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HomeMy WebLinkAboutPLANNING COMMISSION RESOLUTION 2026-02 03/10/2026 PLANNING COMMISSION RESOLUTION NO. 2026-02 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PETALUMA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING THE RANCHO ARROYO BUSINESS PARK PLANNED COMMUNITY DEVELOPMENT (PCD) ZONING DISTRICT REGULATIONS TO ADD OUTDOOR RECREATIONAL VEHICLE (RV) STORAGE AS A PERMITTED ACCESSORY USE WHEREAS, Steve Lafranchi, on behalf of property owner WSP Petaluma, LLC (Wasatch Storage Facility), submitted an application to amend the Rancho Arroyo Business Park Planned Community Development (PCD) Zoning District Regulations to add "Outdoor Recreational Vehicle (RV) Storage" as a permitted accessory use, subject to specific performance standards; and WHEREAS, the Rancho Arroyo Business Park Planned Community Development was originally established in 1983 through the adoption of City Council Ordinance 1558 N.C.S. and City Council Resolution 9936 N.C.S. for the purpose of promoting more harmonious and coordinated industrial development; and WHEREAS, the primary subject property of the proposed PCD Amendment is located at 85 Corona Road, which is within the Rancho Arroyo Business Park is and are physically separated from other parcels within the PCD; and WHEREAS, pursuant to Implementing Zoning Ordinance (IZO) Section 19.040, a Planned Community Development may be modified in accordance with IZO Chapter 25 following a public hearing, and any modification to a PCD must be supported by the findings set forth in IZO Section 19.030; and WHEREAS, the proposed amendment would add Outdoor Recreational Vehicle (RV) Storage as a permitted accessory use; incorporate Section N: Outdoor Recreational Vehicle (RV) Storage Standards defining the use and prohibiting derelict vehicles; and establish Management and Operational Requirements, including security, recordkeeping, and prohibited activities such as on-site habitation or vehicle servicing; and WHEREAS, the project is also exempt under CEQA Guidelines Section 15061(b)(3), the "common sense exemption," because the project is limited to regulatory modifications and does not authorize physical construction, there is no possibility that the activity would have a significant effect on the environment; and WHEREAS, the proposed Zoning Text Amendment is categorically exempt from CEQA review pursuant to CEQA Guidelines Section 15301 (Existing Facilities), because the proposed amendments add Outdoor RV Storage as an accessory use, which is similar in nature to existing permitted Mini Storage uses within the PCD, and therefore represents a negligible expansion of use. With the proposed amendment, it is reasonably foreseeable that future Outdoor RV Storage Uses will be established in the future. As an accessory use, Outdoor RV Storage must occur in conjunction with an established primary use, ensuring a minimal change from existing conditions; and Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F Rancho Arroyo Business Park Planned Community Development Amendment March 10, 2026 Planning Commission Resolution No. 2026-02 Page 2 of 4 WHEREAS, none of the exceptions to the use of the categorical exemption under Section 15300.3 apply to the project. While portions of the PCD are located within the Flood Plan Combining District, this does not represent an unusual circumstance that would result in potentially significant environmental impacts, because the project includes use limitations and objective development standards; and WHEREAS, on March 10, 2026, the Planning Commission held a duly noticed public hearing to consider the proposed amendment to the Rancho Arroyo Business Park PCD, at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission has reviewed and considered the staff report dated March 10, 2026, the draft ordinance (Attachment 1, Exhibit A), and all testimony and materials presented at the public hearing. 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 the staff report, testimony received at the public hearing, and the record as a whole, the Planning Commission hereby makes the following findings in support of its recommendation to the City Council: California Environmental Quality Act CEQA Exemption Determination Finding: The Planning Commission hereby finds that the proposed Zoning Text Amendment to the Rancho Arroyo Business Park PCD is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15301 (Existing Facilities) and Section 15061(b)(3). No new development is proposed, and the changes fall within the scope of these exemptions. The amendment allows accessory Outdoor RV Storage use, subject to objective performance standards, without resulting in increased density or physical expansion of development. There is no possibility that the activity would have a significant