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Agenda 7.A-Attch11 06/21/2004
, i r i o Prepared 12 02.02 Revised .11. 16.031.14.04 ATTAC'HMEjN-r 1 , { 01 1404 VErAl unl.n.i>c I r � i.I:-la,IE+;�u++'=+,i+-i-`x+:���H�_I-�;-+N-+-:4�: P+-+�.�'-�=.,ram=.�+�-a-r � Page 1 of 37-3-7 E 3 4 'TABLE OF CONTENTS,,,,-," PROJECT SUNI'MARY;:: r .............. ... ...................... 4 w. 4 1..1 Project.Narratiye_`.. ..................... :......... ..................,...... 1:.� Ma sterPlan.�Re.vte w......................... .......................... 4 1..3' 'Site Location ............................... ...................... 4 : .. 1..4 Exhibit- Vic,inity'Map..:............................:............. ..................... 5 1-,5 Exhibit - Site,Parcel ,/ Environmental Map... .......:........:...................... 6 PLANNING AND REGULATORY CONTEXT. ....'......................... 2.1,: Genera ' � I°Plan,=Special,Commercial Land Use;©esignation.................... 7 2.2 Petaluma R:i;yer Access and Enhancement Plarn........ ............ :.:....:........ 7 2.3 P-C Planned Community District -Petaluma Village Marketplace., ........... 7 PROJECT OBJECTIVES..; ............................................................. 8 GENERAL ;DEVELOPMENT PLAN ................................................ 10 ' 4.1 •Permi'tted Uses .... ................................... ........................ 10 4:1.1 Permitted Principal 10 4..1.2 Permitted Accessory — 10 4. 0 Exhibit - Land Use I I SITE AND BUILDING P`LANS.......................................................... 12 5.1 S.ite and,Proieci Descriptions ................. 5.2 Phasing ....................................... ......... ......'................ 12 5.3 Architectural Besi°Qn............................. 12 ;.-3,,1, ,S,iting of Buildings......................................................... 13 5.3.2 . ':Views; ................................. ,.................................. 13 5:3.3 Set ,Back L'ines.................................................... . ......... 13 5.3.4 Building Requirements...................................................... 13 5.3.5 Graphics and Sianage 14 5,3.5 Sus't'ainabilitv..............................:...:.........................:..... 14 5.3.7 Utilities........................................................................ 14 5.3.8; Ineress/Egress and Traffic 14 5J4 Parking Area Lighting 15 5.3..10 Trash 15 5.4 Landscape Principles..................................................................... 15 5.4.1 Design 15 5 A.2 Views......................................................................... 16 5.4.3 Landscape Use and -Maintenance 16 5.4.4 Plant, 16- 5:4.5' Sustainability............................................................... 17 .: 5.5 Grading,, Drainage, Water and Sewer ::....:................................. ............. 17 5.6 Exhibit - Architectural Site Neva i— Plans ...................................... 19 5.6-1 Exhibit ^..ehiteefuFA Overall, Site Plan......' .......................... 19 ,5.6:3 € :..: .. ... 5.6.4 Exhibit Ale#1ie--. : wi n..>..., i n 5.6.5 Eyhihit Are„ftee trral Eel oFvm 5.6.6 E "�-A;e hi teetufal PaFeel"°B-rDea �* 5.7 Landscape'Plans ............................ 26 5.7.2 Exhibit River Walk Parcel 27 of 140.4 i is i ni.i ni>> i cu I ia. u++ac+u�a _n -- -- Page 2 of 374 1 . I 5.7.3 Exhibit River Walk,Parcel 28 Utikt. DI. '''r[—Aire a iH • 5.8.2 ?E-L7-F; f��..,,,........ ..d ' ° I R_v ll:, t ��. _a :c u,. •„. 5...:';...... # :8:3 l '6 PETALUMA . RIVERwALK AND.'VILLAGE. DRIVE CROSSING...,......... 32 6. I' Open Space Plan and. RwOwalk................. 32 6.'1.1 Exhibit-'Rivver°Corridor w 35 6.2 Riyerwalk Design Graphics. ...............,.,.,...:... 36 6.2.1 'Exhibit - Riverwalk Design Guidelines -Schematic Section..,....... 36 6.2.2 Exhibit. - Tvpical,:River Trail 37 6.2.3 Exhibit-.Tvpical River Walk 38 6.2.4 Ezh'ibit - Typical, River Overlook 39 6:2.5 Exhibit-Tvpieal.River'O:verlook 40 6.2.6 Exhibit - Tvpical Creek Crossing 4,1 - - i, CIRC.ULA elONlarPCirculation.............:....:....,..... ' ...... ............... -42 42: ..... 7:2 Parking Provisions,..,.'..,....,. � 43 43 7,31 TheatICTheater Shared. Parking .......................................... 7.4 Disposition of Land Propo for Public:Facilities......::...:.:...................... 1 4 3 71 7.5 Enl^ `sed . �,:w: �'.. ..�. „ . ........... . .. _......................................... 0 '011404PE'IALUMA 'P 1)VIEK_I1n _1) Wj L411 1„ � Page 3 of".37 1 PROJECT SU_ M°MARY 1,. ,1 ,Pro. ect' Narrative •: ro`eet, a bmitted',to' r' The p � applicant :has su the City of :Petaluma. an application for a development permiCforuParcel Brand C in the --form of,a request for modification of the General Development Plan ,approve'd° by the City Council in 1991. 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 theater on the -two ",undeveloped, parcels (Parcels,;B and C) of the River Oaks / Petaluma I Factory Outlet Village PCD ;siie�, located respectively to 'the southeast and. northwest of the existing 'Petaluma,OutletUillage development (Parcel A). Requested entitlements, in the form. of a modification to the. PCD, would permit the development. on Parcel Bj"roughly -22.9-acres) of up to 163,000 gross square feet of commercial retail uses. The 'requested entitlements for Parcel -- C. (approximately 1.6. 3-acres) would permit the development of a-4 5;,00081-.000 square feet -feel of commercial buildings allowing various uses of retail, ,restaurant or a 4 2-~ n_c.:.