2017/07/27 Planning Commission Resolution (2)PLANNING COMMISSION RESOLUTION NO. 2017-21
SITE PLAN AND ARCHITECTURAL REVIEW FOR THE WESTSIDE PUBLIC
SAFETY FACILITY AT 5870 LABATH AVE.
WHEREAS, the applicant, City of Rohnert Park, filed Planning Application No.
PLSR17-0005 for Site Plan and Architectural Review for the Westside Public Safety Facility in
accordance with the City of Rohnert Park Municipal Code;
WHEREAS, Planning Applications No. PLSR17-0005 was processed in the time and
manner prescribed by State and local law;
WHEREAS, the subject site is designated Public/Institutional in the General Plan and city
facilities such a fire stations are permitted within that designation;
WHEREAS, the project is located within the Stadium Area Master Plan (SAMP), a
Planned Development and so designated in the Rohnert Park Zoning Map;
WHEREAS, the Conditional Use Permit, required for any phase of development in the
Stadium Lands Planned Development, was approved by the City Council on January 10, 2017;
WHEREAS, on July 27, 2017, the Planning Commission reviewed Planning Application
No. PLSR17-0005 at which time interested persons had an opportunity to testify either in support
of or opposition to the project; and
WHEREAS, at the July 27, 2017, Planning Commission meeting, upon considering all
testimony and arguments, if any, of all persons desiring to be heard, the Commission considered
all the facts relating to Planning Application No. PLSR17-0007.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct.
Section 2. Factors Considered. The Planning Commission, in approving Planning
Application No. PLSR17-0005, makes the following factors, to wit:
A. That the developments general appearance is compatible with existing development and
enhances the surrounding neighborhood.
Criteria Satisfied. The proposed public safety facility will be built in accordance with the
land uses contemplated and approved in the Stadium Area Master Plan Planned
Development. The appearance of the apartment is designed to complement existing and
planned facilities in the area, including the planned Cambria Hotel, and the proposed
Fairfield Inn and Suites. The public safety facility will be an attractive addition to the
surrounding area. Special care has been taken to ensure that all buildings within the
SAMP have a consistent architectural character, and the public safety station is no
exception. Architecture and site design components give the public safety station and
immediately adjacent SAMP neighborhood a consistent look and feel.
B. That the development incorporates a variation from adjacent on-site and off-site
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.
Criteria Satisfied. The new building has an attractive appearance with a variety of
materials including metal, fiber cement siding, metal accents, louvers and overhangs,
brick veneer and a pitched metal roof. There is articulation in the building walls and
variations in the roof height through colors, towers, and recesses. The building design
will be complementary with other structures in the SAMP.
C. That the development will be located and oriented in such a manner so as to provide
pedestrian, bicycle and vehicular connections with adjacent properties, as appropriate,
and avoids indiscriminate location and orientation.
Criteria Satisfied. Public vehicular access to the property is from Labath Avenue, with
employee and fire apparatus ingress located on the new Martin Avenue extension. There
are bike lanes on Dowdell Avenue providing access to the project. There is bicycle access
to the facility from the trail along Hinebaugh Creek and from Rohnert Park Expressway
via Redwood Drive or Labath Avenue. Pedestrian sidewalks will connect the facility to the
other buildings in the SAMP and to adjacent properties in the area. Bicycle parking will be
provided. Public transportation is conveniently located on Labath Avenue. Orientation of
the building, drives, and pathways was carefully considered for possible impacts to traffic
circulation, safety, noise impacts, and visual quality.
Section 3. An Environmental Impact Report (EIR) was prepared for the original Stadium
Area Master Plan. The recently approved changes to the General Plan and SAMP triggered
additional environmental review consisting of a Mitigated Negative Declaration. There are new
mitigation measures largely limited to air quality and greenhouse gas emissions. No further
environmental review is required for Site Plan and Architectural Review for the public safety
station.
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Planning Application No. PLSR17-0005 subject to the following conditions attached as
Exhibit A.
BE IT FURTHER RESOLVED that said action shall not be deemed final until the appeal
period has expired and that the appeal period shall be ten (10) working days from the date of said
action. No building permits shall be issued until the appeal period has expired, providing there are
no appeals.
