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HomeMy WebLinkAboutPlanning Commission Resolution 2012-02 03/13/2012 • RESOLUTION NO. 2012-02 CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR OILSTOP, A QUICK LUBE & ASSOCIATED DRIVE THRU CARWASH FACILITY LOCATED AT 1004 LAKEVILLESTREET APN 005-060-021 File No. 11-CUP-0903 . WHEREAS, Larry Dahl of Oilstop submitted an application for a Site Plan and Architectural Review for the purpose of constructing an Oilstop (quick lube/oil change) business and drive thru car wash at 1004 Lakeville Street (the "project"); and, WHEREAS, the project has been reviewed in compliance with CEQA guidelines and has been determined to be categorically exempt. The project is consistent with the impacts evaluated in the Central Petaluma Specific Plan Environmental Impact Report certified by the City Council on June 3, 2003. The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA), under CEQA Guidelines Section 15303, Class 3(c), "New Construction or Conversion of Small Structures", which allows the construction of new commercial buildings of up to 10,000 square feet in an urbanized area, on sites zoned for such use, if not involving the use of significant amounts of hazardous substances, and the surrounding area is not environmentally sensitive; and, WHEREAS, on February 16, 2012, a Notice of Public Hearing was published in the Argus- Courier and mailed to all residents and property owners within 500 feet of the project; and, WHEREAS, the Planning Commission held a properly noticed public hearing on March 13, 2012, to consider the project's site design and architecture. NOW THEREFORE, BE IT RESOLVED that the Planning Commission hereby approves the Site Plan and Architecture Review for the project, authorizes construction of site improvements for the project contained in the plans submitted with the application, which are incorporated herein by reference as though fully set forth herein, based on the findings made below and subject to conditions of approval attached as Exhibit A hereto and incorporated herein by reference: 1. The proposed project, as conditioned, will not constitute a nuisance or be detrimental to the public welfare of the community because it will be operated in conformance with performance standards specified in the Uniform Building Code, the Petaluma Implementing Zoning Ordinance and the Central Petaluma Specific Plan and is consistent with the City of Petaluma General Plan 2025. 2. The project is consistent with the following goals, policies, and programs of the General Plan 2025: 1-P-1 Promote a range of land uses at densities and intensities to serve the community needs within the Urban Growth Boundary (UGB). Planning Commission Resolution No. 2012-02 Page 1 1-P-7 Encourage flexibility in building form and in the nature of activities to allow for innovation and the ability to change over time. i-P-10 Develop and maintain the following areas as neighborhood centers. These centers will serve to focus commercial activity close to residential uses, providing convenient retail and services for all Petaluma residents such as at Caulfield Lane at Lakeville Street. 2-G-1 Preserve Petaluma's setting as an urban place surrounded largely by rural land uses and densities, agricultural and open space. 4-P-12• Prohibit new drive thru food and service facilities with the exception of vehicles servicing businesses, such as car wash and oil/lube, and limit expansion of the drive- thru components of existing facilities which increase idling. The proposed project as conditioned, is consistent with the goals, policies and programs of the General Plan 2025 in that Oilstop is an existing business looking to expand operations in Petaluma by adding this second location for vehicle servicing to better service the needs of the community. As conditioned the proposed architecture and materials are compatible with surrounding structures and will compliment other buildings in the area. The siting/setbacks of the buildings are appropriate for the site, the proposed use, and the surrounding buildings. The proposed colors and materials of the buildings are consistent and compatible with other buildings in the area. Project conditions require landscaping revisions to ensure that the long wall along the car wash tunnel is broken up and that the large amount of asphalt is reduced. The proposed project is consistent with the CPSP Architectural Guidelines for AREA 10, the Lakeville Corridor, in that the project as proposed is consistent with other development in the area and follows the existing development patterns of adjacent properties, with regards to setbacks, height and architectural detailing/style. The project's design and siting will continue the existing development pattern and is consistent with the thoroughfare commercial development in the vicinity of the intersection with Caulfield Lane and the Highway 101 interchange. The project as proposed provides for a number of sustainable measures to ensure the project conforms to the general plan policies regarding greenhouse gases, gas emissions, water conservation and green building standards, including: • Site runoff water will be recycled and used for the car wash. • Queuing cars for the oil change will be required to turn off their engines. • Cars queuing for the car wash enter the wash tube at a rate of one vehicle every thirty seconds, thereby minimizing the emissions from idling cars. However, in the event of backups for the car wash, employees will require drivers to shut off engines. As conditioned, signage will also be required at the vacuum bays to ensure that patrons utilizing the vacuum bays turn off their engines while vacuuming out their vehicles. • All proposed landscaping is drought tolerant. • High-energy efficiency equipment will be installed, such as the vacuums and the car wash. • Low flow and low flush toilets and faucets will be installed. • Oil, oil filters, anti-freeze, cardboard, and bottles and cans will be recycled and the appropriate recycling containers are required to be provided prior to occupancy. 