HomeMy WebLinkAboutPlanning Commission Resolution 2012-13 08/14/2012 RESOLUTION NO. 2012-13
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE
DEER CREEK VILLAGE PROJECT LOCATED AT
NORTH MCDOWELL BOULEVARD AND RAINIER AVENUE
APNs: 007-380-005 and 007-380-027
File No. 09-SPC-0091
WHEREAS, Merlone Geier submitted an application for Site Plan and Architectural Review
for the purposes of developing a 36.55 acre property with approximately 345,000 square feet of
commercial uses including retail, financial, restaurants, fitness center, and office for a
development to be called Deer Creek Village, "the Project"; and,
WHEREAS, at a duly noticed hearing on April 2, 2012, the City Council adopted Resolution
No. 2012-040, certifying an Environmental Impact Report for the project, in conformance with
the California Environmental'Quality Act ("CEQA"); and,
WHEREAS, at said hearing, the City Council adopted Resolution No. 2012-041 N.C.S.,
making CEQA findings, adopting a Mitigation Monitoring and Reporting Program and adopting
a Statement of Overriding Considerations pursuant to CEQA; and,
WHEREAS, at said hearing, the City Council provided direction to the Planning
Commission on items to be addressed as part of the Site Plan and Architectural Review process;
and,
WHEREAS, on August 2, 2012, a Notice of Public Hearing was published in the Argus-
Courier and mailed to all residents and property owners within 1,000 feet of the project and all
individuals on the interested party list for the project; and,
WHEREAS, the Planning Commission held a properly noticed public hearing on August 14,
2012, in accordance with the City of Petaluma Implementing Zoning Ordinance, Section 24.030.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby approves the Site
Plan and Architectural Review for the Project and authorizes site improvements for Project
contained in said plans based on the findings made below and subject to the conditions of
approval attached as Exhibit A hereto and incorporated herein by reference:
1. The project as conditioned will conform to the intent, goals, and policies of the Petaluma
General Plan 2025:
1-P-6 Encourage mixed-use development, which include opportunities for increased
transit access.
1-P-14 Require provision of street trees, landscaping, parking and access features to
help integrate land uses and achieve an effective transition between uses of
disparate intensities.
2-P-5 Strengthen the visual and aesthetic character of major arterial corridors.
2-P-87 Where applicable, provide a transition in scale along North McDowell Boulevard
between the industrial uses on the west side of the boulevard and the residential
developments to the east, while allowing new development at intensities
Planning Commission Resolution No.2012-13 Page 1
reflective of enhanced connections provided by the new cross-town connector
and interchange at Rainier Avenue.
2-P-88 Provide enhanced pedestrian and bicycle network connections between the
industrial, commercial, and residential clusters.
2-P-89 Allow for a range of uses, including commercial, office, and residential, in the
mixed use area on the southwest corner of North McDowell and Rainier Avenue.
4-P-6 Improve air quality through required planting of trees along streets and within
park and urban separators, and retaining tree and plant resources along the river
and creek corridors.
4-P-9 Require a percentage of parking spaces in large parking lots or garages to
provide electrical vehicle charging facilities.
5-P-23 Require the provision of pedestrian site access for all new development.
5-P-31 Make bicycling and walking more desirable by providing or requiring
development to provide necessary support facilities throughout the city.
6-P-29 Integrate arts into the planning process in the City and encourage the arts as an
integral part of development proposals and capital improvement projects.
9-P-1 Retain and attract 'basic' economic activities that bring dollars into the local
economy by exporting products and services.
The proposed project as condition is consistent with the goals, policies and programs of the
General Plan in that Deer Creek Village in that the project includes a mix of uses and
incorporates new transit facilities within to the site design and will convert a vacant infill site
and strengthen the visual and aesthetic character of the McDowell corridor through
orientation of facades toward the street, landscape buffer from parking areas, construction
of a Class I pathway along the North McDowell frontage and installation of street trees and
other landscaping. The commercial nature of the proposed Deer Creek Village project will
provide a transition between industrial uses to the north, office uses to the south, and
residential uses to the east and has been designed to transition between larger major tenant
buildings along the Highway 101 frontage and the smaller individual single story buildings
closer to McDowell.
Significant enhanced pedestrian and bicycle connections are incorporated into the project
design and link into the enhancement and preservation of the Deer Creek swale.
Incorporation of support facilities such as secure bicycle parking, public plazas, drinking
fountains, benches, and public art further enhance the pedestrian and bicycle connections
within the project site.
