HomeMy WebLinkAboutHCPC Resolution 2022-06 11/15/2022 DocuSign Envelope ID:AOBCA9AA-5210-46D3-B29A-OF5E2FCFFEDC
RESOLUTION 2022-06
CITY OF PETALUMA
HISTORIC AND CULTURAL PRESERVATION COMMITTEE
APPROVING MAJOR HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW
FOR HAMPTON INN PETALUMA (SILK MILL) EXPANSION
LOCATED AT 409 WILSON STREET
APN: 007-163-002
FILE NO: PLSR-2022-0005
WHEREAS, BPR Properties, requesting a Major Historic Site Plan and Architectural Review (HSPAR)
for the proposed development of a two-story, 18-guest room, rear addition to the existing hotel located
at 409 Wilson Street (APN 007-163-002), the Historic Petaluma Silk Mill, within the Mixed Use 2 (MU2) zoning
district ("Project"); and
WHEREAS, the Project, is located on a site listed on the National Register of Historic Places
(NR#86000386) and the California Register of Historic Resources since 1986; and
WHEREAS, the Project, given its location in the City of Petaluma with a historic overlay, is subject to
review by the Historic and Cultural Preservation Committee consistent with Section 15.020 of Chapter 15
of the Petaluma Implementing Zoning Ordinance; and
WHEREAS, the Secretary of Interior Standards for the Treatment of Historic Buildings provides
guidance for new construction to ensure that the characteristics which justify the designation of the site
are maintained; and
WHEREAS, with the exception of the historic buildings which will be retained, no other historic era
features are onsite; and
WHEREAS, on November 15, 2022, the Historic and Cultural Preservation Committee held a duly
noticed public hearing to consider the application, at which time all persons interested had the
opportunity to be heard; and
WHEREAS, on November 15, 2022, the Historic and Cultural Preservation Committee considered a
staff report analyzing the application, including the California Environmental Quality Act ("CEQA")
determination included therein; and
WHEREAS, a public notice of a neighborhood public meeting scheduled for November 3, 2022,
6:00pm, was mailed on October 24, 2022 to residents and occupants within 1,000 feet of the Project site
is in compliance with state and local law; and
WHEREAS, a neighborhood public meeting was held on November 3, 2022, 6:00pm, and the
Project was presented by the Applicant team, is in compliance with state and local law; and
WHEREAS, a public notice of the Historic and Cultural Preservation Committee hearing was
published in the Petaluma Argus-Courier on November 4, 2022 and mailed to residents and occupants
within 1,000 feet of the Project site is in compliance with state and local law.
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NOW THEREFORE, BE IT RESOLVED THAT:
A. The foregoing recitals are true and correct and incorporated herein by reference.
B. Based on the staff report, staff presentation, comments received and the public hearing, the Historic
and Cultural Preservation Committee makes the following findings based on substantial evidence in
the record:
California Environmental Quality Act
1. The proposed Hampton Inn Petaluma Expansion project is exempt from environmental review
under CEQA pursuant to the following exemptions:
CEQA Guidelines Section 15331 (Class 31 - Historical Resource Restoration/Rehabilitation), which,
includes modifications to historic structures that are consistent with the Secretary of the Interior's
Standards for Rehabilitation;
CEQA Guidelines Section 15303 (Class 3 - New Construction or Conversion of Small Structures)
which consists of construction and location of limited numbers of new, small facilities or structures
including a motel or similar structure in an urbanized area not exceeding 10,000 square feet in
floor area on a site zoned for such use as long as the project does not involve the use of significant
amounts of hazardous substances and where all necessary public services and facilities are
available and the surrounding area is not environmentally sensitive.
CEQA Guidelines Section 15332 (Class 32 - In-fill Development Project) as the expansion is
consistent with the applicable general plan designation and policies and with applicable zoning
designation, the expansion occurs within City limits on a project site of no more than five acres
and is surrounded by urban uses, the expansion is occurring on the existing lot which means it is
not an environmentally sensitive area, the site can be adequately served by the required utilities
and public services, and due to its size and location next to SMART and Lakeville Highway the
expansion won't result in any significant effects relating to traffic, noise,air quality, or water quality.