3. The proposed project is consistent with the development standards for the D-4 zoning designation, including setbacks from property lines, height limitations, and lot coverage. Planning Commission Resolution No. 2012-02 Page 2 4. The proposed project, as conditioned, conforms to the requirements of IZO Section 24.010.G, Site Plan and Architecture Review Standards for Review of Applications as follows: The appropriate use of quality materials and harmony and proportion of the overall design. The proposed quick tube and drive thru car wash buildings will incorporate exterior materials that are in harmony and compatible to the surrounding buildings. The location of each of the proposed buildings and the vacuum bays is appropriate to the adjacent buildings on the neighboring properties. The proposed buildings are in keeping architecturally with surrounding buildings with regards to setbacks, height, materials, and colors (which are the red, white and blue corporate colors). The proposed buildings are setback approximately 30' from the Lakeville frontage, slightly closer to the frontage than the adjacent In-N-Out Burger which is setback at approximately 40' and the adjacent Chevron gas station canopy which is approximately 30' from the property line. The use of stucco is widely used on other buildings in the vicinity and other buildings in the area are typically flat roofs similar to the proposed buildings. The architectural style should be appropriate for the project in question, and compatible with the overall character of the neighborhood. The proposed buildings are appropriate for the site and compatible with the adjacent commercial buildings. The proposed project will include landscaping which will enhance the project site. The height and materials of the proposed buildings are in keeping/similar to the height and materials of the adjacent buildings. The siting of the structure on the property as compared to the siting of other structures in the immediate neighborhood. The siting of the proposed buildings is appropriate for the site and for the surrounding area. Landscaping will be installed along the edges of the property including the Lakeville Street and Hamburger Lane frontages. As conditioned, additional landscaping will be incorporated into the interior of the site in the parking/vacuum bay area. As proposed the landscaping will help create a buffer of the proposed buildings between existing uses and will enhance the subject property as well as provide some screening for the proposed new buildings. The location of the proposed buildings (quick tube and car wash) will help to screen the vacuum bays and the paving area. The bulk, height, and color of the proposed structures as compared to the bulk, height, and color of other structures in the immediate neighborhood. The proposed quick lube and drive thru car wash buildings will incorporate exterior materials that are in harmony and compatible to the surrounding buildings. The location of each of the proposed buildings and the vacuum bays is appropriate to the adjacent buildings on the neighboring properties. The proposed buildings are in keeping architecturally with surrounding buildings with regards to setbacks, height, materials, and colors (which are the red, white and blue corporate colors). The proposed vehicle serving use is located within an area of other existing vehicle serving uses and consistent with the D4 zoning district that applies to this corridor. Planning Commission Resolution No. 2012-02 Page 3 ADOPTED this 13th day of March, 2012, by the following vote: Committee Member Aye No Absent Abstain Abercrombie X Elias X Herries X Chair Johansen X Kearney X Vice Chair Pierre X Wolpert X Curtis Jo ansen, Chair ATTEST: APPROVED AS TO FORM: 1% Geoff I. Bradley, AICP, Corn ittee Secretary Leslie Thomsen, Assistant City Attorney Planning Commission Resolution No. 2012-02 Page 4 Exhibit A SPAR CONDITIONS OF APPROVAL Oi!stop 1004 Lakeville Street APN 005-060-021 City File Number 11-CUP-0903 Planning Division: 1. This Site Plan & Architectural Review approval authorizes construction of a three bay Oilstop quick lube/oil change business, a drive through car wash, and 18 self-service vacuum bays as shown on plans dated stamped January 12, 2012, within the Central Petaluma Specific Plan (CPSP) at 1004 Lakeville Street, APN 005-069-021. 2. Plans submitted for building permit review shall be in substantial conformance with the Site,Plan & Architectural Review request and the plans/information date stamped January 12, 2012 and in conformance with the March 13, 2012 Planning Commission review and approval. 3. The project shall be subject to all applicable development impact and other City fees. 4. Signs shall be installed on-site at the quick lube and car wash that instructs patrons to turn off their engines when vehicle queuing consists of more than 3 vehicles. In addition, signs shall be installed in the vacuum bay parking stalls requiring patrons turn off their engines while vacuuming vehicles. Locations and wording of signs shall be reviewed and approved by planning staff prior to issuance of building permit. Said signs shall be installed prior to final inspection. 5. Plans submitted for building permit shall include the spec sheets for the equipment for the vacuum bays and the car wash to be reviewed by staff to ensure compliance with the City's Performance Standards (noise requirements) in the IZO, Chapter 21. 