HomeMy WebLinkAboutPlanning Commission Resolution 2016-04 05/10/2016RESOLUTION NO. 2016 -04
CITY OF PETALUMA PLANNING COMMISSION
RESOLUTION OF THE CITY OF PETALUMA PLANNING COMMISSION APPROVING A CONDITIONAL
USE PERMIT TO ALLOW DEVELOPMENT OF A MULTI - FAMILY RESIDENTIAL PROJECT, EAST
WASHINGTON COMMONS, LOCATED AT 817, 821, AND 825 EAST WASHINGTON STREET
APNs: 007 - 022 -033, 007 - 022 -055, and 007 - 022 -058
FILE NO. PLMA -16 -0004
WHEREAS, Jerry Kler, on behalf of the property owner, submitted applications for Site Plan and
Architectural Review and a Conditional Use Permit for the construction of multi - family residential project,
including 24 residential units, on -site parking, tenant amenities at the ground floor, residential units on
the second and third floors, and other associated site improvements located at 817, 821, and 825 East
Washington Street; and
WHEREAS, the project site is provided a Mixed Use 1 A (MU 1 A) designation by the Zoning Map;
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WHEREAS, Table 4.3 of the IZO provides that multi - family dwellings may be allowed within the
MU 1 A zoning district through issuance of a Conditional Use Permit; and
WHEREAS, the project has been reviewed in compliance with the California Environmental
Quality Act (CEQA) and has been determined to be categorically exempt pursuant to CEQA
Guidelines Section 15332 (In -Fill Development Projects), Class 32, which allows for in -fill development
projects meeting specific conditions in this section, and does not trigger any exceptions to using the
categorical exemption pursuant to CEQA Guidelines Section 15300.2, and as further described in
Attachment E of the May 10, Planning Commission Staff Report; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider a Conditional
Use Permit for the proposed project on May 10, 2016; and
WHEREAS, public notice was published in the Argus- Courier and mailed to residents and
occupants within 500 feet of the project site in compliance with state and local law.
NOW THEREFORE BE IT RESOLVED that the Planning Commission hereby approves a Conditional
Use Permit for the East Washington Commons project to allow for a multi - family residential development
on a site designated MU 1 A zoning, based on findings made below;
1. The East Washington Commons project conforms to the intent, goals, and policies of the Petaluma
2025 General Plan, including policies for the Washington Core Subarea, in that the project; 1)
provides residential uses within a mixed use corridor intended to reflect a wide range of uses spread
horizontally along arterial corridors with a diversity of uses across parcels rather than within single
parcels, 2) meets the intended Floor Area Ratio (FAR) and residential density of the Mixed Use land
use designation, 3) encourages infill development at equal or higher density and intensity than
surrounding uses, and within the Urban Growth Boundary, 4) strengthens the visual and aesthetic
character of a major arterial corridor, while also providing an active ground level public courtyard
with associated public amenities, 5) encourages the development of housing on underutilized land,
and 6) promotes the use of energy conservation features in the design of residential development.
Planning Commission Resolution No. 2016 -04 Page 1
2. The East Washington Commons project is consistent with the City's Implementing Zoning Ordinance
for the MUTA zoning district in that the project complies with all development standards for the MUI
zone, including setbacks, building height, parking requirements, FAR, and usable open space, and
introduces an apartment building on a site that allows multiple - dwelling residential as a conditional
use, and is consistent with the intent of the City's General Plan, as discussed above.
3. The East Washington Commons project is consistent with Petaluma Implementing Zoning Ordinance
§24.030 - Conditional Use Permit, in that all required findings for a Conditional use Permit found in
§24.030(G) can be made in that:
a. The siting of the building or use, and in particular:
i. The project site is adequate to accommodate a multi - family residential
development in that multi - family residential uses are already occurring in the
surrounding neighborhood, and surrounding residential uses are already well -
served by local commercial uses such as individual businesses along East
Washington Street, within the Petaluma Town Plaza shopping center, and within
the East Washington Place shopping center. Therefore, minimal necessity exists for
developing the project site with commercial uses typical of a mixed use building.
