HomeMy WebLinkAboutOrdinance 2199 N.C.S. 03/07/20051
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EFFECTIVE DATE
OF ORDINANCE
March 7, 2005
Introduced by
Mike Healy
ORDINANCE NO. 2199 N.C.S.
Seconded by
Mike Harris
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS FOLLOWS:
APPROVAL OF THE PREZONING/REZONING,
UNIT DEVELOPMENT PLAN AND DEVELOPMENT STANDARDS
FOR ELLIS CREEK WATER RECYCLING FACILITY
A PREZONING OF PARCELS 068-010-033, 068-010-034
TO PLANNED COMMUNITY DISTRICT (PCD)
AND REZONING OF THE OXIDATION POND
(ASSESSOR'S PARCEL 068-010-026, 025, 024 & 023)
SITE TO PLANNED COMMUNITY DISTRICT (PCD) 4104 LAKEVILLE HIGHWAY
WHEREAS, by General Plan Amendment Resolution No. 2005-016 N.C.S.,
approved an amendment to the General Plan Land Use Map changing the land use
designations of Parcels 068-010-0.33, 068-010-034 to Public/Institutional and reiterating
that for the Oxidation Pond Site (Assessor's parcel numbers 068-010-026, 068-010-025,0,
68-010-024, and 068-010-023) the General Land Use Designation currently
Public/Institutional would be unchanged; and,
WHEREAS, by action taken on December 14, 2004, the Planning Commission
considered and forwarded a recommendation to the City Council on the Ellis Creek
Water Recycling Facility, to approve the General Plan Amendment and associated
applications for the Ellis Creek Water Recycling Facility proposal subject to certain
conditions; and,
WHEREAS, the City Council finds that the requirements of the California
Environmental Quality Act (CEQA) have been satisfied through the certification of an
Environmental Impact Report (E.I.R.) and adoption of Resolution No. 2002-135 N.C.S., in
August of 2002, approving the E.I.R. to address the specific impacts of the Ellis Creek
Water Recycling Facility project; and,
WHEREAS, the City Council has reviewed the Unit Development Plan and PUD
Development Standards, (forth in the attached Exhibit A), as revised or modified.
NOW, THEREFORE, BE IT RESOLVED that in accordance with the recommendation
of the Planning Commission, the City Council hereby approves the Prezoning to
Planned Community District (PCD) of Assessors Parcel Numbers 068-010-026 and 068-
Ordinance No. 2199 N.C.S. Page 1
1 010-034 and the Rezoning to Planned Unit District (PCD) of Assessors Parcels Numbers
2 068-010-026,068-010-025,068-010-024,and 068-010-023, and approves the Unit
3 Development Plan and Development Standards for the Ellis Creek Water Recycling
4 Facility subject to the following findings and conditions:
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FINDINGS:
That the Planned Community District will result in a more desirable use of
land and a better physical environment than would be possible under any
single zoning district or combination of zoning districts.
The proposed PCD will allow for a mix of uses that are compatible with the
surrounding uses. Design guidelines/development standards have been
prepared to ensure that the proposed uses and structures are compatible
with the surrounding uses. The proposal results in a more desirable use of
the land than would e possible under any single zoning district or
combination of zoning districts.
2. That the proposed PCD is consistent with the provisions of Article 19A,
Planned Unit District, of the Zoning Ordinance.
3. That the PCD is proposed on property which has suitable relationship to
one or more thoroughfares, and that said thoroughfares are adequate to
carry any additional traffic generated by the development. That the plan
for the proposed development presents a unified and organized
arrangement of buildings and service facilities which are appropriate in
relation to adjacent or nearby properties, and that adequate
landscaping/screening is included to ensure compatibility. Design
guidelines/development standards have been prepared to ensure that
the proposed uses and structures are compatible.
4. That the proposed project, as conditioned and designed, will not be
detrimental to the public welfare, will be in the best interests of the City,
and will be in keeping with the general intent and spirit of the zoning
regulations of the City and with the General Plan.
