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2000/05/09 City Council Resolution (10)RESOLUTION NO. 2000 -_23 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A USE PERMIT AND SITE PLAN AND ARCHITECTURAL REVIEW FOR A SELF STORAGE FACILITY ON A PORTION OF AN APPROXIMATELY 6.01 ACRE PARCEL LOCATED AT 220 BUSINESS PARK DRIVE AND A TENTATIVE PARCEL MAP TO SUBDIVIDE THE SITE INTO A 3.46 - ACRE PARCEL AND A 2.55 -ACRE REMAINDER (Superior Storage II, LLC) WHEREAS, the applicant, Superior Storage H, LLC, has submitted applications for a Use Pen-nit, Site Plan and Architectural Review, and Tentative Parcel Map Approvals for the property located at 220 Business Park Drive in accordance with the City of Rohnert Park Municipal Code; WHEREAS, the Planning Commission reviewed the Initial Study prepared for the project; detennined the project would not have a significant effect on the environment and accordingly directed staff to prepare a Negative Declaration; and has otherwise carried out all requirements.of the California Environmental Quality Act; WHEREAS, pursuant to California State Law, public hearing notices were transmitted to all property owners within a 300 foot radius of the subject property and a public hearing was published for a minimum of 10 days prior to the first public hearing in the Press Democrat; WHEREAS, on April 13, 2000, the Planning Commission held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the proposal; and, WHEREAS, on May 9, 2000, the City Council held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the proposal; and, WHEREAS, the Planning. Commission and the City Council of the City of Rohnert Park have reviewed and considered the information contained in the Initial Study, Negative Declaration, Use Permit, Architectural and Site Plan Review, and Tentative Parcel Map applications for the proposal; and WHEREAS, the City Council of the City of Rohnert Park makes the following findings: NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. 1 Attachment 3: Draft Resolution of Approval Section 2. Findings. The City Council, in approving Planning Application No. 1876: makes the following findings, to wit; Conditional Use Permit 1876: 1. That the proposed location of the conditional use is in accord with the objectives of the zoning ordinance and the purposes of the district in which the site is located. The project will further all applicable Zoning Ordinance objectives, including those intended to foster a harmonious, convenient, workable relationship among land uses; and ensure that land is ultimately used for the purposes which are most appropriate and most beneficial from the standpoint of the city as a whole (Sec. 17.02.020). The project would be located in an area that is developing with commercial and industrial uses and the proposal would be in keeping with this land use pattern. Furthermore, it would be compatible with the intent of the City's commercial zoning designation, which is to provide "appropriately located areas for retail stores, offices, service establishments ... offering commodities and services required by residents of the City and its surrounding market area." 2. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. As discussed in Section D. Project Analysis, the project, as conditioned, will not have a negative effect on the public health, safety, or welfare; or be materially injurious to properties or improvements in the vicinity. The project would be beneficial to the City by assisting in the develop_ ment of the Dowdell Avenue extension north from Business Park Drive and by providing a portion of the right -of -way for the State Farm Drive/Business Park Drive overcrossing. 3. That the proposed conditional use will comply with each of the applicable provisions of this Title. As discussed in Section D. Project Analysis, the project will comply with all applicable Zoning Ordinance standards. Architectural and Site Plan Review 1876: 1. That the development's general appearance is compatible with existing development and enhances the cityscape. The proposed buildings would be of a contemporary design that would complement existing buildings in the area and would utilize stucco and block finishes that are found on these existing buildings. The project has been designed so that the dominant two -story unit is at the center of the site, thereby minimizing the massing of the structure and allowing it to fit in better with its surroundings. The use of a series of separate buildings will result in a more varied streetscape along Business Park Drive. 2 2. That the development incorporates a variation from adjacent structures in height, bulk, and area; arrangement on the parcel; openings. or breaks in the fagade facing the street; and /or the line and pitch of the roof. The adjacent uses to the east are primarily one -story in height and the project includes a two - story structure as its centerpiece. The arrangement of the buildings on the site will help result in varied rooflines that will create a more interesting streetscape. 