HomeMy WebLinkAboutPlanning Commission Resolution 2016-11 07/26/2016RESOLUTION 2016 -11
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING CITY COUNCIL APPROVAL OF AN AMENDMENT TO THE SMARTCODE
TO REZONE THE PROPERTIES LOCATED AT 300, 314, and 322 LAKEVILLE STREET AND
330 EAST D STREET FROM RAILROAD DISTRICT (D -2) TO URBAN CENTER (T -5).
APN 007 - 153 -006, -008, -009, AND -013
File No. PLZM -16 -001
WHEREAS, on March 10, 2016, Petaluma Riverfront LLC submitted an application on behalf of
Kosewic /Ko -Ri, Inc and Petaluma Riverfront LLC to amend the zoning on four parcels located at the
southeast corner of Lakeville Street and East D Street, from Railroad District (D -2) to Urban Center (T -5)
(herein "Project "); and
WHEREAS, all four properties are designated Mixed Use (MU) in the General Plan Land Use Map
and the 2003 Central Petaluma Specific Plan (CPSP); and
WHEREAS, the proposed zoning is consistent with the Mixed -Use land use designation of the
General Plan; and
WHEREAS, the proposed zoning is consistent with the Mixed -Use land use designation of the
Central Petaluma Specific Plan; and
WHEREAS, on July 26, 2016, the Planning Commission held a duly noticed public hearing,
pursuant to Implementing Zoning Ordinance (IZO) Section 25.050, to consider the Project, at which time
all interested parties had the opportunity to be heard; and
WHEREAS, on July 26, 2016, the Planning Commission considered the staff report dated July 26,
2016 analyzing the application, including the California Environmental Quality Act (CEQA)
determination therein; and
NOW THEREFORE, BE IT RESOLVED by the Planning Commission as follows:
A. Pursuant to Implementing Zoning Ordinance §25.050(B), the Planning Commission recommends
that the City Council adopt proposed amendment to the SmartCode, attached hereto as
Exhibit 1, based on the following findings:
The proposed SmartCode amendment is consistent with the following policies of the
Petaluma General Plan:
a. Use land efficiently by promoting infill development, at equal or higher density
and intensity than surrounding uses. (Petaluma General Plan Policy I -P -2)
The subject sites are vacant and underutilized infill sites near the center of Petaluma and
the proposed T -5 zoning would allow use of the sites with higher density and intensity than
the existing uses allowed by the D -2 zoning and at density and intensity equal to that
allowed on surrounding properties. In addition, the 2013 Station Area Master Plan
identifies the three subject vacant sites, among others, as priority opportunity sites to
"complement the development of the catalyst sites and reinforce the goals and vision
for the Station Area." The intent of identifying the priority opportunity sites is "that over
time as the area develops, pedestrian oriented mixed -use development will become the
highest and best use for these parcels, providing the land owners with the opportunity
Planning Commission Resolution No. 2016 -11 Page 1
and economic incentive to redevelop." (Station Area Master Plan, June 2013 p. 2 -7) The
proposed zoning amendment would allow development on the subject sites consistent
with this intent of the Station Area Master Plan whereas the existing Railroad District
zoning precludes such development.
b. Encourage mixed -use development, which include opportunities for increased
transit access. (Petaluma General Plan Policy 1 -P -6)
The subject sites are across D Street from the Central Petaluma SMART Station and the
proposed T -5 zoning would allow mixed -use development within a short walk of transit,
The existing D -2 zoning does not allow mixed -use development.
C. Allow land use intensification at strategic locations along the arterial corridors
leading to Downtown and Central Petaluma, including aging commercial and industrial
sites. (Petaluma General Plan Policy 1 -P -1 1)
Intensification of the land uses allowed on the subject sites would be allowed and
encouraged by the proposed change in zoning. The sites are at a strategic intersection
of two primary arterials leading to Downtown and Central Petaluma and three of the
sites are vacant and one is developed with an older single -story auto - oriented service
building.
2. The proposed SmartCode amendment is consistent with the following goals and policies
of the Central Petaluma Specific Plan:
a. Provide for a mix of new uses.
New uses should be encouraged on vacant and underutilized parcels and on properties
that are key in reorienting this area to the river. A broad spectrum of uses is envisioned,
including those that are nontraditional, unique and unusual in nature, and which can.
contribute to the role of this area as the focal point of the community. (Goal 2)
The proposed SmartCode zoning amendment would allow a mix of uses not currently
allowed on the subject parcels and would allow development that could contribute as a
gateway connecting the Lakeville Corridor and new SMART station to the river.
b. Encourage intensification appropriate to the area's central location.
