HomeMy WebLinkAboutStaff Report 3.F 11/17/2014DATE:
TO:
FROM:
November 17, 2014
Honorable Mayor and Members of the City Council through City Manager
Heather Hines, Planning Manager
SUBJECT: Adoption (Second Reading) of Ordinances to rezone the property located at 000
West Street from R-2 to Planned Unit Development (PUD) and designate the
existing farmhouse at 200 West Street a local historic landmark.
RECOMMENDATION
It is recommended that the City Council:
m Adopt Ordinance No. 2514 N.C.S. approving a Zoning Map Amendment to rezone the
property located at 000 West Street from Residential 2 (R2) to Planned Unit District
(PUD) and approve the Unit Development Plan and PUD Development Standards and
Design Guidelines
® Adopt Ordinance No. 2515 N.C.S designating the Lundholm/Patocchi 1 -louse and
landscape at 200 West Street a local historic landmark
BACKGROUND
At their meeting on October 20, 2014, the City Council approved (6-0, Kearney absent)
introduction of an ordinance to rezone the approximately 1.66 acre parcel located at 000 West
Street from R-2 to a Planned Unit Development (PUD). The proposed zoning is consistent with
the existing Low Density Residential land use designation. No modifications were made to the
draft ordinance at the hearing.
Also at the October 20`x' meeting the City Council approved (6-0, Kearney absent) introduction
of an ordinance to designated the existing farmhouse at 200 West Street a local historic
landmark. Minor technical errors were corrected on the draft ordinance at the hearing.
The City Council also approved the Mitigated Negative Declaration, Mitigation N4onitoring and
Reporting Program, and the Tentative Subdivision Map for the Keller Court Commons project.
ATTACHMENTS
1. Ordinance No. 2514 N.C.S., Zoning Map Amendment
2. Ordinance No. 2515 N.C.S., Landmark Designation
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ATTACHMENT 1
EFFECTIVE DATE ORDINANCE NO. 2514 N.C.S.
OF ORDINANCE
Introduced by Seconded by
AMENDING THE ZONING MAP CONTAINED IN THE IMPLEMENTING
ZONING ORDINANCE NO. 2300 N.C.S., TO REZONE THE PROPERTY
LOCATED AT THE INTERSECTION OF WEST AND KELLER STREETS
FROM R2 TO PLANNED UNIT DISTRICT (PUD)
APN: 006-083-054
FILE NO. PLMA-14-0002
WHEREAS, Jim Soules/Keller Court LLC, submitted an application to the City of Petaluma
for a Zoning Map Amendment (File No. PLMA-14-0002) for the property located at 000 West
Street, intersection of West and Keller Streets (APN: 006-083-054); ("the Project" or the "proposed
Project"); and
WHEREAS, the City's Planning Commission held a duly noticed public hearing to consider
the Project, including the proposed Zoning Map Amendment and PUD Development Standards
and Design Guidelines on August 12, 2014, at which time all interested parties had the
opportunity to be heard; and
WHEREAS, on August 12, 2014 the Planning Commission approved Resolution No. 2014-26
recommending the City Council rezone the subject parcel (006-083-054) from R2 to the Keller
Court Commons PUD; and
WHEREAS, Chapter 19.030 of the IZO provides for the adoption of new residential PUDs;
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WHEREAS, Chapter 25.065 of the IZO provides for the amendment to the zoning map;
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WHEREAS, on October 20, 2014, the City Council held a duly noticed public hearing to
consider the proposed Zoning Amendment and PUD Development Standards and Design
Guidelines; and
Ordinance No. 2514 N.C.S.