5. The proposed project has complied with the requirements of CEQA
through the preparation and adoption of an Environmental Impact
Report prepared for this project, and adopted in August 2002 by the City
of Petaluma City Council, which addresses the potential environmental
impacts associated with its development, and no further environmental
analysis is necessary.
The project, as conditioned below, and as conditioned per the resolution
approving the General Plan Amendment complies with the applicable
provisions of the Municipal Code and the General Plan. The
recommendations and conditions of City Departments have been
Ordinance No. 2199 N.C.S. Page 2
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incorporated into conditions of approval to the extent that they apply to
Development Plan. The project as proposed supports a number of policies
of the Petaluma General Plan such as:
CONDITIONS:
The Unit Development Plan for the Ellis Creek Water Recycling Facility shall
be subject to the applicable conditions of the General Plan Amendment,
including Mitigation Measures adopted as conditions of approval of the
Environmental Impact Report.
INTRODUCED and ordered posted/shed this 241h day of January 2005.
16 ADOPTED this 7th day of March 2005 by the following vote:
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18 AYES:
19 NOES:
20 ABSENT
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Canevaro, Vice Mayor Harris, Healy, O'Brien, Nau, Torliatt
None
Mayor Glass
Mike l4arris, Vice Mayor
ATTEST: APPROVED AS TO FORM:
Claire Cooper, Interim Cit Jerk Rich rd R. RudnanskQCity ttorney
Ordinance No. 2199 N.C.S. Page 3
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ATTACHMENT A
City of Petaluma
Department of Water Resources & Conservation
Ellis Creek Water Recycling Facility and the Petaluma Marsh
4104 Lakeville Highway
Petaluma, CA 94954
APN's 068-001-033 and 068-001-034
Planned Community Development (PCD) Standards
SECTION 1, PURPOSE:
The purpose of establishing this Planned Community Development is to regulate the
development of the parcels identified above. The uses and standards established by
this District are designated to create compatible development of this site with adjacent
residential, commercial, park, and agricultural properties, and to integrate the existing
structures with new construction.
SECTION 2, PROJECT SITE:
The site is located on the south side of Lakeville Highway and is 263.33 acres in size. The
parcels are bounded by Lakeville Highway to the east, Ellis Creek to the south, the
Petaluma River to the west, and Shollenberger Park adjacent to North Bay Business Park
on the northern borders of the property, respectively.
Approximately two acres of the site are presently improved with a farm house, fallen
barns, driveway and residential yard area. A degraded naval radar building is located
at the mud flat near the Petaluma River.
The parcel is presently accessed directly from Lakeville Highway.
SECTION 3, PERMITTED PRINCIPAL USES:
The following are the principal uses permitted in this PCD District:
® Administrative offices in support of water recycling operations, laboratory, and
maintenance.
® Laboratory facilities to support analyses, research, educational, and
experimental testing of water, wastewater, industrial, and storm water as
required in support of the City of Petaluma's compliance efforts with the
regulatory community and education of youth. indoor hazardous waste storage
in the laboratory.
® Mechanical equipment repair as necessary to support water recycling
operations and at times water and storm water operations for the City of
Petaluma.
Ordinance No. 2199 N.C.S.
Page 4
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® Mechanical, electrical, and electrical instrumentation storage and warehousing
in support of water recycling operations.
® Manufacturing of clean water for discharge to the Petaluma River or recycling in
the urban or agricultural setting.
® Manufacturing of biosolids as a by-product of clean water production for reuse
to augment agricultural land with nutrients or as an alternate daily cover on
garbage at local landfills or disposition to a recycling center for further treatment
and reuse. All associated truck traffic for biosolids movement from the site.
® Public corporation yard.
® Storage of chemicals in support of recycling facility goals: above ground
storage of diesel fuel (8,000 gallons) for power back up system; chemicals for
tertiary treatment and disinfection; polymers for biosolids thickening and
dewatering; grease, oils, coatings, paints, and all others as required for
maintenance of the facilities. Vented storage space for paints, cleaners, and
other maintenance related materials is provided. Delivery of bulk material via
semi -truck or chemical tank truck.