Petaluma General Plan
2. The Project is consistent with the site's Land Use Map designation Mixed Use 2 (MU2) in that a Major
HSPAR application for exterior alterations to a historic structure was submitted on January 26,2022,
as required, which would result in a rear addition to the historic site.
3. The project is, for the reasons contained in the November 15, 2022, Historic and Cultural
Preservation Committee staff report, consistent with the following General Plan policies:
Policy 1-P-13 Maintain Downtown as the City's geographic and symbolic center and a focus of
commercial and cultural activities.
Policy 3-P-1 Protect historic and archaeological resources for the aesthetic, cultural, educational,
environmental, economic, and scientific contribution they make to maintaining
and enhancing Petaluma's character, identity and quality of life.
Implementing Zoning Ordinance
4. The Project is consistent with the site's Land Use Map designation Mixed Use 2 (MU2) in that a Major
HSPAR application for exterior alterations to a historic structure was submitted on January 26, 2022,
as required,which would result in a rear addition to the historic site.The proposed project is subject
to the objective development standards contained in Table 4.3 of the IZO.The property continues
to be consistent with development standards including setbacks, height, and lot coverage with
conditions noted in Draft Resolution (Exhibit A).
5. The project would be consistent with Chapter 11 (Parking and Loading Facilities, Off-Street)
pursuant to the proposed Zoning Text Amendment of the Implementing Zoning Ordinance,
Ordinance 2300 N.C.S, Chapter 1 1 (Parking and Loading Facilities, Off-street) (refer to Attachment
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A, Exhibit 2).
6. The project is consistent with Chapter 15 (Preservation of the Cultural and Historic Environment), in
that it has been reviewed by the HCPC in accordance with the requirements contained in Section
15.070 of the IZO, and it has been determined that the proposed alterations will not adversely
affect the character, or the historical, architectural, or aesthetic interest or value of the district.
7. The project is consistent with Chapter 17 (Tree Preservation), in that it has been reviewed by the
HCPC in accordance with the requirements contained in Section 17.050 of the IZO, recognizing
the desirability of preserving the Canary Island palm tree to the greatest extent possible with an
application of a Landmark Tree Designation nomination.
8. The project is consistent with Chapter 18 (Public Art), in that Condition 18 requires the project to
comply with Chapter 18 of the IZO, which requires a 1% public art requirement for all non-
residential development with a budget greater than $500,000.
9. The Project is consistent with the Major Historic Site Plan and Architectural Review standards stated
in IZO Chapter 24 (Site Plan and Architectural Review) Section 24.050, as follows:
a. The project proposes a rear expansion to the former silk mill in a contemporary architectural
style. As such, the architectural style is compatible with the overall character of the site and its
neighborhood and finds that the project satisfies IZO Section 24.050(E)(1)(a).
b. The project does not alter the siting of the existing historic buildings on the property and
therefore continues to be appropriate for the site and other buildings in the neighborhood.
The rear expansion is new construction and does not physically connect to the historic building
other than by a new second-floor exterior landing. As such, the sitting of the existing historic
structure on the property are not altered, and finds that the project satisfies IZO Section
24.050(E)(1)(b).
c. Since the building continues to be of hotel use, there are no proposed signage or outdoor
advertising structures proposed for the site. As such, finds that the project satisfies IZO Section
24.050(E)(1)(c).
d. The project includes new construction of a two-story building in the rear of the property and
mimics the maximum height, gable roof, and window style of the adjacent, former Engine
room, supporting a bulk, height, and color appropriate for the site and compared to other
structures in the neighborhood. As such, finds that the project satisfies IZO Section
24.050(E)(1)(d).