The urban infill of lands within Central Petaluma is a priority, with future development
having an intensity that is higher than elsewhere in the city in order to create a greater
focus within the area, support the investment in transit facilities, and provide for
pedestrian and bicycle- oriented activities that are linked with the surrounding
neighborhoods and districts. (Goal 3)
The subject sites are centrally located and adjacent to the SMART Station and along a
significant commercial corridor. T -5 zoning will allow and encourage more intense use of
the sites and help implement the stated purposes of this goal.
c. Expand the Lower Reach area as a center of employment, mixed use and region -
serving commercial activity consistent with maintaining river - dependent industrial uses.
(OBJECTIVE 5)
Given the location of the subject sites at the intersection of Lakeville Street and D Street
adjacent to the SMART station, the mix of uses allowed by the proposed T -5 zoning is
appropriate and can be consistent with maintaining river - dependent industrial uses.
Planning Commission Resolution No. 2016 -11 Page 2
3. The project is consistent with the public necessity, convenience, and general welfare in
that it promotes mixed -use, transit - oriented development of an in -fill site consistent with
the Petaluma General Plan and the Central Petaluma Specific Plan.
B. No physical development of the project site is proposed under the current application.
California Environmental Quality Act (CEQA) Section 21065 defines, in relevant part, a "project,"
as, "an activity which may cause either a direct physical change in the environment, or a
reasonably foreseeable indirect physical change in the environment." In considering whether
the project would result in any reasonably foreseeable indirect physical changes to the
environment, the Planning Commission concluded, pursuant to CEQA Guidelines Section 15064,
that it was speculative to make such a determination.
The potential environmental effects of applying a General Plan Mixed -Use land use designation
to the project site were analyzed, in programmatic sense, in the General Plan EIR adopted by
City Council on April 7, 2008 via Resolution No. 2008 -058 N.C.S.. That prior CEQA document
adequately addressing reasonably foreseeable indirect physical changes at the project site
(without being speculative) and is considered adequate for the current application. Should an
actual physical development proposal be submitted at a future date for the project site, it will
require full environmental review consistent with CEQA.
ADOPTED this 26th day of July, 2016, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Councilmember King
X
Vice Chair Benedetti - Petnic
X
Gomez
X
Chair Lin
X
Marzo
X
Pierre
X
Wolpert
I X
ATTEST:
r-
Jope�n Lin, Ciir
APPROVED AS TO FORM:
H other Hines, C ;mission Secretary Lisa Tennenbc m, Assistant City Attorney
Planning Commission Resolution No. 2016 -11 Page 3
Exhibit A
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PETALUMA
AMENDING THE SMARTCODE TO REZONE THE PROPERTIES LOCATED
AT 300, 314, and 322 LAKEVILLE STREET AND 330 EAST D STREET FROM
RAILROAD DISTRICT (D -2) TO URBAN CENTER (T -5).
APN 007 - 153 -006, -008, -009, and -013
File No. PLZM -16 -001
WHEREAS, on March 10, 2016, Petaluma Riverfront LLC submitted an application on
behalf of Kosewic/Ko -Ri, Inc and Petaluma Riverfront LLC to amend the zoning on four parcels
located at the southeast corner of Lakeville Street and East D Street, from Railroad District (D -2)
to Urban Center (T -5) (herein "Project "); and
WHEREAS, all four properties are designated Mixed Use (MU) in the General Plan
Land Use Map and in the 2003 Central Petaluma Specific Plan (CPSP); and
WHEREAS, the proposed zoning is consistent with the Mixed -Use land use designation
of the General Plan; and
WHEREAS, the proposed zoning is consistent with the Mixed -Use land use designation
of the Central Petaluma Specific Plan; and
WHEREAS, on July 26, 2016, the Planning Commission held a duly noticed public
hearing, pursuant to Implementing Zoning Ordinance (IZO) Section 25.050, to consider the
Project, at which time all interested parties had the opportunity to be heard; and
WHEREAS, on July 26, 2016, the Planning Commission considered the staff report
dated July 26, 2016 analyzing the application, including the California Environmental Quality
Act (CEQA) determination therein; and
WHEREAS, at said hearing the Planning Commission approved Resolution No. 2016 -_
recommending City Council approval of the Project; and.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
PETALUMA AS FOLLOWS:
Section 1 — Findings. The City Council approves the Project based on the findings
made below:
1. The proposed SmartCode amendment is consistent with the following policies of
the Petaluma General Plan:
a. Use land efficiently by promoting infill development, at equal or higher
density and intensity than surrounding uses. (Petaluma General Plan Policy I -P -2)
The subject sites are vacant and underutilized infill sites near the center of Petaluma and
Planning Commission Resolution No. 2016 -11 Page 4
the proposed T -5 zoning would allow use of the sites with higher density and intensity
than the existing uses allowed by the D -2 zoning and at density and intensity equal to that
allowed on surrounding properties. In addition, the 2013 Station Area Master Plan
identifies the three subject vacant sites, among others, as priority opportunity sites to
"complement the development of the catalyst sites and reinforce the goals and vision for
the Station Area." The intent of identifying the priority opportunity sites is "that over
time as the area develops, pedestrian oriented mixed -use development will become the
highest and best use for these parcels, providing the land owners with the opportunity
and economic incentive to redevelop." (Station Area Master Plan, June 2013 p. 2 -7) The
proposed zoning amendment would allow development on the subject sites consistent
with this intent of the Station Area Master Plan whereas the existing Railroad District
zoning precludes such development.
