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HomeMy WebLinkAboutPlanning Commission Resolution 2017-01 01/10/2017CITY OF PETALUMA PLANNING COMMISSION RECOMMENDING CITY COUNCIL APPROVAL OF A ZONING MAP AMENDMENT TO REZONE THE PROPERTY LOCATED AT 998 BODEGA AVENUE FROM RESIDENTIAL 2 (1112) TO PLANNED UNIT DISTRICT (PUD) AND RECOMMENDING APPROVAL OF THE UNIT DEVELOPMENT PLAN AND PUD DEVELOPMENT STANDARDS FOR THE HOLLY HEIGHTS PUD APN: 019 - 070 -044 FILE NO: PLMA -16 -0008 WHEREAS, Chad Moll of Bear Flag Engineering, Inc. submitted an application for a Zoning Map Amendment to rezone the subject property from Residential 2 (R2) to Planned Unit District (PUD) and a Tentative Subdivision Map to subdivide the subject property into eight (8) lots and one (1) common parcel for access, drainage, and utilities, whereas the subject property includes five existing single - family homes and three existing duplexes on a 2.25 -acre site located at 998 Bodega Avenue (APN 019 -070- 044) (the "Project "); and WHEREAS, public notice was published in the Petaluma Argus- Courier and mailed to residents and occupants within 500 feet of the Project site in compliance with state and local law; and WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Zoning Map Amendment and Tentative Subdivision Map applications for the Project on January 10, 2017, at which time all interested parties had the opportunity to be heard; and WHEREAS, on January 10, 2017, the Planning Commission considered the staff report dated January 10, 2017, analyzing the application, including the California Environmental Quality Act ( "CEQA ") determination included therein; and WHEREAS, Implementing Zoning Ordinance §19.030 provides for the approval of a Unit Development Plan for a new PUD; and WHEREAS, Implementing Zoning Ordinance Chapter 25 provides for the approval of a Zoning Map Amendment; and WHEREAS, on January 10, 2017 the Planning Commission recommended that the City Council adopt an Ordinance, attached hereto as Exhibit B, approving a Zoning Map Amendment and the Unit Development Plan & PUD Development Standards for the Holly Heights PUD, and recommending approval of the associated Tentative Subdivision Map. NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PETLAUMA AS FOLLOWS: 1. The foregoing recitals are true and correct and incorporated herein by reference. Pursuant to Implementing Zoning Ordinance §19.030 and Chapter 25, the Planning Commission recommends that the City Council approve the Zoning Map Amendment and Unit Development Plan & PUD Development Standards for the Holly Heights PUD, attached hereto as Exhibit A, based on the following findings: a. The project concerns a 2.25 -acre site with existing development, including five (5) existing single - family houses and three (3) existing duplexes. The proposed rezone and Unit Development Plan of the Holly Heights PUD is, for the reasons discussed in the January 10, 2017 Planning Commission Planning Commission Resolution No. 2017 -01 Page 1 staff report, consistent with the Petaluma General Plan. The Project will result in eight (8) new lots and one (1) new common parcel that will retain existing densities ranging from 5.0 to 7.88 housing units per acre (hu /ac), consistent with allowable densities of 2.6 to 8.0 hu /ac as defined for the Low Density Residential land use classification of the General Plan. The Project is also consistent with the following General Plan policies: Policy 1 -P -3 (Preserve Scale and Character); Policy 1 -P -27 (Encourage Innovative Site Design for Parking Solutions); Policy 2 -P -114 (Maintain Standards Reflective of Development Patterns); Policy 5 -P -22 (Enhance Pedestrian Connectivity); Housing Element Goal 1 (Facilitate Mobility within Ownership and Rental Markets); and Housing Element Policy 2.2 (Encourage Variety of Housing Types). b. The Holly Heights PUD includes an established thoroughfare (Holly Heights Drive), which will be located on a separate parcel under common private ownership and intersect with an existing public road (Bodega Avenue). Each thoroughfare is adequate to serve traffic generated by existing development. Additionally, under the project, new sidewalk segments will promote pedestrian convenience and safety. c. Although no new development is proposed and existing structures will remain, the proposed PUD regulatory controls to preserve a unified and organized arrangement of buildings in a manner compatible with the surrounding area. The surrounding area includes properties with varied lots sizes and building heights, whereas residential lots to the west and within the County are typically small in size and contain primarily single -story homes, and lots to the east within the R2 zone are slightly larger with both one -story and two -story houses. The PUD standards propose lot sizes, building heights, and other building arrangement features (e.g. setbacks) that are appropriate in relation to nearby