2. The Project, as conditioned, will not constitute a nuisance or be detrimental to the public
welfare of the community because it conforms to the Petaluma Implementing Zoning
Ordinance j"110"j. The project is zoned MUIB, Mixed Use and the uses proposed for the
Project are all permitted uses in the MUIB zoning district. The project landscape plan and
provisions for tree preservation are consistent with IZO Chapters 14 and 17, respectively.
Onsite parking is consistent with the provisions outlined in IZO Chapter 11.
3. The proposed project is consistent with the development standards of the MU1B zoning
designation, including setbacks from property lines, height limitations, and lot coverage.
4. The vacation of the existing sewer easement on the property and relocation of the sewer
main and associated easement is consistent with General Plan Policy 8-G-4 in that the
segment of existing sewer main proposed to be removed is part of the City's collection
system and will be replaced by the developer to the latest City and industry standards at the
expense of the applicant.
5. The proposed project as conditioned conforms to the requirements of IZO Section 24.010G,
Site Plan and Architectural Review Standards for Review of Applications as follows:
Planning Commission Resolution No. 2012-13 Page 2
The project includes the appropriate use of quality materials and harmony and proportion of
the overall design.
The proposed project uses a variety of exterior materials, including stone, wood, metal, glass,
plaster, tile, split face CMU, and living walls to provide visual interest and differentiation within
the large development. Detailing through the use of different roof features, awnings, trellises,
and finishes and accents further develop the overall design intention for the shopping
center. All buildings include four sided architecture to ensure that the development orients
both towards frontages such as North McDowell and interior within the development and
between individual buildings.
The architectural style is appropriate for the project and compatible with the overall
character of the neighborhood.
The architectural style of the proposed project provides transition between existing industrial
development to the north, office/medical uses to the south, and residential development to
the east. Additionally, the transition of the architectural style and massing from the larger
tenant buildings closest to Highway 101 to the smaller individual structures closer to the
McDowell frontage provide transition within the development. The intensity of the proposed
project and the architectural style and siting has also been designed to enhance the future
Rainier interchange and undercrossing connections.
The siting of the structure(s) on the property is in harmony with siting of other structures in the
immediate neighborhood.
The siting of structures within the proposed Deer Creek project has been designed to
transition from larger buildings closer to Highway 101 to smaller more pedestrian oriented
buildings closer to McDowell and Rainier. Additionally, structures have been sited so as not
to overwhelm existing office development to the south by providing parking and
landscaping buffers. The siting and grouping of buildings along the north/south spine in the
eastern portion of the site brings structures closer to the road to create more of a
neighborhood street effect as opposed to a sprawling suburban shopping center.
The size, location, design, color, number, lighting, and materials of all signs and outdoor
structures are appropriate for the project's surroundings.
The proposed sign program provides a cohesive and integrated approach to signage for
the Deer Creek Village center as a whole. A variety of materials and colors are encouraged
but the parameters of the program ensure consistency. The master sign program outlines
maximum square footage for each of the 36 tenants, consistent with the parameters of the
Implementing Zoning Ordinance. The freestanding signs are designed with colors, materials,
and decorative features found in the architecture of the site. All signs are internally
illuminated and have been conditioned to include automatic sensors to shut-off during day
time hours and dim during non-business, late night and early morning hours.
Landscaping shall be in keeping with the character or design of the site.
Landscaping has been appropriately used throughout the project to provide buffers, soften
edges, break up large parking areas, and enhance pathways and plazas/gathering space.
Additionally, street trees along McDowell buffer the development from the busy arterial and
enhance the Class I path along the frontage. Native landscaping is focused within the 100
foot wide Deer Creek buffer zone and enhances the experience along the pedestrian
pathways along the edges of this linear open space. Existing trees along the Highway 101
Planning Commission Resolution No.2012-13 Page 3
corridor will not be removed as part of this project. The overall landscaping concept orients
and connects the large development, and enhances the architectural design and siting.
Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and
parking facilities and pedestrian ways shall be designed to promote safety and convenience
and shall conform to City Standards. Plans pertaining to pedestrian, bicycle, or automobile
circulation shall be routed to the PBAC for review and recommendation.
The project has been designed to provide safe and convenient access to all modes of
transportation, including bicycles, pedestrians, transit riders, and automobiles. New transit
facilities are proposed to meet City standards. A Class I path is proposed across the North
McDowell frontage, consistent with existing facility on the east side of McDowell. A pathway
across the rear of the development connects with Lynch Creek Way. Differentiated
pathways, sidewalks, and crosswalks are located throughout the development to connect
the project to off-site circulation. The project's pedestrian connectivity through the site
improves the network between commercial, office, residential and medical uses in this area
of the McDowell corridor.
