HomeMy WebLinkAboutOrdinance 2594 N.C.S. 01/23/20171
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EFFECTIVE DATE
OF ORDINANCE
February 23, 2017
Introduced by
Gabe Kearney
ORDINANCE NO, 2594 N.C.S.
Seconded by
Kathy Miller
ORDINANCE OF THE CITY OF PETALUMA CITY COUNCIL
AMENDING THE ZONING MAP OF THE IMPLEMENTING ZONING
ORDINANCE TO REZONE THE PROPERTY LOCATED AT 360
CORONA ROAD (APN 137 - 061 -040) FROM RESIDENTIAL 4 (114)
AND RESIDENTIAL 5 (115) TO PLANNED UNIT DISTRICT (PUD)
File No.: PIMA -15 -0007
WHEREAS, on November 30, 2015, the project applicant, DeNova Homes, LLC submitted
application to the City of Petaluma for a Zoning Map Amendment (File No. PLMA -15 -0007) to
change the zoning on the 15.93 -acre property located at 360 Corona Road (APN: 137 -061 -040)
from R4 and R5 to PUD ( "the Project" or the "proposed Project "); and
WHEREAS, the property is designated Medium Density Residential and High Density
Residential in the General Plan Land Use Map; and
WHEREAS, the proposed zoning is consistent with the Medium and High Density
Residential land use designations in the General Plan; and
WHEREAS, on November 8, 2016, the Planning Commission held a duly noticed public
hearing, pursuant to Implementing Zoning Ordinance Section 25.050, to consider the Project, at
which time all interested parties had the opportunity to be heard; and
WHEREAS, on November 8, 2106 the Planning Commission considered the staff report
dated November . 8, 2016 analyzing the application, including the California Environmental
Quality Act (CEQA) determination therein; and
WHEREAS, on November 8, 2016 the Planning Commission approved Resolution No. 2016-
21 recommend the City Council rezone the subject parcel (APN 137 -61 -040) from R4 and R5 to
PUD; and
WHEREAS, on January 9, 2017, the City Council held a duly noticed public hearing to
consider the proposed Zoning Map Amendment,
Ordinance No. 2594 N.C.S.
Page 1
1 NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS
2 FOLLOWS:
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4 Section 1. Findings. The City Council approves the Project based on the findings made below:
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6 1. The proposed Zoning Map amendment is consistent with the following policies of the
7 Petaluma General Plan:
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9 1 -P -1: Promote a range of land uses at densities and intensities to serve the community
10 needs within the Urban Growth Boundary (UGB).
11 The proposed project is infill development within the UGB and within the density ranges
12 designated in the General Plan. There are 10.7 du /ac proposed on the portion of the site
13 designated MDR and 27.8 du /ac in the portion of the site designated HDR.
14 1 -P -2: Use land efficiently by promoting infill development, at equal or higher density
15 and intensity than surrounding uses.
16 The proposed zoning amendment allows for efficient use of land in that it will result in infill
17 development on underutilized property designated for medium density residential
18 development and high density residential development at the intersection of two
19 arterials, Sonoma Mountain Parkway and Corona Road, and adjacent to the planned
20 Corona Road SMART Station. The density of the project is consistent with existing zoning
21 and General Plan designation and has been designed to complement development
22 characteristics of surrounding properties and increase density of development closer to
23 the main arterial and future SMART station. Single family detached units are included on
24 the eastern side of the development to relate to the more traditional single family
25 neighborhood on the eastern side of Wellington Place and Corona Creek and north of
26 Sonoma Mountain Parkway. The multi - family portion of the project is on the western side
27 where a greater number of residents will have direct pedestrian access to the adjacent
28 site planned for a SMART Station.
2 -P -1 As depicted on the land use map, allow for urban development at defined
densities and intensities to prevent the need to extend outward beyond the Urban
Growth Boundary (UGB).
The project is proposed at densities consistent with the City's adopted land use map as
noted in Table Four above.
2 -P -2 For development adjacent to the UGB, the intent of the designated land use is to
feather or reduce densities to provide a transition from urban to rural.
Property west of the project site is currently outside of the UGB; however, it is identified in
the Planning Boundaries exhibit (General Plan Figure i -3) of the Petaluma General Plan as
a "Possible UGB Expansion Area." Furthermore, the density proposed in the portion of the
site designated HDR is consistent with the density range for the HDR Land Use
designation.
Feathering of density between existing single - family homes east and north of the project
site and the multi - family homes proposed on the western side of the site is accomplished
by the single - family homes in the development.
Ordinance No. 2594 N.C.S. Page 2
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2 -P -5 Strengthen the visual and aesthetic character of the major arterial corridors
through
Orientation towards street; and
Prohibiting use of soundwalls facing streets.
Although the proposed residences will not front Sonoma Mountain Parkway, the visual
and aesthetic character of Sonoma Mountain Parkway is maintained through a
landscape buffer, generous building setbacks and building setbacks which increase as
the building height increases. To attenuate noise generated by vehicular traffic, a six -
foot double sided wood fence set back 15 feet from the Sonoma Mountain Parkway and
screened with landscaping is proposed.
