HomeMy WebLinkAboutPlanning Commission Resolution 2013-16 8/13/2013 RESOLUTION NO. 2013-16
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN
AMENDMENT TO CHANGE THE LAND USE DESIGNATION FROM MIXED USE
TO HIGH DENSITY RESIDENTIAL FOR THE MARIA DRIVE APARTMENT
PROJECT (144 UNITS) LOCATED AT 35 MARIA DRIVE, APN'S 007-280-078 & 077
FILE NO. 12-GPA-0582
WHEREAS, JDA West submitted an application for a General Plan Amendment to change
the land use designation of the project site located at 35 Maria Drive (APN 007-280-078 & 077)
from Mixed Use to High Density Residential; and,
WHEREAS, the City's Planning Commission held a duly noticed public hearing to consider
the proposed General Plan amendment on August 13, 2013. A copy of the notice was published
in the Argus Courier, provided to residents and occupants within 500 feet of the site in
compliance with state and local law, and routed to appropriate agencies listed under
Government Code Section 65352; and,
WHEREAS, on August 13, 2013, the Planning Commission reviewed the CEQA documents
prepared for the project and approved Resolution No. 2013-15, incorporated herein by
reference, recommending the City Council adopt a Mitigated Negative Declaration and
Mitigation Monitoring Program, in accordance with the California Environmental Quality Act, the
state CEQA Guidelines and the City of Petaluma Environmental Guidelines.
NOW THEREFORE BE IT RESOLVED that the Planning Commission hereby recommends that
the City Council approve a General Plan Amendment changing the General Plan Land Use
designation of the subject parcel (APN 007-280-078 & 077) from Mixed Use to High Density
Residential based on the following findings:
1. Modification of the land use designation to High Density Residential is consistent with
General Plan policies which promote a range of land uses at densities and intensities
to serve the community needs within the Urban Growth Boundary (UGB) and to use
and efficiently by promoting infill development, at equal or higher density and
intensity than surrounding uses.
Planning Commission Resolution No.2013-16 Page I
2. The change in General Plan land use designation is compatible with the neighboring
Medium Density Residential and Low Density Residential and would provide a mix of
densities within proximity to each other. The project is also in proximity to shopping,
park and educational facilities, and transit routes and stops, thereby promoting
development in areas that facilitate alternate modes of travel.
3. The General Plan amendment to change the land use designation to High Density
residential will not contribute a significant increase in vehicle trips compared to what
has been evaluated in the General Plan EIR, as maximum density under the Mixed
Use designation and under the High Density Residential designation are both 30 units
per acre.
4. The City continues to face a high vacancy rate of approximately 25% for office
space. The project site is currently developed as an office complex and has a
vacancy rate of about 50%.
5. The change of the land use designation to High Density Residential is consistent with
policies of the Petaluma General Plan 2025,which promote residential development
within the Urban Growth Boundary and encourage the development of housing on
underutilized land.
6, The public interest, public necessity, convenience and general welfare clearly permit
and will be furthered by the proposed amendment because the proposed
amendment will allow the conversion of highly vacant office complex into a high
density residential development within proximity to shopping, park and educational
facilities, and transit routes. The site is currently developed with a medical/office
complex (constructed in the mid 70's) and associated site improvements such as
landscaping and parking lot improvements, which will be demolished/removed. The
office complex has had a high vacancy rate for several years, currently at about 50
percent compared to the City's overall office vacancy rate of approximately 25
percent. Absorbing the high vacancy rate for this site will be difficult given the
condition of the buildings and vacancy rates for the City in general. According the
Economic Development Manager and documentation submitted by the applicant,
the vacancy rate for rental housing is currently at approximately 2 percent. In
addition, memos prepared by BAE Urban Economics, dated July 25, 2013, and EFA
dated July 26, 2013, demonstrate that because the site does not have direct access
Planning Commission Resolution No.2013-16 Page 2
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to major corridors and is not visible from existing shopping centers occupy this site
with retail or office uses is difficult.
7. Government Code Section 65358 allows General Plan amendments when it is
deemed in the public interest to do so. The proposed General Plan amendment
would allow for development of the property at a density ranging from 18 to 30 units
per acre, which is consistent with the density allowed under the existing land use
designation. Residential development at this density would support the existing
nearby shopping centers due to proximity of the site to these centers. Office
vacancy rates within the city are currently at approximately 25 percent and over 50%
for this office complex. By comparison vacancy rates for rental units are at
approximately 2 percent. The proposed amendment will facilitate the conversion of
highly vacant office complex into a high density residential development within
proximity to retail shopping centers, park and educational facilities, and transit routes.
8. State law limits the number of times a local agency can amend its general plan to no
more than four times per year. No other General Plan Amendments have been
approved for 2013.
9. In the public interest associated with the proposed General Plan Amendment, the
Planning Commission recommends that the City Council seek agreement from the
applicant to incorporate Maria Drive improvements, Washington Creek trail
enhancements, and greater green building elements to achieve a minimum of 100
points under the current Build It Green multi-family checklist.
ADOPTED this 13th day of August, 2013, by the following vote:
rCommission:Member Aye No = Absent Abstain'
Benedetti-Petnic X
Lin X
Mario X
Councilmember Miller X
Chair Pierre X
Wick X
Vice Chair Wolpert X
Planning Commission Resolution No.2013-16 Page 3
r
gll Wolpert, Vice Chair
ATTEST: APPROVED AS TO FORM:
He•t er Hines, Corn rttee Secretary Eric Danly, City Attor
Planning Commission Resolution No.2013-16 Page 4