ADOPTED this 14th day of August, 2012, by the following vote:
Committee Member': , _ Aye. No = Absent" Abstain
Abercrombie X
Elias X
Herries X
Johnson X
Kearney X
Chair Pierre X
Vice Chair Wolper' X
.S
-.a -.pierre, '•ir
ATTEIA , , APPRO S TO FORM:
a ; J �J\
He. er Hines, Commis:on Secretary Eric Danly, Clty Attorney
Planning Commission Resolution No.2012-13 Page 4
Exhibit A
SPAR CONDITIONS OF APPROVAL
DEER CREEK VILLAGE
INTERSECTION OF NORTH MCDOWELL AND RAINER
APNs: 007-380-005 and 007-380-027
File No. 09-SPC-0091
Planning Division
1. This Site Plan and Architectural Review authorizes construction of an approximately
345,000 square foot commercial shopping center as shown on plans dated stamped July
25, 2012 and located at North McDowell and Rainier, APNs 007-380-005 and 007-380-027.
2. Plans submitted for building permit review shall be in substantial conformance with the
approved plan set dated stamped July 25, 2012.
3. Prior to issuance of a building permit/grading permit revised plans shall illustrate the
following modifications:
a. All conditions of approval and mitigation measures from the Mitigation Monitoring
and Reporting Program in the Deer Creek Village Final Environmental Impact Report
(SCH No. 2004092093) ("FEIR") shall be listed on the first sheet of the office and job site
copies of the building permit plans.
b. Modify the south elevation of the Bank building to provide more interaction along the
interior Main Street (A-14);
c. Revise the north elevation of the Grocery Store to increase interaction and
pedestrian orientation along North McDowell (A-8);
d. Revise landscape plan to add appropriate landscaping of the corner City parcel at
the intersection of North McDowell and Rainier and along the future Rainier frontage
and provide continuity with the project (LP-01);
e. Employee showers shall be illustrated for all applicable tenant spaces in compliance
with the requirements of Section 11.090C of the IZO and all employee showers shall
have interior access and include bathroom facilities. Buildings that are 10,000sq ft or
more and then divided to accommodate more than one tenant, shall have shared
showers accessible to all tenants to encourage employees to use their bicycles to
get to work or allow them to shower after exercise to comply with the spirit of the city
code.
f. At least ten electrical vehicle charging stations shall be shown on site improvement
plans and shall be distributed in groups around the site to provide convenience in all
areas of the shopping center;
g. Increase the number of preferential parking spaces in key quadrants of the project
and especially adjacent to the office buildings;
h. Revise landscape plan to increase tree planting along Highway 101 corridor to further
screen the buildings;
i. Redesign conflicting parking spaces at corners of interior parking lot to ensure
unrestricted access (A-1);
j. Eliminate freeway oriented signage on the rear facades of the major tenants (A-3A
and A-5);
k. Increase three tier landscaping along North McDowell frontage;
I. Incorporate greater building articulation between Majors 2, 3, and 4; and
m. Incorporate greater articulation on the south elevation of the Fitness Center.
4. Particular attention shall be paid to architectural detailing to improve four sided
architecture on all buildings.
Planning Commission Resolution No. 2012-13 Page 5
5. The project shall be subject to all applicable development impact and other City fees.
6. All mitigation measures as adopted in conjunction with the FEIR are herein incorporated
by reference as conditions of project approval.
7. Prior to issuance of a building permit, the plan shall note the installation of high efficiency
heating equipment (90% or higher heating/furnaces) and low NOx water heaters (40
NOx or less) in compliance with policy 4-P-15D (reducing emissions).
8. No business identification signs shall be permitted on the back/rear of the buildings
facing the freeway.
9. Upon approval of project entitlements, the applicant shall pay the Notice of
Determination fee to the Planning Division. The check shall be made payable to the
County Clerk. Planning staff will file the Notice of Determination with the County Clerk's
office within five days of project approval.
10. Prior to the issuance of a building or grading permit, all plans shall include the following
requirements and all construction contracts shall include the same requirements (or
measures shown to be equally effective, as approved by Planning), in compliance with
General Plan Policy 4-P-16:
• Maintain construction equipment engines in good condition and in proper tune per
manufacturer's specification for the duration of construction:
• Minimize idling time for construction related equipment, including heavy-duty
equipment, motor vehicles, and portable equipment;
• Use alternative fuel construction equipment (i.e., compressed natural gas, liquid
petroleum gas, and unleaded gasoline);
• Use add-on control devices such as diesel oxidation catalysts or particulate filters;
• Use diesel equipment that meets the CARB's 2000 or newer certification standard for off-
road heavy-duty diesel engines;
• Phase construction of the project;
• Limit the hours of operation for heavy duty equipment.