DULY AND REGULARLY ADOPTED on this 27th day of July 2017 by the City of
Rohnert Park Planning Commission by the following vote:
AYES: � NOES: ABSENT: OZ ABSTAIN:
p_ rein
ADAM °k BLANQUIE "730RB� y�JUDICE�'� HAYDONQqC----
Susan Haydon, Chairperson, Rohnert Park Planning Commission
Attest: `
Susan zevedo, Recording Secretary
Exhibit A
ADOPTED PER PLANNING COMMISSION Resolution No. 2017-21
Conditions of Approval
Site Plan and Architectural Review: Westside Public Safety Facility
The conditions below shall apply to the Westside Public Safety Facility project located at Labath
and Martin Avenues (PLSU17-0005).
General Conditions
The Site Plan and Architectural Review approval shall expire one year from the
Planning Commission approval date, unless prior to the expiration a building permit
is issued and construction is commenced and diligently pursued toward completion
and the use is initiated, or an extension is requested and approved.
2. All applicable provisions of the City of Rohnert Park Municipal Code, are made a
part of these conditions of approval in their entirety, as if fully contained herein.
3. The violation of any condition listed herein shall constitute a nuisance and a
violation of the RPMC. In conformity with Chapter 1.16 of the RPMC, a violation
of the RPMC may be an infraction or a misdemeanor and shall be punishable as
provided by law. In addition to criminal penalties, the City may seek injunctive
relief.
4. Place Conditions of Approval on general notes on plan sheets.
Design Conditions
5. The project shall be designed and improved and installed to be consistent with the
SAMP, the Final Map, and the related Mitigated Negative Declaration and the
Mitigation Monitoring and Reporting Program.
6. The Project is approved as shown in Exhibits A through K attached to the July 27,
2017 Planning Commission staff report except as conditioned or modified below.
7. All exterior lighting shall be LED including wall lights on the building. To the extent
possible, lighting for the station should be selected and designed to match the Five
Creek project, including the hotel and the apartments north of Martin Avenue, subject
to approval by the Planning Division.
8. Provide a dewatering plan as part of the grading permit if groundwater is expected to
be encountered (refer to soils report for GWE to determine if it is needed).
9. Landscaping shall be constructed in accordance with the State's Model Water
Efficient Landscaping Ordinance (MWELO), or in accordance with water
conservation standards which meet or exceed the requirements of the MWELO. The
Applicant shall submit a landscaping and irrigation plan that identifies landscape
material types and locations, irrigation, water usage calculations, and other
information as required. The plan shall be submitted to and reviewed and approved
by the Development Services Department prior to construction. All costs for review
of the requirements of the MWELO shall be borne by the Applicant. All
landscaping and irrigation subject to the MWELO shall be substantially complete
prior to the issuance of a Certificate of Occupancy.
10. Landscaping shall be irrigated using recycled water, to the extent that recycled
water is available. The project shall apply for and comply with the City's standard
Recycled Water Use Agreement.
11. Any new trees within five (5) feet of the public right-of-way or within five (5) feet
of any paved areas within the project shall have root barriers that are approved by
the City Engineer.
Public Safety
12. Provide illuminated address numbers visible from the street.
13. Fire extinguishers shall be installed per the Fire Code.
14. Fire sprinklers are required per NFPA 13 and local ordinance.
Grading and Improvement Plan Requirements
15. All improvements shall be designed in conformance with: the City of Rohnert Park,
Manual of Standards, Details and Specifications in effect at the time of
development
16. The Project benchmark shall be based on a City approved USGS benchmark, and
also confirmed to be applicable for Final Map.
17. The applicant shall implement the design recommendations stated in the
"Geotechnical Investigation of Rohnert Park Fire Station No. 3" submitted by
Miller Pacific Engineering Group dated June 27, 2017 as a condition of
development at the project site.
18. The grading plan shall be prepared by a Registered Civil Engineer, licensed in the
State of California and shall be submitted for review and approval by the City
Engineer.
19.The grading plan shall clearly show all existing survey monuments and property
corners and shall state that they shall be protected and preserved.
20. Grading plans shall include an erosion control (winterization) plan. The plan must
include an order of work and staging/scheduling component indicating when
facilities must be installed and when they may be removed.
21. Provide the following minimum Best Management Practices (BMPs) on the grading
plans:
a. "Construction crews shall be instructed in preventing and minimizing
pollution on the job.
b. Construction entrances/exits shall be stabilized to prevent tracking onto
roadway.
c. Exposed slopes shall be protected from erosion through preventative
measures.
d. Use brooms and shovels when possible to maintain a clean site
Designate a concrete washout area. Maintain washout area and dispose of
concrete waste on a regular basis.
f. Protect drain inlets from receiving polluted storm water through the use of
filters such as fabrics, gravel bags or straw wattles.
g. Have necessary materials onsite before the rainy season
h. Inspect all BMPs before and after each storm event. Maintain BMPs on a
regular basis and replace as necessary, through the entire course of
construction.
i. All construction implementation measures as outlined in the approved
Mitigation Monitoring and Reporting Program.
