HomeMy WebLinkAboutStaff Report Item 1.A 9/23/2013 1 endcvIttwv#1 A
City of Petaluma, California
Memorandum
City Manager s Offce;11 English Streel,.Petalyma, CA 94952
(707)778-4345 'Fax(707)'778-4419 E mail citl',nv(a'ci petaluma ca;us
DATE: September 23 2013
TO: Honorable Mayor-arid Members of the City Council
FROM: Heather Hines, Planning Manage 110
Scott Duiven;Senior Planner map
SUBJECT: Council Workshop on Zoning Updates
The purpose of this 'workshop is to receive input and policy direction on regulatory and
legislative updates to meet the following Council priorities identified.for-2013 and 2014:
Priority: Continue to develop and implement procedural and legislative changes that will
simplify the development review'process for all projects, and particularly for those that will •
specifically address the Council's economic development retention and attraction goals and for
tilling empty space.
1. Short-Term Rentals
2. Cottage Food Act
3. RLUIPA
There are a few additional updates that fall within the above Council priority as follows:
I. State mandated Housing Element zoning updates
2. Impact fee legislation updates
Priority: Complete ,components of a zoning code update that fill in current "gaps", correct
unanticipated consequences, or bring current provisions that are out-of-date.
1. Revisc the,sign,ordinance
2. Update parking requirements
3. Define'Mixed Use
4. Update IZO and Historic District Guidelines
Because of the wide .variety of topics and the limited time in a single workshop to cover the
material, staff has structured this report as follows. The first set of items includes those topics
that staff is seeking policy input on at this time. The next set of items includes zoning updates
that need to be addressed in order to meet state and/or federal law: The final,set of items includes
status updates on those items _staff has not yet been able to adequately address due to limited
capacity and resources. Please note^that this workshoptreprescnts a starting point and all of the
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proposed zoning 'changes will require public notice and hearings before the Planning
Commission and City Council:afa future date.
Short Term Rentals
In 2012 the City Council approved IZO text amendments to allow Bed and Breakfast Inns in
residential zones with a CUP and subject to specific criteria outlined in new subsection 7.100
(Bed and Breakfast Inns). There has been one application for a Bed and Breakfast Inn in a
residential zoning district since the adoption of the applicable amendments.
There has since been a proliferation of short terms rentals as Seen on Air B&B'and other similar
websites, though not necessarily linked to the Bed and Breakfast legislation. These can be the
rental of a room in a house'or rental of an entire house on a nightly or weekly basis. Staff has
found it difficult to classify this type-of use under the.existing definitions found in the IZO.
Current definitions found in.IZO Chapter 27 pertinent to this topic include:
Bed and Breakfast Inn., A.residential structure with one household in permanent residence, with one or
more bedrooms rented for'overnight lodging, where meals may'be provided subject to applicable Health
Department regulations. Does not include room rental, which is separately defined (see "Rooming,
Lodging, or Boarding House").
Hotel or Motel. A facility with guest rooms or suites, with or without'kitchen facilities, rented to the
general public for transient lodging. Hotels typically include a variety'of services in addition to lodging; for
example, restaurants, meeting facilities, personal services, etc. Also includes accessory guest facilities
such as swimming pools, tennis courts, indoor athletic facilities, accessory retail uses, etc.
Rooming, Lodging, or Boarding House. A dwelling or part of a'dwelling where lodging is furnished for
compensation to three or more persons living independently from each, other. Meals may also be
included.
Rooming or Boarding, Accessory. A portion of a dwelling where lodging and boarding are provided for
no more than three persons.
This type of short term rental does not appear to be a true Bed and Breakfast but neither does it
tit within the definition of a Rooming, Lodging, or Boarding,I-louse. The argument has been
.made that this type of short term rental falls within Rooming.or Boarding Accessory, but Staff
believes this.definition was actually meant to allow subleasing a portion of a residential unit for
30-days or more in a roommate situation.
The City is not currently' benefiting from Transient Occupancy Tax revenues from most short
terms rentals and theseactivities generally do not have business licenses issued, in part because it
is appears that the .zoning code does not allow this type of use in a residential zone unless
classified as a bed and breakfast and issued the requisite CUP.
