HomeMy WebLinkAboutResolution 91-365 12/16/1991~~S®Illtl®1"1 N®. 91-365 N ~.5.
1 of the City of Petaluma, California
2
3 A RESOLUTION APPROVING THE AMENDED PLANNED COMMUNITY
4 DISTRICT DEVELOPMENT PROGRAM FOR THE PETALUMA MARINA AND
5 OFFICE PARK
6 (AP No.'s 005-060-06, 44, 53, 54, 55, 56, 57, 58, 59
7 and a portion of 60)
8
9 WHEREAS, the project site was rezoned to Planned. Community District by Ordinance
10 numbers 1713 N.C.S. and 1875 N.C.S.; and
11
12 WHEREAS, by action taken on November 26, 1991, the Planning Commission considered
13 and forwarded a recommendation to the City Council to conditionally approve an amended
14 PCD Development Program for the Petaluma Marina and Office Complex; and
15
16 WHEREAS, the City Council finds that the requirements of the California Environmental
17 Quality Act have been satisfied through the preparation of an Initial Study and the
18 adoption of a Mitigated Negative Declaration by Resolution No. 91-353.
19
20 NOW, THEREFORE, BE IT RESOLVED that the City Council hereby conditionally
21 approves the amended PCD Development Program attached as "Exhibit A" for the
22 Petaluma Marina and Office Park pursuant to Section 19A-504 of Zoning Ordinance 1072
23 N.C.S., as amended based on the following findings and subject to the following conditions:
24
25 Findings:
26
27 1. The development proposed is in substantial harmony with the General .Plan of the
28 City of Petaluma, because it represents a continuation of the established land use
29 pattern and will provide an opportunity for the development of a coordinated,
30 attractive, quality commercial project at an important entrance to the City. The
31 development can be coordinated with existing and planned development of the
32 surrounding areas through SPARC review.
33
34 2. The traffic impacts of the proposed project have been analyzed and the City traffic
35 ~ engineer has determined that the streets and thoroughfares proposed are suitable
36 and adequate to serve the proposed uses as conditionally approved, and the
37 anticipated traffic which will be generated thereby.
38
39 3. Building permits for the second stage of the project (Building B and associated
40 parking lot improvements) have been issued and the development of the PCD will
41 be initiated within a reasonable time by submittal of development plans for the next
42 stages of the project.
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44
45
46
91-365 1
Res. No . .............................. N.C.S.
a 4.3-ate
4. The proposed development program is to be administered b~ the City Planning
Department and SPARC, and will insure -that development will be appropriate in
area, location, and overall planning to the purpose intended; and that such
development will be in harmony with the character of the surrounding areas. The
requirement that specific sensitive uses be Conditional Uses, requiring review by the
Planning Commission, will insure that these uses to not detract from the purpose
and objectives of the PCD program.
Conditions:
1. The proposed PCD Development Program shall be modified as follows:
a. Fast food restaurants shall be removed from Section E.2: PERMI'I'I'ED
PRINCIPAL USES and listed under Section E.4: CONDITIONAL USES.
b. Drive through restaurants shall be removed from Section E.4
CONDITIONAL USES and listed under Section E.S: Prohibited Uses.
c. Sections E.4.f and F.S, relating to the site layout, shall be modified to permit
up to two freestanding buildings on the 1.3 acre triangular shaped parcel
(APN 005-060-06).
d. Section F.4 relating to signs shall be modified to read:
Signs: An amended master sign program for the Marina PCD shall be
approved by Site Plan and Architectural Review Committee. The sign
program shall coordinate signs for the hotel marina, office, retail, and
boat launching into one aesthetically integrated program. The sign
program may permit one permanent project identification to be
viewed and easily readable, primarily from the River, Petaluma
Boulevard and, by proximity, the freeway. Signs for retail tenants on
the former NWPRR shall be consistent with the requirements of
Section G of the signage program and may be located on the sloped
portion of the .roof facing Lakeville provided that they are integrated
mto the design of the building and roof structure and approved by
SPARC. The sign program may also permit signs on two sides of the
main copula displaying the hotels name and corporate trademark.
e. Section E.4.e shall be modified to read as follows:
Any use similar in nature to a Permitted Principal or Conditional use,
but not specifically listed in this program that, as determined by the
Planning Director, are projected to create a substantial increase in the
demand for parking, involve impacts on surrounding uses which can
not be mitigated through the Design Review process, or are in conflict
with the overall design concept put forth in this PCD program.
Reso. 91-365 NCS 2
1
2 2. The thirteen (13) mitigations adopted by Resolution No. 91-353 approving a
3 Mitigated Negative Declaration for the Petaluma Marina and Office Park proposal
4 are hereby incorporated as conditions of approval for the PCD program.