If human remains are encountered anywhere on the project site, all work
shall stop in the immediate vicinity of the discovered remains. Both the
County Coroner and a qualified archeologist shall be notified by the
construction manager immediately so that an evaluation can be performed.
If the remains are deemed to be Native American and prehistoric, the Native
American Heritage Commission shall be contacted by the Coroner so that a
"Most Likely Descendant" can be designated and recommendations for
treatment solicited pursuant to CEQA Section 15064.5(e).
k. Per state law, in the event that paleontological resources or unique geologic
features are encountered during construction, all earthwork within a 50
meter radius of the find will be stopped, the City of Rohnert Park notified,
and a paleontologist retained to examine the find and make appropriate
recommendations.
1. In the event of a spill of hazardous materials in an amount reportable to the
DPS (as established by DPS guidelines), the contractor shall immediately
control the source of the leak and contain the spill. If required by the DPS
or other regulatory agencies, contaminated soils will be excavated and
disposed of offsite at a facility approved to accept such soils.
22. Noise -generating activities at the construction site or in areas adjacent to the
construction site associated with the Project in any way would be restricted to the
hours of 8:00 a.m. to 6:00 p.m. (Ord. 152 § 3.1, 1971).
a. Use available noise suppression devices and properly maintain and muffle
loud construction equipment.
b. Avoid the unnecessary idling of equipment and stage construction
equipment as far as reasonable from residences and radio station north of the
site (preferably more than 200 feet from residences).
c. Notify adjacent uses of the construction schedule.
d. Designate a "noise disturbance coordinator" who would be responsible for
responding to any local complaints about construction noise. The
disturbance coordinator would determine the cause of the noise complaints
(e.g., starting too early, bad muffler, etc.) and would require that reasonable
measures warranted to correct the problem be implemented. Conspicuously
post a telephone number for the disturbance coordinator at the construction
site and include it in the notice sent to neighbors regarding the construction
schedule.
e. All noise -producing project equipment and vehicles using internal
combustion engines shall be equipped with mufflers, air -inlet silencers
where appropriate, and any other shrouds, shields, or other noise -reducing
features in good operating condition that meet or exceed original factory
specification. Mobile or fixed "package" equipment (e.g., arc -welders, air
compressors) shall be equipped with shrouds and noise control features that
are readily available for that type of equipment.
f. All mobile or fixed noise -producing equipment used on the project that are
regulated for noise output by a local, state, or federal agency shall comply
with such regulation while in the course of project activity.
g. Construction site and access road speed limits shall be established and
enforced during the construction period.
h. The use of noise -producing signals, including horns, whistles, alarms, and
bells, shall be for safety warning purposes only.
i. Construction hours, allowable workdays, and the phone number of the job
superintendent shall be clearly posted at all construction entrances to allow
surrounding property owners to contact the job superintendent if necessary."
23. The Grading Plans shall include the following required notes:
a. "Any excess materials shall be considered the property of the contractor and
shall be disposed of away from the job side in accordance with applicable
local, state and federal regulations."
b. "During construction, the Contractor shall be responsible for controlling
noise, odors, dust and debris to minimize impacts on surrounding properties
and roadways. Contractor shall be responsible that all construction
4
equipment is equipped with manufacturers approved muffler's baffles.
Failure to do so may result in the issuance of an order to stop work."
c. "If at any time during earth disturbing activities a concentration of artifacts
or a cultural deposit is encountered, work shall stop in the immediate area
and the construction manager shall contact the City and a qualified
archeologist."
d. "If human remains are encountered anywhere on the project site, all work
shall stop in the immediate area and the construction manager shall contact
the City, the County Coroner and a qualified archeologist."
e. "If paleontological resources or unique geologic features are encountered
during construction, all work shall stop in the immediate area and the
construction manager shall contact the City and a qualified paleontologist."
f. "Construction work hours shall be consistent with the Rohnert Park
Municipal Code, Noise Ordinance.
g. "All proposed on-site utilities shall be placed underground. This does not
include surface mounted transformers, pedestal mounted terminal boxes and
meter cabinets."
h. "If hazardous materials are encountered during construction, the contractor
will halt construction immediately, notify the City of Rohnert Park, and
implement remediation (as directed by the City or its agent) in accordance
with any requirements of the North Coast Regional Water Quality Control
Board."