Secretary of the Interior's Standards for the Treatment of Historic Properties
10. The Project is consistent with the Secretary of the Interior's Standards for the Treatment of Historic
Properties for Rehabilitation, as follows:
a. Standard#1:The building and site were historically designed and built to support a functioning
silk mill. As the building was rehabilitated from an industrial building into a hotel between 2016
and 2018, the building and site were preserved without the loss of its character, integrity, or
defining architectural features. The proposed rear expansion, with the new building and
courtyard supports the continuous use of the site as a hotel and does not impose a new use.
The new guestrooms would allocate additional guest reservations for the Hampton Inn Hotel
and the courtyard would be facilitated as an outdoor amenity space. As such, the project is
consistent with this standard.
b. Standard #2: The project does not propose the removal of historic materials or alterations of
features to the historic silk mill buildings. It does however modify the existing outdoor space to
support new hotel guestrooms and a courtyard. The retention of an outdoor space and
preservation of the existing Canary Island palm tree demonstrates a positive development
and efficient use of the site without compromising the site's overall historic character. As such,
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the project is consistent with this standard.
c. Standard #3: The project does not create a false sense of historic development, does not add
conjectural features or architectural elements from other buildings, nor does it reuse materials
from the existing buildings. The project proposes a contemporary design which distinguishes
the rear expansion as the most recent addition to the site, demonstrating the current age,
materials, and construction technology. Its design and use of materials records the site's
development as its own time, place, and use. Most importantly, the design is compatible to
the site and existing building since it assimilates roof styles and composition while introducing
distinguishable architectural materials and features, such as concrete base, metal standing
seam, metal louvers, spandrel and shopfront glazing, and a metal exterior landing. One
architectural material which creates for a bold appearance is the use of metal standing seam
as the building's exterior envelope. The design currently proposes this material as the exterior
surface for its roofing and fapades. The use of these material supports a contemporary design
which distinguishes itself from the site's historic buildings. As such, the project is consistent with
this standard.
d. Standard #4: The site currently exhibits buildings that have changed over time which have
supported the rehabilitation of a functioning silk mill to the Hampton Inn Petaluma hotel. This
project provides for a rear expansion to facilitate additional guestrooms and an outdoor
space for the hotel. The project's scope does not physically alter or impact the existing
buildings nor their historic significance. As such, the project is consistent with this standard.
e. Standard #5: The project's scope of work is limited to the existing outdoor area and does not
propose work on the existing buildings within the site. Therefore, the project does not remove
or alter existing distinctive features, finished, nor construction techniques of craftsmanship of
the existing buildings. The Canary Island palm tree may be considered a distinctive feature
which the project proposes to preserve and designate as a Landmark Tree. As such, the
project is consistent with this standard.
f. Standard #6: The rear expansion is new construction and does not physically connect to the
historic building other than by a new second-floor exterior landing.The architectural drawings
and application materials do not indicate scope of work that applies to repairing deteriorated
historic features nor is there an indication to replace distinctive features. As such, the project
is consistent with this standard.
g. Standard #7: The project description and its architectural drawing set does not indicate the
use of chemical or physical treatments as the project proposes new construction for the rear
expansion which does not physically connect to the historic building other than by a new
second-floor exterior landing. Draft HSPAR resolution Condition 13 requires that chemical or
physical treatments, if appropriate, will be undertaken using the gentlest means possible is
taken to avoid damage to the historic materials.
Appropriate physical treatments may also be applicable to the preservation of the site's
existing landscape features and plantings. Since the project incorporates the preservation
and landmark tree designation of the existing Canary Island palm tree, draft HSPAR resolution
Condition 14 requires that a tree protection plan is established for this project to guide, assist,
and support a healthy tree during all stages of construction. The Arborist report included a
variety of recommendations to consider and may be included as part of tree protection plan.
With the incorporation of draft HSPAR resolution Conditions 13 and 14, the project would be
consistent with this standard.
h. Standard #8: Excavation is limited to the project site area around the existing canary palm.