Page 1
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WHEREAS, on October 20, 2014, the City Council reviewed the CEQA evaluation for the
Project and adopted Resolution No. 2014-166 N.C.S. approving the Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program, in accordance with the
California Environmental Quality Act and the City of Petaluma Environmental Guidelines; and
WHEREAS, on October 20, 2014 the City Council approved the Zoning Map Amendment
to change the zoning of the property located at Intersection of West and Keller Streets from R-2
to Keller Court Commons PUD, based on the findings made below:
1. The proposed amendment to the Implementing Zoning Ordinance No. 2300
N.C.S., to rezone the subject parcel (006-083-054) to PUD is consistent with and implements the
Low Density Residential land use classification of the General Plan that already exists for the
parcel. The proposed density of 5.75 dwelling units per net acre is within the allowable density
range of the Low Density Residential designation of (2.6 to 8.0 du/acre) and is less than if it were
developed under the standard R-2 zoning designation. The proposed rezoning results in a use
that is compatible with the established character of the surrounding neighborhood and the low-
density residential character within the West Planning Subarea.
2. The PUD is proposed on property which has a suitable relationship to one or more
thoroughfares (West Street), and said thoroughfares are adequate to carry anticipated traffic
generated by the development, as West Street is designated a Connector in the General Plan.
3. The plan for the proposed development presents a unified and organized
arrangement of buildings and facilities which are appropriate in relation to adjacent or nearby
properties, and includes provisions for preservation of existing trees, adequate landscaping, and
screening and setbacks to ensure compatibility. Conditions have been incorporated requiring
design and development standards that are compatible with the surrounding neighborhood
including the historic Lundholm-Patocchi farmhouse.
4. The proposed PUD and associated development plan provide variation from the
standard R-2 zoning with units clustered on small lots around a common area to maximize tree
preservation, minimize alteration to the more steeply sloped area of the lot, and provide a site
design that enhances the character of the existing neighborhood.
5. The proposed rezoning to PUD is consistent with the Petaluma General Plan
Housing Element policies which promote residential development within the Urban Growth
Boundary (Policy 11-P-1.1) and encourage the development of housing on underutilized land
(Policy 11-P-1.2).
6. The development of the subject property in the manner proposed by the
applicant, and as conditioned, will not be detrimental to the public welfare, will be in the best
interests of the City, and will be in keeping with the general intent and spirit of the Petaluma
General Plan and city zoning regulations. The project adds eight new market rate dwelling units,
preserves 30 protected Coast Live Oaks, and provides a half acre of common area open space.
Project plans present a unified and clustered arrangement of lots unique to Petaluma and
private street access that is appropriate to adjacent and nearby properties. Preservation of
mature trees and installation of proposed landscaping further ensures compatibility. Payment of
in -lieu fees will allow the city to continue to fund affordable housing through land acquisition
and assistance to non-profit developers and other mechanisms, including the "silent second
mortgage" program. The proposed project will also require Site Plan and Architectural Review
and approval by the Planning Commission.
Ordinance No. 2514 N.C.S.
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Page
-Z
Page 2
7. The requirements of the California Environmental Quality Act (CEQA) have been
satisfied through the preparation of an Initial Study and the drafting of a Mitigated Negative
Declaration and mitigation measures agreed to by the applicant that will reduce potential
impacts to less than significant for the PUD rezoning of the property.
8. The project, as conditioned per the resolution approving the Tentative Subdivision
Map (Resolution No. 2014-167 N.C.S.), complies with the applicable provisions of the Municipal
Code and the General Plan.
9. The Unit Development Plan for The Keller Court Commons Subdivision shall be
subject to the applicable conditions of Tentative Subdivision Map, including Mitigation Measures
adopted as conditions of approval.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS FOLLOWS:
Section 1. The Zoning Map contained in the Implementing Zoning Ordinance is hereby
amended to modify the zoning district of the property located at 000 West Street at the
intersection of Keller and West Streets (006-083-054) to Planned Unit District (PUD).
Section 2. The City Council finds that a Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program for this project has been prepared, circulated and adopted
by the City Council in accordance with State Law.
Section 3. Severability. If any provision of this ordinance or the application thereof to
any person or circumstance is held invalid, the remainder of the ordinance, including the
application of such part or provision to other persons or circumstances shall not be affected
thereby and shall continue in full force and effect. To this end, provisions of this ordinance are
severable. The City Council hereby declares that it would have passed each section,
subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact
that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or
phrases be held unconstitutional, invalid, or unenforceable.
