AGENDA VALLEJO PLANNING COMMISSION REGULAR MEETING 7:00 P.M COUNCIL CHAMBERS DECEMBER 21, 2015

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1 City Hall 555 Santa Clara Street Vallejo, CA AGENDA VALLEJO PLANNING COMMISSION REGULAR MEETING 7:00 P.M COUNCIL CHAMBERS DECEMBER 21, 2015 Landis Graden, Chairperson Marvin Kinney, Vice-Chair Roberto Cortez Anthony Adams Robert Schussel Jim Scoggin Diosdado J.R. Matulac This AGENDA contains a brief general description of each item to be considered. The posting of the recommended actions does not indicate what action may be taken. If comments come to the Planning Commission without prior notice and are not listed on the AGENDA, no specific answers or response should be expected at this meeting per State law. Agenda Items: Those wishing to address the Commission on a scheduled agenda item should fill out a speaker card and give it to the Secretary. Speaker time limits for scheduled agenda items are five minutes for designated spokespersons for a group and three minutes for individuals. Notice of Availability of Public Records: All public records relating to an open session item, which are not exempt from disclosure pursuant to the Public Records Act, that are distributed to a majority of the Planning Commission will be available for public inspection at City Hall, 555 Santa Clara St., 2 nd Floor, or the Vallejo Public Library, 505 Santa Clara St. at the same time that the public records are distributed or made available to the Planning Commission. Such documents may also be available on the City of Vallejo website at subject to staff s ability to post the documents prior to the meeting. Disclosure Requirements: Government Code Section (d) sets forth disclosure requirements which apply to persons who actively support or oppose projects in which they have a "financial interest", as that term is defined by the Political Reform Act of If you fall within that category, and if you (or your agent) have made a contribution of $250 or more to any commissioner within the last twelve months to be used in a federal, state or local election, you must disclose the fact of that contribution in a statement to the Commission. Appeal Rights: The applicant or any party adversely affected by the decision of the Planning Commission may, within ten days after the rendition of the decision of the Planning Commission, appeal in writing to the City Council by filing a written appeal with the City Clerk. Such written appeal shall state the reason or reasons for the appeal and why the applicant believes he or she is adversely affected by the decision of the Planning Commission. Such appeal shall not be timely filed unless it is actually received by the City Clerk or designee no later than the close of business on the tenth calendar day after the rendition of the decision of the Planning Commission. If such date falls on a weekend or City holiday, then the deadline shall be extended until the next regular business day. Notice of the appeal, including the date and time of the City Council s consideration of the appeal, shall be sent by the City Clerk to all property owners within two hundred or five hundred feet of the project boundary, whichever was the original notification boundary. The Council may affirm, reverse or modify any decision of the Planning Commission which is appealed. The Council may summarily reject any appeal upon determination that the appellant is not adversely affected by a decision under appeal. If any party challenges the Planning Commission's actions on any of the following items, they may be limited to raising only those issues they or someone else raised at the public hearing described in this agenda or in written correspondence delivered to the Secretary of the Planning Commission. Vallejo City Council Chambers is ADA compliant. Devices for the hearing impaired are available from the City Clerk. Requests for disability related modifications or accommodations, aids or services may be made by a person with a disability to the City Clerk's office no less than 72 hours prior to the meeting as required by Section 202 of the Americans with Disabilities Act of 1990 and the federal rules and regulations adopted in implementation thereof. If you have any questions regarding any of the following agenda items, please call the assigned planner or project manager at (707)