effect on the environment. No exceptions under Section 15300.2 apply, and no unusual circumstances exist that would result in a potentially significant environmental impact. General Plan Consistency Finding General Plan Consistency Findings: The Project, for reasons discussed in the March 10, 2026, Planning Commission staff report, is consistent with the following General Plan principles and policies: Policy 1-P-1: Promote a range of land uses at densities and intensities to serve the community needs within the Urban Growth Boundary (UGB). Currently, there are limited facilities within the City that provide designated off-street storage for recreational vehicles. The proposed amendment would provide a regulated RV storage facility within the City to help meet this identified community need and reduce reliance on informal or off-site storage locations in neighboring jurisdictions. Policy 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. The proposed amendment reflects the type of Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F Rancho Arroyo Business Park Planned Community Development Amendment March 10, 2026 Planning Commission Resolution No. 2026-02 Page 3 of 4 land use flexibility this policy is intended to promote. By adding outdoor RV storage as a permitted accessory use subject to specific performance standards, the PCD can adapt to an identified community need while maintaining its industrial and business park character. Implementing Zoning Ordinance A. Implementing Zoning Ordinance Section 19.030 Findings: The Project, for reasons discussed in the March 10, 2026, Planning Commission staff report, is consistent with the following i. That any PUD, or modification of a PCD, is proposed on property which has a suitable relationship to one (1) or more thoroughfares, and that said thoroughfares are adequate to carry any additional traffic generated by the development. The Rancho Arroyo PCD is located between Corona Road and Petaluma Boulevard North. The PCD's primary arterials are Auto Center Drive and Industrial Avenue, both of which have adequate capacity to carry any additional traffic generated by the addition of outdoor RV storage as a permitted accessory use. The low-traffic nature of RV storage—characterized by infrequent vehicle drop-off and retrieval—would not generate significant additional traffic on these roadways. ii. That the plan, or modification thereof, 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 and/or screening is included if necessary to ensure compatibility. The proposed modification would not negatively affect the unified and organized arrangement of buildings in the Rancho Arroyo PCD. The use would be appropriate in relation to adjacent or nearby uses. The performance standards included in the proposed amendment—including setback, landscaping, screening, and lighting requirements— ensure that any outdoor RV storage areas are adequately screened and compatible with the surrounding development context. iii. That the natural and scenic qualities of the site are protected, with adequate available public and private spaces designated on the Unit Development Plan or General Development Plan. The scenic qualities of the Rancho Arroyo PCD would not be negatively impacted by this proposed use, as no new development is proposed as part of this action. Outdoor RV storage would be limited to existing impervious areas and would be accessory to an existing primary use. All future development within the PCD shall adhere to all applicable visual assessment and landscape design guidelines. iv. That the development of the subject property, in the manner proposed by the applicant, 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 of Petaluma, with the Petaluma General Plan, and with any applicable plans adopted by the City. Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F Rancho Arroyo Business Park Planned Community Development Amendment March 10, 2026 Planning Commission Resolution No. 2026-02 Page 4 of 4 This amendment applies to all properties within the Rancho Arroyo PCD. The proposed use, subject to the performance standards included in the amendment, would not be detrimental to the public welfare. The amendment is in the best interests of the City and is consistent with the general intent and spirit of the Implementing Zoning Ordinance, the Petaluma General Plan, and all applicable plans adopted by the City. By providing a regulated location for outdoor RV storage, the amendment supports community needs while preserving the character of the PCD. Accordingly, as we are able to make the IZO Section 19.030(A-D) findings, the proposed amendment results in a more desirable use of land and a better physical environment than would be possible under standard zoning districts because it provides a regulated, appropriately located accessory-use framework for outdoor RV storage within an established employment/commercial area served by adequate arterials. The proposed performance standards include requiring setbacks, landscaping/screening, and lighting controls that preserve the organized character of the PCD and protect adjacent properties. By channeling RV storage to designated, screened areas on existing or planned impervious surfaces and subjecting it to performance standards, the amendment accommodates community and site needs without new development or adverse effects on the site’s scenic qualities. 