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HomeMy WebLinkAboutStaff Report 7.A 06/06/2005CITY OF PETALUMA, CALIFORNIA AGENDA BILL Aeenda Title: GENERAL PLAN 2025 — Continued Review and Discussion of Draft Preferred Land Use Plan TA MeetineDat )une 6. 2005 June 6, 2005 Meetine Time: ❑ 3:00 PM ® 7:00 PM Cateeory (check one): Lf Consent Calendar U Public Hearing U New Business ® Unfinished Business ❑ Presentation Department: Director: Contact Person: Phone Number: General Plan Pamela Tuff, Al Pamela Tuft 778-4514 Administration Scott Duiven 778-4511 Cost of Proposal: Account Number: Professional Services Contract with Dyett & Bllatia, not to exceed 2020-3700-54141 $1,356,000. - Name of Fund: Amount Budeeted: General Plan Administration - $1,356,000 plus Water Resources Element and Master Plans Professional Services Attachments to Aeenda Packet Item: Planning Sub -Area Exhibits of last five sub -areas (Petaluma Boulevard North, Petaluma Boulevard South, West, West Hills and South Hills). Photos of specific topic areas within the sub -areas. Summary Statement: Following introduction of the Draft Preferred Land Use Plan at the March 7`h and March le meetings, the City Council, on April 4`h, began the review of specific sub -areas and topics of interest. At that meeting the Council concluded their discussion of the Northeast and Southeast sub -areas. On April 18`h the Council concluded their discussion on five additional sub -areas: North McDowell, Lakeville, Washington Core, East Washington Street corridor, and Payran-McKinlov. The last five sub -areas, located within the western third of the community are provided within this packet. Also included in this report are land absorption and development projection tables to illustrate the options available for Council consideration when the draft General Plan/Environmental Impact Report documents are finalized. Several questions are posed to commence the discussion. Recommended City Council ActionlSueeested Motion: Provide preliminary comments on the last five sub -areas of the Draft Land Use Plan, and respond to questions posed within the growth projection and absorption discussion section. Reviewed by Finance Director: Reviewed by City Attorney: A ro y City Manaeer: Date: Date: K/ Date: Today's Date: Revision # and Date Revised: File Code: a 25 April 2005 11pUGP20251rep MTCO rt Pref LU Ph. 05005.d.c CITY OF PETALUMA, CALIFORNIA June 6, 2005 AGENDA REPORT FOR GENERAL PLAN 2025 Continued Review and Discussion of Preferred Land Use Plan 1. EXECUTIVE SUMMARY: Following introduction of the Draft Preferred Land Use Plan at the March 7`h and March 10 meetings, the City Council, on April 4`h, began the review of specific sub -areas and topics of interest. At that meeting the Council concluded their discussion of the Northeast and Southeast sub -areas. On April 18'h the Council concluded their discussion on five additional sub -areas: North McDowell, Lakeville, Washington Core, East Washington Street corridor, and Payran-McKinley. The last five sub -areas, located within the western third of the community are provided within this packet. Also included in this report are land absorption and development projection tables to illustrate the options available for Council consideration when the draft General Plan/Environmental Impact Report documents are finalized. Several questions are posed to commence the discussion. 2. BACKGROUND: The Land Use and Mobility Alternatives Report was presented to the City Council in February 2004 and released to the public. Two public workshops were hosted (March and April 2004) to receive public comment. The Planning Commission also hosted a total of ten public workshops from June 2004 through January 2005 for consideration of the Land Use and Mobility Alternatives Report. Position papers on numerous general topics, land use corridors, and specific sites, as well as workshop notes for the two community workshops and the Commission workshops have previously been distributed to the Council. The five sub -areas and specific topics for Council discussion include: Petaluma Boulevard North, Petaluma Boulevard South, West, West Hills, and South Hills; surface water retention, and growth projection and absorption rates. The Central Petaluma Specific Plan is not being presented as it will be incorporated into the General Plan by reference. The only modification within the CPSP area is the proposed extension of Copeland Avenue to Petaluma Boulevard North to provide an additional grid loop for east -west traffic. Petaluma Boulevard North: From East Washington to Lakeville Street the area begins as an extension of the downtown commercial district, evolving to fringe auto -oriented uses. From LakeMle Street, north to the Payran/Magnolia intersection of the Boulevard, land uses are primarily auto -oriented commercial, including a number of specific auto -related operations (auto parts, auto body repair/paint, repair, etc.). This area also includes a dispersed number of historic residential and commercial buildings. North, beyond the Payran/Magnolia/Petaluma Boulevard intersection, intensity of development reduces to include commercial and industrial uses on the eastern side of Petaluma Boulevard North, and primarily rural residential developments on the western side. General Plan 2025 Agenda Bill page 2 This Boulevard serves as the community's northern Gateway, connecting Highway 101 to the weet side neighborhoods and the downtown business district. Mature Sycamore trees line the center median, which combined with rural residential development and vacant land, contribute to a rural character for this portion of the Urban Growth Boundary. The entire corridor significantly lacks a safe pedestrian and/or bicyclist system resulting in vehicle use by even those residents which, due to proximity, cool. utilize alternative means of travel to service uses. Potential infill and incremental urbanization of this corridor creates opportunities for creating neighborhood serving commercial land uses, an increase of residential density for rural residential lands currently within the unincorporated area of the county, continuation of a feathering concept to reduce residential densities as the Urban Growth Boundary is approached, implementation of the River Access and Enhancement Plan to reduce .localized flooding and improve public access along the River; and identifying long-term opportunities to link existing City neighborhoods to new residential areas and the new commercial and employment land uses along this corridor. The Planning Commission discussed this sub -area at their workshops of July 7, September 28, 2004, and January 11, 2005. Comments included the following: • possible extension of some of the CPSP policies northward along the Boulevard (particularly from East Washington to Payran); • residential density ranges compatible to existing residential development within the County; • support for pockets of increased densities