5
6
7 mopapcdr/dd2
Under the power and authority conferred upon this Council by the Charter of said City.
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the-'-~ Approve as to
Council of the City of Petaluma at a (Regular) f~{C~ meet/ing i fo
on the ..-lfith ............. day of .......D.e.cemhes'.....---...................-., 19-9.1.., by the '
following vote: ~-. ..-- -- ..... --•• .....................
j City Attorney
AYES: Read, Davis, Mayor llilligoss, Nelson
NOES: None
ABSENT: Cavael, Vice a
ATTES'T' : .. ....... .. .......... ........ ........
City Clerk
CA 10-85
~~~i F~i~ .................................... 3
yes. No.....9.1.-..3.6..5........ n~.cs.
PETALUMA MARINA AND OFFICE COMPLEX
PLANNED COMMUNITi' PROG1tAM
,Amended December, 1991)
I.
GENERAL DEVELOPMENT PLAN
A. PURPOSE OF PCD ZONE
The uniqueness of this project's site characteristics and location and the
unique cooperative public-private venture of the marina project itself create
special needs for pre-planning that. this Planned Community District (PCD)
is intended to address. The purpose of the Petaluma Marina Office Complex
PCD is to encourage the unified planning of the area in question to achieve a
variety of complimentary land uses and building designs. The PCD zoning
classification will insure development of the area in accordance with the
provisions of the Program. This PCD does not, however, lock the
development plan into an unchanging construction plan, but rather is
intended to act as a master plan, guideline and goal toward which
development should proceed.
The project scope, description, and other characteristics may be modified by
the City Council and project sponsor to reflect new information, fiscal and
market conditions, new development in the area, and other relevant factors.
Another purpose of this PCD is to assure the long-term viability of the
marina by adding as principal uses hotel and office activities. Accessory and
conditional uses (as listed in Section E of this program) will work to support
and enhance the principal uses together as an integrated unit.
B. DESIGN CONCEPT
All new buildings will be evaluate by Site Plan and Architectural Review
Committee for compatibility with the following design concept and the
schematic elevations prepared by Ron Nunn Associates and ADR (see
Exhibit "D" for an example elevation) on file in the City of Petaluma
Planning Department:
A series of 1, 2, 3, and 4 story buildings will accommodate the proposed
312,500 square feet of floor space. The central component comprised of
Building D (proposed for either hotel or office) will be four stories, with
office and commercial buildings on either side stepping down to three and
two stories. The buildings on AP. No. 005-060-06 will be two or three stories
and the building on the portion of AP No. 005-060-60 (the former NWPRR
spur) will be two stories.
A seaport/resort architectural style shall be used for all buildings in the
PCD, including the use of white clapboard siding, multi-paned windows,
french doors, and pitched standing seam metal roofs. Balconies are
proposed on the marina side of the hotel and the three-story office buildings.
All buildings would be of composite wood-frame and steel or structural steel
construction.
~1 ~~~;_. i ~tE~o. q 1- 3 6 5 N C S
A boardwalk (approximately eight feet wide) is proposed along the entire
basin side of Buildings A, B, and C. A 10,000 square foot plaza is proposed
in the "U"-shaped area formed by the hotel and office building footprint. A
full service restaurant may be located overlooking the marina.
Exact uses of the plaza area have not been determined, although they will
probably be related to the hotel and restaurant. A plaza swimming pool and
outdoor dining area are indicated. A restaurant/delicatessen/coffee shop is
also a possible use.
Three passageways are indicated between the proposed main buildings and.
one passage way on each end, for a total of five passageways in order to
provide convenient pedestrian access to the marina.
C. SETTING (see attached location map "Exhibit A")
The project site is located within the City limits near the edge of the
Petaluma urbanized area; south of the Lakeville Highway and approximately
500' east of U.S. 101. Land to the east of the site includes a substantial
wetlands area which is privately owned and undeveloped. A Sonoma County
Water Agency drainage channel and levee run adjacent to the west boundary
of the property. The main Northwestern Pacific Railroad line is situated just
west of the channel, between the site and US 101. A man-made drainage
ditch runs the length of the northern boundary of the site. The land to the
north is privately owned and is developed with mixed use/commercial
development fronting on Lakeville Highway (i.e., offices, mini-storage, and a
large paved parking area).