` c.Atetheater useimEl a 36.g iW a fiiime phase. Total proposed ,develonnient .for Paecels:B & C ,is' 244,000 square feet. New parking.,areas would be added within both Parcels Band C. c D" o The project would provide for setbacks from the Petaluma River and related open space improvements consistent with the adopted Petaluma River Access arid.'Enhancement Plan. 1.2 The PCD Modification The PCD Modification. willbe reviewed by the Planning, Commission and approved by resolution of the City Council'. :Once City Council°' ,,:Resol;utiow' 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 2,00.0 feet to the north and the -Northwest Pacific Railroad formsrthe southern boundary' . The Petaluma River runs north to south along the western portion of the property. 1111404 ill- IAl l'l�I:\ I��c��) � ��.H-��1.O;I'l ') I P A44?-. -.4A-44-4) 1. fk 1'-fi,,: ^�:�-•.�.t��.�.�. uc�-���-�+: - Page 4 of 37-.-�7 1.4 Exhibit - Vicinity Map ,_ cn o� � _ •�� soo�a, 5anta,Rosa,J,e, ,, 'amp u,s /'o a Petslum.s Ftiver sunrise P a. r k. dr " Skillman Lr? *`r,� .., i l" Chrisdumar L'n m �y �* ',;Ll'J'C_f}P,;51',F''•y:ri. Rasmuss on Ln ro ° , ` .`' j , Sh'ady`Ln 0 ¢, �otr. ,f m fv,9agnolia. A�Q .:__y ,press Hill: d, = Havorfiaki Ln rri ete r Cf ¢Q. ti �r oi. I` J e� iu: SchUrnah ,Zr� Lakeuilla St14r . fi fi, q We 5ti gt. to PROJECT SITE 01 i 404 i i r.�i:cxi:� i ci> r-k-ia:y,+� +u+ + - - Page 5 of 3'7 • QI'I'JOI PFTALuMA PC o veR-14aPage 6 of 37-P 1 /2312004 WW20941 JAL l.L _ 1 IT Iw n L 1• _ -- �h__`J.]_��i'V „r�•J-b+d-+�'fTLi9 i�__ •1 - 1 ,• ,77 -� - • f '.i 'I' L 'l^ i- --- -i _ _- `yam , •► , �'� -+`,., i'} -j '•�� _ r ����L_-S', f• 4f, '• i�1�'- `+ Itill_ �} •� _ 1. L, ,1 . Ip [ 0`r t 4 � __(. _��4 .!._ .`.; :P i i /.:, -- 1 i �� •\... �: �,`�,- .}.�� IT I I� _ � ___ -- iy L.. , ot.r..l �' _:_i__-__ `�.` 1 � � r, t j ICJ � \- _ ;' \` i'`�: I T `�•••. _ ', � -.. n,n.N. not r.,:.•,.c =� j'i NLALDS----'ul.Iw.t1 •.,cV . -. -_ I.i: t'r 0a1 C•IN:II`t•I.III .'lllltlt tt ll ttl \ ,1 I Il 11LLGGY; IIJIl-O► .�lr'- 29 y 11iE'IAUIOYt SANTA - RnSa SOURCE: RiYer'Osks%Petaluma Oullet Village Mister HAD PETALLMAVILL'AGEMARKETPLACE PRQIECT-DRUT,SUBSEOLENTElfat-2 SONOMA UREA. `! III'llll ":X!STNG?ETALINW- -L.ACHFR,•::YN-11,1 )I`II; rCCNIVI.CXiCARCKA: PROTECT SITE 741 2 PLANNING AND REG'ULATORY CONTEXT 2.11 General Plan--'S:pecial Commercial Land Use Designation The, PetalUf is General Plan designates ,the entire 72.47:0=acre site as Special Commercial. As provi"d'ed' Eby the,Gerteral' ;Plan, "this designation is intended to, complement] the city's existing retail.' p p ' i areas provide sites for creative, base, and .to roduce sales taz revenue. S ecial_ Comcnercral. well-designed, ffiister-planned commercial facilities'that'add significantly to the City's tax base by capturing local dollars 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. needed level of preplanning for development of large tracts of land 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 iplanning, 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 Viihage °Premium Outlets. ' The '1989.City Council approval; of the Master Plan attached five Conditigns of Approval to the development of -'Parcels B and,:C. ; As; provided by Condiiion 'of'.Approval S 1 B, the, present document is a modification of the Master Plan Program as it relates t:o',Parcel's Band 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 Developmeni Plan." I Petaluma.Zoning Ordinance,, Article 19: 2 City Council Resolution No. W-136. 3 Id. at Section 19-707. 1.i;.i.,:ioi.+-4µ,i4-_`r�,,.�, 14-V1 g I 3 PROJECT OBJECTIVE'S FOR PAACSELS 6 AND C The'Project applicant has. the-followi'ng,obj`ectives in deve'loping the proposed project: 3.1 Implement :the: Petaluma General Plan Special Commercial land use; designation that apphe's to.'the three parcels comprising ,the 72.47-acre Petaluma Village Premium Outletssite, an in-,fil'l. site located within the, Citys Urban Growth ,Boundary. The Project will accomplish the General Plan land use des griati'on by vreati'ng a balanced, diverse and :economically viable al community integrating ah three parcel's into, a unified and vital regional center that complements the'City's,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 project- will. be centered on, and connected with existingJetail elements, and continue. "existing design themes. 0a the 43.3 Provide cOmnlerclal"^ � uses that are presently •unavailable i`n Petaluma for" . which, its residents must currently,'.driwe to'other nearby cities, by devoting the south. parcel to these uses; thereby saving time- and energy and: stopping the "'leakage" o:f.,sal' -s tax dollars out of the,cornmunity. _ 4-.5_3.4: Reduce the Projects„ impacts: on the :City ,and, its services where feasible `throug.h mitigations ,and explore opporfunities `to ine'orporate sustainability into the ,design and, operation' of the Project. - I 3-415 Implement the public access component of',the Petaluma River Access and ;Enhancement Plan by .'extend'i_ng, the existing Ri-verwalk created by the existing Petaluma Village Premium Outlets to the north and south parcels, as they are developed and provide- pp.W.11 i'c access to.th s area vi:a Village Drive from.Notth Petaluma Boulevard`. . 4 3716 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-�w_ith. the larger site using,restored native plant. communities. 4_ 4 73' Provide public access°to this area, via Village Drive, from North'Petaluina $ouleward. 9'.8 Achieve ;no ;significant net increase;in the'.flood elevations of the Petaluma :River both. upstream land ,d'ownstream of the Project ,_site. --183-9 Create a functional plan that;:perrnits the ;full integration 'of a wide variety of commercial uses, including entertainment, retail, restaurant, and services'„establishments -in a convenient and strategic location, and maximizes the generation of jobs for Petaluma residents and :taxes, to the, city; and promote opportunities for a'lternafive forms of travel to and from the Petaluma -Village Marketplace -such as public transit;, bicycle and pedestrian travel. 