Site Civil and Landscape Plans
24. Sidewalk transitions shall be provided to allow a clear five foot walkway at all
locations, including areas where mailboxes, streetlights, street signs and fire
hydrants are to be installed.
25. The improvement plans shall illustrate accessible ramps and parking as required by
State of California Title 24.
26. Site photometrics are to be submitted with the Site Civil Drawings for review and
approval.
27. Landscape plans shall be submitted with the grading permit plans. Sidewalk
alignment shall be shown on both the civil and landscape plans.
28. The landscape planting plans need to be compared with the civil engineering utility
plans and confirmed no trees and large shrubs are proposed over water, sewer and
storm drain pipes.
Hydrology, Storm Water and Storm Drain
29. The storm drain system shall be designed to meet the requirements of the Sonoma
County Water Agency Flood Control Design Criteria (latest revision), specific to
the Project and these conditions.
5
30. The site shall be in conformance with the City of Santa Rosa Storm Water Low
Impact Development Technical Design Manual (latest edition).
31. Discharge of runoff onto pavement should be avoided.
32. Plans and certifications shall demonstrate compliance of all improvements,
including building pads and finished floor elevations, with the City's Flood plain
Ordinance, to the satisfaction of the Building Official and City Engineer. Pad
elevations shall be constructed at a minimum of 1 foot above the 100 -year
Floodplain as determined by the City and certified by the project engineer.
33. Site drainage design must include facilities for the containment of recycled water
runoff due to over irrigation, system leakage or control failure.
Water System Requirements
34. The grading plans shall show backflow prevention devices in accordance with the
requirements of the City of Rohnert Park's Backflow Prevention Ordinance.
35. City water meters shall be located within the right-of-way unless otherwise
approved by the Development Services Department. The improvement plans shall
show fire protection in accordance with the requirements of Rohnert Park Fire
Department.
36. The grading plans shall include a note that states "All hydrants shall be covered
with bags indicating that the hydrant is not active until flow tests are completed by
the City and the hydrants are approved."
Sewer System Requirements
37. Sewer grades must be designed such that ultimate finished floors are a minimum of
12" above upstream manhole or clean-out rim elevations.
Recycled Water System Requirements
38. The grading plans shall show recycled water use for irrigation.
39. The recycled water system improvements shall be designed in accordance with the
City of Santa Rosa's Recycled Water Users Guide, the City of Santa Rosa and City
of Rohnert Park standards, Title 22 of the California Code of Regulations and the
requirements of the North Coast Regional Water Quality Control Board.
40. All recycled water mains, service laterals, plumbing, valves, pipes, appurtenances,
irrigation parts, vaults and boxes must be purple. Recycled water notification signs
shall be installed as directed by the City Engineer. Recycled water spray, mists and
ponding must not be present in any designated eating area. All drinking fountains
must be positioned or shielded to eliminate any exposure to recycled water sprays
or mists.
41. Recycled water/potable water dual plumbing design and layout, construction -
installation and final inspection review for individual lots or grouping of lots must
be performed by an AWWA certified Cross Connection Specialist and all
deficiencies must be corrected at the applicant's expense. Written reports of the
Cross Connection Specialist's finding must be submitted to and approved by the
City.
Prior to the Issuance of Grading Permits and/or Improvement Agreements
42. No construction activity may commence until the applicant has demonstrated to the
City that it has filed a Notice of Intent to comply with the Terms of General Permit
to Discharge Storm Water Associated with Construction Activity (NOI) with the
State of California Water Resources Control Board, if applicable.
During Construction
43. All construction shall conform to the City's most current Manual of Standards,
Details, and Specifications latest edition, all City Ordinances and State Map Act
and the approved plan.
44. Provide the final Storm Water Mitigation Plan for review and approval by the City.
45. Provide a signature line on sheet C1 for the project geotechnical engineer's review
and approval of the civil engineering site plans.
46. The applicant shall complete all water and wastewater improvements, including
pressure and bacterial testing and raising manholes and cleanouts to grade prior to
connection of any improvements to the City water or wastewater systems.
47. If any hazardous waste is encountered during the construction of this project, all
work shall be immediately stopped and the Sonoma County Environmental Health
Department, the Fire Department, the Police Department, and the Development
Services Inspector shall be notified immediately. Work shall not proceed until
clearance has been issued by all of these agencies.