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 and all comments received, and the foregoing findings, the Planning Commission hereby recommends that the City Council adopt an ordinance amending the Rancho Arroyo Business Park Planned Community Development (PCD) Zoning District Regulations to add "Outdoor Recreational Vehicle (RV) Storage" as a permitted accessory use, in substantially the form attached hereto as Exhibit A (Draft City Council Ordinance) and Exhibit B (Draft Amended Rancho Arroyo Planned Community Development Zoning District Regulations), subject to any modifications deemed appropriate by the City Council as shown in Exhibits A and B. Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F 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: BF1359FA-7F37-4554-B75A-8F0A2ADA569F 3/24/2026 3/24/2026 3/26/2026 Attachment 1 – Exhibit A Ordinance No. ____ N.C.S. Page 1 EFFECTIVE DATE OF ORDINANCE Month DD, YYYY ORDINANCE NO. _____ N.C.S. Introduced by: ______________ Seconded by: ______________ AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PETALUMA INTRODUCING A ZONING TEXT AMENDMENT TO AMEND THE RANCHO ARROYO BUSINESS PARK PLANNED COMMUNITY DEVELOPMENT (PCD) ZONING DISTRICT REGULATIONS TO ADD OUTDOOR RECREATIONAL VEHICLE (RV) STORAGE AS A PERMITTED ACCESSORY USE WHEREAS, Steve Lafranchi, on behalf of property owner WSP Petaluma, LLC (Wasatch Storage Facility), submitted an application to amend the Rancho Arroyo Business Park Planned Community Development (PCD) Zoning District Regulations to add "Outdoor Recreational Vehicle (RV) Storage" as a permitted accessory use, subject to specific development and performance standards; and WHEREAS, the Rancho Arroyo Business Park Planned Community Development was originally established in 1983 through the adoption of City Council Ordinance 1558 N.C.S. and City Council Resolution 9936 N.C.S. for the purpose of promoting more harmonious and coordinated industrial development; and WHEREAS, the primary subject property of the proposed PCD Amendment is located at 85 Corona Road, which is within the Rancho Arroyo Business Park and is physically separated from other parcels within the PCD; and WHEREAS, pursuant to Implementing Zoning Ordinance (IZO) Section 19.040, a Planned Community Development may be modified in accordance with IZO Chapter 25 following a public hearing, and any modification to a PCD must be supported by the findings set forth in IZO Section 19.030; and WHEREAS, the proposed amendment would add Outdoor Recreational Vehicle (RV) Storage as a permitted accessory use; incorporate Section N: Outdoor Recreational Vehicle (RV) Storage Standards defining the use and prohibiting derelict vehicles; and establish Management and Operational Requirements, including security, recordkeeping, and prohibited activities such as on-site habitation or vehicle servicing; and WHEREAS, the project is also exempt under CEQA Guidelines Section 15061(b)(3), the "common sense exemption," because the project is limited to regulatory modifications and does not authorize physical construction, there is no possibility that the activity would have a significant effect on the environment; and WHEREAS, the proposed Zoning Text Amendment is categorically exempt from CEQA review pursuant to CEQA Guidelines Section 15301 (Existing Facilities), because the proposed amendments add Outdoor RV Storage as an accessory use, which is similar in nature to existing permitted Mini Storage uses within the PCD, and therefore represents a negligible expansion of use. With the proposed amendment, it is reasonably foreseeable that future Outdoor RV Storage Uses will be established in the future. As an accessory use, Outdoor RV Storage must occur in conjunction with an established primary use, ensuring a minimal change from existing conditions; and WHEREAS, none of the exceptions to the use of the categorical exemption under Section 15300.3 apply to the project. While portions of the PCD are located within the Flood Plan Combining District, this does not Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F Attachment 1 – Exhibit A Ordinance No. ____ N.C.S. Page 2 represent an unusual circumstance that would result in potentially significant environmental impacts, because the project