3'.10 Create :a development that facilitates and attracts a high level of activity during u,:Pit ,,�,a�++ Page 9o'f 384-7 - -- -- — — 0 r� both day and night use. 13': l',1.., Create' a development that ,has an attractive, unified visual quality. and a strong , sense'of identity:',' Y r L33.12 _ Establish a framework of vehicular- roads; parking facilities, bicycle and I pedestrian routes that ensure convenient;; and attractive access from both within. and around the site, and connects to 'local'; and Iransportation. As 'adjacent ,properties are improved, the site will connect via'the Riverwalk.to nearby regional hiking and'bicycling trails. 011-404PF1'All'NI 4PCl)li'R 14d(HI1n�c, Page 10 of 383-7 I 4 G,EN'8-RAL DEVELOPMENT PLAN The Generaf.'Devel:opmentPlan shows the existing and proposed land uses :for"the 7.2.47-acre site. The Petaluma River Corridor should be protected and enhanced as a public amenity, throughout its. length'. Such protection and entrancement follow the spirit and intent of 'the Petaluma River Access And Enhancement Plan,--1.996, and' at, the. same time recognize the unique. physical. and . environmental features of each particular segment of �the:r'iver. 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 permute'd' subject to" the (Modification of PCD guidelines. If there is any discrepancy between the guidelines, this PCD�General' Development Plan shall "govern, 4.1 J Permitted Principal Uses The following uses arethe principle uses permitted in the Petaluma Village Marketplace Planned Community District (PVMPCD): • Shopping centers- • Stores, shops;.banks, andoffices, Restaurants, including those providing live entertainment- • Hotels and motels- • Rusines's and technical schools, and schools for photography; art; music,', and dance- • Theaters, skating rinks, miniature golf, a_nd other commercial recreation establishments- o Day care center. Permitted Accessory Uses The following usesare the accessory.uses permitted in the P,VMPC•D:,, • Accessory usesand buildings customari,ly'appurtenant to a permitted use.- • Signs, in accordance with this P.CD. o Interior :coin operated games utilized as an accessory use, and 'not considered the primary use of''the,building.- ® Mini telecommunication facilities, in accordance with all• applicable provisions and subject to site plan and' design approval by the Planning Director. • Exterior kiddy rides;and sales kiosks. 4.1.3 The fol,lowing: uses'are excluded: • AeoessetyParcel. R: The maximum square_foota2e..of anv onebU14din,2, or tenant .is .13.0,000 stiirare feet. AnV,deoartment.:store or discount department store type use, which is'.'a.sinsle-teriant.and exceeds 65,000 square foot, is not permitted w'Ithout arior aooroval N .City Council.- ,a i;, :.)a:�b,, �...., ,,•...�, r.Npa+;c c. Individual retail ;uses or stores with each, bl.f ldibo are, not subiect to anv rninimu'in of mzimn`Ium square -footage, except as otherwise' .flotedLherein. • ulia a )m.)_: _1_LNIA rrU i ii-i�_--=Page 1-1" of 38� F1121V?f ) ±9i� -a 1+ FF Ian • PETALUMA VILLAGE MARKETPLACE PLANNED COMMUNITY DISTRICT General Plan Land Use and Circulation ,5 SITE AND BUILDING PLANS 5A Site'aad Project.Description The ,Petaluma- illage Marketplace is.a Plari,hed Community. The site is an infifl location, located wilth'in, the Pelallum.a., City limits. The Petafaryfa Villdge' Premium Outlets is the, centerpiece .of the Petaluma Village Marketplace. The hei Petaluma 'Outlets 'is 'a ��-acre property With, 200,000 SF Of building area was,, built , I . Petaluma- � I , p . i I - r, pursuant to: the Ri'vefOaks, / Petaluma Fac't6ry Outle(Vi'lla"ge' Master Plan, Program. The property is -also de,scri_bed,,as'Pa_rce1, A (A.P. #& 401-043 -3-40-17044).. The southern Parcel, R (A.R. #-00739,1=09),)projecf 4h,all ifi ludeers 'fHlliied to ±161000 S.F. & -to ,bel.divided,into a nun'llniutil -of't.wo bUddin'e's.. The inaxilh-L-IM SCIUare' fobtiOie ofahv on-e' 11'(11ildinp- Or ten'arlt- is. 1'30,'000 smiarc, fee0aildiii'g- 4fea. Tliosite is, -ei+--22,.�8W gross acres .with 15 net buildable acres. The project., . i s-d designed to sPbstantial I I ' Y,,�,meet all the-C ity',corn m— erc-idl, g,ui'deli-ne.,s,, zero net fill; and exceed the drairia:ge, and water, quality requirements. The design- addresses. alt minimum , river seibackrequirement& of ,the PCD tonditions of Approval. and. exceeds the ' ma Village Marketplace.minimum reqihreffients,of the b 1 olog ical, Jrnpacts o f PetalU the I ,A The northern Parcel C (A-P. # 048=O80'-,,�8�),-I,�*,,'I'I,niited to.a, maximum of =.. a-11 .81,,0.00 SJ T, to'b , e divided ded Jnto.a niinin1Unl'.0f'tW0 flu III dil'i.2s. Wh ick may he devefor - )edus,:afheater.s0hiect to .the pro v . ision of the C DOA:Iltlowfl Theater Dis-otrict- ..Ordinance,.. or:. ;idlernati Veiy, . as re'tail/cm-i-in-ter6al LISCS,'ill'CIL[d',inL�,re-staui,ants. The • Feik E �, f'.6.3 gross acres with 9.3 net buildable; acres. The project.\klifl meet the, CiWs:,commercial guidehnes,j, zero riet, �61 d meet "or the -drainage and water qu-9fity reqU'Irrements. Fill material,.- froni th& Parce] 9 -area Creek ill'alv_ be used e 0,vlate the 11011dililID' 'S SOL11h, of Deer to, 1 fd. lbark i'h 2 -ifr`ea", ;nn Patoe] C., The design addresses all minimum river setback-,requirementsjof the PCD Conditions ,of Approval and exceeds the'rilinimuni,fequitem ents of the bi'dlbgical impacts of, the project;' The remaining abandoned fdllrbadr right of "-way- property' rty, a'dJaJce n t to the highway i's' s7u bj e0t to -an: Jgevocld4te Offer for, Street Dedication 41s 048'7080-33,-, 001-391-35),, subject to `final design. According to ,the jn I formafion -depicted on Iffe, ALTA 'the under,doc,. No. 93,0 t 13 06 it was ,irrevocabl - off6ted to the e4y-,C�Loi Petaluma, for street andrbigh-way y P&POs6 Sizel, of Area. Tract,"; ........................ ........... Acres Parcel A .. 25 00 Parcel B...., ..... ............ 22.89 Parcel ......... ................................... 