2 AGENDA City of Vallejo Planning Commission December 21, CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL 4. APPROVAL OF THE MINUTES A. December 7, WRITTEN COMMUNICATIONS 6. REPORT OF THE SECRETARY A. Upcoming Meetings: January 4, 2016 This meeting is proposed to be canceled. January 20, 2016 Use Permit for a tasting room at a craft brewery at 101 Yolano Dr. (Tentative) 7. CITY ATTORNEY REPORT 8. REPORT OF THE PRESIDING OFFICER AND MEMBERS OF THE PLANNING COMMISSION AND LIAISON REPORTS A. Report of the Presiding Officer and Members of the Planning Commission B. Council Liaison to Planning Commission C. Planning Commission Liaison to the General Plan Working Group D. Planning Commission Liaison to City Council 9. COMMUNITY FORUM Anyone wishing to address the Commission on any matter for which another opportunity to speak is not provided on the agenda, and which is within the jurisdiction of the Commission to resolve, is requested to submit a completed speaker card to the Secretary. When called upon, each speaker should step to the podium, state his/her name and address for the record. The conduct of the community forum shall be limited to a maximum of fifteen (15) minutes, with each speaker limited to three minutes pursuant to Vallejo Municipal Code Section The Commission may take information but may not take action on any item not on the agenda. 10. CONSENT CALENDAR AND APPROVAL OF THE AGENDA Consent Calendar items appear below, with the Secretary s or City Attorney s designation as such. Members of the public wishing to address the Commission on Consent Calendar items are asked to address the Secretary and submit a completed speaker card prior to the approval of the agenda. Such requests shall be granted, and items will be addressed in the order in which they appear in the agenda. After making any changes to the agenda, the agenda shall be approved. All matters are approved under one motion unless requested to be removed for discussion by a commissioner or any member of the public. 2

3 AGENDA City of Vallejo Planning Commission December 21, PUBLIC HEARING A. Project Title: Use Permit (UP) # * Applicant: Paul Yu Location: Curtola Parkway Project Description: 12. ADJOURNMENT Proposed Environmental Determination: Staff Recommendation: The project is a request for a Major Conditional Use Permit to establish a showroom and retail/wholesale distribution facility for a cabinet, countertop, and plumbing fixtures business in an existing 31,350 square foot building. The applicant proposes to operate the business Monday through Friday from 8:00 am to 5:00 pm and have six full-time and three part-time employees The proposed project is exempt from the California Environmental Quality Act (CEQA) under Section Existing Facilities, Class 1 because reuse of the building will result in a minimal change to the existing building. Adopt a Resolution approving the Conditional Use Permit based on the findings contained in the Resolution, and subject to the Conditions of Approval contained in Exhibit A to the Resolution. Project Manager: Michelle Hightower, (707) michelle.hightower@cityofvallejo.net *This project was continued from the December 7, 2015 meeting. i. Disclosure of Ex Parte Communications 3

4 Minutes

5 CITY OF VALLEJO PLANNING COMMISSION REGULAR MEETING MINUTES COUNCIL CHAMBERS DECEMBER 7, CALL TO ORDER The meeting was called to order by Chair Graden at 7:00 p.m. 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL Present: Chair Graden, Vice-Chair Kinney, Commissioners Adams, Cortez, Schussel, Scoggin and Matulac Absent: None Staff present: Planning Manager Tasini, Planning Secretary Trybull 4. APPROVAL OF THE MINUTES A. November 16, 2015 Action: Moved by Vice-Chair Kinney and carried to adopt the minutes of the November 16, 2015 meeting (Abstain Cortez). 5. WRITTEN COMMUNICATIONS None 6. REPORT OF THE SECRETARY A. Upcoming Meetings: December 21, 2015 Use Permit for a cabinet display showroom at 440 Curtola Pkwy. (Tentative) Community & Economic Development Director Ouse introduced Dina Tasini as the new Planning Manager. Planning Manager Tasini provided a report covering item A as noted above. She also asked if the commissioners will be available for the December 21 st meeting. 7. CITY ATTORNEY REPORT None 8. REPORT OF THE PRESIDING OFFICER AND MEMBERS OF THE PLANNING COMMISSION AND LIAISON REPORTS A. Report of the Presiding Officer and Members of the Planning Commission None B. Council Liaison to Planning Commission None C. Planning Commission Liaison to the General Plan Working Group Commissioner Adams gave a report on the joint meeting with the General Plan Working Group, Planning Commission and Economic Vitality Commission meeting and announced an upcoming meeting of the same groups. D. Planning Commission Liaison to City Council None 9. COMMUNITY FORUM None Minutes of the Regular Planning Commission Meeting December 7, 2015 Page 1 of 2