The site has already experienced ground disturbance during the development of the silk mill,
its later expansions, and with the rehabilitation into a hotel. Work of undisturbed ground is not
a part of this project, and a condition is included as a preventative measure to protect and
preserve significant archeological resources if potentially significant prehistoric or historic
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archeological resources are encountered during the course of ground-disturbing activities
(see draft HSPAR resolution Condition 15). As such, the project is consistent with this standard.
i. Standard #9: The Secretary of the Interiors for the Treatment of Historic Buildings guidelines for
rehabilitation recommends that an addition is subordinate and secondary to the historic
building and is compatible in massing,scale, materials,relationship of solids to voids,and color.
The proposed rear expansion is located in the rear and north edge of the property and is lower
than historic silk mill building. The proposed design illustrates it is secondary to the historic
building and does not overshadow, detract, nor negatively impact the historic buildings within
the site. The new building's maximum height is set to match the height of the adjacent
building, the former Engine room. It also incorporates a similar gable roof and window style.
The proposed rear expansion's design is a contemporary design which encircles and
accentuates the existing Canary Island palm tree. Its massing and size are also similar to the
former Engine room. As previously mentioned within this staff report, the design incorporates
architectural materials and features such as a concrete base, metal standing seam, metal
louvers, spandrel and shopfront glazing, and a metal exterior landing,which differentiates the
new construction from the historic buildings. Two architectural features that may benefit from
further design development are the mechanical well's spandrel glass and the vestibule's
metal louvered parapet. It is recommended to include a condition to reassess an appropriate
perimeter for the mechanical well which suits the roof plan and that the vestibule's metal
louvered parapet is reduced in height through administrative review (see draft HSPAR
resolution Condition 19).The project is consistent with this standard and with the incorporation
of the recommended condition, would further strengthen an architecturally cohesive design
for the new building.
j. Standard #10: As noted in the previous sections, the rear expansion is new construction and
does not physically connect to the historic building other than by a new second-floor exterior
landing. The rear expansion's building and courtyard has been designed to preserve the
existing canary island palm tree with the intention of developing the site with long-term use for
hotel guests. The rear expansion may be removed in the future without affecting the essential
form and integrity of the historic property and its environment.As such,the project is consistent
with this standard.
C. Based on its review of the entire record herein, including the November 15, 2022 Historic and
Cultural Preservation Committee staff report, all supporting, referenced, and incorporated
documents and all comments received, the Historic and Cultural Preservation Committee hereby
approves Historic Site Plan and Architectural Review for the Project, subject to the conditions of
approval attached hereto as Exhibit 1.
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ADOPTED this 15th day of November 2022, by the following vote:
Commission Member Aye No Absent Abstain/Recused
Rinehart X
Perlis X
Pitingaro X
van Ommeren X
Whitley X
DocuSigned by,
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Bill Rinehart, Chair
ATTEST: APPROVED AS TO FORM:
DocuSigned by: DocuSigned by: I 1 1 1
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Andrew Trippel, Planning Manager Dylan Brady, Assistant City Attorney
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Exhibit 1
CONDITIONS OF APPROVAL
Hampton Inn Petaluma (Silk Mill) Expansion
409 Wilson Street
APN: 007-163-002
File No: PLSR-2022-0005
Standard Conditions of Approval
Planning Division
1. The plans submitted for building permit review shall be in substantial conformance with plans on
file with the Planning Division, dated March 18, 2022 and revision submitted on October 17, 2022,
except as may be modified by the following conditions. A determination of substantial
conformance shall be made by the Planning Manager in writing during the plan check review
process. Nothing shall preclude the Planning Manager from referring a substantial conformance
determination to the Historic and Cultural Preservation Committee for review at a publicly noticed
meeting.
2. The colors and materials shall be in substantial conformance with those noted on the plan set
except as modified by these conditions of approval.