11. Prior to the issuance of a building or grading permit, the applicant shall provide a
Construction Phase Recycling Plan that would address the reuse and recycling of major
waste materials (soil, vegetation, concrete, lumber, metal scraps, cardboard, packing,
etc.) generated by the construction of the project and in compliance with General Plan
Policy 2-P-122 for review by the planning staff.
12. The applicant shall apply for and obtain a sign permit prior to installation of each sign
and in conformance with an approved master sign program for the shopping center.
13. Subject to applicable law, the Project shall not include any retail use that contains book
sales as a primary use and is larger than 5,000 square feet of gross floor area.
14. Issuance of a building permit is conditioned upon approval by the City Council of
vacation of an existing sewer easement which underlies a portion of the proposed
Friedman's building (C-2 on the project plans), consisting of approximately 7350 square
feet, ("the Easement"), dedication of a new sewer easement by the applicant over the
project property which is satisfactory to the City Engineer and relocation of the existing
sewer main located in the Easement to the new easement, all at the expense of the
applicant.
Planning Commission Resolution No.2012-13 Page 6
15. Approval of the on-site parking layout is contingent on Planning Commission approval of
a Conditional Use Permit for a parking reduction of 10%. If said Conditional Use Permit is
not approved the site plan shall be revised to accommodate on-site parking consistent
with the parking requirements as outlined in the I/O and as required to accommodate all
individual uses on the site.
16. All work within the public right-of-way requires an encroachment permit from the Public
Works department.
17. In the event that archaeological remains are encountered during grading, work shall be
halted temporarily and a qualified archaeologist shall be consulted for evaluation of the
artifacts and to recommend future action. The local Native American community shall
also be notified and consulted in the event any archaeological remains are uncovered.
18. Improvement plans shall include appropriate tree protection measures consistent with
General Plan policies and all applicable City regulations to ensure adequate protection
of the existing Oak trees along the southern property line adjacent to.Highway 101.
19. 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 project. 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 City for attorneys'
fees and costs incurred by the City.
20. No storage, racking, or uncovered sales area shall be visible from outside of the
Friedman's yard enclosure at any time.
21. Operation of the security entrance/exit to the Friedman's yard shall not include cashiers
or provisions for payment for merchandise, but shall act only as a security check for
outgoing merchandise. Patrons shall be required to turn off their engines during loading.
22. The applicant shall continue to work collaboratively with staff and the Petaluma Public
Art Committee to finalize the master art program for the Project and shall submit the
necessary documentation prior to issuance of a building or grading permit that all criteria
for public art as outlined in Chapter 18 of the IZO has been satisfied.
23. The applicant shall be responsible for construction and limited term maintenance of a
fence and associated landscaping along the rear property lines of those residential
properties backing onto the east side of North McDowell between the southern edge of
the Sandalwood Mobile Home Park and Professional Drive and along both sides of
Rainier Avenue from North McDowell to Prince Albert. The ultimate design of the fence
shall be determined by staff after outreach to said residential neighbors. The fence shall
be shown on improvement plans and shall be part of the initial phase of construction.
The applicant shall be responsible for one year maintenance of all new fencing and five
year maintenance of all new landscaping located in the public right-of-way.
24. The applicant shall obtain and install benches from the Petaluma High School metal shop
program for incorporation into the project.
Planning Commission Resolution No.2012-13 Page 7
25. Enhanced paving shall be used for all pedestrian walkways and crosswalks to further
enhance the pedestrian amenities.
26. Loading areas, vehicles, parking lots, meters, outdoor storage, etc., shall be adequately
screened to the extent possible.
27. All planting shall be maintained in good growing condition. Such maintenance shall
include where appropriate, pruning, moving, weeding, cleaning, fertilizing, and regular
watering. Whenever necessary, planting shall be replaced with other plant materials to
insure continued compliance with the approved landscape plan.
28. Building permit plans shall include installation of electrical conduit in all buildings to
facilitate solar installation. The fitness center building shall also be preplumbed for solar.
29. The Deer Creek Swale and 50 foot development buffer shall be clearly identified on
plans and all amenities, including walkway, art installation, benches, water fountains,
bike parking, and kiosks shall be outside of said buffer.
30. Truck traffic for Major tenants shall enter and exit the site on Lynch Creek Way or North
McDowell Boulevard and shall not use internal bridges.
31. The project applicant shall work with city staff to explore opportunities for a lighted
crosswalk on Rainier Avenue at either Prince Albert or Rushmore.
32. Gooseneck or similar lighting for freestanding signs shall be considered to minimize
potential lighting impacts and full use of halo lighting for signs is encouraged.