® Communication equipment as needed for control of the facilities and
communication to the City's other facilities (pump stations, water department,
etc.).
• Agriculture as a continuation of the existing land use.
® Light metal and steel fabricating shops, tooling and machine shops where stock
of finished material is kept indoors or in a covered storage area integral to the
maintenance shop.
® Caretaker residence (Ordinance 1930 N.C.S., 8/93)
® Creation of wastewater wetlands for storage and further polishing of recycled
water prior to discharge to the Petaluma River or further reuse in the agricultural
and/or the urban setting.
® Recreational and educational use of the Petaluma Marsh and trail access
integral to this new site and a new trail connection to Shollenberger Park.
SECTION 4, PERMITTED ACCESSORY USES:
The following accessory uses permitted in this PCD District:
• Accessory uses and buildings customarily appurtenant to a permitted use, in
accordance with the provisions for primary uses and structures in this District.
® Development of a visitor center with classroom facilities.
® Development of a laboratory outside or inside for the enrichment of children in
grades K-college.
• Renovation or replacement of the farm house for use as a visitor center or for use
as a residential dwelling for premises caretaker.
® Signs, in accordance with the provisions of Section 21-204.
SECTION 5, CONDITIONAL USES:
The following are the conditional uses permitted in this PCD District, in accordance with
the provisions of Article 21 and Section 26-500.
Ordinance No. 2199 N.C.S.
Page 5
I Mini telecommunications facilities, in accordance with all applicable provisions
2 of Chapter 14.44 of the Petaluma Municipal Code, which have received site
3 plan and architectural review and approval by the Planning Director.
4
5 SECTION 6, STREET SYSTEM AND LOT DESIGN:
6
7 Access to the site will be from Cypress Drive through a new west access road (two
8 thirteen foot lanes) as shown on drawing PCD-1. The road is for Petaluma Marsh access
9 as well as recycling facility access. Visitors to the Petaluma Marsh will have access from
10 Cypress Drive and can park along the new access road angled parking (18 spaces) or
11 pull into the parking area where an additional 82 spaces are available. Ten of those
12 spaces are for oversized vehicles and four are ADA accessible. A gate is located along
13 the west access road which will be utilized to control public access to the recycling
14 facilities. Right turn only (12 foot wide) provisions will be made for entrance and exit
15 from the recycling facilities along Lakeville Highway (PCD-2). A right turn pocket will be
16 added to the Lakeville Highway entrance and an acceleration lane will be added for
17 right turn back onto Lakeville Highway. Once on the facility property from Lakeville
18 Highway (two 12 foot lanes), visitors will be directed to the Operations and
19 Maintenance building because gates block access to the recycling facilities (PCD-2).
20 Facility staff will be encouraged to enter and exit the facilities on and off of Cypress
21 Drive utilizing the traffic light at North McDowell Boulevard for left turns.
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23 Once within the recycling facilities, 20 foot private roads are utilized for internal traffic
24 patterns (PCD-1). The shoulder width is six foot and made of compacted imported fill
25 material. All major equipment is surrounded by the private road system allowing access
26 to all the facilities except the east side of the oxidation ditch is made of compacted
27 gravel (26 feet in width).
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29 Visitors to the Petaluma Marsh park their cars within the new parking lot (PCD-3) and
30 walk on trails that allow access to the mud flat and the polishing treatment wetlands,
31 from the polishing treatment wetlands through an agricultural field to the recycled
32 water storage reservoir, point access trails to Ellis Creek at two different locations, and a
33 trail that ties to Shollenberger Park (PCD-1). Regulatory restrictions from the Department
34 of Fish and Wildlife Services to protect endangered species will require careful planning
35 of access to various areas of the Petaluma Marsh. The west access road has two
36 thirteen foot lanes.
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38 SECTION 7, TOPOGRAPHY:
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40 The topography of the site is shown on drawing PCD-4. In general, the portions of the
41 site slated for new recycling facility structures will be filled on average to 16.5 feet, a
42 similar elevation of the adjacent Northbay/Oakmead Business Park. Fill areas are
43 surrounded by the private water recycling facility roads. The clay soil removed prior to
44 the filling operations will be utilized to create the polishing treatment wetlands on the
45 Petaluma Marsh section of the property. The polishing treatment wetlands provide a
46 new 30 wet acres of habitat for birds and other wildlife. Existing elevations of 5 feet, 10
47 feet, and 15 feet are boxed on drawing PC-4.