16.313 Subtotal ........ ..... 64.203 Abandoned ,Rall toad Right b, Way . ; - 276............ S. Total ......... ............ � .1 ................ 71-479 5.2 Phasing Phase- I and 2',',ihcltfded -the development' of ihe,,200,00,0 square` foot Pi.em ium Outlet, Cent6i that. opened ,in 19 , 94/1995, Phase, 3,,1s,,compri_sg&of-4- ± 45.,000 S.F.,of -coniniercial'soace.,can Parcel Oh-eiiiei and ± 1,63,'000 S.F.,of commercial retail and related uses. on Parcel B to be,developed in 2-00.4-though 2008.Phase4 is 36,000 S.F. of 'retail to be projected"is.deV-61oped in 2005.through- Page 13,of 384-7-, 011464 IT1, NUAIAAD' � Lk- i 10 1 . . . . . . ........ • I 0 r , 2008: 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 principle& represent 1he"Tirimary guidelines, which 'under'lie, the more complete set of mandatory an&discfetionary controls. IF The following" ideas haves shaped the conceptsexplained in the General Development Plan and the design controls: 5.3:1 Siting of.Buildings Retail buildings will be, generally located ;with'i'n the buildable area, zone as a result of hydrology;. flood plain and zero net fill requirements. The grouping of buildings will create a strong4project identity and facilitates"linkin'g of buildings by vehicular,;rroutes. A 'strongrelationship 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.aestheti_cs. 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. Area& &hat 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 notimpede views;along the,river by imposing buildings. 5.3.3 Set'B'ack t nes 1. Please, refer to the. attached Illustrative Site Plan',(Exhibit 5.6.1) for the. Set Back Lines, o'n the .Parcels. As per the Petaluma River Access and Enhancement Plan„ Tthe giver set back for Parcel C shall be a minimum shall heof 100'-€eet average from Top of_Bank :and 50 €ee+--foot 11'11nimum buffer from top of creek banksfi�^fii the ^i-.ee— ~,'which drain into the river. Parcel B shall maintain, a 150` minimum average setback from ..the to v of bank (newer less than 100'�), with 50" minirrium,buffer from edge of .oaks. N�,hieh—Said calculation shall include such Parcel B property located south of Deer Creek. The landscape setback., along Village Drive shalI, be 10 feet. 2. No Improvements on or above the natural ground level rmay be located within a; Set Back Area other than utility installations, landscaping (incl'uding berms or other sculptured landscaping), detention basins, • drainage, swales, wetlands, signs, lighting, sidewalks,, walkways and streets or bridges. 011404 t r'.r:v_r nrA rcn tat a ru+'+uu�,: �T� ; �T ____ � _ Page- 14 of 382,7 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, SP.A_RC ;review. While .there :is' the need, for Parcel deve_ lopments =to retain•'their own. sense:'of corporate .identity;, it, is 'important Ghat the Improvements on these lPatce'ls; complement the ;Petaluma Village Premium Outlets: The, design ofthe building, should be resolved with -appropriate; design elements` provided on 'all; exposed elevations. Materials. and _Colors: Parcel, Developers are encouraged 'to; employ_ substantially maintenance- free materials'- such as metal siding, concrete; brick; .and exterior plaster. Use of exterior colors shdl! be in keeping with the. Petaluma Village Premium Outlets. 5.3.5— Graphicsand 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 / aignage; design. Standards will be 'required,so as to. u .. ni;forrnly identify and en ance value. The general .standards 'that w-ill be required shall be based on the .Petaluma Village Premium 'Outlets Sign Criteria. Modifications shall he permitted based on the .specific requirements. ,of' the development and subject to the Site Plan and Architectural R. eview •Committee (.S'PARQ. 5.3.6. Sustainability Sustainable measures shall. 'bepursued in, the design and construction whenever practical as: a means .of efficient use of resources and the reduction of `.Waste., 5:17 Utilities Unless prohibited by the, .ga,vernmental-, 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'.may be above ground- level if enclosed within a building or screened,- pp y • i g• Committee', or then: - a roved b. the Site Planning and Architectural Review -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, riot"bescreened. i 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 'Genera) 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.' orr103 N.E IAL LINIA ec i r,Ell- 4A41' I I W' )I I'k. I "+++:4" 111-F11 i;6 - :k I Page, 15 ,of_8- is • .. rr '1 - y. In sorne instances overhead, electrical service w,eatherheads and drops shall be i allowed behind the:° retail" shopping ,center. building; provided, ;however, such �i service is -not highly vis;i'ble from automobile or pedestrian�traffic on•or.around the site. F 5.3.8 Ingress/,Egress and Traffic Flow ©. Notwithstanding the forego ingiall site vehicular ways shall comply with the City,of. Petaluma Fire Departirient's criteria for access width and turning •radi'i. ® All two-way drive lanes shall be 24'-0" minimum; wide (face to face of curb) 'curbed,rdriveways. m All one-way drive lanes, when required, shall ,be via 12'-0" minimum wide (face to face of curb) curbed driveways. ® All access,fdriVeways shall have a 15'-0" minimum radius. ® Parking; space and, driveway dimensions shall be per 'SPARC procedures and .guide.l'ines, parking design, standards,' -minimum parking lot dimensions. (Refer Section 5.4 for specific landscape criteria). 53.9 Parking Area bighting Requirements ® 'Parking area' .lighting. shall be compatible with the' Petaluma Village Premium ;Outlets. Each pole shall be capable of maintaining -1,5 foot- cand'I'e average minimum maintained,, by use of metal halide luminaries along with ballasts and auxiliary starting aids. 