Section 4. This ordinance shall become effective thirty (30) days after the date of its
adoption by the Petaluma City Council.
Section 5. Posting/Publishing of Notice. The City Clerk is hereby directed to post and/or
publish this ordinance or a synopsis of it for the period and in the manner required by the City
Charter.
INTRODUCED and ordered posted/published this 201h day of October, 2014
ADOPTED this _ day of . 2014 by the following vote:
Ayes:
Noes:
Abstain:
Absent:
David Glass, Mayor
Ordinance No. 2514 N.C.S.
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Page 3
ATTEST:
APPROVED AS TO FORM:
Claire Cooper, CMC, City Clerk Eric W. Donly, City Attorney
Ordinance No. 2514 N.C.S.
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ATTACHMENT 2
EFFECTIVE DATE ORDINANCE NO. 2515 N.C.S.
OF ORDINANCE
Introduced by Seconded by
ORDINANCE OF THE CITY OF PETALUMA CITY COUNCIL
DESIGNATING THE LUNDHOLM / PATOCCHI HOUSE AT 200 WEST STREET
AS A LOCAL HISTORIC LANDMARK
APN 006-083-053, PARCEL
FILE NO. PLMA-14-0002
WHEREAS on March 24, 2013, the City approved as a condition of the Tentative Parcel
Map that any hearings for future development proposals on the adjacent remainder parcel
(APN: 006-083-054) shall also include an application to designate 200 West Street as a local
landmark, as proposed by the applicant in the letter dated March 4, 2013; and
WHEREAS, on April 10, 2014 Jim Soules/Keller Court LLC, submitted an application for
Zoning Map Amendment and Tentative Subdivision Map approval for eight new residential units,
garages and a commons building on the adjacent remainder parcel; and
WHEREAS, Jim Soules and Keller Court LLC, has agreed to local designation of the
Lundholm/Patocchi House as a Local Landmark; and
WHEREAS on August 12, 2014 at a duly noticed public hearing, the Historic and Cultural
Preservation Committee reviewed the proposed designation of the Lundholm/Patocchi House
and made an affirmative recommendation to the Planning Commission to recommend
designation of the Lundholm/Patocchi House as a Local Landmark; and
WHEREAS, on August 12, 2014 at a duly noticed public hearing, the Planning Commission
recommended to the City Council adoption of a Mitigated Negative Declaration, adoption of a
Zoning Map Amendment, and approval of the Tentative Subdivision Map for the Keller Court
Commons project, including designation of the Lundholm/Patocchi House; and
WHEREAS, on October 20, 2014 the City Council at a duly noticed public hearing
introduced an Ordinance designating the Lundholm/Patocchi House at 200 West Street a local
historic landmark.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS
FOLLOWS:
Ordinance No. 2515 N.C.S.
Page 1
Section 1. Designation as Local Landmark. The City Council hereby designates the
Lundholm/Patocchi House at 200 West Street, APN 006-083-053, PARCEL 1, as a Local Historic
Landmark based on the following determinations:
A. Designation of the Lundholm/Patocchi House as a Local Landmark is consistent with
the Petaluma General Plan 2025 in that it identifies, recognizes, and protects an
historic resource that is part of Petaluma's unique and irreplaceable cultural heritage
(3-P-1) and designates a Local Landmark as part of the development review process
(3-P-1 D).
B. Designation of the Lundholm/Patocchi House will further implement historic
preservation objectives outlined in Chapter 15 of the Implementing Zoning
Ordinance (IZO) in that it will serve to promote the health, safety, and general
welfare of the public through the protection and enhancement of a building that
serves as a reminder of past eras, events, and persons important to local history.
C. On August 12, 2014, the Historic and Cultural Preservation Committee found the
Lundholm/Patocchi House to be locally significant based on its association with the
local dairy and poultry industry and its embodiment of distinctive characteristics of a
19th Century Queen Anne Residence.
D. The following description of the characteristics of the Lund holm/Patocchi House
justify its designation as a local historic landmark as do excerpts from the CEQA
Review and Evaluation for Significance for the Lundholm/Patocchi Farmhouse,
prepared by Clark Historic Resource Consultants, and dated May 2006.