48
Ordinance No. 2199 N.C.S. Page 6
I Much of the site is jurisdictional wetlands (SW-1 and SW-2, areas in gray), hence, the
2 layout of the recycling facilities on the site. Wetlands are defined by the soil type, plants
3 that grow there and the hydrology. Although the site has been farmed for half a
4 century or more, the soil type and hydrology have made the area a wetland. The
5 placement of the recycling facilities on the site will utilize only 2.93 acres of the
6 jurisdictional wetland area. The drainage from the other side of Lakeville Highway has
7 been through a culvert under Lakeville Highway as designated on SW-1. This culvert will
8 be extended under the new facility entrance road to allow for the same drainage into
9 the wetland that occurs today. Once construction is finished, the wetland area will be
10 returned to current grade and agricultural farming. Another important drainage area is
11 located where four 60-inch culverts combine at the corner of the business park and
12 drain into the coastal marsh boundary area (SW-2). These culverts will remain as
13 currently designed. Two trees are located in the middle of the site. The polishing
14 treatment wetlands have been designed around the two trees that will remain (SW-2).
15 Other tree disturbances along Ellis Creek will be replaced with a 3:1 ratio and
16 hydroseeded with native grasses. The Open Space District and Coastal Conservancy
17 have provided grant funding to enhance the habitat around the business park as can
18 be seen on the professional landscaping plan (PCD L-0.3).
19
20 SECTION 8, LAND USE:
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22 The land use is designated Public/Institutional for the 40 acre recycling facility site and
23 Public/Institutional with a conservation easement (due to the purchase of this parcel
24 using grant funding) for the Petaluma Marsh site (PCD-5).
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26 SECTION 9, SITE PLAN:
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28 Some highlights of the site plan are as follows (PCD-6):
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30 The northern section of the site consists of the Operations, Lab, & Maintenance
31 (O&M) building which will have a similar administrative use as the adjacent
32 Kaiser facility. Adjacent to the O&M building is an open reservoir for the storage
33 of tertiary treated recycled water (kidney shaped). Just east of the reservoir is the
34 cleanest processing area of the facility where already treated water is cleaned
35 further through filters and disinfected using ultra -violet lights. This tertiary treated
36 water will then be distributed into the community for irrigation of golf courses,
37 airport land, and parks. Thus, the site has been designed to position the cleanest
38 areas of the recycling facility functions closest to the adjacent business park.
39 • Just east of the O&M and tertiary facilities are the oxidation ditches, secondary
40 clarifiers and secondary treatment facilities. These open topped tanks hold three
41 million gallons (mg) of water and 1.3 million gallons of water, each, respectively
42 (total volume for oxidation ditches 6 mg and clarifiers 2.6 mg). Microorganisms
43 use the waste in the water as food. Oxygen is supplied to drive the metabolism
44 reaction. The presence of oxygen in the wastewater moves the environment
45 from a reducing one to an oxidizing one, therefore, creating very few odors in
46 this area of the plant.
47 • In the very southern corner of the publicly zoned section (upper 40 acres) of the
48 site are the head works and solids handling areas. The head works is the first time
Ordinance No. 2199 N.C.S. Page 7
I the wastewater is exposed to air and thus can be odorous. The solids handling
2 area can also be odorous. Thus, all the unit operations in this area are designed
3 to be vented through odor control beds located adjacent to the head works
4 structure.
5 ® Finally, the Petaluma Marsh section of the project is located on the 223.33 acres
6 designated as Public/Institutional. The marsh will be enhanced by the addition of
7 polishing treatment wetlands and trails. Many of the upgrades in this area of the
8 site have been funded by the Open Space District and Coastal Conservancy.
9
10 SECTION 10, PARKING PLAN:
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12 The parking plan has three separate areas (PCD-7).