48. The applicant shall be responsible to provide erosion and pollution control in
accordance with the approved plans and permits.
49. The applicant shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris during the construction period.
50. If grading is to take place between October 15 and April 15, both temporary and
permanent erosion control measures, conforming to the project erosion control
plans shall be in place before October 1 st. Erosion control measures shall be
monitored and maintained continuously throughout the storm season.
51. Where soil or geologic conditions encountered in grading operations are different
from that anticipated in the soil and/or geologic investigation report, or where such
conditions warrant changes to the recommendations contained in the original soil
investigation, a revised soil or geologic report shall be submitted for approval by
the City Engineer. It shall be accompanied by an engineering and geological
opinion as to the safety of the site from hazards of land slippage, liquefaction,
erosion, settlement, and seismic activity.
52. The Project shall comply with the RPMC, including hours of construction. All
construction equipment shall be adequately muffled and properly tuned in
accordance with manufacturer's specifications. All equipment shall be checked by a
certified mechanic and determined to be running in proper condition prior to
operation.
53. Hours of work shall be limited to between 8 a.m. to 6 p.m. Monday through Friday.
Work on Saturday or Sunday will only be permitted with written permission from
the City. Requests for extended hours must be submitted 72 hours in advance.
54. Throughout the construction of the project, dust control shall be maintained to the
satisfaction of the City, including all measures in the approved Mitigation
Monitoring and Reporting Program. The applicant shall be responsible to
implement reasonable measure to cure any problems that may occur. Provide this
language on the grading plans: "At a minimum the dust control measures will
include:
• Cover all trucks hauling construction and demolition debris from the site.
• Water on a continuous as -needed basis all earth surfaces during clearing, grading,
earthmoving, and other site preparation activities.
• Use watering to control dust generation during demolition...
• Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all
unpaved parking areas and staging areas.
• Sweep daily (with water sweepers) all paved areas and staging areas.
• Provide daily clean-up of mud and dirt carried onto paved streets from the site.
• Properly maintain all construction equipment.
• For construction sites near sensitive receptors (or if residential development occurs
prior to commencement of commercial development):
• Install wheel washers for all existing trucks, or wash off the tires or tracks of
trucks and equipment leaving the site.
• Suspend dust -producing activities during periods when instantaneous gusts exceed
25 mph when dust control measures are unable to avoid visible dust plumes.
• Limit the area subject to excavation, grading and other construction or demolition
activity at any one time."
55. Idling times shall be minimized either by shutting equipment off when not in use or
reducing the maximum idling time to five minutes (as required by the California
airborne toxics control measure Title 13, § 2485 of California Code of Regulations).
Clear signage regarding idling restrictions shall be provided for construction
workers at all access points.
56. The applicant shall post a publicly visible sign with the telephone number and
person to contact at the construction site and at the City of Rohnert Park regarding
dust complaints. The applicant shall respond and take corrective action within 48
hours. The Bay Area Air Quality Management District's phone number shall also
be visible to ensure compliance with applicable regulations.
57. The applicant shall post signs of possible health risk during construction. The
applicant is responsible for compliance with the Bay Area Air Quality management
District's rule regarding cutback and emulsified asphalt paving materials.
0
58. Add note to plans: "If, during construction, the contractor damages any existing
facilities on the neighboring properties (i.e. fences, gates, landscaping, walls, etc.)
contractor shall be responsible to replace all damaged facilities."
Prior to Occupancy
59. All improvements shown in the improvement plans deemed necessary for the
health, safety and welfare of the occupant and general public shall be completed.
60. The applicant shall provide a written statement signed by his or her engineer
verifying that the grading and/or drainage improvements are completed in
accordance with the plans approved by the Sonoma County Water Agency, the City
Engineer, and the Building Official.
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FIRE STATION No. 3
Resolution No. 2017- C� I
Approved Planning Commission
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SPAR PACKAGE
Revised 7/19/17
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ARCHITFrCTS
590 Ygnacio Valley Road, Suite 310, Walnut Croak, Califomis 94596 i (925) 944-1626 I www.ice-omhltecte.com
RESTRICTED ARCHITECTURAL DRAVANGS 10 2016 LCA Architects
The information, plans, designs, notes and arrangements shown as part of this package are confidential and may not be reproduced in whole or in part without the
expressed written permission of LCA Architects Drawings noted as preliminary schematic and / or conceptual contain information that is conceptual and subject to
verification and/or change The architect makes no claim for accuracy of conceptual information or of information supplied by others
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