development and will control future development to be compatible with surrounding neighborhoods. d. The project site includes private yards and a private drive with mature landscaping and trees. Although seven trees are proposed for removal to accommodate project construction at Holly Heights Drive, the majority of such scenic qualities will be preserved. The project site is also located in close proximity to an entry Gateway (Bodega Avenue at western entrance to City UGB) under the General Plan, however the site is not significantly visible from this location. Additionally, the existing scenic and natural resources of open ridgelines and hillsides that help define the unique character of Petaluma will be protected. e. The project will not be detrimental to the public welfare as it: 1) will preserve the character of the existing neighborhood and surrounding areas; 2) will control massing and scale of existing and new residential structures, through the establishment of PUD development standards, so as not to create out -of- character development; 3) will facilitate home ownership within Petaluma; 4) will result in residential densities consistent with the General Plan; and 5) will be consistent with General Plan policies for the site. 3. The proposed project is categorically exempt from the provisions of CEQA under CEQA Guidelines § 15332 (In -Fill Development Projects) in that: 1) the project is consistent with applicable General Plan and zoning designation policies and regulations; 2) the site is within city limits, less than five acres in size, and substantially surrounded by urban uses; 3) the site has no value as habitat for endangered, rare, or threatened species; 4) the project will not result in any significant effects related to traffic, noise, air quality, or water quality; and 5) the site will be adequately served by all required utilities and public services. The project also does not trigger any of the exceptions to the exemption outlined at CEQA Guidelines § 15300.2. 4. The project as conditioned per the resolution approving the Tentative Subdivision Map (Resolution No. 2017 -02) complies with the applicable provisions of the Municipal Code and the General Plan. 5. The Unit Development Plan for Holly Heights PUD shall be subject to the Conditions of Approval for the Tentative Subdivision Map. Planning Commission Resolution No. 2017 -01 Page 2 Based on its review of the entire record herein, including the January 10, 2017 Planning Commission staff report, all supporting, referenced, and incorporated documents and all comments received and foregoing findings, the Planning Commission hereby recommends that the City Council approve a Zoning Map Amendment to rezone the subject property from Residential 2 (R2) to Planned Unit District (PUD) and approval of the Unit Development Plan and PUD Development Standards for the Holly Heights PUD. ADOPTED this 10th day of January, 2017, by the following vote: Commission Member Aye No Absent Abstain Councilmember Albertson X Benedetti- Petnic X Chair Gomez X Lin X Vice Chair Marzo X Pierre X Wolpert X ATTEST: Dia Gomez; .Ch it APPROVED AS TO FORM: H ,other Hines, C mission Secretary Lis Tennenbau , Assistant City Attorney Planning Commission Resolution No. 2017 -01 Page 3 Exhibit 1 ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PETALUMA AMENDING THE ZONING MAP CONTAINED IN THE IMPLEMENTING ZONING ORDINANCE TO CHANGE THE ZONING OF ONE PARCEL LOCATED AT 998 BODEGA AVENUE (TO BE SUBDIVIDED INTO EIGHT LOTS AND ONE COMMON PARCEL) FROM RESIDENTIAL 2 (R2) TO PLANNED UNIT DISTRICT (PUD) FOR THE HOLLY HEIGHTS PUD APN: 019- 070 -044 FILE NO: PLMA -16 -0008 WHEREAS, Chad Moll of Bear Flag Engineering, Inc. submitted an application for a Zoning Map Amendment to rezone the subject property from Residential 2 (R2) to Planned Unit District (PUD) and a Tentative Subdivision Map to subdivide the subject property into eight (8) lots and one (1) common parcel for access, drainage, and utilities, whereas the subject property includes five existing single- family homes and three existing duplexes on a 2.25 -acre site located at 998 Bodega Avenue (APN 019- 070 -044) (the "Project "); and WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Zoning Map Amendment and Tentative Subdivision Map applications for the Project on January 10, 2017, at which time all interested parties had the opportunity to be heard; and WHEREAS, on January 10, 2017 and prior to acting on this request, the Planning Commission considered the staff report analyzing the application, including the California Environmental Quality Act ( "CEQA ") determination included therein; and WHEREAS, on January 10, 2017, the Planning Commission recommended that the City Council adopt this Ordinance approving a Zoning Map Amendment, recommended approval of the Unit Development Plan & PUD Development Standards for the Holly Heights PUD, and recommended approval of the associated Tentative