6 10. CONSENT CALENDAR AND APPROVAL OF THE AGENDA Action: Moved by Vice-Chair Kinney and carried unanimously to approve the Consent Calendar and the Agenda. 11. PUBLIC HEARING A. Code Text Amendment (CTA) # (Self-Storage Facilities) Action: Moved by Chair Graden and carried to unanimously to continue the Public Hearing to a future Planning Commission meeting. B. Use Permit # ( Curtola Pkwy) Action: Moved by Chair Graden and carried to unanimously to continue the Public Hearing to the December 21, 2015 Planning Commission meeting. C. Code Text Amendment (CTA) # (Screening & Landscaping Regulations) 12. ADJOURNMENT Action: Moved by Chair Graden and carried to unanimously to continue the Public Hearing to a future Planning Commission meeting. The meeting adjourned at 7:21 p.m. LANDIS GRADEN, CHAIRPERSON ATTEST: LESLIE TRYBULL PLANNING SECRETARY Minutes of the Regular Planning Commission Meeting December 7, 2015 Page 2 of 2

7 Staff Reports

8 PLANNING COMMISSION STAFF REPORT DATE OF MEETING: December 21, 2015 Item No. 11-A PREPARED BY: Michelle Hightower, Senior Planner PROJECT NUMBER: Use Permit (UP) # PROJECT LOCATION: Curtola Parkway, APN PROJECT DESCRIPTION: PROPOSED ENVIRONMENTAL DETERMINATION: RECOMMENDATION: The project is a request for a Major Conditional Use Permit to establish a showroom and retail/wholesale distribution facility for a cabinet, countertop, and plumbing fixtures business in an existing 31,350 square foot building. The applicant proposes to operate the business Monday through Friday from 8:00 am to 5:00 pm and have six full-time and three part-time employees. The proposed project is exempt from the California Environmental Quality Act (CEQA) under Section Existing Facilities, Class 1 because reuse of the building will result in a minimal change to the existing building. Adopt a Resolution approving the Conditional Use Permit based on the findings contained in the Resolution, and subject to the Conditions of Approval contained in Exhibit A to the Resolution. PROJECT DATA SUMMARY Name of Applicant: Paul Yu General Plan Designations: Downtown Mixed Use Zoning Designation: Existing Land Use: Surrounding Land Uses: Mixed Use Planned Development (MUPD) Downtown Vallejo Specific Plan Vacant Industrial/Commercial North: Light Industrial, Commercial, Single-family Residential South: Light Industrial, Agricultural Meyer Corporation East: Vacant Lot, Light Industrial, Single-family Residential further east

9 West: Vacant Light Industrial, Industrial/Commercial further West Total Building Area: Approximately 31,350 Square Feet Parking (Required/Provided): 61 Spaces Required/61 Spaces Provided PROJECT DESCRIPTION Site Location The project site is located on the north side of Curtola Parkway, a four-lane divided road that provides access from Interstate 80 to the downtown and waterfront areas of the City via Mare Island Way and Sonoma Boulevard. The site is bounded by Curtola Parkway to the south, Napa Street to the east, Pennsylvania Street to the north, and an auto salvage yard, vacant industrial building and parking lot to the west. The area contains a mix of uses including light industrial, commercial, and residential properties. (See Project Location Map below.) The project site is approximately 84,156 square feet and contains the subject building and a surface parking lot. The building is approximately 31,350 square feet and is being used by the Times Herald Newspaper publishing company. Originally, the Times Herald occupied the entire building as a warehouse and production facility and later subdivided to also accommodate a Comcast Cable office. Both the Times Herald production division and Comcast have since relocated. The building is single-story with a flat roof and stucco façade, and contains Spanish architectural elements including a heavy trowel stucco finish, several arched windows and wrought-iron railing. The primary entrance fronts Curtola Parkway and truck loading areas are located on the east side facing Napa Street, and the north side fronting Pennsylvania Street. The property includes a total of 57 faintly marked parking spaces dispersed on all four sides of the building with the majority of spaces in the rear. Most of the parking lot and street frontages are landscaped with mature trees and shrubs, and the rear parking area is enclosed with a chain link fence. 2