Staff has received complaints about neighborhood impacts from this type of use including
parking and traffic, unfamiliar visitors to the neighborhood, and noise from car door slams, door
beepers, and luggage wheels. Although many of these types of inconveniences are not unlike
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typical residential neighborhood_impacts, staff acknowledges that the potential remains for this
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type of use to result-in impacts to existing residential neighborhoods:,
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Staff recommends amendment to the IZO to clean up out of date definitions, add definition(s) to
be consistent with TOT regulation, and to ensure thatsthe different types of short term rentals are
clearly defined within the IZO. Additionally, staff would like to provide adequate process to
ensure that the City is able to collect applicable TOT tax revenue from the different short term
rental models.
Staff is requesting feedback from the City Council regarding the,•type of regulation, if any, the
City should prepare in order to monitor, permit, and regulate short term rentals to reduce
resulting neighborhood impacts. Models adopted by Other jurisdictions range from prohibitions,
to establishment of criteria and required administrative permit/registration, to remaining
unregulated accessory uses within residential structures.
Development Impact Fee Resolution Updates
Since the adoption of the development impact fee resolutions there have been a few issues
associated with implementing the new fees. Because the following changes are related to the fee
resolutions and do not require amendments to the zoning ordinance, or municipal code these
items may come back to the Council directly. Staff anticipates 'bringing these changes to the
Council in October/November.
Definitions
Single-Family •and Multi-Family Residential: the current definitions in the fee resolutions
reference the California Building Standards Code which differ-from the definitions included in
the fee studies themselves. Staff is recommending the following edits to each of the fee
resolutions:
"Multi-Family Residential shall mean any residential Development that does not qualify as
detached single-family dwelling unit Development as defined in the Fee Report Cal is
building Standards Cede, as adopted by the City.
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"Single-Family Residential shall mean detached, single-family dwelling unit development •as
defined in the'Fee Report Calif. . . -, as adopted by the City.
Amount of Fee
An issue has been raised by projects regarding credits for prior uses on a site. The current fee
language applies to nonresidential development projects only. The primary purpose of this
limitation was to address economic development goals of incentivizing redevelopment of
underutilized sites. If the City Council would like to extend this credit to residential projects,
projects located within a certain geographic area, or some other criteria then staff seeks policy
input on the following provision:
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"Any non-residehtial.development on property on which a building or structure was
deniolished or on which the use of an existing structure changes to a more intensive
use shall pay a prorated fee-equal to the fee calculated pursuant to this resolution that
is applicable to the new development or use, less the fee applicable to the prior
development or use, so long as such prior use was in existence at the time of adoption
of General Plan 2025"
Fee Adjustments
The updated fees in 2012 included a refund provision for projects that paid under the 2008 •fee.
structure with the exception of the traffic development impact fee. This fee had a refund
provision tied to the redevelopment supplement only. The redevelopment supplement represents
the $18.8M in former Petaluma Community Development Commission (PCDC) agreements
• currently disputed by the CA Department of Finance. The City is collecting this supplement
pending resolution of the status of these funds, which as of yet remains unresolved. In addition,
the 2011 fee resolutions included a provision that made the fees, including Traffic Impact,
inapplicable to any public or quasi-public development on lands designated Public/Semi-Public
or Education on the General Plan Land Use Map. In June 2012, prior to the November 2012
effective date of the current fee program, St. James Church paid.impact fees which under the
current program would not have applied. St. Janes has been issued a refund for those fees
subject to the following provision, with the exception of the traffic impact fee, for which this
provision was not included.
"Refund Applications Based on 2008 Development Fees Paid. Current owners of
development that paid development fees pursuant to Resolution....may apply for a
refund of the difference, if any, between the total development fees that owner paid
pursuant to said resolution ("prior fee"), and the resolutions) that Superseded the
resolution listed in this provision ("current fee"), if the total amount of prior fees paid
exceed the total amount of current fees applicable to that development..."
If it was the intent of the City Council for these types of projects to receive a refund of the traffic
impact fee, then a new provision will need to be added to the traffic development impact fee
resolution in order to issue a refund. With Council direction .staff will return with a proposed
provision to address this.