Fire Marshal
33. Provide fire truck turning templates on construction drawings to demonstrate adequate
turning for emergency vehicles. Modify site access as necessary to accommodate
adequate fire truck turning and access in coordination with the City Engineer and the
Fire Marshal.
34. For the area within the Major 1/Friedman's yard; a "20 foot wide EVA" shall be lined (lines
showing 20 foot limit) on the pavement and marked at intervals with "No Parking/Fire
Lane". We expect the EVA will need to run outside the proposed outside storage piles
and will need clarification/verification regarding the "Loading Berths", grade change,
and that the EVA will be able to pass through this area unimpeded. No storage shall be
allowed over the EVA and a revised Site Circulation System Map including the proposed
EVA with signage shall be submitted for review. We understand that the area between
"Major 1 and Dry Shed" is open and drivable and the "hashed area" at one end is a
valley gutter not a wall.
35. Minimum fire flow for buildings shall be calculated as specified in the 2010 California Fire
Code Appendix B, "Fire Flow Requirements for Buildings". Please be advised that if
building fire flow calculations cannot be made at the time of project submittal, the
following fire flows shall apply:
Commercial, Industrial, and Multifamily Residential: 2500 GPM at 20 psi residual (available
for firefighting). When building fire flows are submitted, these flows shall be adjusted in
accordance with Appendix B.
Planning Commission Resolution No.2012-13 Page 8
36. Proof of the required fire flow shall be provided to the Fire Marshal's Office prior to
issuance of the building permit. The FMO shall not accept less than minimum fire flow and
pressure. It shall be the developer's responsibility to make private and/or public
improvements to the system to meet the water flow demands of the project.
37. The two fire hydrants marked along North McDowell that are shown as "Existing Fire
Hydrant to be Relocated" shall be moved the appropriate distance necessary to avoid
the "road cutaway". This will necessitate adding two hydrants within the Deer Creek
development at or near the inbound lanes near the Bank and Pharmacy. This better
balances hydrant resources within the development and has been discussed with the
Project Engineer (Mr. Wayne Leach). An additional hydrant needs to be added back to
the plans along the interior road near the Bank's northwest, as shown on previous plans.
Hydrant locations for the rest of the site generally look acceptable, but we still reserve
the right to adjust and or add hydrants depending on possible changing conditions. The
Fire Marshal's Office will work cooperatively with the developer to provide comments as
the site improvement plans are developed.
38. The plans submitted show the approximate "rough" locations where fire department
connections (FDC) and post indicator valves (PIV) locations may be located. Revised site
improvement plans shall include more detailed information such as cut sheets for double
detector check valves, FDCs/PIVs, along with precise locations. As a reminder FDCs and
PIVs should be within approximately 50 feet of a hydrant and it may be necessary to add
hydrants and/or move FDCs; and locating these will need to be coordinated with the Fire
Marshal's Office.
39. 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 and addressable to each building.
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 3 set of plans to be submitted to
the Fire Marshal's Office for review and approval. If any of the structures are three stories
or taller; Class One standpipes will be required.
40. The Friedman's store and "Dry Shed" will have "high pile storage" and we require any
proposed high pile or higher hazard commodities to be reviewed independently by a
Qualified Professional Engineer (QPE) or Fire Protection Engineer (FPE). Rack storage and
all areas must be fully compliant with the California Fire Code Chapter 23 (High-Piled
Combustible Storage) and NFPA 13 (Standard for Fire Sprinklers). The QPE or FPE must
submit a detailed report to the Fire Prevention Bureau verifying the fire sprinkler systems
(including rack storage area) are compliant with all Chapter 23 and NFPA 13
requirements. Please be advised, this is a requirement and plans submitted without the
required FPE report will be delayed.
41. A plan showing all fire lane signs and red-curbing shall be submitted to the Fire Marshal's
Office for approval. This can be integrated with parking/stripping plan. Be advised, we
reserve the right to request that "No Parking Fire Lane" where no curbs exist or if other
visibility issues arise and warrant this requirement.
42. All buildings shall include lighted address numbers that are clearly visible from the street.
Numbers are to be a minimum of six inches (6") high with contrasting background.
43. A Knox box for fire department access for each building shall be provided. Location of
the Knox box shall generally be near the sprinkler/riser exterior door and shall be verified
by the fire inspector during inspection.