'The ;concrete base shall be designed 'by'the Architect/Engineer`to suit local soil condition's. • ® All lighting fixtures used will match those used throughout the Petaluma Vil:tage Premium Outlets. Color of •pole, base and, fixture, to match those existing on Parcel A. Luminaiy'iype should match as well. ® Parking lot lighting shall be controlled to "on" by photocell as evening darkness occurs, with an overriding'.'tme 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 builtof'masonry, metal, or 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 of6-0" in height. 5.4 Landscape. Principles A coordinated approach to, Landscape design is an important planning objective -in terms of unifying devel11 opment projects and providing a landscape ,setti'ng, appropriate to the standards of a high quality mixed -use ,deevelopment 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: of 1 4W P1'I \1 UNI'\ irc_n \ 14" 14_14� u«Id"-A; ! P 1 ram 'I Page 16 of 394-7 I 1 i, 31200.1 P2004 5.4.1 Design Themes 1. Agrarian building and planting materials will .be used in .innovati.ve ways. to create durable and comfortable :spaces and elements such as, signage and. seating. 2. Budding walls, attached trellises, pergplas :and' trash enclosures shall be planted' with appropriate vines and caimbing shrubs to soften :and unify architecture and - provide seasonal effects'. 3. Plant materials,-- both :ornamental :andt native' species, will be used, in strong, ;geometric masses ttiat- 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 Village° Marketplace entry at Petaluma Boulevard and Village Drive. This entry shall include berrried and sculpted-earthwork,.1ow" masonry walls .and/or ;pillars, grouped specimen aree planting, .lighted, project identification, :enhanced paving treatmen-'ts, which tra_nsect traffic routes -and, reinforce the entry experience. .- All paving -shall be suitable. for -universal access, and enhanced in color and texture at retail entries, major •vehicular.°iiatersecfions_and seating areas. 6. Parking area landscape islands _shall generally match the quantity, area,and general landscape materials.of Petaluma Village Premium Outlets. 5A.2.T Views Long range views from the 10:1 Freeway :to the .'Petaluma River shall be augmented by a, separation, through the .proposed Parcel B buildings facilitated by the: location of Village Drive. Sairt corridor shall "he a niininicini of 126`-y".:. Views.into the site from Petaluma° Boulevard and the Riverwalk to the West shall be preserved. where possible;. , as well as, defined and enhanced bywalk' and plant material layout. Planting design shalt reinforce view corridors w,ith'in the,site,Such 'as the ,,entry -axis on Village.Drive and ;pedestrian routes, leading: from parking to commercial uses. ' Undes ' able views will be screened,or softened •using evergreen trees -and shrubs. -5.4.3 Landscape Use and 'lylain-tenance Zones 1.: Please refer to the attached'll'lu_stra•tive Site Plan for`the:Set Back. Lines on the Parcels. The landscape ;setback on the„Village, Drive shall be 10 feet. 2. -No Improvements, on, or aboye the natural ground ;level ,:may b-e .located within ;a ,Set Back Area .other than: utility installations, landscaping ..(including°berms or other .sculptured landscaping), detention ponds; water quality ba"sins, drainage lswales, wetlands; signs, lighting, sidewalks, walkways, streets, driveways.and drives. 5:4.4 Plant Materials L 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. 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. 0111W PF.'TALLINIA. 1A 1) \'1'cR_I 17iW4-444-J-+I I 'd4+1-%! 4A44I'P4+�1+_F N ,42_,: 1.L.".::.:'� �� Page 1.7 of 38' 3.. Tree planting throughout,the Petaluma' Village Mark"etplace will serve to;delineate a hierarchy of entries;I focal points"a"nd.c"irculation'patter'ns..,' 4. Interior parking area trees1 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 .shailrbe 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, 'eornplinaent parking area canopy trees, and, carry themes of colors and texture. through the parking area. Intersections shall be given added prominence by use; of rri'ore 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 floweringshrubs, and ,her,.baceous plants shall be ,used at building entries, walks and gat hering4.areas', to endow each space with unique',- qualities appropriate to the use or uses.inten'dea,,' 5.4.5 'Sust dnab'ili'ty 1. Tor r,Cishall '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 feet of the drip Iine bf any, existing native trees. Turf shall not'be permitted on slopes greater than 5 to 1 ratio. 2. A'll irrigation except turf shall be accomplished bymeans,of.automatically controlled, bubbler an&or low volume .(drip) irrigation systems. All irrigafion •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-,W'storicatl, regional, evapotranspiration ;i rates., 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 ® v.ulnerable'to "failure during 1periods of severe drought: ai 1404 PETA E.LIMA IICD V'rk_i 4iW4-114++_P_E4-A�tLA4A- 4,i ce 11; - Page 18 Of 393-7 I I C.,CUOa - - - - r Measures shall be taken in site planning, >andlandscape design lo 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 ,wi;th;in.'th'e Petaluma Village Marketplaceshal'I be categorized into ;Landscape Water .Use Zones which are defined-Ey, general water use ,characteristics of l-andscape materials, (Moderate, Low, Very. Low,), and 'by Hydro -zones (Nhlgh, Medium, Low) defined b' :frequency,and duration:of.,' anticipated irr-igatio,n needs (Regular, Regular asp needed,. :Sup.plemental)' ;5.5 G-rading, 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 fhe General Development Plan. Development within the .General Developmenf 'Plan area will meet the requirement of the Floodw"ay 'and: Floodplain. District- of "the i Petaluma Zoning Ordinance, FE'1VI'A Regulations, Regional Water Quality Control Board; andithe