Time of Payment- Wastewater Fee
Public Works staff has run into some instances Where an industry wants to increase their
discharge quantity/quality by changing their processes or increasing production when no new
facilities,: triggering a building permit are planned. This could be as simple as adding a second
shift and.they can do this in many cases without pulling a building permit. However, such
changes in operations beyond those requiring a building permit can have significant impacts on
the utility. While, the following section clearly addresses the means of calculating the capacity
fee based on expanded use it does not address operational changes. Staff recommends adding the
underlined text to this section of the wastewater capacity fee.
D. Capacity Fee on Rebuilding, Remodeling or Expansion of Existing Non-
Residential User Facilities. In the event of any operational changes •
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requiring a new or revised industrial wastewater discharge permit,
expansion, remodeling or rebuilding of any noniresidential building,
structure, or premises, currently connected to the wastewater;system, in a
manner which increases the loading parameters, an additional capacity fee '
shall be due. In no instance shall a refund be granted if the rebuilding,
remodeling or expansion of a Non-Residential. User facility decreases the
size of the building or the loading parameters. The additional capacity fee
for the expansion, remodeling or rebuilding of any non-residential
building, structure, or premises, currently connected to the wastewater
system, in a manner which increases the loading parameters, shall be
calculated as follows:
ACF= NCF— OCF
Wherein,
"ACF" is the additional capacity fee;
"NCF" is the new capacity fee calculated per Section 5(b)(iii)(A) with the
values of the loading parameters (DF, DOD and TSS) to be
determined based on the facility after the expansion, remodeling or
rebuilding (note: this is not to be the incremental increase in
loading— it is to represent the total loading:ofthe facility); and
"OCF" is the old capacity fee calculated per Section 5(b)(iii)(A) with the
values of the loading parameters to be based on the facility prior to
any expansion, remodeling or rebuilding.
In order to further address significant expansion of discharge in.instances where no new facilities
require a building permit staff is recommending changes to the "Time for Fee Payment"
language as shown below (underlined text) to address the issue by providing the necessary
trigger beyond just expansion of facilities:
Time for Fee Payment.
A Fee shall be charged and paid for each Development upon issuance of the
building permit for such Development. OR upon issuance of a new or revised
industrial wastewater discharge permit based on changes of operations that
increase:the loading parameters (DE; 1301) and TSS), subject to applicable taw.
Mandatory Zoning Updates
The following set of zoning updates reflects state and/or federal laws that require changes to
Petaluma's local regulations. These changes will require public notice and hearings before the
Planning Commission and City Council. Staff is planning on grouping these items together and
bringing them forward prior to the end of this calendar year.
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Cottage Food Act
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California Assembly Bill 1616 was signed into law on September.2T„ 2012-and became effective
on January 1, 2013. The Cottage Food Act allows preparation and/ori packaging of certain foods
in private kitchens for the purpose of selling either directly or indirectly to the: public
(restaurants, markets, stores). The bill limits production to non-potentially hazardous foods that
do not support the rapid growth of bacteria and outlines an approved food product list that
includes baked goods (without custard, cream, or meat filling), candy, dried fruit, dried pasta,
fruit pies, granola, trail mixes, herb blends, honey, and jams.
Section 7.050 of the Implementing Zoning Ordinance (Home Occupation Permit) outlines
requirements and conditions for operation of a home occupation Within the City. Subsection F
includes "examples of uses`which will not be considered as home occupations" and specifically
identifies "any food handling, processing, or packing". In order to bring local regulations into
compliance with the Cottage Food Act, staff recommends a text amendment to remove the
prohibition on food handling and adding a requirement to adhere to all applicable requirements
of the state bill and a requirement to obtain the separate clearance from the County Health
Department as mandated by the Cottage Food Act. The overarching requirements to limit
• pedestrian, automobile, and truck traffic, prohibit outside storage, and minimize! light, smoke,
and odor would be maintained to protect residential neighborhoods from potential impacts of
more commercial operations.