includes use limitations and objective development standards; and WHEREAS, on March 10, 2026, the Planning Commission held a duly noticed public hearing to consider the proposed amendment to the Rancho Arroyo Business Park PCD Zoning District Regulations, at which time all interested parties had the opportunity to be heard; and WHEREAS, at the March 10, 2026, public hearing, pursuant to IZO Section 19.030.B, the Planning Commission adopted Resolution No. 2026-XX recommending City Council approve an Ordinance amending the Rancho Arroyo Business Park PCD zoning district regulations to add outdoor recreational vehicle (RV) storage as a permitted accessory use. WHEREAS, the City Council held a duly noticed hearing on March 16, 2026, at which time the City Council considered the proposed Zoning Text Amendments, including the recommendation from the Planning Commission, the staff report, and public comment; and NOW THEREFORE BE IT ORDAINED by the Council of the City of Petaluma, as follows: Section 1. Recital Findings The City Council hereby finds and determines the foregoing recitals to be true and correct and hereby incorporates them into this Ordinance as findings and determinations of the City Council. Section 2. Exemptions from CEQA The Zoning Text Amendment is a discretionary act and, therefore, a project pursuant to the California Environmental Quality Act (CEQA). The Zoning Text Amendment has been reviewed pursuant to CEQA Guidelines and found to be categorically exempt under Section 15301 for Class 7 – Existing Facilities and Section 15061(b)(3), the "common sense exemption." Section 3. General Plan Findings Consistent with IZO Section 19.030.D and Section 25.070.A, the proposed amendment to the Rancho Arroyo Business Park Planned Community Development Zoning District Regulations, attached hereto as Exhibit A, is consistent with the Petaluma General Plan 2025 in that it promotes a range of land uses at densities and intensities to serve the community needs within the Urban Growth Boundary (Policy 1- P-1), and encourages flexibility in building form and in the nature of activities to allow for innovation and the ability to change over time (Policy 1-P-7). Section 4. Public Necessity, Convenience and General Welfare Findings Consistent with IZO Section 25.050.B, the public necessity, convenience, and general welfare clearly permit the adoption of the proposed amendments, attached hereto as Exhibit A, in that the modification of the Rancho Arroyo Business Park Planned Community Development Zoning District Regulations implements General Plan policy, follows all process requirements for Planned Community District amendment of the zoning ordinance, and have been duly public noticed consistent with applicable law. Section 5. IZO Chapter 19 Ordinance Amendment Consistent with IZO Section 19.030, the following required findings are made to approve modifications to the Rancho Arroyo Planned Community Development Zoning District Regulations. Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F Attachment 1 – Exhibit A Ordinance No. ____ N.C.S. Page 3 RV storage as a permitted accessory use. The low-traffic nature of RV storage—characterized by infrequent vehicle drop-off and retrieval—would not generate significant additional traffic on these roadways. Section 5. Based on its review of the entire record herein, including the March 16, 2026 City Council staff report, all supporting, referenced, and incorporated documents, and all comments received, and the foregoing findings, the City Council adopts and incorporates herein Exhibit A as the new Rancho Arroyo Business Park Planned Community Development Zoning District Regulations. Section 6. Severability If any section, subsection, sentence, clause, phrase, or word of this Ordinance is for any reason held to be unconstitutional, unlawful, or otherwise invalid by a court of competent jurisdiction or preempted by State legislation, such decision or legislation shall not affect the validity of the remaining portions of this Ordinance. The City Council of the City of Petaluma hereby declares that it would have passed and adopted this Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F Attachment 1 – Exhibit A Ordinance No. ____ N.C.S. Page 4 Ordinance and each and all provisions thereof irrespective of the fact that any one or more of said provisions be declared unconstitutional, unlawful other otherwise invalid. Section 7. Posting/Publishing of Notice The City Clerk is hereby directed to publish or post this Ordinance or a synopsis for the period and in the manner provided by the City Charter and any other applicable law. Section 8. Effective Date The Ordinance shall become effective thirty (30) days after the date of its adoption by the Petaluma City Council. INTRODUCED and ordered published and posted this ____ day of ____ 