3. The day following approval, the applicant shall provide a check made payable to the Sonoma
County Clerk, in the amount required and published by the Sonoma County Clerk to file the CEQA
Notice of Exemption ("NOE").
4. Prior to the issuance of any construction permits, these conditions of approval shall be included
with the plan set. A copy of the approved plans shall be maintained on-site when construction
activities are occurring.
5. This approval is granted for and contingent upon construction of the project as a whole,in a single
phase, with the construction and/or installation of all features approved and required herein.
Modifications to the project, including but not limited to a major change in construction phasing,
may require an amendment to this condition by the Historic and Cultural Preservation Committee
through the Site Plan and Architectural Review provided at IZO Section 24.050.
6. Consistent with IZO Section 24.050(I),this approval is effective for a twelve (12) month period unless
the permit has been exercised or unless an extension of time is approved in compliance with IZO
Section 24.050(J).
7. Prior to building permit issuance, all development impact fees shall be paid in full prior to final
inspection or issuance of a certificate of occupancy. The applicant/developer has 90 days from
the date of this approval to protest the imposition of fees pursuant to Government Code Section
66020. A protest of the imposition of fees shall be considered by the City Council at a public
hearing within 90 days after its filing, and the decision of the City Council shall be final.
8. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be
permitted other than typical bulk materials, i.e., lumber, appliances, window systems, etc.,
temporarily stored through the normal course of construction.
9. Construction activities shall comply with performance standards specified in IZO Chapter 21
(Performance Standards), except that the permitted construction hours shall be as follows:
a. Monday through Friday: 8 a.m. to 6 p.m.
b. Saturday: 9:00 a.m. to 5:00 p.m.
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c. Prohibited on Sundays and all holidays recognized by the City of Petaluma.
10. Construction activities shall comply with the following measures, and all shall be noted on
construction documents:
a. Construction Hours/Scheduling: As noted above.
b. Construction Equipment Mufflers and Maintenance: All construction equipment powered
by internal combustion engines shall be properly muffled and maintained.
c. Idling Prohibitions: All equipment and vehicles shall be turned off when not in use.
Unnecessary idling of internal combustion engines is prohibited.
d. Equipment Location and Shielding: All stationary noise-generating construction
equipment,such as air compressors,shall be located as far as practical from the adjacent
homes. Acoustically shield such equipment when it must be located near adjacent
residences.
e. Quiet Equipment Selection: Select quiet construction equipment, particularly air
compressors, whenever possible. Motorized equipment shall be outfitted with proper
mufflers in good working order.
f. Staging and Equipment Storage: The equipment storage location shall be sited as far as
possible from nearby sensitive receptors.
g. Generators: No generators shall be utilized during nighttime hours (i.e., sunrise to sunset) to
power equipment (e.g., security surveillance) when normal construction activities have
ceased for the day. All such equipment should be powered through temporary electrical
service lines.
11. Prior to commencing construction activities, a sign shall be posted on the site regarding the
allowable hours of construction and contact information for complaints. Proof of sign installation
shall be provided to the Planning Manager prior to construction commencing.
12. The applicant shall defend, indemnify, and hold harmless the City or any of its boards,
commissions, agents, officers, and employees from any claim, action, or proceeding against the
City,its boards, commissions,agents, officers, or employees to attack, set aside,void,or annul any
of the approvals of the project, when such claim or action is brought within the time period
provided for in applicable State and/or local statutes. The City shall promptly notify the
applicants/developers of any such claim, action, or proceeding. The City shall coordinate in the
defense. Nothing contained in this condition shall prohibit the City from participating in a defense
of any claim, action, or proceeding and if the City chooses to do so appellant shall reimburse City
for attorneys' fees by the City.
Project-Specific Conditions of Approval
Planning Division
13. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means
possible is taken to avoid damage to the historic materials.
14. A tree protection plan for the existing Canary Island palm tree shall be established to guide, assist,
and support a healthy tree during all stages of construction for this project.