b. Encourage mixed -use development, which include opportunities for
increased transit access. (Petaluma General Plan Policy I -P -6)
The subject sites are across D Street from the Central Petaluma SMART Station and the
proposed T -5 zoning would allow mixed -use development within a short walls of transit.
The existing D -2 zoning does not allow mixed -use development.
C. Allow land use intensification at strategic locations along the arterial
corridors leading to Downtown and Central Petaluma, including aging commercial and
industrial sites. (Petaluma General Plan Policy I -P -11)
Intensification of the land uses allowed on the subject sites would be allowed and
encouraged by the proposed change in zoning. The sites are at a strategic intersection of
two primary arterials leading to Downtown and Central Petaluma and three of the sites
are vacant and one is developed with an older single -story auto - oriented service building.
2. The SmartCode amendment is consistent with the following goals and policies of
the Central Petaluma Specific Plan:
a. Provide for a mix of new uses.
New uses should be encouraged on vacant and underutilized parcels and on properties
that are key in reorienting this area to the river. A broad spectrum of uses is envisioned,
including those that are nontraditional, unique and unusual in nature, and which can
contribute to the role of this area as the focal point of the community. (Goal 2)
The SmartCode amendment would allow a mix of uses not currently allowed on the
subject parcels and would allow development that could contribute as a gateway
connecting the Lakeville Corridor and new SMART station to the river.
b. Encourage intensification appropriate to the area's central location.
The urban infzll of lands within Central Petaluma is a priority, with future development
having an intensity that is higher than elsewhere in the city in order to create a greater
focus within the area, support the investment in transitfacilities, and provide for
Planning Commission Resolution No. 2016 -11
Page 5
pedestrian and bicycle - oriented activities that are linked with the surrounding
neighborhoods and districts. (Goal 3)
The subject sites are centrally located and adjacent to the SMART Station and along a
significant commercial corridor. T -5 zoning will allow and encourage more intense use
of the sites and help implement the stated purposes of this goal.
c. Expand the Lower Reach area as a center of employment, mixed use and
region - serving commercial activity consistent with maintaining river - dependent
industrial uses. (OBJECTIVE 5)
Given the location of the subject sites at the intersection of Lakeville Street and D Street
adjacent to the SMART station, the mix of uses allowed by the proposed T -5 zoning is
appropriate and can be consistent with maintaining river- dependent industrial uses.
3. The project is consistent with the public necessity, convenience, and general
welfare in that it promotes mixed -use, transit - oriented development of an in -fill site
consistent with the Petaluma General Plan and the Central Petaluma Specific Plan.
4. No physical development of the project site is proposed under the current
application. California Environmental Quality Act (CEQA) Section 21065 defines, in
relevant part, a "project," as, "an activity which may cause either a direct physical change in
the environment, or a reasonably foreseeable indirect physical change in the environment." In
considering whether the project would result in any reasonably foreseeable indirect physical
changes to the environment, the City Council concluded, pursuant to CEQA Guidelines
Section 15064, that it was speculative to make such a determination.
The potential environmental effects of applying a General Plan Mixed -Use land use
designation to the project site were analyzed, in programmatic sense, in the General Plan EIR
adopted by City Council on April 7, 2008 via Resolution No. 2008 -058 N.C.S.. That prior
CEQA document adequately addressing reasonably foreseeable indirect physical changes at
the project site (without being speculative) and is considered adequate for the current
application. Should an actual physical development proposal be submitted at a future date for
the project site, it will require full environmental review consistent with CEQA.
Section 2. The Zoning Map contained in the Petaluma SmartCode is hereby amended to
modify the zoning district of the properties located at 300, 314, and 322 Lakeville Street and 330
East D Street from Railroad District (D -2) to Urban Center (T -5).
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
Planning Commission Resolution No. 2016 -11
Page 6
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 day of , 2016.
ADOPTED this day of , 2016 by the following vote:
Planning Commission Resolution No. 2016 -11
Page 7