gui'del'ines and'restrictions of the Sonoma County Water Agency,. ' Pertinent . requirements. of the Army. Corps of Engineers ;and California Department offish. and Game will also be adhered to in the des"ign engineering "for grading and drainage, ,along with design reference information from the Bay Area Storm. Water• Management Agencies: Association, "Start at the Sourced Design Guidance Manual for Storm Water Quality Protection". Within the.Petaluma Vil9age:-Marketplace,General DevelopmentPlan area,thereare threedistinct land parcels, which may be: developed independently of one another in leans of site grading, drainage and storm water management. Each maybe`"separately engineered to meet. the pertinent specifications and` regulations and of the various agencies with jurisdiction. `Bel'ow 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 I Water facilities shall. meet the City ' g "es mi'nimum,design cr4,Cit of P„etalu mas;minimurn•design criteria., y - a 4. Sewer.facilities.:shall meet'the City of Petal°uma's minimum design; criteria. 5. Care shall be taken to prevent darriage" to adjacent properties during construction or after'.eompletion" Of the site,improverhents of any building site'. 6. Any areas, which contribute .to storm, d"rain=off,-shall not carry contaminates from those areas into the storm drains. 7. Driveways shall, be,kept.,swept and elean':and.'free of contaminating spins. . .8. All applicable federal; state and municipal, codes apply. o. r, 1ao4 pri vi 0\11: 1.( I) k.I,JR.14_1011 Page 19 of 9.}J I 9 I ' j ,5.6 Architectural Site,k1--,1evafkjHn-PIans, 5.6.1 Exhibit, 04i,40vbrall, S-ite, Plan 0i N-m 3 0 Lu T I� L� N., INC 01 1404 111:1 AIVAIA RA) V1 R-14i,49-t44�*44-Vk6M 1, PC ' V! 2 7�'! .. . .... 1/23/2004 1,120,1200 11 1 i"N; 0 , Page, 20 of 383-7 I 011404TETALUMA.PCD VFR-14a oP 0 _ kT " CO 7 FR H2:3/2004 — — — Pa'e 24 of,38' EME ',� t, . t� 1 � � • ate. tMON tm 'i-•' � ..-•_...... �ti.` - - .... .+.. - .'. �-� � _ •?'-ii_ — _ �\ ~y�=�.:r'% Yam.. �� _ �� TREE �p13�� 1 �T ALL jA r�. CAL�O�A owo. PETAL .20ata t9 � NCt Ta 8�� N O 0 • FUTURECIDINNDIMON To R8G{ONAL TRAIL r``AND RUAIL Lm Ai Fmmgn 3 N % r: 'U is= �_ �` � �v 17 ..�1\`, � �� CONS TO EDOTTNG Tmu' Um J, T�fc OVER 1; xi 0 OVD19TURRANCS, TRAIL ALIPW F7CT37ITNG TRAIT. SYSTEM RIVER TRAIL IMPROVEMENTS - -. - PARCEL C. +11IL111 1 11111. II I PETAL -LIMA VILLAGE MARKETPLACE PFrALUMA, CATIFOR-MA OCTO9Ej;i.23q NOT M-SrALE 0 K� 5.9Graoing & DFainage PIMIS' 5. 9. 1 E x b - b t. -V -A Fee lohAna Dj�a :"age, a*d-Wihty-Plan &.9,25.7.3 Ex h - b t, Va T tility Plan 5 - -."-5.7.4 Exhibit - Parcels -Village"Dri"Ve Improvement` Plan and Profile Ul WO ad CL 4, ui 4 4 st Pip !U— M.J -T-41 1-FF1 I d.1, I 1 11 TJ I IL Page 24 of 38- 11231200444-20k-4�0�- 6 PETALUMA RIVERWALK AND" VILLAGE- DRIVE CROSSING 6J. Open_' Pace P-111A an.d'klverwalk The major open space comportents of:, they General Development Plan include two heavily landscaped green areas: the..Riv.erWdlk and an eritry,landscApe area at, the road entries. 'B ioswdl CIS J11 provide, additional,. landscape b e w p uffers., The project is designed in substantial conformance. with the Petaluma River Access And Enharic'ement River- Plan. The Petaluma' Rivet" forms: an -4ftportdrit, pdrt:�of the overall General Development . Plan for Petaluma Village Markeiplace.,An open sgacelcorridor shall be established' along the, river in varying widths; as required by environmental conditions; Thedesign behind the establishment: the open space corridor along the river is, to p e protect and. enhance habitat and allow for, the : development of a Riverwalk as' recommended in thePetaluma., General,.Plan, and the River Plan. Permitted uses Uses ses permitted'within the Riverwalk (as, defined within PRA EP sectl6b 1.3) shall :be: a Parks, bikeways and,'pathways; picnic ta-blesand. other recreational facil'i'ties, o, Bridges and. roads ® Flood water qqatity. and erosion control facilities as -permitted or required by,agenciesl with jurisdiction 0 Wetlands and native rOVegetdt'ion Public Access Public access will be provided along .,the;:Kiverw,�ilk,,corridor, through easements or license-. Specific' access locations, and des'ign:featbres: will.I be integrated into specific, development plans. Enhancement W Riv&,,and Banks ® The goal of 'the G6neral'Devel'OpMerit'Olan relative- to the Pet-41'Liffia River �is threefold. e To, maintain, the capacity of the, i'ver to, carry floodwater: P To protect and-enhance,,the- natural: habitat of thariver and its adjacent riparian areas. 'o T'bipt6vide op portunities, for the public to enjoy the river's aesthetic sancl recreational attributes. 66id'ed by I these goals,, each property af,the*AInie of development plAnn-ing will- design, river enhancements; In Aaccordahc e with ,the natural features of the adjacent river 'frontage. Guidel'ifies, ,and requirements ,of: agencies with jUrisdictibriwil-I also bd.a significant determinant i.ndesign. Wh-ile design 'features will 'vary aloiig the Ri'Ver corridor, a Site Plan through Parce I's B & C is shown 'in the -following attached plans,. Tliis: desilgh,Tes0ects the natural features :of -the riparian corridor and floodway: by protecting the existing native fl6ra and ehhaficlnglt wlt4'new- plantings, of California native trees,,, shrubs, and gpoutideovers appropriate: to conditions. such, as hydrology, soils, and visual screening, and considering thexecommendatibris of'relevanf°agenc'ies-. Planiin design�'In the corri�qor shall con 9 sist of mixed, islands of shrub and,,,tree,speci-es With cleat openings between plant masses. Alf,planting, in .the ,river corridor shall" be, watered by a drip e CD I�AIJV,�!A PCI �d,k .1 4M44 4--W Pa a 25 of 38 I. I ''. or low -gallon •irrigation system.. Irrigation systems shall be designed for connection to mixed use water sources, be .easily ,i'solated