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2022/04/28 Planning Commission Resolution 2022-07 PLANNING COMMMISSION RESOLUTION NO. 2022-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE NORCAL KENWORTH PROJECT (APNS 143-040-143 AND 143-040-144) FILE NO. PROJ21-0005 WHEREAS, the applicant, Tom Bertolino for NorCal Kenworth, filed Planning Application No. PROJ21-0005, PLSR21-0007 & PLEN21-0004 for Site Plan and Architectural Review for construction of new industrial building located at 5535 & 5555 Redwood Drive (APNs 143-040-143 & 143-040-144), in accordance with the City of Rohnert Park Municipal Code; and WHEREAS, Planning Applications No. PLSR21-0007 was processed in the time and manner prescribed by State and local law; WHEREAS, on April 28, 2022, the Planning Commission reviewed Planning Application No. PLSR21-0007 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the April 28, 2022, 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. PLSR21-0007. 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. PLSR22-0002, makes the following factors, to wit: A. That the developments general appearance is compatible with existing development and enhances the surrounding neighborhood. Criteria Satisfied. This development is the third new building project near the Press Democrat property and is a building with an industrial design which will also have a strong commercial component (truck sales). The development is compatible with existing surrounding development and reflects extensive use of high-quality, contemporary design, incorporating unifying, community wide design elements such as variations in the roof elevation, decorative window treatments and a complementary color palette. The building’s exterior is architecturally pleasing while enhancing the character of the surrounding neighborhood. 2 Reso 2022-07 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 façade facing the street; and/or the line and pitch of the roof. Criteria Satisfied. The new building is of modern design with gray metal siding along the top and grey CMU wall along the bottom. “Kenworth Red” is used as the accent color for the bollards and metal canopies above the aluminum storefront glass façade windows and entries. Volumes are simple and asymmetrical, yet balanced. Repetitive and alternating elements are present, with additional articulation provided using colors, materials, screening, and recesses. 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. Access to the new industrial building is from one driveway on Redwood Drive, which is shared with the existing Press Democrat building. Pedestrian and bicycle access to the building would be from Redwood Drive. Existing pedestrian, bicycle and vehicular connections would be retained as part of the project and would therefore avoid indiscriminate location and orientation of the proposed industrial building impacting access. Section 3. Environmental Clearance. A Mitigated Negative Declaration was prepared for the larger Press Democrat site as part of a lot split and adopted by the Planning Commission on January 25, 2018 by resolution 2018-06 in conformance with the California Environmental Quality Act (CEQA). NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSR21-0007subject to the Site Plan and Architectural Review submittal package attached as Exhibit A and Conditions of Approval attached as Exhibit B. 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 REG ULARLY ADO PTED on this 28th day of April, 2022 by the City of Rohnert Park Planning Commission by the following vote: AYES: 3 NOEs:_!b__ ABSENT:_d_ ABSTAIN:L AUSTIN-DILLON~ BLANQUIE~ORLOFF ~ STRIPLE~LAM-/1bJx,vt ~ ~-~ -FaRny Lam, Ch-aiFp@-fS0ft, City of Rohnert Park Planning Commission \ (1ffflt-'¥' -hi:~hY\ :bi\ t:f\ 1 Pt~~ Chv- edna, Recording Secretary Attachments: Exhibit A- NorCal Kenworth Site Plan and Architectural Review submittal package Exhibit B - Conditions of Approval 3 Reso 2022-07 Exhibit A to Resolution .CIVILENGINEERINGCIVILENGINEERINGLANDPLANNINGMELLESNU CIVILENGINEERINGCIVILENGINEERINGLANDPLANNINGMELLESNUPROPOSED IMPERVIOUS AREA 1 NorCal Kenworth Industrial Park Project COAs EXHIBIT B ADOPTED PER PLANNING COMMISSION RESOLUTION NO. 2022-07 CONDITIONS OF APPROVAL: NORCAL KENWORTH SITE PLAN AND ARCHITECTURAL REVIEW The conditions below shall apply to the NorCal Kenworth Avenue Industrial Park project located at 5535 & 5555 Redwood Drive (PLSR21-0007). General Conditions 1. The facility shall comply with any and all applicable provisions of the Rohnert Park Municipal Code (RPMC) and any state or federal agency. The violation of any condition listed herein shall constitute a nuisance and a violation of the Rohnert Park Municipal Code. 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. The Applicant agrees to pay for all attorney’s fees and costs, including, but not limited to, staff time incurred by the City in obtaining injunctive relief against the Applicant as a result of a failure of the Applicant to fully perform and adhere to all of the Conditions of Approval. 2. The Applicant agrees to defend, indemnify, hold harmless and release the City of Rohnert Park, its agents, officers, attorneys and employees from any claim, action or proceedings brought against any of the above, the purpose of which is to attack, set aside, void, or annul the approval of this application or certification of the environmental document which accompanies it. This indemnification obligation shall include but not be limited to, damages, costs, expenses, attorney or expert witness fees that may be asserted by any person or entity, including the Applicant, whether or not there is concurrent passive or active negligence on the part of the City, its agents, officers, attorneys or employees. 