15. The project is required to comply with measures to protect and preserve significant archeological
resources if potentially significant prehistoric or historic archeological resources are encountered
during the course of ground disturbing activities.
16. Administrative review shall be completed for future lighting fixtures following the Secretary of the
Interior's Standards for the Treatment of Historic Buildings.
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17. Administrative review shall be completed for future minor landscape and hardscape work
following the City's water restriction and landscape moratorium.
18. The project shall comply with Chapter 18 of the IZO, which requires a 1% public art requirement
for all non-residential development with a budget greater than $500,000.
19. An appropriate perimeter for the mechanical well which suits the roof plan and that the vestibule's
metal louvered parapet is reduced in height shall be reassessed and reviewed through
administrative review to further strengthen an architecturally cohesive design for the new building.
20. The project requires City Council's adoption of the Zoning Text Amendment to Chapter 11 of the
IZO (Attachment A, Exhibit 1).
21. Approval of a 19 percent reduction in minimum required parking from 95 spaces to 77 spaces as
shown on the approved Site Plan is granted as sufficient to provide adequate parking capacity
for the project based on the following required findings:
a. A parking demand analysis, provided by the Applicant, demonstrates that the proposed
use will generate parking demand different from the standards specified in Table 11.1 due
to one or more of the following factors, in that the applicant submitted the document
entitled Parking Study for Hampton Inn Hotel Expansion at the Historic Silk Mill, prepared by
Advanced Mobility Group's Christopher Thnay, PE, AICP, and Shruti Shrivastava, dated
May 18, 2022. The project analyzed in the study includes "the addition of 20 new guest
rooms which will add to the existing 75 guest rooms resulting in 95 total number of guest
rooms. Currently there are 77 parking spaces." Planning staff have reviewed and
accepted this parking study (Attachment 1).
i. Adequate off-site parking availability is demonstrated in that the results of the
parking demand analysis are based on the City of Petaluma Municipal Code
estimated the need of 96 spaces for the 95 total number of guest rooms at the
project site. Many agencies use average parking demand rate as the likely peak
parking demand for a land use. AMG used 110% of ITE average rate - with
additional 10 % being a safety factor against unexpected parking surges. Results
of the parking demand analysis based on 110% ITE average parking rates
estimated that 75 spaces would be required. Therefore, the parking spaces
provided by the proposed project meets the estimated parking demand.The 85th
percentile parking rate provides a more conservative estimate of parking spaces
required. Based on AMG's 85th percentile parking rate analysis, 79 spaces would
be required. In this scenario, the parking spaces provided by the proposed project
would be short by two (2) spaces, given that currently the project site has 77
parking spaces. However, other factors such as proximity to the nearby SMART
Downtown Station and ridehailing also reduce demand for off-site parking as not
all people utilizing the hotel would be dependent on single-occupancy vehicles.
ii. Underutilization of existing on-site parking as a result of specific land use
characteristics is demonstrated in that the study reports that the City's minimum
parking requirement assumes an estimated 100% occupancy, which is usually not
the case for suburban hotels. The U.S. national average is 66.2 % occupancy.
Additionally, the existing Hampton Inn Hotel at the Historic Silk Mill does not contain
any conference facility or restaurant for outside visitors, and none would be added
as part of the proposed project. While the hotel facility is open to the public, the
primary user is hotel guests. The parking study incorporates these unique
characteristics into its analysis and concludes that sufficient parking is available for
the expanded operation of the hotel.
iii. Access to alternative transportation modes, including proximity to public transit
exists in that the hotel is located within 1/4-mile of the SMART Downtown Station,
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and the site is served by Petaluma Transit Route 24, as well as being fully bicycle
and pedestrian accessible. Hotel guests and employees have access to all
alternative transportation modes. The location of the project site provides
opportunities for daytime employees (eight) to take transit, bike or walk to
work. Since the site is approximately 0.2 miles (4-5-minute walk) from the Petaluma
Station, it is anticipated that some of the hotel workers might be able to use transit
instead of driving to work.