RLUIPA
The Religious Land Use and Institutionalized Persons Act (RLUIPA) is.a federal statute that was
passed by Congress and signed by then President Clinton in 2000. The statute protects churches
and other religious assembly uses from discrimination through land use regulations. Simply
described, RLUIPA requires that a jurisdiction not have more restrictive zoning regulations for
religious institutions than exist for similar assembly uses,such as meeting halls, clubs, schools,
and similar uses. The General Rule of RLUIPA as included in the act states that "No
government shall impose or implement a land use regulation in a manner that imposes a
substantial burden on the religious exercise of a person, including a religious_ assembly or
institution, unless the government demonstrates that imposition of the burden on that person
assembly, or institution:
• A. Is furtherance of a compelling governmental interest; and
B. Is the least restrictive means of furthering that compelling government interest:
The Land Use tables in the Zoning Ordinance (Table 4.1 — 4.5) identify `religious facility"
separate from "club, lodge, private meeting hall". The IZO further defines these use types
(Chapter 27: Glossary) as follows:
Club, Lodge, Private Meeting Hall. Permanent, headquarters=type and meeting facilities for
organizations operating a membership basis for the promotion of the interests of the members, including
facilities for:
business associations political organizations
civic, social, and fraternal organizations professional membership organizations
labor unions and similar organizations other membership organizations
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Religious Facility. A permanent facility operated by a religious organization exclusively forworship, or
the promotion of religious activities, including accessory uses on the same site. Examples of these types
of facilities include churches, mosques, synagogues, and temples. Examples, of allowable accessory
uses on the same site include living quarters for ministers and staff, facilities for child care and religious
• instruction operated at the same time as religious services (where authorized by the same type of land
use permit required for the religious facility itself). May also include fund-raising sales, bazaars, dinners,
parties, or care centers, full-time educational institutions, hospitals, and other potentially related
operations (for example, a recreational camp) are defined in this Article -according to their respective
activities. Does not include the temporary use of an approved public-assembly facility (for example, a
private meeting hall, community center, theater, or auditorium) by a congregation for religious meetings,
which is instead defined under the type of meeting facility hosting the congregation.
The permit requirements for religious facility is often more restrictive than these other assembly
use types. For instance, in the commercial, industrial, and business park zoning districts a club,
lodge, private meeting hall is a permitted use while a religious facility is allowed with a CUP.
To ensure consistency with the requirements of RLUIPA staff is.recommending that the Council
adopt an approach similar to how the SmartCode differentiates these types of uses by creating a
definition for "community meeting facility" that would encompass club, lodge; private meeting
hall, and religious facility. This land use would then replace the two separate classifications in
the land use tables and the permit requirement would change as follows, ensuring consistency
with permit requirements for schools as well.
Community Meeting Facility. A multi-purpose meeting and/or recreational facility typically consisting of
one or more meeting or multi-purpose rooms, which may also include kitchen and/or outdoor cooking or
eating facilities, that area available for use by various groups for such activities as meetings, parties,
receptions, dances, etc. Community meeting facilities include community center and the following.
1. Club, Lodge, Private Meeting Hall. Permanent, headquarters-type and meeting facilities for
organizations operating on a membership basis for the promotion of the interests of the members,
including facilities for:
Business associations political organizations
Civic, social and fraternal organizations professional membership organizations
Labor unions and similar organizations other membership organizations
2. Religious Facility. A facility operated by a religious organization to provide a place for worship, or
the promotion of religious activities. This use includes: churches, mosques, synagogues,
temples, etc.; accessory uses on the same site, including living quarters for the same type of land
use permit required for the religious facility itself. May also include fund-raising sales, bazaars,
dinners, parties, or other outdoor events on the same site. Other establishments maintained b9
religious organizations, including full-time educational institutions, hospitals and other potentially
related operations (for examples, a recreational camp are instead classified according to their
respective activities.
Mandatory Housing Elemeint Updates
The current housing clement cycle requires that certain state mandates be met prior to
certification of the City's 2014-2022 Housing Element. In particular Chapter 633, Statute of
2007 (SB2) clarifies and strengthens housing element law to ensure zoning encourages and
facilitates emergency shelters and limits the denial of emergency shelters and transitional and
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supportive housing under the blousing Accountability Act. SB2 amended housing element law
regarding planning and approval for emergency shelters-and transitional and supportive housing
• as follows:
• At least one zone shall be identified to permit emergency shelters without a conditional
use permit or other discretionary action.
• Transitional and supportive housing shall be•considered a residential Use and only subject
to those restrictions that apply to other residential uses of the same type in the same zone.