D. PROJECT SITE AND EXISTING USES (see attached site plan "Exhibit C")
Project development as currently proposed would occupy the following area:
1) Lots 1 through 6 (Assessor's Parcel Nos. 005-060-53,54,55,56,57,58) as
shown and designated upon that certain map entitled Petaluma
Marina Parcel Map No. 247, filed in the Office of the County
Recorder on February 27, 2990 in Book 454 of Maps, pages 9 and 10,
Sonoma County Records (collectively comprising approximately 12.15
acres);
2) Parcels 2 and 3 described in that certain Compromise Title Settlement
Agreement recorded March 22, 1988, under Document No. 88-
022143, Sonoma County Records (collectively comprising
approximately 13.98 acres);
3) Assessor's Parcel No. 005-060-06 (approximately 1.3 acres);
4) A portion of Assessors Parcel No. 005-060-60 (approximately 1.97
acre portion of the former Northwestern Pacific Railroad Spur);
5) Assessors Parcel No. 005-D60-44 (approximately 1.33 acres containing
the 799 Baywood Office Building).
The total acreage of the PCD is approximately 30.59 acres.
Baywood Drive has been extended onto the site and is now the primary road
access for the project. Marina Avenue (formerly Petroleum Avenue), will be
the future secondary entrance between the Petaluma Marina and the
Lakeville Highway. A third entrance-only access to the project from
2 ~~~. ~ l- 3 6~ N C S
Lakeville Highway via the new 101 northbound exit/Lakeville Highway
Interchange is also proposed.
The southern portion of the site is currently occupied by the recently
completed City of Petaluma Marina sand boat launch ramp facility and the
775 Baywood Drive office building (Building A on attached Exh b t C ).
Most of the site utilities for the marina and commercial projects are
complete, as is the parking servicing 775 Baywood and the Marina. There is
currently a 3,500 square foot office building on APN NO. 005-060-06(799
Baywood). The remainder of the site is undeveloped.
E. CHARACTER OF PROPOSED LAND USES
The proposed land use is fora 194 berth public marina and accessory uses
owned by the City of Petaluma, 312,500 square feet of building space and
approximately 898 parking spaces. MOPA, or its successors in interest, and
the City of Petaluma have each granted to the other easements for parking
and access. These easements shall be amended by MOPA to include the new
additions to the Petaluma Marina and pedestrian and bicycle access prior to
issuance of building permits for the new parcels. Square footages of the
proposed uses (see chart below) will be annually confirmed by MOPA, or its
successors in interest, if requested by the Director of Planning.
PROPOSED USES BY PARCEL
a. AP Nos 006-050-53 54 55 56 57 58 59 Main Marina Parcel)
Marina Basin/public uses 8 acres, 194 berths
Office 98,500-145,000 square ft.
Commercial 0-10,000 square feet
Restaurants 0-11,500 square feet
Hotel (125-154 rooms) 110,000-135,000 sc~.ft. (up to one
additional restaurant is included in the
hotel square footage)
TOTAL FLOOR AREA 255,000 square feet
b. AP No. 005-060-06
Office 0-30,000 square feet
Commercial 0-10,000 square feet
Restaurants 0-10,000 square feet
TOTAL FLOOR AREA 30,000 square feet
c. PORTION AP NO.005-060-60 (portion former railroad spur)
Office 0-24,000 square feet
Commercial 0-24,000 square feet
Restaurants 0-4,000 square feet
TOTAL FLOOR AREA 24,000 square feet
3 RES®.q1-365NC~
d. AP No. 005-060-44 (799 Baywoodl
Office 0-3,500 square feet
Commercial 0-3,500 square feet
TOTAL FLOOR AREA 3,500 square feet
2
3.
4.
Although square footages of uses may vary within ranges shown, total
square footage of structures shall not exceed 312,500 square feet.
PERMITTED PRINCIPAL USES
a) Marina/Public Uses: A public marina containing one public
boat launching facility, a 1,000 square foot marina
administration and maintenance facility, a 500 square foot
public restroom facility, boat washing facilities, and a disposal
system for boat septic systems, and comparable uses as
determined by the Planning Director.
b) Office: Professional business offices such as insurance, real
estate, yacht brokers; banks, savings and loans and other
financial institutions; professional offices such as attorneys,
accountants, architects, engineers; medical, dental and optical
offices or similar and compatible office uses as determined by
the Planning Director.
c) Commercial: Retail sales and services except as prohibited or
further regulated by this program.
d) Restaurant: Any food service ranging from full-service sit-
down restaurant to coffee shop/deli, or any combination
thereof, and nightclubs.
e) Hotel: A structure or coordinated series of structures
containing individual guest rooms or suites, where lodging is
provided for transients for compensation, and accessory
support facilities, including convention meeting facilities, a
restaurant and related businesses and services normally
associated with hotel uses as determined by the Director of
Community Development and Planning. Hotel may include up
to 9,000 square feet of restaurant and up to 3,000 .square feet
of Commercial.