3. That the development incorporates a variation in materials from directly adjacent structures. The proposed buildings would primarily be finished in stucco and block, with some glazing to the front of the office /manager's unit building and the two -story structures. The existing structures to the east utilize these base materials, however the self storage facility adds a standing seam metal roof material that helps in the visual transition from the commercial frontages on Redwood Drive to the more industrial buildings on Business Park Drive and further west. 4. That the development will be located and oriented in such a manner so as to provide consistent relationships and avoid the chaos which results from indiscriminate location and orientation. The proposed arrangement of buildings and access will adequately allow trucks, cars, and people to move freely through the site. Parcel Map 1876: 1. The project, as conditioned, and its design and improvements are consistent with the Community Commercial' designation of tl[e General Plan an" are like y to be consistent with the revised General Plan currently in preparation. The proposed map is consistent with the General Plan designation of Community Commercial and the density, minimum lot size and dimensions, and parking standards for the C -S Zone. 2. The project is physically suitable for the type and density of the proposed development. The proposed map provides adequate access, is consistent with the Zoning Ordinance lot coverage standard, and topographically is suitable for the proposed development. 3. The design of the subdivision or the proposed improvements will not likely cause substantial environmental damages or substantially and avoidably injure fish or wildlife or their habitat. The site is currently vacant and is not known to contain any fish or wildlife habitats. 4. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The development will not create any health or safety problems 5. The design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access. through or use of property within the proposed subdivision. 3 All necessary easements have been acquired or will be required as a part of this parcel map approval. Environmental 1. An Initial Study was prepared for the project, and it has been determined that the project would not have a significant effect on the environment. 2. The project would not result in an impact to endangered, threatened or rare species or their habitats, including but not limited to plants, fish, insects, animals and birds. There are no native species or plants, no unique, rare, threatened, or endangered species of plants, no sensitive native vegetation on or adjacent to the site. Further, there is no indication that any wildlife species exist, or that the site serves as a migration corridor. A DeMinimus impact finding can be made for this project. Section 3. Environmental Clearance. An Initial Study was prepared for this project and indicates that the project will not have a significant effect on the environment, and accordingly a Negative Declaration, therefore, is hereby adopted. NOW THEREFORE BE IT RESOLVED, that the City Council does hereby approve Planning Application No. 1876: Architectural and Site Plan Review, subject to the following conditions: 1. Expiration of Approval — Pursuant to the City of Rohnert Park Municipal Code, the Architectural and Site Plan approval shall expire one year from the City Council approval date, unless an extension is requested and approved. 2. Conformance with Municipal Code and Other Agency Plans — All improvements shall comply with all applicable sections of the City of Rohnert Park Municipal Code and any other applicable relevant plans of affected agencies. 3. The applicant shall obtain all necessary permits and clearances from the Rohnert Park Building and Public Safety Departments prior to commencement of the operation at this location. 4. Site Plan and Building Elevations a. All improvements shall be in substantial conformance with approved Tentative Parcel Map (Sheet C1.0), Site Plan (Sheet A1.0), Floor Plan (Sheet A2.0), Exterior Elevations (Sheets A4.1 through A4.3), Preliminary Planting Plan (Sheet L -1), and Colored Elevations & Materials samples, dated February 15, 2000, except as modified herein. b. Handicapped parking shall be provided in accordance with the latest ADA requirements. C. Adequate space and racks for bicycle parking shall be provided. 2 d. All roof - mounted mechanical equipment shall be concealed so as not to be visible from public view through the use of a parapet that extends around the entire roof and that is of sufficient height to screen all views of the equipment. C. The building shall utilize illuminated address signs that can be clearly read from the adjacent rights -of -way. f. The trash enclosure shall be of materials similar to the building's materials and shall be large enough to accommodate all intended users and their recycling bins. g. The project shall comply with the City's fire sprinkler system ordinance. h. The facility's parking supply shall be reviewed prior to the commencement of the retail component to determine the adequacy of the parking supply for all uses. Should additional parking then be required, it shall be added to the site at that time. i. At the building permit stage, the Department of Public Safety shall determine the need for a fire hydrant at each end of the Building "E" drive - through service corridor to allow fire suppression equipment to access the interior. j. The applicant shall provide information at the building permit stage regarding how the service corridor will be ventilated. k. Access doors to the service corridor shall be a 16 -foot minimum width and the corridor shall have a one -way flow, due to this limited width. 