Currently emergency shelters are allowed subject to a CUP in the T4, T5, T6, T6-0, D2, and D4
zones of the Central Petaluma Specific Plan's SmartCode and is not identified, other than by
definition in the Implementing Zoning Ordinance. Transitional Housing while defined in the
Implementing Zoning Ordinanceis not identified as an allowed land use anywhere within the use
tables.nor is it addressed in the SmartCode.
Staff is proposing to add updated definitions, make emergency shelters permitted by right in the
T5 zone (the current zone for the Mary Isaak Center), and adding transitional and supportive
housing to the list of residential uses.
The remaining zoning updates identified in the City Council priorities are all large topics which
should be addressed as part of a comprehensive zoning ordinance update. Staff welcomes any
input/policy direction from the Council with respect to the following topics, however; each topic
in and of itself could justify a workshop of its own. Taking a piecemeal approach to each topic
may lead to inadvertent consequences for other components of the, zoning ordinance. Staff is
investigating potential avenues for funding a comprehensive update of the City's Implementing
Zoning Ordinance in 2014. Possible avenues of funding include the general plan implementation
fee and grant opportunities.
Definition of Mixed Use
Below are the current definitions related to mixed use from the General Plan, Implementing
Zoning Ordinance, Central Petaluma Specific Plan, and SmartCode. There has been considerable
discussion during review of recent projects regarding mixed use. The current definitions have
been designed to provide flexibility fn both project proponents and decision-makers. As'parCOf
the recent SmartCode update, the definition of mixed use projects was, expanded to' provide
greater detail with respect to intent for projects within the Central.Petaluma Specific Plan area.
The General Plan 2025 defines mixed use as follows:
This classification requires a robust combination of uses, including retail, residential, service
commercial, ad/or offices. Development is oriented toward the pedestrian, with parking
provided, to the extent possible, in larger common areas or garages. Maximum FAR including
both residential and non-residential uses is 2.5, and maximum residential density is 30
d.u./acre.
• The Community Design, Character, and Sustainable Building Element provides direction as
to the intent of the mixed Use classification in certain areas of the city. For example, along
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corridors.such as Washington Streetand Petaluma Boulevard'the intent of^mixed use is to
recognize a broad range of uses along those corridors including both commercial and
residential uses; a mixture of uses_onthese smaller individual parcels is.encouraged but not
required.
The Implementing Zoning Ordinance(IZO) has the following'definitions.of'nuked use:
MU1A, MU1B, MU1C (Mixed Use 1) zone. The MU1 zone is applied to areas intended, for
pedestrian-oriented mixed use development with ground-floor retail or office uses'adjacent to the;
Downtown Core, and in other areas of the city where existing auto-oriented co nmercial 'areas are
intended for improvement into pedestrian-oriented mixed Use development: The MU1 zone is
consistent with and implements the Mixed Use land use classification,.of the General Plan, which
established a maximum floor area ratio of 2.5 for both:residential and non=residential use within
the classification, and a maximum density of 30 units per-acre-for-residential.
Note:
• Mixed User1A zone. This zone is applied to parcels:,located along the East Washington Street;
Petaluma Boulevard North and Lakeville Street corridors: The parcels ipthese zones vary in size.
and are typically located adjacent to residential zones:
• Mixed Use 1B zone. This zone is applied to larger parcels located primarily,along major arterial
roadways. The larger parcel,size should allow for a mix;ofuses'on the site.
• Mixed Use 1C zone. This zone is applied to smaller"parcels.located in West Petaluma Most of
these parcels are located in residential areas and the intensity'of the uses permitted in this zone
is limited.
MU2 (Mixed Use 2) zone. The MU2 zone is applied to the Petaluma:downtown and adjacent areas
that are intended to evolve into the same physical form:and character..of'development,as thatin the
historic downtown area. The MU2 zone is consistent.with:and+implements the Mixed Use land use
classification of the General Plan,'which established a maximum ;floor area ratio of 2.5 for both
residential and non-residential uses within the classification,.and.a maximum.density of 30 units per
acre for residential.
The Central Petaluma Specific Plan's°definition of Mixed Use:
Mixed Use: this designation allows for a variety of residential, commercial office, retail' and
industrial uses consistent with the respective development regulations established within the
Central .Petaluma Specific Plan Area The intent of this"designation is to promote mixed use
throughout the area and depending on the parcel and its surroundings vertical mixed use (i e.,,a
mix of uses withinthe;same structure) wherever possible.