iv. Access to and use of alternative transportation programs (such as bike-share,
carshare, electric bikes, electric scooters, or local crosstown connector service) is
available in that the parking study notes that several studies have shown that ride-
hailing companies, like Uber and Lyft, are changing transportation habits and are
having a significant impact on parking demand for many land uses. The largest
impacts of ride-hailing services to parking are occurring at hotels, restaurants,
events centers, and airports where the demand for ridehailing is the greatest. The
study concludes that ridehailing is a viable alternative transportation option for this
hotel facility and that it can be anticipated to reduce demand for parking. The
hotel will also be providing E-bike rentals and EV parking stalls on-site. This will
support the City's goal of being carbon neutral by 2030 (Climate Ready 2030).
b. The number of parking spaces approved will be sufficient for the safe, convenient, and
efficient operation of the use in that based upon the results of the parking demand
analysis, Planning staff conclude that the proposed 77 parking spaces as described on the
site plan are sufficient to meet demand for the expanded 93-room hotel in that hotel
occupancy typically does not achieve 100%, which is what the parking requirement is
based upon,the hotel is accessible by multiple alternative transportation options including
train, bus, and ridehailing, all of which would reduce demand for parking, and that
research indicates that hotel uses are increasingly relying upon ridehailing for
transportation. Additionally, the hotel will be providing e-bikes to facilitate movement of
guests in the local area.
c. Overall project characteristics, such as location, access to alternative transportation
modes, and incorporation of alternate transportation programs, support reduced onsite
parking and associated City goals, policies, and initiatives related to climate action,
enhanced connectivity, economic vitality, and community character in that the
proposed project site is located within '/2 mile of Downtown Petaluma and is within '/4 mile
of high-quality public transit (SMART train) and adjacent to Petaluma Transit facilities. The
project would include EV charging stations and it plans to offer e-bikes for use by hotel
guests. These attributes support the City's climate action and enhanced connectivity
goals and policies. The proposed expansion of the hotel facility would encourage and
support increased tourism and business activity in Petaluma and create additional
employment opportunities, both of which help achieve the City's economic vitality goals.
The project proposes a unique, interesting design that intensifies use of the property while
recognizing the iconic Canary Island palm tree. The project will enhance and enliven the
immediate area while positively contributing to the character of the surrounding
community.
22. The project shall be revised to include the following with Administrative review:
a. Guest room window configurations to have true divided lites, pattern or proportion to be
complimentary to existing.
b. Adjust North elevation's East side's window location and spacing to resemble the existing
buildings.
c. Existing concrete adjacent to the new courtyard be removed and placed with pavers to
match existing outdoor paving into the courtyard.
d. Replace existing octagonal raised planter for the Canary Island palm tree and install new
raised planter with seat wall into the new building's foundation.
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e. Include understory planting below the Canary Island palm tree.
f. Include a planter along the East foundation and allow vines to grow up the fapade.
g. Include discrete signage at the exit of the site's parking lots stating parking for hotel is within
the site only and no on-street parking adjacent of residential uses. Develop sign(s) to meet
IZO requirements, the Secretary of the Interior Standards, and Public Work's direction and
recommendations.
23. Within the property, review existing landscape conditions and elevate levels of maintenance,
replace existing failed oak tree in West planter driveway with 36'' box to match, and restore trees
where they have failed with Administrative review.
24. Restore ghost sign(s) on site.
Building Division
25. Proposed project will require building permit application and construction plan approval in
compliance with current California Building Standards Code in CCR Title 24 as adopted by the
City of Petaluma.
26. Accessibility of Covered Multifamily Dwellings and Public Housing may have requirements under
one or more regulations and agencies both State and Federal. Provide a clear statement of
applicability of these regulations and CBC Chapter 11 A and 11 B for this project on construction
documents submitted for permit.
27. Building permit construction documents are to include occupancy classifications, design
occupant load, general building area and height limitations, type of construction, and fire
sprinkler provisions data for each building on the subject parcel.