Planning Commission Resolution No.2012-13 Page 9
44. Provide one (1) fire extinguisher with a minimum 2A1 OBC-rating for each 3000 square feet
of office space and no more than 75-feet travel distance from any location to a fire
extinguisher, and/or Provide (1) fire extinguisher with a minimum 2A20BC-rating for each
1500 square feet of warehouse space and no more than 50-feet travel distance from any
location to a fire extinguisher. Fire extinguishers shall be visible and easily accessible,
located in egress pathways, and mounted no higher than 5' from top of extinguisher to
finished floor.
45. This review was conducted for the preliminary plan set dated 12/21/12 and if significant
changes are made to buildings, EVA's, or access that require additional review; we
reserve the right to modify and/or add conditions of approval.
Public Works
All conditions shall be addressed at the time of improvement plan review by the City and prior to
issuance of any construction permits, unless otherwise noted.
Street and Frontage Improvements
46. Street and frontage improvements shall be constructed as proposed on the application
plans and consistent with project phasing, according to City standards and as directed
by these conditions of approval. Improvements shall include but not be limited to
pavement, curb, gutter, sidewalk, traffic islands, traffic signals, traffic signs, pavement
striping and markers, pedestrian ramps, bike lanes, street lights, etc. Improvements shall
meet accessible standards. Pavement conforms shall be completed to the satisfaction of
the City Engineer. The decorative crosswalks at the project access points shall be
constructed on private property, maintained by the property owner and designed to
support vehicle traffic loads.
47. Modifications to intersections, traffic signals and traffic lanes shall be subject to the
project traffic study, environmental impact report and the direction of the City Engineer.
48. The minimum pavement section shall be 6-inches of asphalt concrete over 21-inches of
class 2 aggregate base for McDowell Boulevard North and Rainier Avenue.
49. "No Parking" signs shall be placed along McDowell Boulevard North and Rainier Avenue.
50. Street lights shall be installed and/or relocated as required by the City Engineer along
McDowell Boulevard North and Rainier Avenue. As an option and at the discretion of the
City Engineer. the City may require LED street lights.
51. Traffic control plans shall be prepared in accordance with the Manual on Uniform Traffic
Control Devices (MUTCD) and be submitted and approved prior to the start of
construction.
52. Remove and replace any broken or displaced curb, gutter and sidewalk along the entire
North McDowell Boulevard frontage.
53. Any proposed Monument Signs for the Deer Creek Village shall be located such that
they are out of the required sight distance triangle. The applicant's engineer shall
provide sight distance calculations, per Caltrans standards, with the improvement plan
and building permit submittals. No monument signs shall be located in the area
designated for future widening of the intersection of N. McDowell and Rainier for Route
101/ Rainier Interchange or Undercrossing Project.
Planning Commission Resolution No.2012-13, Page 10
54. A Class I Bike/Pedestrians path (10 feet wide) shall be constructed along the N.
McDowell frontage of the project.
55. A traffic signal shall be installed at N. McDowell and Professional Drive for mitigating the
traffic impacts of the proposed project.
56. Raised median islands shall be installed between Rainier Avenue and Professional Drive
and Professional Drive and Lynch Creek Road to prohibit left turns out of the two
proposed right in /right out driveways for Deer Creek Plaza on N. McDowell.
57. Rainier Avenue extension on the west side of N. McDowell shall be constructed up to the
proposed driveway to the Deer Creek Village, consistent with project phasing. The west
end of this extension shall be constructed as a cul-de-sac (50 feet radius) based on City
of Petaluma standards to facilitate Petaluma Transit Buses to make U turns coming out of
the Transit Yard. No parking signs and red curb shall be installed within the cul-de-sac
area. The traffic signal at N. McDowell and Rainier intersection shall be modified to
accommodate this extension.
58. Provide truck turning templates on the construction drawings for the proposed pharmacy
and demonstrate adequate turning for the appropriate delivery truck vehicle. Modify
parking in the area as necessary to accommodate adequate truck turning area.
59. Provide the proposed truck route for the grocery store on the signing and striping plans
submitted with the construction drawings.
60. No utility vaults or trees shall be installed on the northeast corner of the Deer Creek
Village project since the intersection of N. McDowell and Rainier will be widened for the
Rainier Avenue Interchange/ Undercrossing.
Grading
61. Grading, excavation and compaction shall conform to the soils report prepared for this
site.
62. All above-ground or below-ground structures (buildings, fences, pipes, conduits, etc.)
that are not necessary for the project shall be removed.
63. The applicant shall submit erosion and sediment control plans, a storm water pollution
prevention plan SWPPP) and provide a copy of the signed Notice of Intent (NOI)
submitted to the State Water Resources Control Board. A Notice of Termination (NOT)
shall be submitted to the SWRCB upon completion of the project.