Section'4.70.030 of the recently updated SmartCode includes the following,definition of Mixed
Use::
Mixed-Use Projects,
A mixed-use project shall comply with the following requirements.
A. Intent. A:mixed-use project shall be intended to:
1. Providaa"'"blend of commercial::space and residential'units;
2.. Minimize the.need for automobiles.and`proniote.transifuse;
'3.. Concentrate high density residential dwellings and commercial operations in the
downtown or other urban/commercial districts;
4.. Provide a diverse range of housing types, unit sizes, and price points within the
downtown or other urban/commercial districts;
9.
`5» Promote continued activityin the evening and:orr',weekends;and
61; Increase the economic vitality of the neighborhood; •
B. Design objectives. A mixed-use project shall be designed to
1: Provide shopfronts, along street frontages, to maintain a pedestrian orientation at the
street level Residential developments, including live/work, shall be,designed such that
ground floor units may be converted to retail/commercial shopfronts:and:to establish a.
clear, functional design relationship with the Street;front:
2. Provide for internal compatibility between the different,uses within the;project;;
3. Minimize the effects of any exterior noise, odors, glare, vehicular and pedestrian traffic;-
and other potentially significant impacts on the occupants.of the residential portions of the
project;
4. Include specific design features to minimize the potential 'impacts of the mixed-use:
project on adjacent properties;
5. Ensure that the residential units are of a residential character, and with :appropriate..
privacy;
6. Be compatible with,and enhance the adjacent:and surrounding residential neighborhood.
in terms of site planning, scale, building design, color, exterior materials, roof styles',
lighting, landscaping, and signage.
C. Location of residential uses. In the T5 and T6 Transect,Zonesl;A mixed-use projectthat.
provides commercial and/or office space on the ground floor with residential units above (vertical.
mix) is encouraged Over a project that provides commercial structures:on,the front portion roithe'
lotWith residential uses placed at the rear of the lot(horizontaf;mix).
D. Loading areas. Commercial leading areas shall be locatedrto; r ini nine their inipacton residential'
units.
E. Refuse and recycling areas: Areas for the collection and 'ste'rage of refuse and .recyclable
materials also shall be located on the site in locations;that are,Obhv'enientfor'6oth..the'residential
and nonresidential uses.
F. Lighting. Lighting for the commercial uses shall be appropriately" shielded to minimize the impact
on residential units.
G. Noise. All residential units shall be designed to minimize adVerse'iinpacts from nonresidential
project noise, in compliance with the City's Noise Ordinance.
H. Non-residential hours of operation. Where a Minor Use Permit or Conditional Use Permit.is
required, the review authority may restrict the hours:.of-operation'of,nonresidentia[.uses within a
mixed-use project to mitigate adverse impacts on residential.uses..
Staff is seeking council input on desired changes to the existing definitions: Staff :also
recommends that effort should be-spent evaluating the regulations contained within:_the IZO that
are aimed at implementing mixed use as part of a comprehensive zoning.ordiinance update.
Parking Regulations
The City Council's work plan does not provide greater specificity"than "parking' as antitern for'
I/O Updates. .Staff has identified several aspects of I/O Chapter. 11 (Parking ) that are
challenging to work with in the development review process ,and Mal may warrant'
reconsideration as part of an update of this Chapter of the.IZO.
Table 11.1 outlines specific parking requirements based,on use types. These,requirements are
often cumbersome, such as the requirement for manufacturing/processing, Wholesaling and
warehouse, and artisan/craft product manufacturing which iequnes "1 for each 1.5 employees on
maxinuim;shift, 1 space per 5,00 square feet of gross,lloor area or35 spaces per acre, whichever
is greater". Other parking requirements or lack thereof seem excessive and nottih keeping:with
Petalutha's Vision as a pedestrian friendly, multi-modal comniuhity. For ifstanoe, thereas riot'a.
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parking: standard for shopping centers, requiring that;each.different,;use Be. called out and the:
applicable parking,requirernent applied. This does not take into account`that a,'single'trip,to The.
shopping center is likely to result in 'customer visits fo multiple,tenants in.the shopping center.
and therefore does not allow reduced parking based on shared trips unless a'Conditional Use.