10 Project Location Map Proposed Project The applicant proposes to reuse most of the existing building as a cabinet, countertop and plumbing fixtures showroom and warehouse/distribution facility. The proposal is part of a business expansion plan to relocate the Granite Store from their current 6,374 square foot building on Lincoln Road East near Interstate 80 to the subject site. The applicant plans to operate the business during the week, Monday through Friday from 8:00 am to 5:30 pm, and closed on the weekends. The business will initially have six full-time and two to three part-time employees. The project includes interior and exterior tenant improvements to accommodate the showroom/warehouse and two additional areas for future retail or office space. The interior improvements involve removal of several non-load bearing interior walls to accommodate the 10,699 square foot warehouse, 11,042 square foot showroom and office, and two retail/office spaces that are 3,872 and 4,253 square feet. The exterior building improvements include façade enhancements along the Curtola Parkway frontage. The applicant proposes to remove several sections of the concrete brick walls and exterior doors, replace them with new 10-foot window glazing, and construct three storefront towers that are 22 feet in height. The towers will also include new storefront glazing, entry doors for each of the three businesses with the Granite Store in the center, an area for signage and a metal roof. A new metal roof will be installed in the front and back of the building, and three new roll-up doors on the north and east façades are also proposed. (See Attachment 2 for the proposed site plan and elevations.) The applicant proposes the following site improvements: restriping the parking lot spaces and directional arrows, and pruning and trimming the existing landscaped areas. STAFF ANALYSIS General Plan Consistency 3

11 The project is located within the boundaries of the Downtown Vallejo Specific Plan (Specific Plan) and the General Plan Land Use designation for the Specific Plan area is Downtown Mixed Use. The project is consistent with both the General Plan and the Downtown Vallejo Specific Plan. The project is also consistent with the Economic Development Element of the General Plan, Goal 3 which is to Encourage Existing Business Retention and Expansion. The proposal involves relocation of an existing business to a larger site allowing for business expansion and providing space for additional retail and/or office use. The proposal will also contribute to the diversity of uses in the outer downtown area. Compliance with the Vallejo Municipal Code (VMC) The zoning designation for the project site is Mixed Use Planned Development (MUPD) and the Specific Plan serves as the Planned Development Master Plan for the area. Therefore the proposed use of this property must be consistent with the Downtown Specific Plan Land Use The project site is located in the Specific Plan District 4 (Outer Downtown) area and the proposed use is generally classified as Construction Sales and Service. Based on Table 8.1, Permitted and Conditional Land Uses of the Specific Plan, this use is allowed at the proposed location, subject to a Major Use Permit. Approval of the Use Permit will ensure compliance with this requirement. Development Standards and Design Guidelines (Guidelines) The Specific Plan development standards essentially apply to new development and major renovation projects within the downtown. However, the guidelines applicable to the project are discussed below. Entries and Access 1. Create Distinct, Identifiable Building Entries The existing building entry is generally uninviting and not pedestrian friendly due to the massive concrete façade. The proposal to reconstruct the façade that involves partial removal of the concrete block wall and replacement with window glazing, storefront towers and glass doors will create a more identifiable and pedestrian friendly entry. Scale Massing and Volume 2. Create Visual Interest with a Variety of Building Heights The construction of three tower elements that are 22-feet in height that will add seven (7) feet of massing above the existing 15-foot roofline in the front, creating interest along the street façade and a rhythm to a building that is somewhat monolithic in its present state. Materials and Finishes 3. Storefront Materials 4