13
14 1. The first is for the Petaluma Marsh area and consists of 18 spaces of street parking
15 at the entrance just off of Cypress Drive as the site is accessed (PCD-7). This
16 public parking area is considered an overflow area for adjacent businesses
17 during business hours and the marsh during the weekend hours. This parking area
18 will be paved with asphalt so as to provide a dust -free, all weather surface. Each
19 parking space provided shall be designated by lines painted upon the paved
20 surface and shall be adequate in area. Parking areas shall be constructed
21 according to plans approved as specified herein and maintained thereafter in
22 good condition. All parking, driveway areas, and landscape islands within such
23 areas shall be surrounded by six inch high, continuous concrete curbing. Bumper
24 blocks will not be used in this area. No ADA accessible parking will be provided in
25 this area. A sidewalk is provided for safe pedestrian access to the trails.
26
27 2. The second area is on the marsh site and provides another 27 spaces on the
28 west side of the main lot and 41 spaces on the east side of the main lot. Four
29 ADA accessible spaces are located on the west side of the lot as well as ten
30 oversize parking spaces (PCD-7). Overall, 100 parking spaces are provided for
31 the marsh site. Visitor surveys were conducted at nearby Shollenberger Park
32 which indicated that up to 300 visitors per day accessed that site. The marsh site
33 visitation rate is anticipated to be higher due to the enhanced educational
34 components of the site, thus the expanded parking and oversize parking. A ratio
35 of one space per,6six visitors has been determined to provide adequate parking.
36 Docents at Shollenberger Park led 600 children on tours of the park in the 2003-
37 2004 school year. The number of docent led tours is anticipated to increase
38 when the marsh habitats become available for educational opportunities. Thus a
39 ratio of oversize vehicle parking spaces of 1 per 30 children visiting the site on a
40 weekday has been provided. All parking and loading areas, except the ADA
41 accessible area and oversized spaces, in the marsh area are compacted rock
42 which is consistent with the rustic nature of the Petaluma Marsh. ADA and
43 oversized spaces will be asphalt. Bumper blocks will be used for all parking in this
44 area of the project to define the space. No lines will be used in the compacted
45 rock parking area. A sidewalk exists all the way around the parking area to the
46 trail for safe pedestrian access.
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Ordinance No. 2199 N.C.S. Page 8
1 3. The third parking plan is for the O&M building. The operations and laboratory
2 portion of the administration building is 10,000 square feet. The anticipated
3 number of employees is 12-14. Thus, the ratio is one parking space per 715
4 square feet. The maintenance portion of the building is 4,400 square feet and
5 consists of warehouse and garage areas and only one parking space is needed
6 for each 900 square feet of gross floor area. Using these ratios, 19 parking spaces
7 have been provided on the north and east sides of the building with a 201h space
8 provided on the north side for ADA accessibility. All parking and loading areas
9 around the O&M building shall be paved with asphalt so as to provide dust -free,
10 all weather surfaces. Each parking space provided shall be designated by lines
11 painted upon the paved surface and shall be adequate in area. All parking,
12 driveway areas, and landscape islands within such areas shall be surrounded by
13 six inch high, continuous concrete curbing. Bumper blocks will not be used in this
14 area.
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16 All future parking facilities shall conform to City Site Plan and Architectural Design
17 Guidelines.
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19 SECTION 11, CIRCULATION PLAN:
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21 Access to the site will be from Cypress Drive through a new west access road (two
22 thirteen foot lanes) as shown on drawing PCD-1 . The road is for Petaluma Marsh access
23 as well as recycling facility access. Visitors to the Petaluma Marsh will have access from
24 Cypress Drive and can park along the new access road angled parking (18 spaces) or
25 pull into the parking area where an additional 82 spaces are available. Ten of these
26 spaces are for oversized vehicles and four are ADA accessible. A gate is located along
27 the west access road which will be utilized to control public access to the recycling
28 facilities. Right turn only (12 foot wide) provisions will be made for entrance and exit
29 from the recycling facilities along Lakeville Highway (PCD-2 and PCD-3). A right turn
30 pocket will be added to the Lakeville Highway entrance and an acceleration lane will
31 be added for right turn back onto Lakeville Highway. Once on the facility property from
32 Lakeville Highway (two 12 foot lanes), visitors will be directed to the Operations and
33 Maintenance building because gates block access to the recycling facilities. Plant staff
34 will be encouraged to enter and exit the facilities on and off of Cypress Drive utilizing
35 the traffic light at North McDowell Boulevard for left turns.
