eleocharisspp.
Spike Sedge
Eschscholzia;californica
California Poppy
Hemzonia spp.
Tarweed'
Hordeum brachyantherum
Meadow Barley
Juncus xiphiodes
Iris Leaf Sedge
Juncus balticus
Baltic Rush
Leymus triticoides
Creeping Wild Rye
Lupinus spp.
Lupine
Nasella pulchra
Needle Grass
A meandering pedestrian/bicycle trail `is included within the Petaluma River setback. All portions
of the pedestrian/bicycle trail will be A.D.A. compliant and clearly defined, allowing good
visibility along its route. Where natural conditions and the Petaluma River Access and
• Enhancement Plan allow, trail design will provide occasional opportunity for direct access to the
a11404 E ri LLINIA V(.._D -VFR- 4. „C, Page 26 of 393-7
river's edge.
Amenities such as secure bicycle racks; trash receptacles, directional signage, and traffic control
bollards at trail entry points shall be part of the trail system. Where the trail approaches bridges,
creek crossings or transition points to other uses, it shall have permanent, clearly marked
directional signage.
V -
Fencing at creek corridors shall consist of simple post -and beam or post and cable barriers,
placed along walks and maintenance access points to discourage vehicular or bicycle entry,
The bridge, which will cross the river into the Parcel B site, will be designed to span the
floodway resulting in an elevation, which leaves ample vertical clearance for the trail to pass
beneath, Design which limits disturbance of habitat is encouraged. Design techniques such as
plant screening, at area boundaries, lighting design and location to minimize .glare, fencing at
likely access points and interpretive signage at key points are encouraged.
The Petaluma Village Marketplace will be designed with a minimum river, tributary, or oak tree
setback that may be less than described in the suggested setbacks in the• Petaluma River
Enhancement Plan. The sefbacks provided will exceed the minimum required'biological setbacks
as will be shown during the environmental review and is permitted pursuant to the, River Plan,
Section 3.3.4 Policies and Programs, 'Paragraph 13, Buffer Zones (Page 74)
excerpt ..."
A buffer zone setback, if and to the ,extent allowed by law, other than prescribed in the following �>
programs maybe .allowed where `the City finds, based on substantial evidence, that ,the habitat
and substantial evidence, that the habitat and other environmental impacts of the proposed
development can be mitigated, and the intent , and goals of this Plan can-be, met; by this
alternative setback ".
•
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PETALUMA VILLAGE MARKETPLACE
PETALUMA, CALIFORNIA
OCTOBER 21, 2002
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7 CIRCULATION PLAN
7.1 Vehicular Circulation
,.
Petaluma Boulevard. North is an existing arterial street running generally parallel to the subject
area and is separated from the area by the Petaluma River. 0
The Petaluma, Vil e Mai*etpla General DevelQpFaef+t-Plan plaees indicates a collector road
parallel to `Highway 101, providing access to Parcels C. A and B (from north• to south'). The
General Plan shows the southern end of the. collector road connecting with an arterial road that
an �
links the proposed cross -.town arterial with Petaluma Boulevard. A, Rte , -- c ., The northern end
of the proposed connector continues beyond the northern boundary of Parcel f p Naafi of
of way may to connect with Corona Road,. a
waf! *a nti aeeess. The design of the project will respect. the right -of -way of the proposed collector
on Parcels C, A and B for - possible future development by the City of Petaluma as the properties
to the north of Parcel C are developed and annexed to the City.
Access to the ` - Q. ect t will be provided in two locations: from Petaluma Boulevard North via
tithe proposed Village Drive and from. Petaluma Boulevard North at existing Outlets Drive. The
connection via uronosed Villaae' Drive is the functional .euuivalent of the southern end of the
collector. road connecting with an - arterial" road that links the proposed cross -town arterial with
Petaluma Boulevard; as'shown in the General Plan +' °* +,,,A 4 these t ,,,,,, ,..,,v i ttio
With the development of Parcel A in the early 1990s a temporary emergency access road was
developed from beneath the Corona Road overpass of Highway 101 south to the,r Petaluma
Factory Outlet Village, now referred to as Petaluma Village Premium iOutlPts. This emergency
access road is located on the abandoned railroad right of way. The emergency access road. is
planned. to -be replaced upon the completion of either the north or south 'sections of the
proposed collector road by the City
The existing temporary access road adjacent to Parcel C will not be affected by: the proposed
development and will remain in place. The existing temporary access road adjacent. to parcel B
will be replaced. with a drive aisle behind the proposed buildings.