Permit is issued pursuant to the provisions of Chapter 11.065:c.,
The issue of the downtown parking assessment district has recently been discussed in relation to
modifications and use intensification in the downtown core. Currently there is no-onsite=parking•
requirements for properties within the designated district boundary: All properties within the' •
boundaries were charged a fee based,on parcel size and the anticipated budget needed for the
Keller Street garage and A Street-parking lot. When a use changes or intensifies within the
boundaries of the parking assessment district there is no requiiCmeht Torah additional fee orIO
provide additional parking. This item recently came tip in relationship to review of
modifications to the Carithers Building (Sleep City), which was planning An convert the upper
floors into office. Members of the Historic and Cultural Preservation' Committee expressed
concern that parking for the additional office space would be difficult to accommodate without
increasing parking. The sane impact may be felt with the conversion of the.Petalumadlotel into
a market rate hotel without on-site parking. And the issue will likelyarise,:with the proposed
hotel at the come;- of Petaluma Boulevard and B Street (forinerClievroniite). The Council may
want to discuss policy direction for the existing parking. assessment district' and options' for
increasing available parking for uses in the downtown core,
Staff recommends that future code revisions look comprehensively at the land use types and
associated onsite parking requirements to align with current'tridtiStryi standards. Staff also
recommends that the code look atapplying maximimi parking standards iniaddition,to niininiuin,
todiscourage large expanses of parking planned for one or-two shopping daysper year:
Chapter 11 allows minimal flexibility to reduce parking requirements on a-pioject-basis due to
factors such as proximity to transit facilities, provision of alternative transportation options;,
results of a parking demand analysis, or other means. Staff proposes that future revision •of
Chapter 11 explore different options for providing adequate ifleXibility for parking standards:
based on specified criteria.
•Stat .welcomes any additional policy direction the Council ' bay.have for.revisionS.to parking.
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,requirements as outlined in IZO Chapter I I.
Sign Ordinance
The City Council recently voted to support Merlone Geier's 'request to reconsider IZO
amendments' to allow freeway oriented signs for retail shopping centers with frontage on.
Highway 101. Staff is currently updating;code language that wouldiallow freewayiorientted,signs
as part of a master sign program for those shopping centers with -Highway 1'01 :frontage, and
including guidelines for lighting,,.orientation, size, materials', etc. for these types of signs. The
IZO amendments are Scheduled to be considered by the Planning Coinmissio'n?on•September 24,
2013. City Council consideration is likely to be in October or November:
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The recent adoption of the new SmartCode included new commercial sign standards ';(Section
4.90) with specific guidelines based on the transect;zones foi'the area goveffied"by;the Central
Petaluma Specific Plant The approach taken in the SmartCod'e. was t6 ensure that signs.
"reinforced the vibrant, mixed-use pedestrian environment". The number; type, and "size of
allowable signs by transect zones as well as the sign design criteria (4.90.070) provide ahigher
level of specificity and greater recognition of the impact signs:play our'built environment_
. This type of approach may be desired on a citywide basis to more. fully align the city's sign
regulations with the vision for different zones, neighborhoods; areas of the city.
Although a more comprehensive overhaul of the City sign code is' included in the Council's twO-
year work plan, there have not been resources available to initiate this project. When resources
become available staff will commence the work on Chapter 20 of the 140, ideally as part of a
comprehensive update of the zoning ordinance. The Council may wish to provide policy
direction at this time regarding the direction of a morre.substantial;modification to,Chapter 20.
Historic Preservation Ordinance
The City Council's work plan calls for an update to IZO Chapter 15 {l-Tistoric. Preservation) as
well as updates to the historic district guidelines for all three of the.adopted historic districts (A
Street, Oakhill Brewster, and Downtown Commercial). A draft of IZO Chapter- 15 was
completed by a subgroup of the Development Code Advisory Committee. However, staff
understands that the draft was not formally recommended,by the larger committee. The draft has
not been reviewed by Staff or discussed with representatives fronvthe State,f istoric Preservation
Office to ensure consistency with Certified Local Government criteria (OP Policy 3-P-1-F). As
resources become available stall will begin review and dialogue-with.the State,again preferably
as part of a comprehensive update of the zoning ordinance.
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