6. Hans submitted for building permit review shall be in substantial conformance with the Conditional Use Permit/SPAR request and the plans/information date stamped February 15, 2012 with the following modifications: a. Metal trellises and vines along the north wall of the car wash shall be installed prior to occupancy to ensure that the expanse of the wall between the two properties is broken-up. Said trellis and landscaping (vines) shall be shown on plans submitted for building permit for review by staff. b. A revised landscaping plan that incorporates landscape islands or other landscape treatment to break up the large amounts of asphalt on the site shall be submitted as part of building permit application for review by planning staff. c. Trash enclosure details shall be provided in plans submitted for building permit for review by planning staff to ensure that the trash enclosure is fully enclosed and covered. d. Revised building elevations shall be reviewed and approved by Planning Division staff prior to issuance of a Building Permit, to provide for enhanced architectural design and visual interest to break up the large expanse of wall plane on the east elevation of the oil change building and the Oilstop tower on the north elevation. Planning Commission Resolution No. 2012-02 Page 5 e. The applicant shall provide a written cost-benefit analysis of providing solar panels on the roof of project buildings to the Planning Division prior to issuance of Building Permits and shall explore the feasibility of inclusion of solar panels on building roofs. 7. Prior to final inspection, planning staff shall verify that recycling containers for oil, anti- freeze, cardboard, bottles and cans have been installed on site. 8. Plans submitted for building permit shall include: a. The installation of low flush toilets and faucets. b. Exterior light fixtures which are directed downward. c. High-energy efficiency equipment tor such items as the vacuums and the car wash. Information/documentation shall be provided as part of the building permit to ensure the equipment meets this requirement. 9. Plans submitted for building permit shall include bike parking for a minimum of three bicycles. 10. Signs are not included as part of this approval. The applicant shall apply for a separate sign permit. Sign permits shall be obtained through the Building Division, and shall conform to applicable requirement of Section 20 of the Implementing Zoning Ordinance. 1 1. The applicant shall defend, indemnify and hold harmless the City and its officials, boards, commissions, agents, officers and employees ("Indemnitees") from any claim, action or proceeding against Indemnitees to attack, set aside, void or annul any of the approvals of the project.The applicant's duty to defend, indemnify and hold harmless in accordance with this condition shall apply to any and all claims, actions or proceedings brought concerning the project, not just such claims, actions or proceedings brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicant of any such claim, action or proceeding concerning the development. The City shall cooperate fully in the defense. Nothing contained in this condition shall prohibit the City from participating in the defense of any claim, action, or proceeding, and if the City chooses to do so, applicant shall reimburse the City for attorneys' fees and costs incurred by the City. 12. The site shall be kept clear at all time of all garbage and debris. No outdoor storage shall be permitted. 13. All planting shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to insure continued regular watering of landscape areas, and health and vitality of landscape materials. 14. Construction activities shall comply with performance standards specified Implementing Zoning Ordinance Chapter 21 and the Petaluma Municipal Code Sections (noise, dust, odor, etc.). 15. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the project without first providing appropriate signs warning of the use of chemicals. The Planning Commission Resolution No.2012-02 Page 6 project shall utilize Best Management Practices regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of bicyclists and pedestrians. 16. Public utility access and easement locations and widths shall be subject to approval by PG&E, Pacific Bell, Sonoma County Water Agency, all other applicable utility and service companies and the City Engineer and shall be shown on the plans. 17. All work within a public right-of-way requires an encroachment permit from the Public Works Department. 18. Hours of construction shall be in compliance with the Performance Standards allowed for construction per the implementing Zoning Ordinance. Department of Public Works (Engineering Division): 19. The project shall construct new standard.frontage improvements including but not limited to, commercial driveway approach, 10-foot wide sidewalk, streetlights, traffic and bus stop signage and poles, accessible ramps, landscaping and undergrounding existing overhead utilities along the Lakeville Street project frontage per City of Petaluma standards. 20. A right-of-way dedication or public access easement is required for the new sidewalk constructed along Lakeville Street. 