3. The Site Plan and Architectural Review approval shall expire one year from the Planning Commission approval date unless 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 prior to the expiration of the approval. Planning Conditions 1. Due to the limited parking on the site, a detailed parking study shall be required for subsequent phases of development prior to issuance of a building permit. 2. Any trees removed from the site shall follow the requirements of Chapter 17.15 of the RPMC. Prior to removing existing trees on the parcel, the following information shall be submitted to the Planning Department for approval: • A site plan drawn to scale showing the location of the tree to be altered, removed or relocated, adjacent structures and utilities, and any other pertinent information; 2 NorCal Kenworth Industrial Park Project COAs • A brief description of the tree(s), including number, type, diameter, and height, and reason for alteration, removal, or relocation; • A letter or report describing the health and condition of the tree prepared and signed by a licensed and certified arborist; and • Photographs of the tree(s) to be altered, removed, or relocated. 3. As per Section 17.16.140, a bicycle parking facility shall be provided at a ratio of one bicycle parking space per 15 off-street parking spaces, for a total of two bicycle spaces. Bicycle parking shall be inverted “U” racks. 4. All lighting shall be situated and/or shielded to prevent glare and light spillover onto adjacent parcels. A photometric analysis shall be submitted to illustrate this requirement. 5. All mechanical equipment shall be screened from the view of a public right-of-way: ground-mounted equipment shall be screened by a solid wall or adequate landscaping, and roof-mounted equipment shall be located behind a parapet wall. 6. The area labeled “Pallets” to the south of the proposed building shall be screened from view by a solid six-foot wall matching the design of the building. 7. A final landscape plan shall be submitted with the building permit application. Additional landscaping, including small trees and shrubs, shall be provided to adequately screen the roll-up doors visible from Redwood Drive, as approved by Planning staff. 8. Obtain an Administrative Permit (per Zoning Ordinance 17.25.050) from Planning for the proposed use, as well as the establishment of a Master Sign Program. Master Sign Program submittal requirements: a. Provide a site plan showing existing improvements and proposed sign locations, including directional signs. b. Provide detailed elevations showing the proposed signage, including the dimensions, locations, proposed illumination and method of attachment or mounting. Environmental Compliance Conditions 9. The proposed wash rack shall connect to an oil/water separator, without plumbing by- passes, to City sanitary sewer or storm drain system. 10. A sampling manhole shall be installed with frame and cover downstreamfrom the oil/water separator. Floor drains or sumps are prohibited in the repair shop or service area. Please contact Patrick Pulis at (707) 543-3451 for more information. Public Safety Conditions 11. The new structure will require a fully automatic fire sprinkler system that meets the NFPA 13 standard. (FS-10) 3 NorCal Kenworth Industrial Park Project COAs 12. The project will require a fire alarm system that meets U.L. certification for central station maintenance and runner servi ce per local ordinance. An additional external horn/strobe is required and shall be visible from the street. 13. A separate Fire Civil permit will be required. (FS-3) All plans and permit applications shall be submitted directly to the Fire Prevention Division. The Fire Prevention Division may be reached at (707) 584-2641. 14. Sheet C-1: Keynote 8 shall be modified to read: “with a fire hydrant within 50’ and a divorced FDC with a 4” STORZ connection.” Please address the existing monitored PIVs on the drive aisle (This will be verified with the Fire Civil permit). 15. Fire extinguishers shall be provided as per CFC. 16. Address numbers shall be a minimum of 12” and illuminated, visible from the street, and shall compy with Ordinance 938. 17. All Aerial Fire Apparatus Roads must be a minimum of 26’ in width, and as specified in the CFC and RP Information Bulletin. 18. A key box and set of permanently labelled keys for each building shall be provided for emergency responders’ use. Boxes may be purchased by contacting the Fire Prevention Bureau at (707) 584-2641. 19. Underground storage tanks and hazardous materials are managed by Sonoma County Fire District. Please contact their division for their requirements. (707) 565-2024. 20. The existing fire hydrants on the site shall be replaced with the current style. This includes one hydrant on the Redwood Drive frontage and one in the island to the west. Red curbs and signage shall be provided. 21. All driveways shall be considered fire lanes. 22. Any gate systems will require a FS-27 permit. 23. Additional conditions may apply as the project develops. Engineering Conditions 24. In addition to the comments contained in the attached Engineering memo, the following conditions apply for the construction documents: a. Provide a separate utility plan sheet. b. The General Notes of the plans shall include the following: 4 NorCal Kenworth Industrial Park Project COAs • “The contractor shall maintain one clean set of marked plans showing all changes and “as built” information. This set of plans will be submitted to the City engineer upon completion of work.” • “The Contractor is responsible for the removal of all USA markings created within the project limits, and in relation to the project. Replacement and restoration must meet the approval of the City Engineer.” • “All utility covers shall meet final paving elevations. More than 0.25 inch of deviation between the top of the utility cover and the surrounding paving at any location shall be cause for rejection.” 