28. Verify building area proposed is within maximum allowable area for occupancy and construction
type proposed. CBC Chapter 5.
Public Works (Utilities, Environmental, Water Conservation & Landscaping)
29. All the public improvements shall be designed in accordance with the latest City of Petaluma
Public Works and Utilities Department Standards & Specifications, latest edition of the Manual of
Uniform Traffic Control Devices (MUTCD) and Caltrans standards.
30. The project shall comply with E.10 Construction Erosion and Sediment Control requirements: with
the building permit application, applicant shall provide Notice of Intent documentation as well as
the Storm Water Pollution Prevention Plan (SWPPP) and erosion and sediment control plan.
31. Refer to the City's website for current drought stage information,
www.cityofpetaluma.org/drought. The applicant shall be responsible to follow all requirements
during construction. These requirements include planting is only permitted between November 1
and April 30. High-water use turf is not allowed, and all irrigation must be in compliance with the
current restricted watering schedule.
32. Encroachment permit is required for all work within the public right of way or within a City Utility
Easement.
33. A separate permit is required from the fire department for the private fire line installation.
34. A construction level geotechnical report is required with Building permit.
35. Applicant responsible for coordinating and scheduling hot tap and paying necessary fees.
36. Refer to the City's website for current drought stage. The applicant shall be responsible to follow
all requirement during construction.
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37. Aggregate landscape area. If aggregate landscape area is greater than 500 sf and less than
2,500 sf, please submit the following prescriptive measures of the City's landscape water use
efficiency standards as defined in PMC 15.17.050(A)(4).
38. Prior to final inspection, the applicant shall submit the following in accordance with PMC Section
15.17.050. Please refer to the following sections of the PMC for detailed requirements of each
item:
a. PMC Section 15.17.050(C)(3): Soil Management Report.
b. PMC Section 15.17.050(D)(1-3): Certificate of Completion to include the following
attachments:
1. Certification by either the signer of the landscape design plan, the signer of the irrigation
design plan, or the licensed landscape contractor that the landscape project has been
installed per the approved landscape water use efficiency standards.
2. Irrigation Schedule -shall be regulated by automatic irrigation controllers, applied water
should be the ETWU.
3. Landscape and Irrigation Maintenance Schedule - including routine inspection,
adjustment and repair of irrigation system, fertilizing, pruning, weeding, etc.
4. Landscape Irrigation Audit conducted by a certified landscape irrigation auditor.
Landscape audits shall not be conducted by the person who designed the landscape or
installed the landscape. Audit reports shall meet the criteria listed in Section 15.70.050
(D)(2)(c)
Environmental
39. The proposed Hampton Inn Petaluma Expansion project is exempt from environmental review
under CEQA pursuant to the following exemptions:
CEQA Guidelines Section 15331 (Class 31 - Historical Resource Restoration/ Rehabilitation), which,
includes modifications to historic structures that are consistent with the Secretary of the Interior's
Standards for Rehabilitation;
CEQA Guidelines Section 15303 (Class 3 - New Construction or Conversion of Small Structures)
which consists of construction and location of limited numbers of new, small facilities or structures
including a motel or similar structure in an urbanized area not exceeding 10,000 square feet in
floor area on a site zoned for such use as long as the project does not involve the use of significant
amounts of hazardous substances and where all necessary public services and facilities are
available and the surrounding area is not environmentally sensitive.
CEQA Guidelines Section 15332 (Class 32 - In-fill Development Project) as the expansion is
consistent with the applicable general plan designation and policies and with applicable zoning
designation, the expansion occurs within City limits on a project site of no more than five acres
and is surrounded by urban uses, the expansion is occurring on the existing lot which means it is
not an environmentally sensitive area, the site can be adequately served by the required utilities
and public services, and due to its size and location next to SMART and Lakeville Highway the
expansion won't result in any significant effects relating to traffic, noise,air quality,or water quality.
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