12 The proposal to install window glazing is consistent with the Guidelines which indicate that easily observation of interior spaces encourages shoppers to browse. The proposed business includes retail activity and will benefit from the new storefront façade. The applicant is proposing a brown metal roof and towers will be painted in a brown or tan tone and will add dimension to the front façade. Building Lighting 1. Integrate Lighting Design into the Overall Composition The Guidelines indicate storefront facades should be lighted, and lighting fixtures should generally complement the architectural expression and detailing of the building and storefront. The proposal does not include exterior lighting for the new façade. As a condition of approval, staff recommends the applicant submit the lighting design for the building to the Planning Division for review and approval. Parking Off-street Parking Requirements for the Specific Plan requires one space per 300 gross square feet for all ground floor uses in District 4. However, given the mix of uses proposed on the site, which includes warehouse/distribution facility, showroom, and retail/office space, staff believes the standards provided in Chapter of the Vallejo Municipal Code (VMC) for each proposed use are more applicable to this project and has applied the parking standards accordingly. The parking standard provided for warehouse and distribution is four spaces for the first 5,000 gross square feet of area and one space for every 2,000 square feet thereafter. The total area proposed for the warehouse is 10,699 square feet which generates a total of seven spaces. The standard required for the cabinet and countertop showroom, which is considered large item retail, is one space per 600 square feet of area and would require an additional 20 spaces. Lastly, the combined area for the office or retail space is 8,125 square feet. The parking standard for retail, which has a higher parking standard than office, is one space per 250 gross square feet and would require 33 spaces. A summary of the parking requirements is provided in Table 1 below. Table 1 Parking Summary Land Use Proposed Area Parking Standard Warehouse 10,699 sf 4 for first 5,000 gsf 1 for every, 2,000 gsf thereafter Total No. of Spaces Required 7 Showroom 12,526 sf 1 for 600 gsf 21 Office/Retail 8,125 sf 1 for 250 gsf 33 Total 31,350 sf 61 *gsf Gross square feet Based on the above, the project will require a total of 61 parking spaces. The site contains 57 spaces and the proposal is to relocate and restripe spaces resulting in a total 61 thereby meeting the parking requirement. As a condition of approval, staff recommends the parking lot be restriped to identify the spaces and to include directional arrows to ensure adequate traffic flow. 5

13 Signage The applicant has not proposed any signage as part of the project. As a condition of approval, staff recommends the applicant be required to apply for a sign permit from the Planning Division prior to building occupancy or installation of signage on the property. In the absence of detailed sign regulations in the Specific Plan, the sign standards in the Intensive Use District shall apply, as follows: : Sign Area. 1. The aggregate sign area for all permanent signs on a building or site other than a building or site housing a gasoline or service station: a. Shall not exceed one square foot per foot of principal building frontage adjacent to a public right-of-way except that a building with twenty-five feet or less of street frontage shall be allowed a minimum of twenty-five square feet of sign area; and b. Shall in no event exceed two hundred fifty square feet per building. To enhance the building appearance, the signs shall also have channel letters with nonexposed raceway. Use Permit According to Section (Conditional Use Permit Procedure) of the VMC, there are no standards or criteria required for the subject use type. However, to analyze the project s impact on the desirable character of the area, staff considered the potential impact of allowing the reuse of a former newspaper production facility as a showroom/warehouse distribution facility and retail/office space, and the compatibility of the proposed uses with neighboring uses. As previously discussed, the area contains a mix of uses including light industrial, commercial, and residential activity. Given the site will be used as a warehouse and distribution facility for home improvement materials, the project requires the loading and unloading of materials on trucks generating occasional truck traffic and associated noise. However, this type of use is compatible with the area which includes other light industrial uses including a sign company, automobile salvage, and an engine rebuilding and auto repair shop. The mature landscaping along Pennsylvania Street provides some screening of the rear loading area and parking lot from street view. As a condition of approval, staff recommends that vines be planted along the chain link fence fronting Napa Street to enhance the screening on the site. Staff also recommends that prior to occupancy, the applicant prune and trim the existing landscaping and remove plant debris and garbage from the landscaped areas. Staff further recommends as a condition of approval that no outdoor storage other than adjacent to the loading areas be permitted. Other Project Requirements The project is subject to all applicable code requirements including the Uniform Building Code, Fire Code and any applicable Public Works Standards. 6