Subdivision Map; and WHEREAS, on [insert date] the City Council held a duly noticed public hearing to consider the Zoning Map Amendment and Tentative Subdivision Map applications for the Project, at which time all interested parties had the opportunity to be heard; and WHEREAS, on [insert date] and prior to acting on this request, the City Council considered the staff report analyzing the application, including the California Environmental Quality Act ( "CEQA ") determination included therein, and the Planning Commission's recommendation; and WHEREAS, Implementing Zoning Ordinance Chapter 25 provides for the approval of a Zoning Map Amendment; and WHEREAS, on [insert date] the City Council adopted this Ordinance approving a Zoning Map Amendment for the Holly Heights PUD, and approved the associated Unit Development Plan & PUD Development Standards and the Tentative Subdivision Map. Planning Commission Resolution No. 2017 -01 Page 4 NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF PETALUMA AS FOLLOWS: Section I - Findings. Pursuant to Implementing Zoning Ordinance §19.030 and Chapter 25, based on the Planning Commission's recommendation, the City Council adopts this Zoning Map Amendment for the Holly Heights PUD based on the following findings: 7. The Project concerns a 2.25 -acre site with existing development, including five (5) existing single- family houses and three (3) existing duplexes. The proposed Zoning Map Amendment for the Holly Heights PUD is, for the reasons discussed in the January 10, 2017 Planning Commission staff report, consistent with the Petaluma General Plan. The Project will result in eight (8) new lots and one (1) new common parcel, rezoned from Residential 2 (R2) to Planned Unit District (PUD), that will retain existing densities ranging from 5.0 to 7.88 housing units per acre (hu/ac), consistent with allowable densities of 2.6 to 8.0 hu/ac, as defined for the Low Density Residential land use classification of the General Plan. The Project is also consistent with the following General Plan policies: Policy 1 -P -3 (Preserve Scale and Character); Policy 1 -P -27 (Encourage Innovative Site Design for Parking Solutions); Policy 2 -P -114 (Maintain Standards Reflective of Development Patterns); Policy 5 -P -22 (Enhance Pedestrian Connectivity); Housing Element Goal 1 (Facilitate Mobility within Ownership and Rental Markets); and Housing Element Policy 2.2 (Encourage Variety of Housing Types). 8. The Zoning Map Amendment will rezone the parcel from R2 to PUD, whereas the resulting PUD zone will be considered for approval by the City Council through Resolution, including the Unit Development Plan and PUD Development Standards for the Holly Heights PUD. The City Council will also consider the associated Tentative Subdivision Map for approval. The Unit Development Plan for Holly Heights PUD shall be subject to the Conditions of Approval of the Tentative Subdivision Map. 9. The Project will not be detrimental to the public welfare as it: 1) will preserve the character of the existing neighborhood and surrounding areas; 2) will control massing and scale of existing and new residential structures, through the establishment of PUD development standards, so as not to create out -of- character development; 3) will facilitate home ownership within Petaluma; 4) will result in residential densities consistent with the General Plan; and 5) will be consistent with General Plan policies for the site. 10. The proposed project is categorically exempt from the provisions of CEQA under CEQA Guidelines §15332 (In -Fill Development Projects) in that: 1) the project is consistent with applicable General Plan and zoning designation policies and regulations; 2) the site is within city limits, less than five acres in size, and substantially surrounded by urban uses; 3) the site has no value as habitat for endangered, rare, or threatened species; 4) the project will not result in any significant effects related to traffic, noise, air quality, or water quality; and 5) the site will be adequately served by all required utilities and public services. The project also does not trigger any of the exceptions to the exemption outlined at CEQA Guidelines §15300.2. 