2 -P -97 The parcel at the corner of Sonoma Mountain Parkway and Corona Road with a
split designation of medium density and high density residential shall reflect the intent of
providing a mixture of unit types both consistent with the surrounding neighborhoods and
the desire for high density housing in proximity to the proposed rail station. Distribution of
a mixture of medium and high- density unit types across the property may be permitted.
As proposed, the Brody Ranch subdivision will contain a mix of single - family, duplex and
multi - family homes with the lower density development in the subdivision closer to
existing single - family neighborhoods and the higher density multi - family development
near Corona Road and the proposed Corona Road SMART Station.
4 -P -6: Improve air quality through required planting of trees along streets.
A total of 140 trees along the project's three roadway frontages and along the multi -use
trail near the southerly side of the development are proposed with the subdivision
application. An additional 180 trees are included in the SPAR application for the project.
5 -P -19: All new and redesigned streets shall be bicycle and pedestrian friendly in
design.
A ten foot wide multi -use path is proposed along the southern end of the development,
four and a half foot sidewalks are proposed along both sides of all private streets within
the development, a pedestrian access path is proposed at the end of the proposed cul-
de -sac to provide connection to the play /picnic area, and new sidewalks separated by
a landscaped parkway are proposed along the Corona Road and Wellington Place
frontages. The existing sidewalk and Class 1 bike lane along Sonoma Mountain Parkway
will remain and a Class II bike lane will be added to the Corona Road frontage.
10- P -3(f) Discourage use of sound walls anywhere except along Highway 101
Corridor and or along NWRA Corridor without findings that such walls will not be
detrimental to the community character. When sound walls are deemed necessary,
integrate them into the streetscape.
To attenuate vehicle noise from Sonoma Mountain Parkway a six -foot tall double -sided
redwood fence set back 15 feet from the right -of -way line and screened by landscaping
is proposed. Along the Corona Road frontage, sound is attenuated by building
placement and, in the areas between the buildings, by eight -foot, double -sided
redwood fence panels set back 15 feet from the roadway and screened with
landscaping. Along a portion of the SMART railroad, an eight -foot, double -sided
redwood fence with gabion columns is proposed. The fence is proposed along an
approximately 200 -foot length of the southerly property line starting near Corona Road,
Ordinance No. 2594 N.C.S.
Page 3
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I 1- P -20B: Continue to require the planting of street and parking lot trees as part of
residential projects to provide cooling during the summer months.
Seventy -two trees are proposed along the Corona Road, Sonoma Mountain Parkway
and Wellington Place frontages. As a part of the SPAR application, trees in compliance
with the code standards for parking lot landscaping shall be provided.
Housing Element Policy 4.2 Assign a share of the responsibility for providing affordable
housing to the developers of market -rate housing and non - residential projects.
Housing Element Program 4.3 Continue to require residential projects of five or more units
to contribute to the provision of below- market rate housing in one of the following ways;
a. Dedicate 15% of the units on -site or a portion of the project site or property to the
City or a non - profit organization for use as affordable housing.
b. Within a half -mile radius of the planned SMART stations, developers are
encouraged to provide at least 15 percent of the units in a rental housing project
at rents affordable to very low -and low- income households for a minimum period
of 30 years.
c. Within a half -mile radius of the planned SMART stations, developers may be
required to provide at least 15 percent of the units in a for -sale project at prices
affordable to low- and moderate - income households for a minimum period of 30
years.
d. The developer can make an in -lieu payment to the City's Housing Fund.
e. Use alternative methods to meet the intent of the inclusionary requirement,
subject to approval by the City Council.
Twenty -five housing units in the development will be sold at prices affordable to low- and
moderate - income households. The units will be affordable for 99 years through a
renewable ground lease for the detached and attached single - family homes and a
deed covenant for the condominiums with the Housing Land Trust of Sonoma County
and units will be scattered throughout the development and consist of a mix of one, two
and three bedrooms, as is needed. Although this represents 12.5 percent of the total units
which is less than the 15 percent specified by Housing Element Program 4.4(a), the term
of the affordability restrictions is more than two times longer than that required by the
Housing Element and Program 4.4(e) allows use of alternative methods to meet the intent
of the inclusionary requirement, subject to approval by the City Council. Furthermore,
based on analysis prepared by the City of Petaluma Housing Division, the developer
contribution for providing units on -site is approximately $516,000 more than paying the in-
lieu fee. Based on these facts, the City Council finds the project is consistent with the
Housing Element of the General Plan.
2. The project is consistent with the public necessity, convenience, and general welfare in
that it promotes residential, transit - oriented development of an in -fill site with on -site
affordable housing consistent with the Petaluma General Plan.
Section 2. The Zoning Map contained in the Petaluma Implementing Zoning Ordinance is
hereby amended to modify the zoning district of the property located at 360 Corona Road from
R -4 and R -5 to PUD.
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
Ordinance No. 2594 N.C.S.
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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 published /posted this 9th day of January, 2017.
ADOPTED this 23rd day of January, 2017, by the following vote:
Ayes:
Albertson, Vice Mayor Barrett, Mayor Glass, Healy, Kearney, King, Miller
Noes:
None
Abstain:
None
Absent:
None
�a
David Glass, Mayor
ATTEST: APPRO O O�M:
0�_rl
Claire Cooper, City Clerk Eric W. Danly, City Attorn
Ordinance No. 2594 N.C.S.
Page 5