The building purposefully designed to have a more interactive and transparent
ground floor by incorporating design features (e.g. windows, vertical glass lobby
fagade, open air public courtyard, and public seating) that aim to activate the
project frontage, especially in the absence of ground floor commercial;
ii. Outdoor activities are limited to parking areas at the rear of the site and the
common open space at the front of the site along East Washington Street. The
rear and side property lines include fences and walls to provide a buffer between
parking lot activities (e.g. people talking, sounds of cars, and car headlights) and
adjacent properties. More heavily trafficked areas (e.g. open air public
courtyard, public seating) are located at the street frontage where pedestrian -
and auto - oriented uses are already occurring at high intensities;
iii. The project is expected to have minimal effects on adjoining properties with
respect to peace and quiet in that the residential nature of the proposed use
primarily occurs indoors and the buildings are adequately setback from side and
rear property lines where adjoining uses currently exist. The proposed building is
set back further from the adjacent residential uses at the rear than is required by
the IZO and maximum height allowances are not exceeded. Therefore, no
impacts to the protection of outlook, light, or air for neighboring properties are
expected as a result of allowing the multi - family residential development;
iv. The residential project does not include any display or signage that would impact
surrounding uses in the adjacent neighborhood; and
v. The introduction of a multi - family residential development on the site will create a
less intense use than if commercial uses were incorporated into the project.
However, the City's Housing Element indicates that mixed use areas outside of
the Central Petaluma Specific Plan area tend to reflect a wide range of uses
spread horizontally along arterial corridors with a diversity of uses across parcels
rather than within single parcels. Furthermore, the General Plan's Community
Design, Character, and Sustainable Building Element provides direction as to the
intent of the Mixed Use classification where the intent of mixed use along
corridors such as Washington Street is to recognize a broad range of uses along
corridors including both commercial and residential uses; a mixture of uses on
these smaller individual parcels in encouraged but not required. Based on the
Planning Commission Resolution No. 2016 -04 Page 2
above, allowing a residential -only project on a relatively small mixed -use site
within a neighborhood that is already well- served by surrounding commercial is
an appropriate use and intensity for the site that is also consistent with the intent
of the General Plan.
b. Traffic circulation and parking, and in particular:
i. The proposed project fronts East Washington Street, a major arterial, which is the
point of entry and exit to /from the project site. At 24 units, the project is below the
threshold requiring preparation of a traffic impact study. As a project proposing
only residential uses, the project would generate fewer automobile trips than if
commercial uses were also provided within the building, in addition to residential
uses;
ii. By allowing a multi - family residential development on the site, adequate,
convenient, and safe provisions are provided for vehicular access and parking,
as the project is designed to promote these provisions as described under the
SPAR findings above. It should be noted that by incorporating residential uses
instead of mixed use commercial on site, fewer overall trips will occur to and from
the project site, thereby reducing overall traffic and circulation impacts as a
result of the project; and
iii. As a residential project, the proposed development does not create any regular
associated truck traffic outside of weekly garbage truck service and occasional
delivery services.
c. The compatibility of the proposed building or use with its environment, and in particular:
i. As a multi - family residential development, the project will introduce an
appropriate number of users and activity level to the site and surrounded
neighboring uses. The residential -only project will result in a less intense use of the
site, as compared with a mixed use project incorporating commercial uses at the
ground floor; resulting building and tenant amenities are compatible with
surrounding uses as previously discussed. Neighboring uses of unusual public
importance (e.g. Petaluma Regional Library, McKinley Elementary School,
Sonoma -Marin Fairgrounds, and Petaluma Swim Center) will experience
negligible, if any, changes to activity levels already occurring within the
neighborhood. Therefore, the resulting activity level and number of users of the
site and surrounding uses will not be significantly impacted as a direct result of
allowing a multi - family residential project instead of a mixed use project;
The project proposes residential uses only, and therefore will not have hours of
operation. The property owner /management company may decide to impose
specific hours for use of tenant amenities (e.g, clubhouse, gym), however this is
not expected to have an impact to the environment or surrounding
neighborhood;
iii. By allowing a multi - family residential development on the project site, no
significant off -site effects are anticipated such as noise, dust, odors, light, or glare.
The project incorporates design features to address specific off -site effects
through the use of downcast hooded lighting, walls, and fences. If the project
were to incorporate commercial uses typical of a mixed use building, the project
would likely require added provisions to control off -site effects;
iv. The project does not pose any special hazards to the public arising from the
intended use, as it is a residential -only building that does not necessitate typical
Planning Commission Resolution No. 2016 -04 Page 3
considerations of the incorporation of commercial uses (e.g. hours of operations,
odors, dust); and
v. The multi - family residential development utilizes an appropriate amount of space
of the project site, and the project meets all developments standards outlined in
the IZO.
d. The expected duration of the conditional use (multi - family residential development) is
permanent, and the setting of time limits is not appropriate for this project.
e. As the proposed project would not serve the public, other than incorporating pedestrian
amenities along the East Washington Street frontage, this finding does not apply.
ADOPTED this l Ofh day of May, 2016, 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
.j \oclyn Lir��Chair,
T -
ATTEST: > APPROVED AS TO
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�%'ther Hines, Co < "mission Secretary Eric W. Danly, City Attofney
Planning Commission Resolution No. 2016 -04 Page 4