64. The applicant is required to fund erosion control and storm water quality inspections by
City public works inspectors throughout the life of the construction project, as part of the
cost recovery application.
Water and Sanitary Sewer Systems
65. Relocate the existing sanitary sewer main as proposed on the site plans and dedicate a
new public sewer easement prior to issuance of any building permits. The applicant has
submitted an application for abandonment of the portion of the existing public sewer
easement that is no longer needed (application number 12-ABN-0417). The
Planning Commission Resolution No.2012-13 Page 1 1
abandonment is a City Council approval process and shall be approved prior to
issuance of any building permits.
66. All on-site sewer systems except the existing and relocated City trunk main shall be
privately owned and maintained and labeled as such on the construction drawings.
67. The trash enclosures with sanitary sewer drains shall be covered and not allow rain water
to enter the sanitary sewer system.
68. The on-site water system shall be public and constructed as proposed on the application
plan per City standards.
69. Provide signed grant deeds, legal descriptions and plats for all public easements to the
City of Petaluma for the water main system, including fire hydrants, meters and services
prior to issuance of a building permit. The easements will be recorded by the City after
construction of the utility is complete.
70. The water system shall be capable of delivering a continuous fire flow as designated by
the fire marshal. Provide final fire flow calculations for review and approval prior to
issuance of a building permit.
71. Show gate valve locations and profiles on new City maintained facilities (water and trunk.
sewer).
72. All landscaping shall meet City Standards for low water use.
Storm Drain System
73. The applicant shall submit detailed, construction plan level hydraulic and hydrology
calculations for the on-site storm drain system for review and approval by the Sonoma
County Water Agency (SCWA) and City of Petaluma. The calculations shall include the
two new proposed bridges/culverts over Deer Creek. The preliminary storm water
calculations submitted as part of the environmental review process concluded that
storm water detention should probably be avoided because detention may slow on-site
peak runoff and increase downstream peak flow in the Petaluma River. The calculations
shall assess the need for on-site storm water detention, subject to the review and
approval by the City of Petaluma. Should the calculations determine that on-site
detention is necessary, the applicant shall install a storm water detention system
designed to detain the 100-year event. The applicant's civil engineer/hydrologist should
contact the City Engineer to discuss the scope of the peer review prior to preparing the
final storm water calculations. The final calculations are required to be peer reviewed by
the City's storm water model consultant. The City will manage the peer review process.
The applicant shall be responsible for funding the peer review process including all time
and materials for City staff and its consultants.
74. All storm Water systems and calculations shall include detention and treatment systems
that meet the requirements of the NPDES, City of Petaluma Phase II Storm Water
Regulations including Attachment 4 requirements for post construction storm water
runoff, as well as City standards.
75. All on-site storm drain systems are to be privately maintained including Deer Creek.
Dedicate a hydraulic easement to the City of Petaluma allowing continued use of Deer
Creek to accept runoff from upstream public storm drain systems.
Planning Commission Resolution No.2012-13 Page 12
Miscellaneous
76. Existing overhead distribution utilities, 12kv or less, along the street frontages and/or
traversing the site shall be placed underground.
77. Dedicate the required public street right-of-way to construct the proposed street,
sidewalk and landscaping improvements, etc. required to serve the project, on North
McDowell Boulevard and Rainer Avenue.
78. Dedicate the required public easements for the proposed traffic signal infrastructure and
loops at the project entrance on Professional Drive.
79. The existing irrevocable offer of dedication for public streets and utilities, as described in
Petaluma Parcel Map 170, shall be vacated prior to issuance of any building permits. The
vacation requires approval by the City Council. The applicant has submitted application
number 12-ABN-048 on 07/24/2012.
80. Dedicate as public right-of-way, the portion of Parcel B to provide the City's ultimate
right of way necessary for buildout of Rainier Avenue, subject to City approval, per the
existing plan line for the future Rainier crosstown connector and roadway project as well
as Parcel C for North McDowell Boulevard, per the City of Petaluma Ordinance 1991
N.C.S.
81. A 10-foot wide public utility easement (PUE) shall be dedicated adjacent to and along
all public street right-of-ways as required by the City Engineer.
82. Record a lot line adjustment or merge the two existing properties (APN 007-380-005 &
027) prior to issuance of any building permits.
83. Utility trenching in any new street construction and/or pavement overlay shall require
pavement grinding and repaving as described by City Ordinance No. 2266 NCS.
84. Maintenance of the water quality treatment system and any required storm drain
detention system shall be the responsibility of the property owner(s). A financial and
operation plan for maintenance, inspection, reporting, etc., shall be submitted for review
and approval by the City of Petaluma, and recorded, prior to issuance of a building
permit.
