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HomeMy WebLinkAboutPLANNING COMMISSION RESOLUTION 2026-01 03/10/2026PLANNING COMMISSION RESOLUTION NO. 2026-01 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PETALUMA UPHOLDING THE DIRECTOR’S DECISION TO APPROVE ADMINISTRATIVE SITE PLAN AND ARCHITECTURAL REVIEW, SUBJECT TO REVISED CONDITIONS OF APPROVAL, FOR THE WASATCH SELF STORAGE PHASE II PROJECT LOCATED AT 85 CORONA ROAD (APN 150-020-041) AND DENYING THE APPEAL FILED BY MR. EDWIN BRADLEY ON BEHALF OF MS. DEANNA O’BRIEN, CITY RECORD NO.: PLSR-2024-0020 WHEREAS, WSP Petaluma, LLC submitted an application for Administrative Site Plan and Architectural Review (SPAR) (City Record No. PLSR-2024-0020) proposing the conversion of the existing two-story building formerly occupied by the Petaluma Valley Athletic Club into an indoor-access self-storage facility and outdoor recreational vehicle (RV) storage area at 85 Corona Road (APN 150-020-041) in the City of Petaluma; and WHEREAS, the project proposes to convert the approximately 20,730-square-foot building into approximately 170 indoor self-storage units, construct minor building additions including an elevator shaft and covered loading area, convert the existing paved parking lot into an 18-space outdoor RV storage area, and complete exterior site improvements including fencing, landscaping, lighting, parking lot modifications, and architectural enhancements; and WHEREAS, the project site is located within the Rancho Arroyo Planned Community Development (PCD) zoning district and the Community Commercial General Plan land use designation; and WHEREAS, the Rancho Arroyo PCD permits mini-storage facilities as a principally permitted use, and the proposed conversion of the existing building to self-storage is therefore a permitted use subject to applicable development standards and Site Plan and Architectural Review; and WHEREAS, on December 12, 2025, the Planning Director approved Administrative Site Plan and Architectural Review for the project, subject to conditions of approval, after determining that the project as conditioned is exempt from further environmental review under the California Environmental Quality Act (CEQA), consistent with the City of Petaluma General Plan 2025, and complies with Rancho Arroyo Business Park Planned Community Development zoning regulations and applicable Implementing Zoning Ordinance regulations; and WHEREAS, the Director determined that the project qualifies for a categorical exemption from CEQA pursuant to CEQA Guidelines Sections 15301 (Existing Facilities) and 15303 (New Construction or Conversion of Small Structures) in that the project involves the adaptive reuse of an existing structure with minor exterior modifications and limited new construction; and WHEREAS, on December 22, 2025, Mr. Edwin Bradley of Raff Law Firm filed an appeal of the Director’s decision on behalf of Ms. Deanna O’Brien, owner of property located at 95 Old Corona Road, citing concerns related to potential noise, outdoor vehicle storage, Docusign Envelope ID: A8D2F26F-F210-4F8C-9597-06AD3AE6359C construction impacts, landscaping and stormwater management, and communication with project management; and WHEREAS, the Planning Division reviewed the concerns raised in the appeal, worked with the project applicant to refine project design, and revised the Conditions of Approval to address potential impacts to adjacent residential uses, including measures related to sound attenuation, fencing, landscaping, construction management, and site operations; and WHEREAS, revised Conditions of Approval dated March 10, 2026, have been prepared to incorporate these revisions and ensure compliance with applicable City standards; WHEREAS, the Planning Commission held a duly noticed public hearing on the appeal on March 10, 2026, at which time all interested persons were given the opportunity to be heard and the Planning Commission considered the staff report, project materials, appeal documentation, and all public testimony received; and WHEREAS, the Planning Commission independently reviewed the record, including the Director’s approval, the appeal materials, the staff report and attachments, and the revised Conditions of Approval. NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PETALUMA AS FOLLOWS: 1. The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the Planning Commission finds as follows: California Environmental Quality Act The proposed project is eligible for a categorical exemption under Section 15301 (Existing Facilities) of the California Environmental Quality Act (CEQA), which allows modifications to existing structures, and under Section 15303 (New Construction or Conversion of Small Structures), which involves construction and location of limited numbers of new, small facilities or structures such as accessory structures, in that the exterior modifications result in minor increase in the overall building size similar in scope to the construction of small facilities or accessory structures. General Plan Consistency