The nroiect design will reserve a .1.4' wide access corridor beeinnin2 at the southwest corner of
the Parce'l_B property located south of Deer Creek and running alone the rear of the ,Parcel B
bLlildings't6 the Northeastern corner- of Parcel_B. The access corridor shall. be flexible in location
and shall be-available for the :installation and use by the Petaluma Trolley ai. the time that the
. Troller is permitted and ready to start construction.
Below are the Circulation Goals:
L. I To provide internal access laterally through 2 locations on the site allowing ingress
and egress opportunities via two locations on Petaluma Boulevard North.
2. To provide safe. pedestrian access between parking areas and buildings._
3. To provide adequate roadway with and for trucktraffic.
4. To. discourage ,and inhibit; vehicle traffic, which is not destined for uses developed
within the General Development Plan area. Access to the Petaluma Riverwalk will be
provided.
01 1404 15F rniuniA P( vt.ii- i4;� _
Page 35 of 3847
5. To 'l'imit.iniersection :conflicts between access roads and parking lot driveways.
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6. To encourage bicycle and pedestriari use.
Below is� the Roadway and `Parking Lot Design Criteria:
1. All intersections of access roads will be controlled by stop signs.
2. All crosswalks and pedestrian walkways will be clearly and effectively delineated.
3: Access roads will for the most, part, provide two wide travel lanes. Where necessary,
turning and storage Panes will be provided.
4. Turn -outs for buses and passenger loading will be provided along access roads at
appropriate locations.
5. Truck deliveries will be accommodated to prevent blockage of travel lanes on access
roads.
7.2 Parking Provisions
Grouping parking areas in the center and major traffic generating retailers on the periphery of the
Parcel is an, important design objective.
Parking stall requirements shall conform in general to the requirements and minimum standards
set forth by the City of Petaluma and to specific standards governed by land use, Parcel B area
shall be allowed a 5 /.1.;000 parking ratio in accordance with typical standards of national retailers,
however, only ii ratio of 4.75/1,000 shall be allowed on Parcel 13 any remainino, parking up to the
511,000 ration shall be allowed to be transferred'to Parcel C in addition to the Parcel C allowable
parkin;. Parcels shall be, Billowed to utiliie up to 30%
compact size parking stalls. All tenants shall have sufficient parking to accommodate customers
without borrowing neighboring spaces calculated for use by adjacent tenants except where
shared parking is provided or as listed as "transferred parking" above The following is a general
outline of the parking requirements.
Parking Space Requirements by Occupancy Type
Type of Occupancy Parking Spaces
Retail 5.0 spaces for very 1,000 sq. ft. of floor area
Thea e Theater l space per 3:5 fixed 'seats (or as per Plan and
Section 7.3)
Other Uses Per City of Petaluma standard criteria
7.3 T Shared.Parking
Shared Parking contains detailed time -of -day parking demand information for various uses
including retail hotels and theaters. A fundamental component of shared parking analyses is that
different uses generate peak parking demands at different times of day, and that maximum
parking demand created by a mix'of uses, maybe:less than the sum of maximum demands created
by each use individually. A shared parking :analysis yields a quantifiable maximum parking
demand for mixed uses such as retail hotels and theaters, each of which experience maximum
parking demand at different times of day.
deniano peaks at 0.25��sp
�eet at 2:00 p.imn., and max:imEim tl4eat;&o pat deFAafid is 0, Spaees pei seat at 8:
011404 1 IINIA ftb VF.K -I iii' ; 1AIA' 'D " EE 11 t 'i AkUNIA "'!) VI; 1 Page 36 of 39-_-�7
7.4 Disposition of Land Proposed for Public Facilities:
Generally roadways will be private and will provide nonexclusive easements for use by the
public as deemed appropriate and necessary by the City. of Petaluma and the applicants. However
portions of roadways and intersections where City ownership is deemed by the applicants and
the City to be beneficial to the public, will be dedicated to the City.
Public access will be provided to and along the Petaluma River either 'through, easement or
dedication, such to be determined through future_ discussions between the city and adjacent .
property owners.
Public utilities, including sewer, and water lines,, will be located within easements,,granted for the
purpose of repair maintenance or reinstallation of such facilities.
i
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the orehiteetural exhibit).
Building Site Mn h" hppn modified as per
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