11. Based on its review of the entire record herein, including the January 10, 2017 Planning Commission staff report, the [insert date] City Council staff report, all supporting, Planning Commission Resolution No. 2017 -01 Page 5 referenced, and incorporated documents and all comments received and foregoing findings, the Planning Commission hereby recommends that the City Council approve a Zoning Map Amendment to rezone the subject property from Residential 2 (R2) to Planned Unit District (PUD) for the Holly Heights PUD. Section 2. The Zoning Map contained in the Implementing Zoning Ordinance is hereby amended to modify the zoning district of one parcel (APN 019 - 070 -044) located at 998 Bodega Avenue (to be subdivided into eight lots and one common parcel) from Residential 2 (R2) to Planned Unit District (PUD) for the Holly Heights 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 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 Cleric is hereby directed to post and /or publish this ordinance or a synopsis of it for a period and in the manner required by the City Charter. INTRODUCED and ordered posted this [insert day] of [insert month], 2017. ADOPTED this [insert day] of [insert month], 2017 by the following vote: Ayes: Noes: Abstain: Absent: Planning Commission Resolution No. 2017 -01 Page 6 Exhibit 2 HOLLY HEIGHTS Planned Unit Development (PUD) Adopted (insert date) by Resolution No. XXXX -XXX N.C.S. Planning Commission Resolution No. 2017 -01 Page 7 This page intentionally left blank Planning Commission Resolution No. 2017 -01 Page 8 TABLE OF CONTENTS 1. Holly Heights PUD 1.1. Purpose 1.2. Site Context 2. Definitions 2.1. Purpose 2.2. Definitions of Terms and Phrases 3. Applicability 3.1. Terms 3.2. Site Location 3.3. Relationship to Petaluma Implementing Zoning Ordinance (IZO) 4. Allowed Land Uses and Permit Requirements 5. Development Standards 6. Administration 7. Access and Parking 7.1. Purpose 7.2. Bicycle Parking 7.3. Vehicle Parking Spaces 8. Fencing 9. PUD Modifications Exhibit A - Holly Heights Land Use District Map Planning Commission Resolution No. 2017 -01 Page 9 This page intentionally left blank Planning Commission Resolution No. 2017 -01 Page 10 1. Holly Heights PUD 1.1 Purpose and Intent: The Holly Heights Planned Unit Development ( "Holly Heights PUD ") provides land use and development regulations to guide future development within the PUD. The Holly Heights PUD applies a modified version of the Residential 2 (R2) zoning district in a manner that accommodates buildings existing prior to the creation of the PUD, and also allows future changes (e.g., building additions, new homes) compatible with neighboring properties. 1.2 Site Context: The Holly Heights PUD is located at the edge of Petaluma's western boundary, on the northern side of Bodega Avenue between Bantam Way and Paula Lane. The site is approximately 2.25 -acres and includes eight (8) residential lots, as well as one (1) common parcel (i.e., Holly Heights Drive) consisting of a private drive aisle. The Holly Heights PUD is located in the West Planning Subarea of the General Plan and provides a Low Density Residential (RL) land use designation. Adjacent properties to the north, west and south (across Bodega Avenue) are located outside the city limits but within Petaluma's Urban Growth Boundary. Properties within Petaluma to the east are zoned Residential 2 (R2). 2. Definitions 2.1. Purpose: To establish the definitions of terms and phrases that are technical, specialized, or that may not reflect common usage. 2.2. Definitions of Terms and Phrases: All specialized terms and phrases used in the Holly Heights PUD are defined by City of Petaluma Implementing Zoning Ordinance ( "IZO ") Glossary Chapter 27 (Glossary), except as noted herein. 3. Applicability 3.1. Terms: These regulations apply to all land uses, changes to parcel lines (including subdivisions), and development within the Holly Heights PUD in the same manner provided at IZO §1.040 (Applicability of the Zoning Ordinance). 3.2. Site Location: These regulations are applicable to all properties within the Holly Heights PUD as shown on the Land Use District Map at Exhibit A. 3.3. Relationship to IZO: Except as noted herein, when the Holly Heights PUD is silent on a matter, the IZO shall apply. The Holly Heights PUD shall prevail in all other cases. Planning Commission Resolution No. 2017 -01 Page 11 4. Allowed Land Uses and Permit Requirements Table 4.1 Allowed Land Uses and Permit Requirements P Permitted Use S Permit Requirement in Specific Use Regulations A Accessory Use Land Use Type All Lots c�) Specific Use Regulations Residential Dwelling, Accessory/Second Unit A,S IZO 7.030 Dwelling, Group S IZO 7.040 Dwelling, Multiple P Dwelling, Single Household P Home Occupation A,S (2) IZO 7.050 Residential, Accessory Structure A Residential Care, 6 or Fewer Clients in Home P Swimming Pool, Hot Tub, Spa A,S IZO 7.080 Services - General Day Care - Small Family A (2) Notes: (1) Excluding the common drive aisle parcel (i.e., Holly Heights Drive). (2) Home Occupation Permit and Business License Required. (3) Business License Required. (4) Business License & Compliance with IZO Section 7.060 Required. Planning Commission Resolution No. 2017 -01 Page 12 5. Development Standards Table 5.1 Development Standards Development Feature All Lots�� Lot Size Lot area, lot width, and lot depth requirements for each lot in a new subdivision Lot Area 6,000 sf (min) to 12,000 sf (max) Interior Lot Width 50 ft (min) to 130 (max) Corner Lot Width 55 ft (min) to 65 (max) Minimum Lot Depth 100 ft Setbacks Setbacks required Primary Structure New Structures = 10 ft (min) to 15 ft (max) Front