21. Access along Lakeville Street shall be limited to right in and right out only. A raised, channelized curb shall be required at the proposed ingress/egress to Lakeville Street. The driveway shall conform to the ASSHTO visibility triangle requirements and no monument signs etc., shall be permitted which will obstruct the sight distance triangle. The design shall be submitted for review and approval by the Traffic Engineering Division. A "Stop Sign (R1-1) with a "Right Turn Only sign (R3-5 R) underneath it shall be installed on the exit side of the Lakeville Street Driveway. A five foot wide minimum sidewalk is required through the raised curb. 22, All public improvements shall be designed and constructed in accordance with City policies, codes, the City of Petaluma Public Works Department Standard Specifications, latest edition of the Manuel of Uniform Traffic Control Devices (MUTCD) and the Caltrans Manual. 23. An encroachment permit is required for all work within the public right of way. Fire Marshal: 24. All commercial building(s) (or portions thereof) shall be protected by an automatic fire sprinkler system as required by the City of Petaluma Municipal Code and shall conform to NFPA 13 requirements. The fire sprinkler system shall be provided with central station alarm system designed in accordance with NFPA 72. A local alarm shall be provided on the exterior of the building AND a normally occupied location in the interior of the building. All systems require three (3) sets of plans to be submitted to the Fire Marshal's Office for review and approval. 25. If the facility uses or stores chemicals exceeding state threshold planning quantities (55 gallons of a liquid, 200 cubic feet of gas, or 500 lbs of a solid), the facility shall prepare and submit a Hazardous Materials Business Plan (HMBP) pursuant to Health and Safety 6.95 and the California Fire Code. A completed plan must be submitted prior to bringing Planning Commission Resolution No.2012-02 Page 7 hazardous materials.onsite. Forms and guidance are available from the Are Marshal's office. In addition, all hazardous materials storage locations will be required to have secondary containment and NFPA 704 placards (firefighter diamond) denoting expected hazards. Should a HMBP be required to be submitted, it shall be submitted at least thirty (30) days prior to the business opening. 26. Businesses that report through the H&S 6.95 program are now required to report their inventory electronically through the on-line California Environmental Reporting (CERS) reporting system. You can view our Guidelines on the Petaluma Fire Prevention website and we also have staff available to assist with this new program. 27. This facility also falls within our Aboveground.Petroleum Storage Act (APSA) program and will be required to prepare and submit a certified Spill Prevention Countermeasure Control Plan (SPCC). These are typically prepared by a Professional Engineer (P.E.) or Environmental consulting Company with a P.E. Your SPCC will need to be submitted at least thirty (30) days prior to opening. 28. Plans submitted for building permit shall be reviewed by the Fire Marshal's office for further technical review regarding the tanks which will be used to store both waste and new oil. At the discretion of the Fire Marshal's office, said plans and application package shall be reviewed and stamped by a Fire Protection engineer (FPE). An FPE shall conduct a code review using all applicable regulations including a compliance review during plan development. The FPE compliance review shall be provided to the Fire Marshal's Office along with the plans for review. The Fire Marshal's office maintains a list of Fire Protection Engineers used on past projects and can make that list available at your request. 29. The Fire Marshal's office recommends that the basement be constructed using the highest engineering standards and practices to prevent the intrusion of groundwater. Plans submitted for building permit shall include details on the construction (engineering) of the basement area which shall be reviewed by the Fire Marshal's office. If de-watering of the basement is necessary and discharge to the sanitary sewer system needed said dewatering shall require a permit from the Petaluma Water Resources Department. Discharge to the storm drain of any type of water is not allowed. 30. This site is considered as a closed underground storage tank site and may have some residual contamination that couldn't be removed due to the previous building foundation. Please be advised, your Environmental Consultant shall be present during foundation excavation to check for the presence or absence of contaminated soil. All soil must be properly disposed according to local, state and federal requirements. All documentation of testing and disposal shall be provided to the Fire Marshal's office. Confirm with the Fire Marshal's office to see if this type of work will qualify for Petaluma's Brownfields program. a. The applicant shall provide an updated Phase II report with test borings within the basement footprint prior to submittal for plan check. b. The applicant shall incorporate the findings and recommendations from the Geotechnical Investigation for 1004 Lakeville Street prepared by PJC & Associates dated November 20, 201 1 or equivalent measures acceptable to the Building Official into the building plans for the project, subject to the review and approval of the Building Official and Fire Marshall. Planning Commission Resolution No.2012-02 Page 8 Water Resources & Conservation: 31. Plans submitted for building permit shall include size and locations of the oil/water separator. 32. Plans submitted for building permit shall include the sizes of the domestic and irrigation water meters and illustrate the backflow preventer locations. 33. Plans submitted for building permit shall include the landscaping plan. Said landscaping plan be reviewed and approved by Water Resources & Conservation for conformance with the City's Landscape Water Efficiency Ordinance and shall include the appropriate irrigation system. Planning Commission Resolution No.2012-02 Page 9