14 PUBLIC COMMENTS This project was continued from the December 7, 2015 Planning Commission meeting. On November 17, 2015, a public notice with a complete project description was sent to property owners within 500 feet of the site. A public notice was also published in the Times Herald newspaper on November 20, No public comments were received as of the writing of this report. ENVIRONMENTAL DETERMINATION The proposed project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301, Class 1 of Title 14 of the California Code of Regulations. The project proposes the reuse of an existing structure with negligible expansion of an existing use. Reuse of a former light industrial/commercial structure occupied by a newspaper warehouse and production facility, and a cable office as a new showroom and warehouse/distribution facility and retail/office activity will not generate any new impacts on the site. CONCLUSION/RECOMMENDATION Staff believes the proposed project, as conditioned, complies with the VMC and the Downtown Vallejo Specific Plan, is consistent with the General Plan, and will not have a significant effect on the environment. The proposed use will add diversity to the businesses in the downtown and also allow additional space for future office or retail uses. Staff recommends that the Planning Commission Approve the Use Permit based on the findings provided in the attached Resolution and subject to the conditions of approval provided in Exhibit A of the Resolution. APPEAL The applicant or any party adversely affected by the decision of the Planning Commission may, within ten days after the rendition of the decision of the Planning Commission appeal in writing to the City Council by filing a written appeal with the City Clerk. Such written appeal shall state the reason or reasons for the appeal and why the applicant believes he or she is adversely affected by the decision of the Planning Commission. Such appeal shall not be timely filed unless it is actually received by the City Clerk or designee no later than the close of business on the tenth calendar day after the rendition of the decision of the Planning Commission. If such date falls on a weekend or City holiday, then the deadline shall be extended until the next regular business day. Notice of the appeal, including the date and time of the City Council s consideration of the appeal, shall be sent by the City Clerk to all property owners within two hundred or five hundred feet of the project boundary, whichever was the original notification boundary. The Commission may affirm, reverse, or modify any decision of the Planning Division that is appealed. 7

15 ATTACHMENTS 1. Resolution to Approve Use Permit # Exhibit A Conditions of Approval 2. Drawings Dated 10/10/ Site Photographs 4. Conflict of Interest Map 5. Code Requirements Applicant Only 8

16 ATTACHMENT 1 CITY OF VALLEJO PLANNING COMMISSION RESOLUTION NO. PC A RESOLUTION OF THE PLANNING COMMISSION APPROVING A MAJOR USE PERMIT (UP) # TO ESTABLISH A SHOWROOM AND RETAIL/WHOLESALE DISTRIBUTION FACILITY FOR A HOME IMPROVEMENT BUSINES * * * * * * * * * * * * * * * * * * * * * * * * * I. GENERAL FINDINGS CURTOLA PARKWAY APN WHEREAS, an application was filed by Paul Yu representing the Granite Store seeking approval for a Major Use Permit to establish a showroom and retail/wholesale distribution facility for a home improvement business at Curtola Parkway; and WHEREAS, the proposed business will occupy most of the 31,350 square foot building currently used as the Times Herald Newspaper warehouse and production facility; and WHEREAS, the remainder of the building will be used for two separate office or retail businesses; and WHEREAS, the City of Vallejo Planning Commission conducted a duly noticed public hearing to consider the Use Permit application on December 21, 2015 at which testimony and evidence, both written and oral, was presented to and considered by the Planning Commission; and WHEREAS, based on evidence received at the public hearing, the Planning Commission makes the following factual findings: II. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS The Planning Commission finds that the project is exempt from the California Environmental Quality Act pursuant to Section 15330, Class 32 of Title 14 of the California Code of Regulations, as reuse of the building will result in a minimal change to the existing building. 1