25. Provide an exhibit showing the stormwater measures layout and DMA boundaries (this is shown as Appendix G in the Table of Contents but is not included in the document. Delineation of the three DMAs is needed to corroborate the sixing calculations with the plans. 26. Stormwater Measures 1 and 3 and undersized. BMP-1 provides 2605 cf of storage but the report indicates that 4376 cf is needed. BMP-3 provides 822 cf of storage but 1039 cf is shown to be needed. While the overall storage provided (5843 cf) exceeds what is required (5775 cf), each stormwater treatment needs to be sized to treat and store runoff from its’ respective DMA. BMP-2 is oversized, with 2416 cf of storage provided and only 347 cf needed. Could the DMA boundaries be revised to direct additional runoff to BMP-2, balancing out the storage needs. 27. The sizing calculations use a filter medium with an infiltration rate of 24”/ hour. This infiltration rate is very high. Confirm that material is available that allows this rate and that the material provides the filtering requirements of the Santa Rosa design guidelines. It would also seem that the high infiltration rate could cancel out any storage. The project exceeds one acre and is subject to 100% volume capture, not treatment and incremental volume capture, so it is not clear why these calculations are being provided. 28. Appendix D: The Stormwater Calculator sheets are not complete (% goal achieved not filled in). Each stormwater treatment shall be sized to treat and store runoff from its respective DMA. 29. Provide a floor sump in the trash enclosure, tied to the sanitary sewer, as shown on the civil plans. 30. The existing Press-Democrat domestic water meter shall be relocated to the Redwood Drive public right-of-way, near the connection point of the rerouted water line to the Redwood Drive water main. 5 NorCal Kenworth Industrial Park Project COAs 31. BMP-1 needs to be relocated out of the PUE. 32. The geotechnical report indicates groundwater at a depth of 6’-7” in Boring 15. Provide a map showing the location of Boring 15; shallow groundwater could conflict with the stormwater basins. 33. The applicant shall demonstrate how utility service, including water, sewer and electricity and gas services, will be maintained to the site of the current Press Democrat Building. The Applicant’s proposal cannot result in discontinuation of utility service to the adjacent, independently-owned property. If easements are required to maintain this service, the easements need to be shown on the site plan. If the intent is to abandon the existing gas line connection to the Press-Democrat building, provide confirmation from the owner. 34. The existing Press Democrat potable water meter shall be relocated to the public right-of- way in either Redwood Drive or Business Park Drive. 35. The applicant shall perform the sewer assessment prior to Public Works approval. The City has sent a proposal from GHD (City’s consultant) to the applicant for acceptance prior to having GHD proceed with the work. GHD will need to complete the study and any recommendations incorporated as Conditions of Approval prior to entitlement. 36. Provide all utility conflicts with the necessary information of inverts, pipe size, cover, etc., both on the private and public property. 37. A photometric study of the public ROW is required as part of the entitlement package. 38. Post-construction storm water BMPs shall be installed in general conformance with the City of Santa Rosa LID manual: https://www.srcity.org/1255/Low-Impact-Development as modified under the January 6, 2016 Municipal MS4 Storm Water Permit (effective May 3, 2017). 39. Post-construction storm water treatment measures should include trash capture requirements adopted by the State Water Resources Control Board in April 2015, and in conformance with the January 6, 2016 Municipal MS4 Storm Water Permit (effective May 6, 2017). Treatment measures shall include full trash control measures confirming to the State’s MS4 Trash Reduction requirements (5-mm. screen for 1-year, 1 -hour storm). 40. All applicable provisions of the City of Rohnert Park Municipal Code (RPMC) are made a part of these conditions of approval in their entirety, as if fully contained herein. 41. 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 6 NorCal Kenworth Industrial Park Project COAs 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. 42. 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. 43. The Project benchmark shall be based on a City approved USGS benchmark. 44. Improvements plans shall include an erosion control (winterization) plan and designed in accordance with the City or Rohnert Park’s Grading Ordinance. All documentation required in the Ordinance shall be submitted at the time of the grading permit application. The plan must include an order of work and staging/scheduling component indicating when facilities must be installed and when they may be removed. A separate Rain Event Action Plan (REAP) shall be required and prepared as part of the Storm Water Pollution Prevention Plan (SWPPP). A copy of the REAP shall be kept on-site throughout the duration of construction activities. 45. Improvement plans for all onsite and offsite improvements shall be prepared by a Professional Civil Engineer licensed to practice in the State of California and submitted for review and approval by the City Engineer prior to issuance of permits or start of construction. At the completion of construction, prirot to release of bonds, a set of as-built plans shall be provided to the City (mylar, CAD files, and pdf file). 46. A grading permit is required for all onsite improvements. 47. An encroachment permit is require for all work in the public right-of-way.