36
37 Once within the recycling facilities, 20 foot private roads are utilized for internal traffic
38 patterns. The shoulder width is six foot and made of compacted imported fill material.
39 All major equipment is surrounded by the private road system allowing access to all the
40 facilities except the east side of the oxidation ditch is made of compacted gravel (26
41 feet in width).
42
43 SECTION 12, LANDSCAPE AND TREE PLANTING PLAN:
44
45 The landscaping and tree planting plan are attached as PCDL-0.3 through PCDL-0.7.
46 The plan consists of returning much of the overall site back to agricultural land
47 (designation 9 on PCDL-0.3). Oak upland habitat and screening will be utilized along
48 the business park and adjacent to polishing treatment wetland A. Grassland habitat will
Ordinance No. 2199 N.C.S. Page 9
I be replaced after development of the polishing treatment wetlands and pipe crossings
2 along Ellis Creek. Polishing treatment wetlands will have alternating vegetation and no
3 vegetation to enhance the treatment wetland environment for nutrient removal. Islands
4 will be installed to provide hiding places for nesting birds.
6 At the facility entrance from Lakeville Highway, two palm trees will designate the 24
7 foot wide entry road (PCDL-0.4). A hedge row, typical of the farming community, will be
8 used to screen the tertiary facilities from the Lakeville view corridor while traveling east
9 on Lakeville Highway. Coastal Oak and Valley Oak will screen the visitor parking for the
10 O&M building area from Lakeville Highway. Perennial grasses and oaks will be used
11 around the O&M building for screening. A water conserving demonstration garden will
12 be utilized around the tertiary storage reservoir and an access trail through the
13 agricultural field will end at the garden.
14
15 At the plant and marsh entrance from Cypress Drive, a row of cottonwood trees will
16 welcome everyone (PCDL-0.5). Valley Oak will be utilized to adorn parking spaces
17 along the overflow parking area. Oak trees along with Blue Elderberry and other plants
18 as shown will be utilized to screen the main parking and provide shade in the main
19 parking area. Oak forest with upland native seed mix of grasses will be provided to
20 enhance the trail experience from the parking area to the Shollenberger Park
21 connecting trail. Restrooms will be provided west of the parking lot. An array of woody
22 shrubs such as Toyon, Coast Silk -tassel, California wild rose, and trees such as Box Elder
23 will screen the solids handling facilities from the polishing treatment wetlands area
24 (PCDL-0.6). The funding for the screening of the business park and recycling facilities will
25 be from the Coastal Conservancy and Open Space Districts. Future native species will
26 be planted once the tree canopy is established. Future planting material is anticipated
27 to be donated through local community groups.
28
29 SECTION 13, ELEVATIONS:
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31 The elevations of all major structures are listed on drawing PCD-2 as part of the
32 description of each building. The tallest structure is a concrete tank which is 33 feet
33 above grade and located in the solids handling area of the plant (away from Lakeville
34 Highway and the business park). The elevations for the O&M building, filter support
35 building, thickening building, screw press building, and electrical building are shown on
36 the 13 Architectural drawings at the end of the packet.
37
38 SECTION 14, DEVELOPMENT SCHEDULE:
39
40 The Ellis Creek Water Recycling Facility is slated to go to bid on January 18, 2004. Bids
41 will be opened on March 10, 2004 and presented to the City Council for award on April
42 18, 2004. The contractor is anticipated to break ground by June 1, 2004. The project will
43 take 30 months to build and six months to completely start up. Thus, final completion is
44 anticipated in November of 2008.
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Ordinance No. 2199 N.C.S. Page 10