into :geographic areas, and be, durable in the event of flooding or other 'extreme conditions. Irrigation systems shall be designed to allow phased abandonment of • the system, based on the establishment criteria of relevant agencies. I, Plant species, shall be selected to provide for wildlife ,food and. shelter, visual, interesi land ease' of ' maintenance; the following provides, a general palette for. plant ing in the river corridor. A transitional., edge to Parkin and ohr uses may include native :and' climate adapted ornamental plants shared with'landscape iri 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 Carpenteria cal,i'fornica California Anemone Epilobium canum California'Fuchsia • Heteromeles arbutifolia Holodiscus discolor Toyon 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 Acliillea millefolium Yarrow Calamagrostis spp. Reed,Grass Carex spp. NtirSedge Danthonia californica Oat Grass Eleocharis spp.'. Spike Sedge Eschscholzia californica, - California Poppy Hemzon'ia spp., I 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 pedestri'an/bicyele 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 otiao41,1 1 \1_LI:\I_�_1'('1) v[-K-14"11, io', 1 Page 26 of 39� __- +� Pa _ .river's edge.. Amenities such,as secure bicycle racks, trash receptac'1es, ,directional' signage and traffic control bollards at ;trailentry points ,shall be part of the trail' system. Where.,the•trail ,approaches bridges'; creek- crossings or transition points to other uses,, it shall haver permanent, ,clearly marked directional signage. „ Fencing at .creek corridors shall consist of simple post ,and beam -or post 'and cable. harriers, placed along walks and maintenance access points to discourage vehicular. or bicycle entry. The bridge, which will cross the river irito 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, -areal 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,, ot'oak tree setback that may be less than described- in .the suggested setbacks 'in the _Petaluma- River Enhancement Plan. The setbacks 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'Prouams, Par;aeravh 13. Suffer Zones (Page 74) -excerpt.:.." A buffer zone setback, if and'to the extent allowed by law, other than prescribed in, the following programs may be allowed _where the QiY finds, based con ,stibsian.tial. e:vizlen�e; than the,habitat and substafitial evidence, that the habiidt J'and'o"ther environmental impactsnf• theproposed develop tnen.f cam be m_iti.gated, and flie iti'tent anal ,goals. of this Plan can be met, by this alternative setback ". m I.Ioa i r i ri.I.�I:� ra> X_r.R_A4,1u++ u� G �� + a r W4 P : H ,_. � NiA Wt i.; Page 27 of 393-7 I . 0 z PRECAST COVCRI:TE F NM IVE. TREE PLANTING KS TWO -RAIL FENCE. USED AT SENSITIVE IIABIT:\'1' cr AND CONTROLLED ACCESS POINTS � r _.. NATIVI- SIIRUB AND p' 42" i GRASSI:AND PLANTING 7 i. 4 , ... I - .. � ,,, :. _ ..... _.• ICY. ... _ 8' - O" O S vo TYPICAL RIVER TRAIL FENCE 00 0 PETALUMA VILLAGE MARKETPLACE Iw PETALUMA, CALIFORNIA j� OCTOBER 21. 2002 i l NOT TO SCALE 6.2 Riverwalk Design Graphics 6.2.1 Exhibit - Riverwalk Design Guidelines Schematic Section o 011404 PETALUNIA PCD VFk-IJ;,W}l 1+4_I_-\I k„�a.�+ N.-_4'7-.}i—_I RE '.:- ".::`.:`C:: %:.-R i Page 29 of 3837 • • --o IN EXISTING TRELS TO REMAIN PARKING_SII,,.DC TREE. EROSION -RESISTANT / NATIVE GRASSES AND ST ILS A 'T FILTER - -- PARKING PERII�IETCR SWALE SHE- — -- RO ;1D - NATIVE OAK WOODLAND NA FIVE SHRUB T-REE DRIPLI\E' LIMIT PLAN*I'ING- OF DISTURB:\\C}{ _._.:..r ® .__ 2' NVIDI: CI -I AR SI'lbU'I.DI:R 10• 8' 1VIDI: ASPHALT PATH e and.emr -.\1rsrl: ring U•o. }-•1:_r. � - ` -- P:'; larr. f\::. d' I{• Rv'-. u:c I ard�c�pc !lufiu :f cl:er ,1�•rele 1'::^C,i uve Bu:'i•� a'.�;:duP.:rheJ R:peri�n -Ara'a - Nip r - / SECTION A -A. TYPICAL RIVER TRAM, `- PETALUMA VILLAGE MARKETPLACE PETALUMA, CALIFORNIA OCTOBER 21, 2002; NOT TO SCALE PARKING: OARCLI. �B'- 4- 2 dr., - ---------- r7: RIVI:RTRAIL PI-AN'I ING j 70 TRAIL CO',,�NFCTOR ��% \- :\, � f L\ .�%' l `? \ `' / TO PARKING ND COMMFRCIAL ww- C'�Ovf, PI-: ING OF, Afwr--,'SJIR' 'A\D TRFFS- f.0%, R\NK A rlo� -XlS'llN(; IRFI.s SECTION A-A-0 TYPICAL RIVEATRAWL PLAN AGE, MARKETPLACE E-TALUMA VILL 'PETALUMA, CALIFORNIA OCTOBER 21, 2002 oo: SCALE: i'=410-1-0", Ito C) n z F Cr J • --- PROOOSF.D•NATIVF RIPARIAN TREES I - _ TRIE'DRIPLINE: !.1\i[T • -FXIS1ING tRI'FS (O REMAIN GROVE•. NATINT RIPARIAN TREES EXISTING TREES 170 RP\4 \IN INTERPRIJIVE llIREC.'a lO\,\L SIGV , [11C1'Cl.l{ i � l GROVE. NA`VIVF' SI.IRUBTL,\\C_ING PARKING - mf - - X_ .. _ "ic'!-•.,'.._<��ic.-•f�•:v:--=.'tic'- � •. --... NA:FIVF' PCRF.NNI,\I- • 1 (1.1—OnePcdntnar.H-kcIrail (iR:\5SI'.5:\I OPI'.\IN(i5 - - / / !'encl'A' Re'l 4ca - Per'.❑e :.'!O'ecr,K :b.a:c' !1 le, I!e\,I."6-iv ':r.;:.:zpc•11,.!kr i 'SECTION Br --Bs RIVER OVERLOOK @TIL PETALUM_ A VILLAGE MARKETPLACE PETALUMA, CALIFORNIA OCTOBER 21. 2002 NOT TO SCALE c W coo • V- (1;R I and TWXS] I-' RI Clifl-Y-TES OVIAZI OM X, W 'eP RIVI R I R.\II. - SECTION B-0: RIVER OVERLOOK PLAN PETALUM-A VILLAGE MARKETPLACE P.F.TALUMA,,CALl'F0RN,'lA OCTOBE-412,V2002 SCALE 11720' 9' 0 L. P � �— f�.?EIS1'IVG'i;RE1:S fO REMAIN N _ INTERPRETIVE,, f;\1STIVG TREFS TO x 6 DIRECTIONAL SIGN / REMAIN _ GROVE NATIVE: —'STFFL-FRAME.; ' TRFG PLANTING WOOD DECK BRIDGE. •,/ """ - .. � ' : --ram---- - _ ._ - _ '' tD _ , "frail J IJ Class One Pedcstrtan,Bikc �', .. \ le - i \ \ GROVE•"NAIIVF. 2' SIIRliBJ'I;AWING R - NATIVE: GR,\SSi-AND � t'xkuncCrei.l i'I_:\\_l I\CJ i'N OPENINGS' h,r.du(urhed R,panar. -lrea - >y. SECTION -Ca TYPICAL 'CREEK CROSSING _ ° P=ETALUMA VILLAGE MARKETPLACE PETALUMA, CALIFORNIA OCTOBER 21, 2002 NOT TO SCALE 7 CIACULATION PI AN 7.1 Whktflar Urculation Petaluma Boutevard North is an existing arterial street, running generallyparallelto the subject area and is,.separated from, the area by the Petaluma River. The Petaluma luma Vilhige .. Marlve!pktee General, Bevelapfiflea4-Plan 01ztc�indicates a collector road parallel'toHighway 101, providing. 