1. The Lundholm/Patocchi House is associated with broad patterns of local
agricultural history as a representation of residential trends in Petaluma during
the late 191h century. The construction of the house coincided with a period of
growth in the residential neighborhood that spread from the downtown core
area, north along Liberty, Keller, and Kentucky Streets.
2. The Lundholm/Patocchi House embodies distinctive characteristics of a type
and period. The House is a well-maintained example of 19th century Queen
Anne design. The house retains integrity and retains many decorative details,
interior spatial organization, and exterior features including the palm located
at the front of the property.
E. The following are the primary character defining elements of the Lund holm/Patocchi
House:
1. Steeply -pitched cross -gable roofline.
2. Spider motif braces on the gable peaks.
3. Canted bay windows.
4. 1 /1 double hung wood sash windows.
5. Fish scale shingled architrave and cut-out balustrade borders on front porch.
6. Shiplap siding.
7. Existing palm in front of the building
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Ordinance No. 2515 N.C.S. Page 2
F. The location of the landmark is 200 West Street and the boundaries of the landmark
are the APN 006-083-053, PARCEL 1.
G. The following conditions of approval shall apply to the property at 200 West Street:
1. The Lundholm/Patocchi House shall be placed on Petaluma's local Register of
Historic Landmarks.
2. Prior to building permit final, the designation shall be recorded by the applicant
With the Sonoma County Recorder's office as a deed restriction. Proof of such
recordation shall be provided to the Planning Division prior to any building permit
final relating to development on Parcel 006-083-054.
3. The existing attached carport which provides the one required covered parking
space is not consistent with the character of the house. At such time that the
carport is remodeled or a garage added, it shall be designed in keeping with the
character of the farmhouse and subject to review and approval by the HPCP
prior to modification or removal.
4. Development shall maintain adequate open space around the parcel to allow
the Queen Anne Residence to be individually appreciated.
5. Appropriate vegetative screening shall be planted at the rear and side of the
parcel in order to serve as a visual buffer from adjacent new construction.
6. The Lundholm/Patocchi House shall be subject to the provisions of IZO Chapter
15: Preservation of the Cultural and Historic Environment. Pursuant to IZO
§15.040.) and any subsequent amendments thereto, future construction,
alterations, demolition, repair, maintenance, or removal work for which a City
permit is required for the Lund holm/ Patocchi House shall first be reviewed and
approved by the Historic and Cultural Preservation Committee according to the
standards of review set by IZO § 15.070 and any subsequent amendments thereto.
Section 2. Recordation of Designation. The local landmark designation shall be recorded by the
applicant with the Sonoma County Recorder's office as a deed restriction applicable to APN
006-083-053. Proof of such recordation shall be provided to the Planning Division prior to
finalizing any building permit.
Section 3. Severability. If any provision of this ordinance or the application thereof to any
person or circumstance is held invalid, the remainder of the ordinance, including the application
of such part or provision to other persons or circumstances shall not be affected thereby and
shall continue in full force and effect. To this end, provisions of this ordinance are severable. The
City Council hereby declares that it would have passed each section, subsection, subdivision,
paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more
sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held
unconstitutional, invalid, or unenforceable.
Section 4. Effective Date. This ordinance shall become effective thirty (30) days after the date of
its adoption by the Petaluma City Council.
Section 5. Posting/Publishing of Notice. The City Clerk is hereby directed to post and/or publish
this ordinance or a synopsis of it for the period and in the manner required by the City Charter.
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Ordinance No. 2515 N.C.S. Page 3
INTRODUCED and ordered posted/published this 201h day of October, 2014.
ADOPTED this day of
Ayes:
Noes:
Abstain:
Absent:
ATTEST:
Claire Cooper, CMC, City Clerk
2014 by the following vote:
David Glass, Mayor
APPROVED AS TO FORM:
Eric W. Donly, City Attorney
Ordinance No. 2515 N.C.S. Page 4