2026. ADOPTED this DD day of Month YYYY by the following vote: Ayes: Noes: Abstain: Absent: Kevin McDonnell, Mayor ATTEST: APPROVED AS TO FORM: Caitlin Corley, City Clerk Eric Danly, City Attorney Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F RANCHO ARROYO BUSINESS PARK PLANNED COMMUNITY DEVELOPMENT ZONING DISTRICT REGULATIONS With Proposed Zoning Text Amendment (in red) – Administrative DRAFT The purpose of the Rancho Arroyo planned community development (PCD) zoning district is to promote more harmonious and coordinated industrial development in the zone than would be possible under the provisions of the standard (M-L) industrial zoning district. It must be clearly noted that much of the district is overlain by the Flood Plain Combining zone and is adjacent to the Floodway zone and that for these reasons, extraordinary care must be exercised by current and future property owners and developers and the City in planning and approving future development. Where the Community Development and Planning Director deems it necessary to maintain harmony in the district and insure due caution in development and use of land, he may refer any development proposal to the City Planning Commission for review and approval in accordance with Article 21 and Section 26-500 of the Zoning Ordinance. Additionally, for the specific Outdoor RV Storage permitted accessory use, the purpose is to establish objective performance standards to ensure compatibility with surrounding land uses, protect public health and safety, and minimize visual, noise, traffic, and environmental impacts. The following are the principal uses permitted in the Rancho Arroyo Business Park Planned Community District: 1. Manufacture, assembly, or packaging of (including storage of raw materials and finished products therefrom) of the following: a. Products from previously prepared materials such as cloth, plastic, paper, leather, precious or semi-precious metals or stones, but not including such operations involving primary production of wood, metal, or chemicals from raw materials. b. Optical, electric, and electronic, timing and measuring instruments and devices. 2. Administrative, executive, financial, and research/development offices. 3. Research, experimental, engineering, and testing facilities/laboratories. 4. Wholesale business, storage, or warehousing and distribution (excluding fuel/flammable liquids). Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F 5. Catalogue sales and mail order establishments. 6. Blue printing, photo engraving, printing, publishing, and book binding. 7. Any other research business, light manufacturing, or retail commercial use determined by the Planning Director to be of the same general character as the above. 8. Mini storage facilities. C. PERMITTED ACCESSORY USES The following are the accessory uses permitted in the Rancho Arroyo Business Park Planned Community District: 1. Accessory uses and buildings customarily appurtenant to a permitted use, in accordance with the provisions of Section 21 of the Petaluma Zoning Code Ordinance. 2. Signs in accordance with the provisions of Article 21-204 of the Petaluma Implementing Zoning Ordinance and the criteria as approved as part of the PCD Development Plan. 3. One residential unit per lot for property management or security. 4. Outdoor Recreational Vehicle (RV) Storage, subject to the performance standards contained in Section N. D. CONDITIONAL USES The following are the conditional uses in the Rancho Arroyo Park Planned Community District in accordance with the provisions of Article 21 and Section 26-500 of the Petaluma Zoning Code: 1. Light metal appliance and steel fabricating shops and machine shops. 2. Bakery, creamery, soft drink bottling plant and dyeing establishments. 3. Bulk storage of off-premises delivery of compressed gases and liquified petroleum gases (permitted only as an appurtenant use to a permitted or conditional use). 4. Establishments for the repair, cleaning and servicing of commercial or industrial equipment or products. 5. Manufacturing, packaging, transport or storage of known hazardous, toxic or carcinogenic materials or chemicals, subject to Planning Director review of a preliminary environmental assessment., 6. Industrial, communication, transportation and utility equipment. Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F 7. Food products, pharmaceuticals, cosmetics and the like (excluding fish products, sauerkraut, vinegar, or fat/oil rendering). 8. Governmental, municipal and public utility facilities as appropriate and necessary. 9. Commercial recreational facilities. 10.Motel/Hotel E. PROHIBITED USES The following operations and uses shall not be permitted on any property in Rancho Arroyo Business Park: 1. Residential uses (except for property management/security in C.3). 