4ccess;jo, Parcels, Cl A ,and B. (fi-0111 north ,t0'.S0LI,'t:h)._ The GeneraI.Plan shows: the .sOLII'hern,end of the, collector-road,.connectlng with an arterial road that lli.nk,.s the nronoszd "W'111I.Petaficifna Boulevard. A; B, iind C.The ,northern end. of llie oro,vosed connecior.continues bevond,ihe- northern boundary of Parcef"t pei--!�ions at" .ef'Nvoy iiioy LilliiiiatelyLo connect with-�Cbrdria Road', i�i the the i�ooh develop ki!id Ht The LICSi � . n of the pi-olect, wl:'Hxesvectthee T1211 t70f'-%vav of the proposed co[16ctor on Parcels C, -X and B for possible ffflare �de,Velbonient bv the City of Petal�dina,as, �+he properties to the north of Parcel C are de-velopod.an'd ann'e',xed to: the CII'v. Access to the: p-roiect . iif.ea will be proyided in two locations: from Petaluma, -Boulevard North via f(*the proposed, Vil.lagp"Drive and frorn,'Petahima. Bou'levard North at.exlsflirsz Outlets Drive. The connection VI'ainrowsed Village Drive i's,t'he Ainctiona:l' e(II-livalent,'of the,. s0LIfh0'II elld of .the collecior-road, connecting with an arterial' road that fink,-s the proposed cross-town, arterial with Petaluma 'Boulevard, as shown in theGeneral,Pl'anfiF'4 Owe'al"the se loeat the G�Heftll eolleete!- !-ead'. With the development of Parcel A In. fhe,.L.e�,irlv 1990s,, ,a'temporary emergency access, road was .developed from beneath the Corona Road"'overpass of 'Highway MI.. South to the.. - Pe.ta-luma • Factory Outlet Village, now referred 'to as Petaluma Village Age Premium Outlets. This &m-e'rg-eincy- ac access . road ,is I located, on the abandoned railroad rig.'hi of, way,. The emergency access road. * I c access - LS planned to v4W--be replaced,.upbn the completion of"61her the north, of south sections of the proposed .cpllector road, by the CI tv. The existing temporary Access road adjacent to Parcel Cwill not. be affected' b.y the proposed deVelb-pinCh-t and --wifl remain. in place. The ,existin-g temporary s road adjacent to, parcel B porary access will be replaced with, a4rive aisle behind the' -proposed buildings. c. -es s -Idor be4i;nn'n L—at 'the southwest corner of The nioieict ,design wi'll, reserve -a 1.4' wide a�c corr I I he, Parce[B prbr)ertv located' South of'. 15cer''Creek and. f111111inR aloiv, the rear of'the Parcel' B .bLli,ldln!2s-t*o.the .N*Ortliezisteri,i: corner of,ParcefB. The access corridor shallbeJ1exible In: location, and shall 'be, avaHable.for 'the installdtion and. Be •bv the P . et'alunia R.oltev at, thetinfe that the 1,17olle-v is oeTn'-i-itted and readv to start construction, Below -are the Circulation Goals: L. To providek,internal accesslaterally through 2, locations on the site allowing ingress, and egress opportunities via two, locdtions- on Petaluma Boulevard N,004. 2. To Provide.; safe vedestrian_accdssbetween parking areas and buildings. 3. To provide adequ,ate roadway with! and."turnilig radii -for, truck, traffic. 4. To discourage and' inhibit vehicle'',traffic, which is not destined for uses developed within the General Development- Plan,area. Access, to the Petalurna'kiverwalk w-111 be • provided. L) 1141)4:1 IoF�%j t_INI,\ 1,(,I) . �,I k Page 35 of 38- L�23/200-44�—_444200 + 5. To limit intersection, conflicts between access roads and parking lot driveways. 6. To encouragebicycle and;ipedestrian-,use. " f Lot- Design Criteria: Below is the Roadway and Parking. o g 1. All intersections of access roads will be controlle&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 lanesw-:ill;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 centerand.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 511;000 parki'n'g!'ratio in accordance with typical standards of national retailers, however, only a ratio of 4.75/1,000 shall be allowedon Paicel.B,,an�/ remainrn2 parkins; .urn to the 5/ 1,000 ration shall. be allowed to he transferred to Parcel C in addition to the Parcel C allowable narking. Parcels shall be allowed to utilize un to 30% tie-�i��rc ...., .... . 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 narking is provided ot4ass 1'1sted as '`transferred parklhC ahove. The following is a general ®1 outline of the parking requirements. - Park-ing.'Space: Requirements ,by Occupancy Type Tvve of Occupancv Parking Soaces Retail 5.G spaces for very 1,000 sq. ft. of floor area Theatf-eTheater 1 space, per 3:5 fixed seats (or as per Plan and Section 7.3) Other Uses Per City of Petaluma standard criteria 7.3 Thenter 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 bya mix of uses may be less than the sum of"maximurn 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. The Ptiblieatipfi a r •ti t 198t-1 :Jude. fiia-6i:flEiffl ii-king . c. xi-kic C�;...,"�. M i_ana P,".iAi,o:Al,'\ Page 36 of '9 — .. — ---— t i 2 3i gnu-4+u e 7.4 Disposition Of Land, Proposed for• Public Facilities: Generally roadways will bel private and ;will provide. ponezclusive easements for use by the public as deemed appropriate and necessary' `by the City of Petaluma and the applicants. However •' portions of roadways and .,fritersectio.ns, where City ownership; is ,deem'ed by the applicants and the City to be beneficial to the public, will be dedi'catedlo the: City. Public access will ,be provided to and along the Petaluma River either tbrough easement or dedication, such to be determined through ,.future discussions between „ the, city' .and adjacent ,property'owners. Public utifities, including sewer.and water lines, will, be,1 cated within easements' granted for the purpose of repair, maintenance or reinstallation of such facilities. U I 141).4 Pf. I''\I-C,\ 1_ \ PC D N'I k- I l.i 1!; 10 W. ;,(-r„�_T..6k-,6 .P`age 37 of J83-7 PI 1404 PFTA'I.UMA PCD VFR-I4a Page.38 Of 38P 1 /? 1/200-i+c?