PERMITTED ACCESSORY USES
All accessory uses customarily appurtenant to a permitted principal
use as determined by the Planning Director.
CONDITIONAL USES
a) Marina: Fueling facilities for boats.
b) Office: Laboratories; offices using hazardous or explosive
materials in a quantity to warrant regulation by the Fire
Marshal; business and technical schools.
c) Commercial: Convenience markets; arcades; commercial.
recreation.
d) Restaurant: Portable restaurants (e.g., hot dog wagons), and
fast food restaurant.
4 ~~®0 9 1- 3 6 5 N C S
5.
e) Any use similar in nature to a Permitted Principal or
Conditional use, but not specifically listed in this program that,
as determined by the Planning Director, are projected to
create a substantial increase in the demand for parking, involve
impacts on surrounding uses which can not be mitigated
through the Design Review process, or are in conflict with the
overall design concept put forth in this PCD program.
f) Any free standing buildings not shown on the master schematic
site plan (Exhibit C) except that up to two free-standing
buildings shall be permitted on the 1.3 acre triangular shaped
parcel(APN 005-060-06).
PROHIBITED USES
a. auto repair, automobile service stations, auto dealers,
automatic car washes
b. sales and rental of appliances, tools, and other household
equipment
c. sales and rental of construction equipment, farm equipment,
mobile homes, and trailers
d. building materials sales yards, carpenter, electrical, plumbing
sheet metal and upholstery shops
e. wholesale establishments involving on site storage of goods;
and warehousing
f. soft drink bottling plants
g. creameries
h. outdoor nurseries, green houses and fruit stands
i. grocery stores except convenience markets
j, on board living
k. bowling alleys, roller skating rinks and other similar large draw
commercial recreation facilities
1. ambulance services
m. mortuaries, crematoriums, columnbariums
n. animal hospitals, veterinary clinics, kennels and pet stores
o. drive-through restaurants.
F. DEVELOPMENT STANDARDS
1. Maximum-heig_ht* 1 story - 30 feet
2 story - 41 feet
3 story - 53 feet
4 story - 66 feet
Cupola - 91 feet
* Height of a building is defined as the vertical distance as measured
from the finished first floor elevation of each building to the roof peak
of each building. Flag poles and cupolas are allowed on the building
roofs above the stated maximum height.
2. Open Space: Approximately 1.16 acres of usable landscaped open
space primarily along the south edge of the marina basin and an
approximately 4 acre wetland area east of the marina entrance
channel will remain undisturbed (See Exhibit "C")
5 ~t~~~. 9 1. ~° 3 6 5 N~~
3. Landscaping: Landscaping of the site shall be in conformance with
the approved landscaping plan on file with the City of Petaluma
Planning Department. A revised landscaping plans to including the
new AP Nos. 005-060-06,44, and the portion of 005-060-60 to be
included in the Marina PCD .shall be submitted for approval by Site
Plan and Architectural Review Committee prior to the issuance of
building permits for these sites.
4. Sims: An amended master sign program for the Marina PCD shall be
approved by Site Plan and Architectural Review Committee. The sign
program shall coordinate signs for the hotel marina, office, retail, and
boat launching into one aesthetically integrated program. The sign
program may permit one permanent project identification to be
viewed and easily readable, primarily from the River, Petaluma
Boulevard_ and, by proximity, the freeway. Signs for retail tenants on
the former NWPRR shall be consistent with the requirements of
Section G of the signage program and may be located on the sloped
portion of the roof facing Lakeville provided that they are integrated
into the design of the building and roof structure and approved by
SPARC. The sign program may also permit signs on two sides of the
main copula displaying the hotels name and corporate trademark.
5. Site Layout: The site shall be developed in substantial conformance
with the master site plan (Exhibit C) except that up to two
freestanding buildings shall be permitted on the 1.3 acre triangular
shaped parcel (APN 005-060-06).
G. DEVELOPMENT
Development of the site is expected to occur incrementally. Development
within the district shall proceed by submitting development plans for
approval by the site plan architectural review committee, or an application
for a Use Permit in compliance with the provisions of Section 26-500 of the
Zoning Ordinance when required; or tentative or parcel map, if necessary.
H. VARIATIONS
Whenever the standards contained in this PCD program do not address an
aspect of physical development or use within the development, the Planning
Director may regulate this development by interpreting the most comparable
sections of other City Zoning Districts. The Director may also refer such
questions of development standards or uses to either SPARC or the Planning
Commission for a decision. Any decision by the Director, SPARC, or
Planning Commission may be appealed to the City Council through standard
appeal procedures contained in the Zoning Ordinance.
Exhibits
"A" location map
"B" Assessor's parcel map
"C" site plan
"D" example elevation
mopapcd / dd2 /12/23/91
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