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HomeMy WebLinkAboutPlanning Commission Resolution 2015-24 12/08/2015RESOLUTION NO. 2015-24 CITY OF PETALUMA PLANNING COMMISSION RECOMMENDING CITY COUNCIL APPROVAL OF A TENTATIVE SUBDIVISION MAP FOR THE NORTH MCDOWELL COMMONS PROJECT LOCATED AT 750 NORTH MCDOWELL BOULEVARD APN 137-061-026 File No.: PIMA - 15-0005 WHEREAS, on May 28, 2013, the Planning Commission adopted a Mitigated Negative Declaration ("MND") and approved a Site Plan and Architectural Review application for the development of 34 new residential rental dwellings consisting of both detached single-family and duplex units, on property located at 750 North McDowell Boulevard (APN: 137-061-026) and rehabilitation of the historic Hansen House on property located at 718 North McDowell Boulevard; and WHEREAS, after construction commenced, on September 1, 2015, the project applicant, Hugh Futrell Corporation/North McDowell Commons, LLC, submitted applications to the City of Petaluma for a Zoning Map Amendment (File No. PLMA-15-0005) to subdivide the 2.14 -acre property located at 750 North McDowell Boulevard (APN: 137-061-026) into nine parcels ("the Project" or the "proposed Project"); and WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Project, including an associated Zoning Map Amendment and PUD Development Standards and Design Guidelines on December 8, 2015, at which time all interested parties had the opportunity to be heard; and WHEREAS, at said hearing the Planning Commission found that the project is consistent with the project analyzed in the Mitigated Negative Declaration (MND) adopted by Planning Commission on May 28, 2013 via Resolution No. 2013-009 N.C.S. NOW THEREFORE, BE IT RESOLVED that the Planning Commission hereby recommends the City Council approve the Tentative Subdivision Map for the Project based on the findings made below and subject to the conditions of approval attached as Exhibit A hereto and incorporated herein by reference: 1. The Tentative Subdivision Map, as conditioned, is consistent with the provisions of Title 20 of the Petaluma Municipal Code (Subdivision Ordinance) and the California Subdivision Map Act. a. The proposed map is consistent with the general plan in that it is on property designated for Medium Density residential use in the General Plan Land Use Map with a density range of 8.1 to 18 dwelling units per acre. The project has an overall density of 15.62 dwelling units per acre. Furthermore, the proposed subdivision, together with provisions for its design and improvements will not be detrimental to the public health, safety, or welfare in that adequate public facilities exist or will be installed, including road, sidewalks, water, sewer, storm drains, and other infrastructure. Planning Commission Resolution No, 2015-24 Page 1 b. As designed, the subdivision is consistent with General Plan in that the project density is consistent with that of the General Plan and for the reasons stated in the previous standard. c. Physically, the site is well suited for residential development in that is relatively flat, rectangular in shape, adequate in size, has direct access to North McDowell Boulevard, a major thoroughfare, and is surrounded by residential uses and structures of a similar density and scale. d. Physically, the site is suitable for the density of the proposed development in that the proposed density of 15.62 dwelling units per acre is within the density range specified in the general plan for the site and the site can accommodate reasonable sized homes with adequate private and public open space, parking, landscaping and amenities including a playground and pedestrian and bicycle paths. e. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. As documented in the Mitigated Negative Declaration (MND) adopted by the Planning Commission on May 28, 2013 in conjunction with the Site Plan and Architectural Review application for the development of 34 homes on the project site, the project will not cause substantial environmental damage or substantially any avoidably injure fish or wildlife or their habitat. f. The design of the subdivision and the residential improvements in the subdivision are not likely to cause serious public health problems in that the project will not expose inhabitants of the homes to any known hazards. g. The design of the subdivision does not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Existing easements for public utilities, pedestrian access, public lighting and public water facilities which traverse the site will remain in place and unimpeded by the subdivision. 2. Mitigation Measures approved with the MND reduce potentially significant environmental effects below the threshold of significance, and those mitigation measures continue to apply to the subject project as conditions of approval. No additional environmental review is required for the following reasons: (a) there have been no substantial changes to the project; (b) there have been no substantial changes to the circumstances under which the project is being undertaken; and (c) there is no new information, which was not known and could have been known at the time the MND was approved, that has become available. 3. The applicant will contribute to the provision of below -market -rate housing consistent with Program 4.3 of the 2015 -2023 Housing Element (Chapter 11 of the Petaluma General Plan 2025) . Planning Commission Resolution No. 2015-24 Page 2 ADOPTED this 8th day of December, 2015, by the following vote: Commission Member Aye No Absent Abstain Councilmember Barrett X Vice Chair Benedetti-Petnic X Gomez X Chair Lin X Marzo X Pierre X Wolpert X ATTEST: n He j her Hines, C ission Secretary -�Z- JoceVi Lin, air APPROVED AS JO FORM: f Eric W. Danly,Pity Attorney Planning Commission Resolution No. 2015-24 Page 3