85. Public improvement plans shall be prepared for the construction of improvements in the
public right-of-way and City utilities on private property. All improvements shall be
designed in accordance with City Standards and Specifications. Joint trench plans shall
also be submitted. A public improvement agreement, bonds, insurance and fees shall be
required. Provide scanned record drawings prior to the release of the performance
bond. The public improvements shall be complete and accepted prior to any final
inspection or the issuance of any certificate of occupancy.
Planning Commission Resolution No. 2012-13 Page 13
Pedestrian and Bicycle Advisory Committee
86. The number and type of bicycle racks as shown on plans reviewed by the PBAC shall be
shown on final plans prior to issuance of building permit. A minimum of 150 bicycle racks
shall be provided, including 80 covered and 70 uncovered. The bicycle racks shall be in
generally the same locations as reviewed by the PBAC and should be kept away from
trash receptacles, dispersed throughout the larger development, and include separate
racks to serve individual buildings. Post and loop bike racks shall be installed as shown on
plans labeled M/SA-05, and meeting City standards. Applicant is encouraged to use a
variety of rack models and styles with artistically interesting designs, showing creativity
and reflecting the character of the city and complementing the building designs, while
meeting city specifications. Whenever possible, the applicant shall locate racks near
doors and with adequate lighting.
87. Signage shall be installed at drive and street entrances along North McDowell alerting
vehicle traffic to Class I users.
88. A minimum 8-foot wide Class I shared use path shall be constructed along both sides of
the Deer Creek swale buffer and a loop path around the dog walk area shall be installed
as an interim use of property within adopted plan line for Rainier interchange project.
89. A minimum 8-toot decomposed granite pathway shall be constructed to the rear of the
Major tenant buildings, connecting with Lynch Creek Way. The pathway shall be
elevated from the adjacent parking area by 6 inches. The PBAC recommends signage
at drive and street entrances to the project alerting users to the existence of the Class I
paths especially the route behind the Majors, to Lynch Creek Drive Class II facilities, which
lead to the Lynch Creek cross town connecting path.
90. Crosswalks interior to the project shall be installed as shown on plans and including at
south side of Major 1 and Lynch Creek Way, near the fitness center, across parking lots
between Shops D and Grocery, and southern exit from project turning right onto
McDowell. These crosswalks shall be differentiated through the use of colored or marked
pavements.
91. To enhance safe pedestrian access to the project's McDowell frontage/village aspect of
the project adjacent to "Shop C and Medical Building 2", clearly defined crosswalks,
signage and barricades shall be installed to guide pedestrians.
92. To the greatest extent feasible, all walkways within the project shall be a minimum of 6-
feet wide.
93. The three separate, designated walkways located in the parking areas in front of the
Major buildings as shown on the plans shall be constructed with raised/colored
pavement to provide safe convenient passage for shoppers/pedestrians in the east/west
directions from Major 1 to the Medical Office building and from Major l's garden center
to Shops B and Major 3 to Shops A. These walkways shall have a minimum clearance
width of 6-feet (after consideration of vehicle overhang) but ideally 8-feet if it can be
accommodated, between parked cars to allow movement of shoppers with carts and
pedestrians and strollers.
94. The applicant shall install signs at the intersection of Rainier and McDowell alerting
cyclists to use the Class I shared facility instead of riding in the street.
95. Signs indicating "employee and truck delivery passage only" shall be installed at Major
Tenants 1, 2 and 4 to discourage public traffic on the west side of retail buildings.
Planning Commission Resolution No. 2012-13 Page 14
96. Signs shall be installed at the rear of project alerting through truck traffic to
pedestrians/bicyclists using the Class I pathway to Lynch Creek Drive.
97. Exterior lighting shall be high quality and specifically placed within the development to
guide the way to and near exterior bike rack and bike locker locations, along the dog
walking loop, along the Class I path to the rear of the major tenant spaces, and along
the Deer Creek swale paths.
98. All exterior lighting shall provide a "soft wash" of light against the wall and shall be
hooded and directed downward with no direct glare.
99. Water fountains, accessible to people and their dogs/service animals shall be installed at
the dog walking loop, along the Class I path along Deer Creek, in the plaza areas
between Professional Building and Medical Office, Between Shops A and B, and near
Restaurant A.
100. Public benches shall be installed along Deer Creek, at the dog-walking loop, and behind
Major 3 and 4.
101. Outdoor seating shall be provided with benches or through other means at Professional
Building and Medical Office, Between Shops A, B and C, and near Restaurant A, and in
areas expected to be used for farmer's markets or other outdoor events.
Planning Commission Resolution No.2012-13 Page 15