17 III. FINDINGS RELEVANT TO MAJOR USE PERMIT FOR PROJECT APPROVAL AND FOR DETERMINATION OF PROJECT CONSISTENCY WITH APPLICABLE GENERAL PLAN A. The location, size, design and operating characteristics of the proposed conditional use will be compatible with adjacent uses, building or structures, with consideration given to harmony in scale, bulk, coverage, and density; to the availability of civic facilities and utilities, to the harmful effect, if any, upon desirable neighborhood character; to the generation of traffic and the capacity and physical character of surrounding streets; and to any other relevant impact of the proposed use, as the proposed use is located within an area that contains a mix of land uses including light industrial and commercial uses, and will not generate any further impacts beyond the existing use as a newspaper production facility. The operating hours are also consistent with other businesses in the area which are Monday through Friday, 8:00 am to 5:30 pm and closed on the weekends. B. The impacts, as described in subsection 1 above and the location of the proposed conditional uses are consistent with the City s General Plan and the General Plan Economic Development Goal 3, which is to encourage business retention and expansion. The proposal involves the relocation of an existing business to a larger site allowing for business expansion and providing space for additional retail and/or office use which will contribute the diversity of uses in the outer downtown area. IV. RESOLUTION APPROVING USE PERMIT (UP) # REGARDING A WINE TASTING ROOM AT QUARTERS O ON MARE ISLAND NOW, THEREFORE, LET IT BE RESOLVED that the Planning Commission hereby APPROVES Use Permit (UP) # based on the findings contained herein and subject to the Conditions of Approval attached as Exhibit A to this resolution. 2

18 V. VOTE PASSED AND ADOPTED at a regular meeting of the Planning Commission of the City of Vallejo, State of California, on the 21st day of December 2015 by the following vote to-wit: AYES: NOES: ABSENT: LANDIS GRADEN, CHAIR City of Vallejo Planning Commission Attest: DINA TASINI, SECRETARY City of Vallejo Planning Commission 3

19 EXHIBIT A CONDITIONS OF APPROVAL UP # Curtola Parkway A. Approved Use (Ongoing) 1. The project shall be operated in accordance with the authorized use as described in the application materials submitted on 10/10/2015, and related staff reports as amended by the following Conditions of Approval. Any additional uses or facilities other than those approved with this permit as described in the resolution, project description, and approved plans will require a separate application and approval. Any deviation from the approved drawings, Conditions of Approval, or use shall required prior written approval from the Planning Manager or designee. B. Planning Division 2. Prior to building permit submittal, the applicant shall submit a numbered list to the Planning Division stating how each condition of project approval contained in this report will be satisfied. The list should be submitted to the project planner who will coordinate development of the project. 3. Prior to building permit submittal, the applicant shall provide a colors and materials board to the Planning Division for review and approval. 4. Prior to any sign installation, the applicant shall obtain a Sign Permit from the Planning Division for the proposed signage. The sign standards in the Intensive Use District of the VMC shall apply and shall have channel letters with non-exposed raceway. 5. The business operating hours of the warehouse/showroom shall be Monday through Friday, from 8:00 am to 5:30 pm and closed on the weekends. Any change in hours of operation shall be approved by the Planning Division. 6. The applicant or business operator shall not store materials outdoors with the exception of adjacent to the loading and unloading areas. 7. The applicant shall submit a landscape plan that illustrates new vines planted along the chain link fence fronting Napa Street to enhance the screening of the loading area. 8. Prior to occupancy, the applicant shall prune, trim, and remove plant debris and garbage from the existing landscaped areas. 9. The applicant or business operation shall maintain the exterior of the public areas in a clean and neat appearance.