1. An alternative second access point to the self - storage facility shall be provided, subject to approval by the Department of Public Safety. m. The developer shall dedicate to the City the right -of -way for the extension of Dowdell Avenue across the property to — .ess Park Drive with the parcel map. The construction of this roadway shall be deferred until the Wilfred/Dowdell Assessment District is created. The property owner shall enter into an agreement with the City to participate in said Assessment District. A 20' wide temporary driveway may be constructed over the Dowdell Avenue right -of -way to serve the remainder parcel. This driveway shall be constructed per the City of Rohnert Park's minimum street standards. n. The right -of -way for the Business Park Drive overcrossing loop road at the site's southeasterly corner shall be dedicated with the parcel map. o. The location of the utility improvements (e.g. sewer manhole, fire hydrant) shown on the easterly side of Building "D" shall be verified. No structures shall be placed within these easements. p. The proposed on -site private waterline is to be looped and connected to the existing waterline that is stubbed out to the property at the northeast corner of the site. q. The entrance on Business Park Drive shall be shifted westerly so that the centerline is in line with the ultimate centerline of the Press Democrat access drive to the south. r. The remainder parcel shall be accessed from Dowdell Avenue and not from Business Park Drive. Access rights onto Business Park Drive shall be relinquished for the 5 remainder parcel along the westerly side of the entrance drive from Business Park Drive to the self - storage facility and across the Business Park Drive frontage. S. All structural elements of the facility's buildings are to remain outside of any required setback lines. t. The proposed design for all on -site fencing shall be subject to Planning Staff review and approval. Given the visibility of such fencing, this fencing shall be of a decorative material that complements the facility. U. The rear of the Phase I Building "E" shall be finished in the manner shown in the submitted plans for the final project. 5. Landscape Plan a. Prior to the issuance of any building permits, final landscape and irrigation plans shall be submitted to and approved by the Director of Planning and Community Development. If the landscape is not installed at the time of occupancy, then the applicant must post a cash deposit with the City to guarantee completion of the landscaping within 60 days of occupancy. The amount of the deposit shall be 100 percent of the total cost of the landscaping and irrigation system. b. All trees within five feet of the public right -of -way shall have root barriers that are approved by the Director of Planning and Community Development. C. The two Flowering Pear trees to the east of Building "A" shall be relocated onto the project site. d. The Chinese Evergreen Elm Trees shall be minimum 24 -inch box specimens. 4..,-.iatic SPrinlrler shall be installed to maintain all landscape e. A pellllallenl auwiiia�a�. �r + + +u�• materials and areas. 6. Li htin a. Prior to the issuance of any building permits, final lighting plans shall be submitted to and approved by the Director of Planning and Community Development. b. All exterior lighting shall be designed so as to prevent any spillover lighting to adjacent properties and rights -of -way. C. Roof - mounted lights are prohibited on the building if they are placed so as to silhouette the building and roof. d. All building entrances shall include recessed or soffit lights. 7. Signs a. All signs shall be submitted to the Planning and Community Development Department for review and approval. 8. Site Improvements a. All double -check valves provided for domestic water and fire sprinkler systems shall be concealed from any public streets and parking lots with decorative walls, on landscaping, and mounding. Plans shall be submitted to the Planning and Community Development Department and City Engineer for review and approval. b. All utilities shall be placed underground. C. Water and sewer service shall not be provided unless the City Engineer advises that the City has ample capacity to serve the development. d. All parking areas, driveways, and open storage areas shall. be paved with asphalt surfacing. All site work, including curbs, gutters, sidewalks and berms separating landscape areas shall be concrete. All plans shall be prepared in accordance with City standards and submitted to and approved by the City Engineer. f. The on -site drainage system shall be designed in accordance with Sonoma County Water Agency's design standards. g. The developer shall submit a current soils report to the City Engineer for review and approval prior to issuance of building permits. 9. Construction Mitigation a. The developer shall ensure that a water truck is on site during construction and grading to suppress the dust to an acceptable level. b. The developer shall ensure that the heavy construction equipment has adequate mufflers to lessen the noise impact. C. The developer shall comply with construction hours pursuant to Municipal Code Section 9.44.120. d. The developer shall submit to and secure approval from the City Engineer for a haul route. DULY AND REGULARLY ADOPTED on this 9th day of May , 2000, by the City of Rohnert Park City Council by the following vote: Attest: Mayor, City of Rohnert Park FLORES: AYE MACKENZIE: NAY REILLY: AYE SPIRO: AYE VIDAK- MARTINEZ: AYE AYES: (4) NOES: (1) ABSENT: (0) ABSTAIN: (0)