Findings The General Plan land use designation for the site is Community Commercial, which is intended for shopping centers and commercial districts, including regionally oriented centers developed at a maximum floor area ratio of 1.2:1. The project is also located within the Petaluma Blvd. North Planning Sub Area, which lies between Highway 101, the western edge of the urban growth boundary, and Washington Street. The project conforms to the intent of the Community Commercial land use designation in that it allows for commercial use of the property for local-serving and regionally oriented commercial activity, and the proposed floor area ratio of 0.39:1 is within the maximum floor area ratio allowed by the General Plan. Docusign Envelope ID: A8D2F26F-F210-4F8C-9597-06AD3AE6359C The project is also consistent with the following General Plan Guiding Principles and Policies: 1. Guiding Principle 11, which promotes reuse of buildings to meet changing community needs. 2. Section 1.1 (p.1-2), which states that “new development under the General Plan seeks to infill existing vacant and underutilized sites within the UGB that are not environmentally constrained. 3. Policy 1-P-48, which requires that “all new development provides necessary public facilities to support the development” and contributes fair-share infrastructure costs. 4. Policy 2-P-116: which states that “Street trees shall be preserved and their numbers increased as development/redevelopment/remodeling occurs.” 5. Policy 4-P-16: which requires dust, emissions, and equipment management practices during construction. Rancho Arroyo Planned Community Development District Finding The proposed self-storage facility is consistent with the development standards of the Rancho Arroyo Planned Community District, including height, setbacks, lot coverage, and open space. Lights provided to illuminate the parking lot shall be arranged to reflect the light away from adjacent properties and streets (downward lighting). Lighting standards shall not exceed twenty (20) feet in height and be consistent with the architectural design of on-site buildings in terms of style, color, and materials. Construction of the proposed Outdoor RV Storage facility and implementation of the land use are subject to adoption of a zoning text amendment amending the Rancho Arroyo PCD to allow Outdoor RV Storage as a permitted Accessory Use. Conditions of approval limit action to construct the facility or implement this land use until after the City Council decides on the proposed amendment. Implementing Zoning Ordinance Findings: a. The Project, as presented and subject to conditions of approval, complies with all development standards of the Rancho Arroyo Business Park Planned Community Development adopted by the City Council on October 11, 1983, and applicable development standards and regulations contained in the City’s Implementing Ordinance. b. The Project, as presented and subject to conditions of approval, complies with the allowable land uses and planning permit requirements of the Rancho Arroyo Business Park Planned Community Development adopted by the City Council on October 11, 1983, and applicable development standards and regulations contained in the City’s Implementing Ordinance. c. The project complies with Implementing Zoning Ordinance §24.050 – Site Plan and Architectural Review, including the Standards for Review of Applications in Section 24.050.E, as stated in the PLSR-2024-0020 “Administrative SPAR Approval Letter dated December 12, 2025” which is incorporated herein, in that the Planning Commission finds as follows: Docusign Envelope ID: A8D2F26F-F210-4F8C-9597-06AD3AE6359C 1. The project uses quality materials and the overall design is harmonious and in proportion in itself and in relation to adjacent development, based on the following: a. The architectural style is appropriate for the project, and compatible with the character of the neighborhood in that the architectural style and materials of the existing two-story building will remain largely unchanged, with new paint over the existing stucco and brick veneer, new paint on the metal stairs and rails, and a stone accent at the new elevator tower, and these changes will update and enhance the appearance of the existing building. b. The siting of the structures on the property is appropriate for the site and as compared to the siting of other structures in the neighborhood in that the siting of the existing structure will not change, and the main entrance will remain on the south side of the building, opposite the existing single-family residence on the adjacent property to the north. c. The size, location, design, color, number, lighting, and materials of all signs and outdoor advertising structures is in accordance with all applicable requirements of this Zoning Ordinance and appropriate for the site and compatible with the character of the neighborhood in that the project does not propose any signs, and if signage is proposed, a separate Sign Permit would be required, subject to