2. Trailer courts, mobile home parks or recreational vehicle campgrounds. 3. Junk yards or recycling facilities. 4. Quarrying. 5. Commercial excavation (except during approved construction). 6. Distillation of bones. 7. Dumping, disposal, incineration or reduction of garbage, sewage, offal, dead animals or refuse. 8. Fat rendering. 9. Stock yard or slaughter of animals. 10.Cemeteries. 11.Refining of petroleum or its products. 12.Smelting of iron, tin, zinc or other ores. 13.Jail or honor farms. 14.Laborer or migrant worker camps. 15.Trucks or bus terminals. 16.Petroleum storage yard. 17.Auto wrecking or auto painting or auto body repair. 18.Billboard or off-site signs (excluding entry or directory signs for the business park). No use shall be permitted to exist or operate on any lot which: Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F i. Emits particulate or gaseous matter, or discharges liquid or solid waste into the atmosphere or any water course, which may adversely affect the health or safety of persons or the use of property or vegetation. ii. Produces intense glare or heat unless such is performed within an enclosed or screened area and then only in a manner to ensure that the glare or heat emitted will not be discernible from any exterior lot line. iii. Creates a sound pressure level in violation of any regulation of any public body having jurisdiction. iv. Allows visible emissions of smoke outside any building other than exhaust emitted by motor vehicles or other transportation facilities in violation of any public body having jurisdiction. This requirement is also applicable to the disposal of trash and waste materials. v. Creates a ground vibration that is perceptible, without instruments, at any point along any exterior lot line. F. HEIGHT No structure shall exceed three (3) stories or forty (40’) feet in height, except buildings constructed over parking may be forty-eight (48') feet. G. LOT COVERAGE Not more than forty per cent of the square foot area of any lot shall be occupied by improvements, including: buildings, sheds, fences, walls, screens, barriers, or service areas, excluding parking and vehicular circulation area. H. SETBACKS (GENERAL) 1. No off-street parking or structure shall be placed closer than twenty-five (25') feet from the property line of any public street (frontage setback area), including Outdoor RV Storage accessory uses. Street-side setback shall be increased by one (1’) foot for each additional 1,500 square feet of building area over 50,000 square feet, to a maximum of one hundred (100') feet. 2. No structure shall be placed closer than twenty (20') feet from any side property line (interior property line), except as follows: a. Where development of two adjoining lots proposes abutting structures along their interior common lot line, the 20’ interior setback may be waived, provided, however, in such a case, the opposite property line setback shall be increased by 10’ and shall be landscaped b. Rear setback twenty-five (25') feet minimum. Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F 3. No off-street parking or circulation areas shall be placed closer than five (5’) feet from any interior property line except as follows: a. Where development of two or more adjoining lots provides common use parking, loading, or vehicular circulation area, the interior setback areas along the interior property lines common to such lots may be waived. 4. No fencing of any kind shall be permitted within the frontage setback area except as permitted in Section N for screening. I. PARKING Each lot shall have facilities for parking sufficient to serve the floor area or number of employees for the businesses conducted thereon. Parking shall be provided to the following standards for floor area, or where applicable number of employees, whichever is greater: 1. Office, Research and Development: One parking space per two hundred (200) to three hundred (300) square feet of gross floor area of the proposed building. Specific ratio to be determined by the Planning Director in each case. 2. Manufacturing: One parking space per three hundred fifty (350) to four hundred fifty (450) square feet of gross floor area of the proposed building. Specific ratio to be determined by the Planning Director. 3. Warehousing: One parking space per six hundred (600) to nine hundred (900) square feet of gross floor area of the proposed building. Specific ratio to be determined by Planning Director. However, sufficient on-site area is to be reserved to accommodate expansion to one parking space per four hundred fifty (450) square feet in the event of conversion of the building to higher intensity use 4. Parking Standard Based on Employees: One space per 1.2 employees (calculated for maximum shift). 