Existing Structures = 10 ft (min) to 50 ft (max) Minimum Side - Interior (each) 5 ft New Structures = 15 ft Minimum Street Side - Reverse Corner Lot Existing Structures = 5 ft Lot 1 and Lot 5 = 20 ft Minimum Rear Lots 2, 3, 4, 6, 7, 8 = 50 ft New Garages = 20 ft Minimum Garage Front Existing Garages = 10 ft Detached Accessory Structure Front Not Permitted Side - Interior (each) 4 ft Side - Street loft Rear 5 ft Site Coverage The percent of the total site area covered by structures, open or enclosed, excluding uncovered steps, patios, and terraces. Maximum Coverage - Primary Structure NA Detached accessory buildings or structures may not be located in the required front yard of a main building. Detached accessory Maximum Coverage - Accessory Structure, buildings may be located in required side or rear yards, provided Detached that in the aggregate, no more than five hundred (500) square feet or ten percent(10 %) of the area of the required yards, whichever is greater, shall be covered by such structures. Maximum allowable height of structures. See IZO Glossary for Height limit height measurement requirements, and Chapter 12 for height limit modifications. Maximum Height - Principal Building 25 ft Maximum Height - Accessory Structure 15 ft Maximum Height - Accessory Dwelling 21 ft Planning Commission Resolution No. 2017 -01 Page 13 Usable Open Space NA Notes: (1) Excluding the common drive aisle parcel (i.e., Holly Heights Drive). 6. Administration 6.1 Single- Household Dwelling: Exterior alterations to existing single - household dwellings and construction of new single - household dwellings, when conforming to the standards herein, shall be approved by- right. 6.2 Multiple Dwelling: Exterior alterations to existing multiple dwellings and construction of new multiple dwellings shall require Administrative Site Plan and Architectural review by the Planning Manager. 6.3 Other Uses & Development Features: The permit requirements for land uses and /or development not addressed at Section 6.1 and 6.2 above shall be determined by the IZO or, as relevant, by Table 4.1. 7. Access and Parking 7.1. Purpose: To facilitate vehicular and bicycle access to and within the Holly Heights PUD through the provision of off - street and shared on- street parking spaces, as well as access ways for vehicles, bicycles, and pedestrians. Holly Heights Drive, a private roadway, is intended to provide access and shared parking to all residential units for both residents and visitors. 7.2. Bicycle Parking: A minimum of one (1) designated, covered on -site bicycle parking space shall be provided for each unit. A single - family dwelling may utilize a garage to satisfy bicycle parking requirements. 7.3. Vehicle Parking Spaces: The minimum number of automobile parking spaces shall be determined as indicated in Table 7.1 below. Planning Commission Resolution No. 2017 -01 Page 14 Table 7.1 Minimum Number of Off - Street and Shared Automobile Parking Spaces Required Type of Parking /Use Number of Spaces Required Off - Street Parking Spaces Dwelling — Single Household, including Attached Townhomes 1 covered space plus 1 additional covered or uncovered space Winches 1 covered or uncovered plus Dwelling — Accessory /Second Unit parking for other dwellings on -site 6 ft solid or open fencing consistent with parking requirements outlined at this table o 2 ft of additional screening at least 50 /o open 1 additional space for each Dwelling — Single Household Addition of New Bedrooms additional bedroom over 4 o 2 ft of additional screening at least 50% open bedrooms Dwelling — Single Household Conversion of Required Covered Space(s) converted to living quarters replaced with covered or Parking to Living Space uncovered parking space(s) Dwelling — Multiple Household 1 covered space for each unit Shared Parking Spaces (Holly Heights Drive) All Uses 9 0) Note: (1) Shared on- street parking spaces shall be striped and maintained in perpetuity. 8. Fencing Table 8.1 Location and Height of Fencing Location of Fence or Wall Maximum Height Within required front setback or on the front property line Winches Within required street side setback or on the street side Winches property line 6 ft solid or open fencing Within required interior side or rear setback o 2 ft of additional screening at least 50 /o open 6 ft solid or open fencing Outside of a required setback o 2 ft of additional screening at least 50% open 9. PUD Modifications 9.1. Modification Procedures: From time to time, it may be necessary and desirable to modify the Holly Heights PUD. Modifications shall be in accordance with IZO Chapter 19 (Planned Unit District and Planned Community District). Planning Commission Resolution No. 2017 -01 Page 15 z D 0 (a ul O F2 0 w O W 0 I—L 14 U) z 0 0 O W 0 m CL C) LLJ 3: 0 'r CL F- m U) W (1) D 0 Z Fkl 3nN3AV V93aOG PRO LLUJ z LU 0 CO rn rn INN CL C) LLJ 3: 0 'r CL F- m U) W (1) D 0 Z Fkl 3nN3AV V93aOG PRO LLUJ z LU 0 CO rn rn