Planning review. d. The bulk, height, and color of any proposed structure is appropriate for the site and as compared to the bulk, height, and color of other structures in the neighborhood in that the existing bulk of the structure will have minimal changes, with three small additions totaling 461 square feet (approximately 2% of the existing size) located on the south and west sides of the building, and the building's height will remain unchanged. The main body of the building will be painted a dark tan with light tan accents at portions of the first-floor elevation and a medium tan color at the parapet. The bulk, height, and color are appropriate for the site in that the modifications are minor and enhance the appearance of the building. No additions are proposed on the north side of the building, and all modifications harmonize with the existing building. 2. Landscaping in accordance with applicable City standards, and that is appropriate for the site and compatible with the character of the neighborhood, will be provided on the site. Existing trees shall be preserved wherever possible, and shall not be removed unless approved by the Planning Commission. Existing landscaping along the frontage of the project site consists of eight trees, which will be retained and maintained by pruning to remove branches in contact with the ground. Two Zelkova Serrata will be added to the frontage tree plantings adjacent to the entry gate. Eleven California Wax Myrtle trees will be planted along the north side of the building to provide screening for the adjacent residence, and nine Columnar Zelkova trees will be planted along the building façade at the southwest corner and to the west of the new elevator shaft. Six Zelkova Serrata will be planted Docusign Envelope ID: A8D2F26F-F210-4F8C-9597-06AD3AE6359C on the east and west sides of the building. Six Columnar Red Maples will be planted along the southern property line. 3. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobile and bicycle parking facilities and pedestrian ways are designed so as to promote safety and convenience and conform to applicable City standards. Any plans pertaining to pedestrian, bicycle, or automobile circulation have been routed to the Pedestrian and Bicycle Advisory Committee for review and approval or recommendation. No change to circulation would result from the proposed building remodel; therefore, the project was not routed to the Pedestrian and Bicycle Advisory Committee. A new gate will be added at the driveway entrance, recessed 27 feet from the front property line and 45 feet from the street curb. 4. The design is of good character and has been prepared by a professional designer, such as an architect, landscape architect or other practicing urban designer or person with equivalent skill and qualifications. The project and site design are appropriate for the commercial application. Adequate space is provided in the parking lot for loading and unloading, and the changes to the building color enhance the building’s appearance. The project designs were prepared by licensed civil engineers, architects, and landscape architects with local experience in commercial development. 5. The application and the project for which it seeks approval are exempt from the California Environmental Quality Act (CEQA). 6. The proposed structure and use, subject to any conditions which may apply, conforms with the applicable requirements of this Zoning Ordinance and applicable policies and programs of the City’s General Plan and any applicable specific plan, and the proposed use will not, under the circumstances of the conditional use application, constitute a nuisance or be detrimental to the public welfare of the community. 3. Based on its review of the entire record herein, including the March 10, 2026, Planning Commission staff report, all supporting, referenced, and incorporated documents, including Exhibit A – Revised Conditions of Approval, and Attachment 6 “PLSR-2024-0020 Administrative SPAR Approval Letter dated December 12, 2025” which is incorporated herein, and all comments received and the foregoing findings, the Planning Commission hereby: a. Denies the appeal submitted by Mr. Edwin Bradley of Raff Law Firm on behalf of Ms. Deanna O’Brien on December 22, 2025; and b. Upholds the Director’s decision to approve Administrative Site Plan and Architectural Review for the Wasatch Self Storage Phase II project at 85 Corona Road (APN 150-020- 041); and c. Approves the project as revised and subject to the Revised Conditions of Approval dated March 10, 2026, attached hereto and incorporated by reference. Docusign Envelope ID: A8D2F26F-F210-4F8C-9597-06AD3AE6359C ADOPTED this 10th day of March 2026, by following vote: Commission Member Aye No Absent Abstain Ebner X Goldman X Mozes X Newell X Racusen X Schildt X Barnacle X Jessica Mozes, Chair ATTEST: APPROVED AS TO FORM: Andrew Trippel, Planning Manager Wendy Dau, Assistant City Attorney Docusign Envelope ID: A8D2F26F-F210-4F8C-9597-06AD3AE6359C 3/24/2026 3/24/2026 3/26/2026