5. On Street Parking: On street parking shall be prohibited J. MINIMUM LOT SIZE Business Park lots shall contain no less than one acre of land area when being subdivided from larger parcels. K. DESIGN GUIDELINES High-quality appearance is required, including extensive landscape treatments along Stony Point Road. All mechanical equipment must be fully screened. 1. Landscaping - An overall high quality appearance and feeling of Rancho Arroyo Business Park shall be established by the - inclusion of extensive landscape Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F treatment along Stony Point Road as well as within the interior of the abutting properties as they develop. The minimum area of planting along Stony Point Road shall be an area 25' wide, measured from the property frontages. In order to enhance the overall effect of the landscape area, gentle mounding will be created from one foot to as high as four feet, depending on the proximity to access driveways. In order to maintain safety site distance, those areas immediately adjacent to access driveways will contain lower profile landscaping. Mounding along parking areas is encouraged, to provide screening of automobiles from Stony Point Road and provide increased growing surface for trees, shrubs and ground cover. Mounding shall be incorporated or extended onto private properties creating a continuity of design and adding separation and screening between individual development sites. All landscape areas will reflect the requirements of City Council Resolution 8644. The principal street tree shall be Evergreen Ash with supplemental trees along the 25’ frontage landscape strip. These supplemental trees may be White Alder and Canary Island Pine, both evergreen or semi-evergreen, in order to give the development a year-round landscape richness and softness. Seasonal accent colors should be added to the background of evergreen foliage by the use of Liquid Amber for fall color, together with Blireiana for spring bloom and summer and fall color. Shrub selection are all proven low maintenance varieties and each add some additional interest to the overall landscape effect. The shrubs are: Heteromeles arbutifolia (Toyon) Photinia fraseri Pittosporum tobira Xylosma congestum Lawn as ground cover may be used to reflect a particular landscape theme or feeling. All landscaped areas should be provided with complete automatic underground irrigation systems, each designed to serve the specific needs of individual landscape plans. Low volume drip irrigation may be used in all installations where feasible except for lawns. The storm water holding ponds and Stony Point right-of-way shall be landscaped, irrigated and maintained per the approved improvement plans proposed for Assessment District dumber 10 and the CC&R's as reviewed and approved by the City Attorney. Additional landscaping on or adjacent to each property may be permitted, or required, as a responsibility of each individual property owner, as individual improvements to each lot are installed. Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F 2. Building Design - All buildings may be either reinforced concrete and steel or wood frame construction. Exterior materials should be of pleasing visual quality. Exterior walls shall not be constructed of metal or plastic. 3. Signs - All future signs shall be in conformance with a sign program reviewed and approved by the City Site Plan and Architectural Review Committee. a. The sign program shall be developed and approved within 90 days of Council approval of the PCD regulations or before the first sign permit is issued, whichever occurs first. b. The program shall describe in text and/or graphics; sign placement on lots and buildings, height and style, materials of construction, compatibility with structures and lighting. 4. Screening of Mechanical Equipment - All rooftop or outdoor mechanical equipment shall be fully screened in a manner which is architecturally integrated with the structure which it serves. L. APPLICABILITY These regulations are applicable to all properties within the PCD as establish by City Council Resolution 9936 NCS or added to the district by subsequent City Council action shall, where silent on a matter related to land use or development or less restrictive than the City ordinances or policies, be subject to applicable City of Petaluma ordinances and development policies. Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F M. CIRCULATION Circulation and access for the proposed district shall be provided as shown on the attached Exhibit A to include the proposed Stony Point Road extension and public street access to AP#s 150-020-04 and 7-412-08. The access streets to parcels 150-020-04 and 7-412-08 need not be offered for dedication until the owner of a parcel abutting or to be served by said street receives City approval of a development plan for such parcel. The access street to said parcel 7- 412-08 need not be improved until the owner of a parcel to be served by such street receives City approval of a development plan for such parcel. When such approval is received, all affected property owners shall cooperate as necessary to proceed with street" dedication and improvement. The cost of constructing the access street to parcel 7-412-08 shall be borne by the owners of all the parcels served by such access street, in proportion to the benefit received by each parcel from such street. In addition, the owners who are required to dedicate right-of-way for such street shall be similarly compensated at the time of dedication proportionately by the other benefited owners for the fair market value of" the land dedicated. If the owners cannot agree as to the fair market value of the right-of-way, or the relative benefits to the parcels served, or both, such matters shall be resolved by arbitration under the rules of the American Arbitration Association. The owners of all properties within this PCD shall, as a condition to the City Council approval of the PCD zoning and of these regulations, agree in writing to be bound by the foregoing provisions of Section K. In addition to the general standards above, Outdoor RV Storage uses must comply with the following: 1.Definitions and Use Limitations a.Outdoor RV Storage: The storage of operable RVs, motorhomes, trailers, boats, and similar vehicles in unenclosed areas as accessory to permitted principal or conditional uses. b.Required Vehicle Condition: Stored vehicles shall be maintained, licensed, and ready for highway driving. Inoperable, dismantled, or visibly derelict vehicles are prohibited. 2.Development Standards a.Setbacks: Storage areas shall not be in front yard setbacks. A minimum 25-foot setback is required from any property line abutting a residential district or residential land use. Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F b.Circulation: Internal drive aisles must be at least 24 feet wide, and design must allow vehicles to enter/exit without backing onto public streets. Fire access must comply with the California Fire Code. c.Screening: Screening is required along public rights-of-way, and a screening fence (minimum 6 feet high) is required along any property line abutting a residential district or residential land use. d.Landscaped Buffers: A 10-foot wide buffer with drought-tolerant plants is required adjacent to residential zones. e.Lighting: All exterior lighting must be fully shielded and directed downward. Illumination at residential property lines shall not exceed 0.5 foot-candles. 3.Floodway or Flood Plain Combining District Requirements a.Development Permit: Portions of the Rancho Arroyo PCD are located within the Flood Plain/Flood Prone Area Combining District (FP-C). Any development subject to a Floodway or FP-C overlay shall require approval and issuance of a Development Permit by the Flood Plain Administrator prior to issuance of a building permit, consistent with IZO Chapter 6. Where any conflict exists between the requirements of IZO Chapter 6 and the standards of this PCD, the provisions of Chapter 6 shall prevail. b.Federal Flood Standards: All uses and development within the FP-C overlay shall comply with the minimum standards of the National Flood Insurance Program (NFIP) and all applicable federal flood hazard management requirements, as administered through IZO Chapter 6. No use or development shall be established or expanded in a manner that would jeopardize the City's participation in the NFIP or cause the property to become ineligible for federal flood insurance. 4.Operational and Environmental Standards a.Hours of Access: Limited to 6:00 a.m. to 10:00 p.m. b.Noise: Must comply with the City’s Noise Ordinance; engine idling and generator use are prohibited. c.Environmental: Storage areas must be paved or stabilized for dust/runoff control. d.Wastewater dumping (gray or black water) is strictly prohibited. Leaking vehicles must be removed within 72 hours. e.Prohibited Activities: On-site habitation, overnight stays, and vehicle servicing/repair are strictly prohibited. Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F 5.Management and Signage a.Security: Controlled access gates and perimeter fencing are required. b.Recordkeeping: The operator must maintain a current registry of stored vehicles. c.Signage: Signs identifying the following must be prominently posted on site and within the public view: i. Facility management 24-hour contact information, including telephone number and email address ii. Prohibited activities (habitation, repairs, dumping) must be prominently posted. 6.Compliance Outdoor RV Storage uses are subject to periodic inspection. Failure to comply may result in enforcement action or permit revocation. Docusign Envelope ID: BF1359FA-7F37-4554-B75A-8F0A2ADA569F