20 10. The applicant shall obtain an inspection from the Planning Division prior to occupancy. All inspections require a minimum 24 hour notice. 11. The conditions herein contained shall run with the property and shall be binding on the applicant and all heirs, executors, administrators, and successors in interest to the real property that is the subject of this approval. C. Public Works Department 12. Prior to occupancy permit, repair existing onsite pavement and drainage as needed and required. 13. Prior to occupancy permit, update and upgrade all existing on site traffic signage, markings, parking and striping. 14. Prior to occupancy permit, trim on-site tree branches to clear up visibility for stop signs (particularly the Stop Sign at Napa Street and Curtola Parkway) and any other tree branches overhanging the street sidewalk at least 15 feet vertical height from side walk elevation. 15. Prior to occupancy permit, remove and replace broken/hazardous street sidewalk and driveways fronting the property as directed in the field by the City Engineer (VMC, Section 10.04). All driveways need to be ADA compliant. 16. Prior to occupancy permit, remove and replace the ADA ramp at the corner of Napa Street and Curtola Parkway near the fire hydrant to current standards. 17. Prior to issuance of building permit, if applicable, submit all Civil drawings including but not limited to improvement plans, utility plans, signing, striping and parking plans, landscape and irrigation plans and ADA path of travel for review and approval. 18. Prior to issuance of building permit, submit engineer s cost estimate for the proposed development consistent with the City s unit price for all construction items. 19. IMPROVEMENT PLANS. If applicable, prior to building permit submittals, submit three sets of plans to the Department of Public Works for plan check review and approval. (Improvement or civil plans are to be prepared by a licensed civil engineer.) Plans are to include, but may not be limited to, grading and erosion control plans, improvement plans, joint trench utility, street light plans, and landscaping, irrigation and fencing 2

21 plans and all supporting documentation, calculations and pertinent reports. (COV, Regulations & Standard Specifications, 2011, Section A). 20. LINE OF SIGHT CRITERION. In design of grading and landscaping, line of sight distance shall be provided based on Caltrans standards. Installation of fencing, signage, above ground utility boxes, etc. shall not block the line of sight of traffic and must be set back as necessary. (VMC, Section 10.14). 21. ENCROACHMENT PERMIT. Prior to building permit issuance, obtain an encroachment permit from the Department of Public Works for all work proposed within the public right-of-way. (VMC, Section 10.16). 22. TRAFFIC CONTROL PLAN. Prior to start of construction; submit a traffic control plan to the Department of Public Works for review and approval. (CA MUTCD). 23. BONDS AND FEES. Prior to approval of construction plans, provide bonds and pay applicable fees. Bonding shall be provided to the City in the form of a "Performance Surety" and a separate "Labor and Materials Surety" in amounts stipulated by City ordinance. (VMC, Section , Resolution Nos N. C. and N. C.) 24. INSTALL IMPROVEMENTS. Prior to occupancy/final building inspection, install the improvements required by the Department of Public Works including but not limited to streets and utilities. 25. SIDEWALK REPAIR. Prior to occupancy/final building inspection, remove and replace any broken curb, gutter, sidewalk or driveway approach as directed in the field by the City Engineer. (VMC, Section 10.04). D. Vallejo Sanitation and Flood Control District 26. Prior to building permit issuance, a VSFCD Connection Permit is required. Pay all applicable review and connection fees. 27. Prior to building permit issuance, provide site utility plan showing existing and proposed sanitary sewer and storm drain facilities, mains, laterals, connections, etc. showing all proposed and existing District facilities to serve the project. E. Water Division 28. Plans do not show water service facilities, or if there are any modifications. Prior to building permit issuance, provide site utility plan showing existing water service and indicate if there are any changes proposed. 3

22 a. All water services, for commercial properties, require (except for fire) require a RP backflow device. b. Water for fire service requires an above-ground, DCDA backflow device that is sized by applicant or applicant's fire engineer. 4

23 ATTACHMENT 2

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28 Roof Color

29 ATTACHMENT 3 Front Facing Curtola Parkway Front Facing Curtola Parkway at Corner of Napa Street East Side Facing Napa Street Rear Facing Pennsylvania Street

30 ATTACHMENT 4 Georgia St Hudson Aly Sutter St Conflict of Interest Map 500 ft. Radius ± York St Maine St Napa St Pennsylvania St El Dorado Everett Pl Curtola Pkwy Coral Rd Meyer Plz Sonoma Blvd El Dorado St Jersey St Solano Ave Coral Rd