between the Boulevard and the River; • the need for greatly improving the transportation amenities including those for pedestrians and bicyclists; • the need to provide mobility links from existing residential neighborhoods along Magnolia Avenue with those to be developed along the western edge of Petaluma Boulevard North; • site specific development standards are needed for the KOA site; • preservation of the necessary floodwater storage capacity (particularly those properties which currently serve as historic stormwater retention areas), water recharge potential, and potential open space including bail fields of the floodplain within the Corona and Denman Reaches; • need for policies to address interim issues leading to the FEMA remapping of the floodway and floodplain; • inclusion of provisions in the new Plan to insure that new mixed land uses were compatible with the existing neighborhoods; • concern with the ability of future development scenarios to cover the cost of providing urban improvements at time of piecemeal development (i.e.: extension of utility mains; curb, gutter and sidewalks; streetlights; parks, etc.); • the overwhelming need for new parks in this area, and the need to preserve ag-support businesses; and, • of primary importance to the Commission was the preservation of a "grand boulevard" appearance for the roadway, with retention and enhancement of the large Sycamore trees, significant front setbacks along the corridor and maintenance of scenic vistas to and across the River toward the Sonoma Mountain area. Petaluma Boulevard South: Heavy industry presently comprises the major land uses in the small Petaluma Boulevard sub -area. Proximity to the River and Highway 101 make this an idea corridor for river -dependent and heavy truck uses. Very low building intensities on industrial sites accommodate the storage and working yards. Established industries between the Boulevard and the River are very active. The existing materials quarry will be shutting down and redevelopment is proposed. When redevelopment occurs, the existing heavy truck uses on the northeast side of the Boulevard, across from General Plan 2025 Agenda Bill page 3 :the existing Quarry site, along with the associated noise and dust, will find themselves at odds with the desire for a quieter residential neighborhood. The heavy industrial area beyond, southeast and parallel of the Highway 101 bridge, is anticipated to remain primarily as heavy industry and river -dependent uses. The Planning Commission discussed this sub -area at their workshops of July 7 and September 28`h included the following: • Significant need for modifications to the roadway, including the possibility of road `diets' to slow down incoming traffic to recognize their entry into an urban area; • need for improved facilities for pedestrians and bicyclists, including connections to the River; • need for neighborhood serving commercial facilities in this sub -area; • need for recreational amenities, including play fields for existing and new neighborhoods; and • encouragement of extending the urban form of the CPSP to blend with existing neighborhoods to the west. West: The largest — and oldest — of the City's subareas includes downtown west of Petaluma Boulevard, fringe commercial areas, residential neighborhoods, schools, parks, creeks, and open spaces. Historic buildings contain a full mix of the types of uses; with successful pedestrian scale designed into the fabric of the area. Additional commercial development along the Petaluma Boulevard corridor provides walkable neighborhood shopping, service commercial and hotel/motel uses to serve visitors to the community. Successful ongoing river -dependent industrial uses thrive along the downtown segment of the River. Planning Commission discussion at workshops on October 12`h and November 9eh included the following: • need for General Plan policy on defining historical buildings and neighborhoods, including those sprinkled in the eastern portion of the community; • strong support for maintaining minimum densities for residential development; • preservation of publicly held properties for long-term public use; • recognition of existing residential densities and amend General Plan densities to recognize them as conforming; • ability of existing and future City infrastructure improvements, to meet community need; • continuing to insure that new and infill development is undertaken to be compatible with existing neighborhoods; and • appropriateness of density, scale and design of proposed infill and adaptive reuse of historic structures, West Hills: The west hills sub -area contains more vacant land than any other sub -area; in fact vacant land comprises the majority of land use in the sub -area (248 acres). The southern portion of West Hills is made up almost entirely of vacant, undeveloped lands with rolling, grassy hills that contribute to the rural quality of the southwest entry to the community. The northern section of the West Hills sub -area features single family housing on large lots interspersed with a significant proportion of vacant land. With its grassy slopes and low housing density, West Hills potentially serves as a transition area from the City's urban densities to the rural -residential and agricultural land beyond the Urban Growth Boundary. A narrow General Plan 2025 Agenda Bill page 4 band of this type of development lies within the Urban Growth Boundary, hence opportunities exist for long-term conversion to urban densities. One challenge to development at urban densities in this area is availability of water supply with regard to adequate domestic and fire flows. A small pocket of urban development, including commercial, office, and residential of varying densities, exists along Bodega Avenue near the intersections of Bantam Way and Paula Lane. These uses offer the convenience of retail for surrounding residential neighborhoods and for the travelers along Bodega Avenue passing through the community. The Planning Commission discussed this sub -area at workshops on July 20a' and 27`x', 2004 and January 11, 2005 and offers the following comments: • Recognition of existing densities along Bodega Avenue; • densities within the Urban Growth Boundary should not be less dense than the County General Plan designations to the west; • concern with relationship between the size of new homes, the size of parcels and the view of `mcmansion' types of development; • importance of preserving the few remaining open creeks; • support for retaining rural -residential densities; and • preservation of western hillsides and viewsheds. South Hills: The South Hills sub -area contains Iarge single family residential lots set within the foothills, transitioning down Mountain View Avenue and `I' Street to single-family residential urban densities. At the outer edge of the Urban Growth Boundaries homes are generally located on lots five acres or larger in size. The privately -owned Petaluma Golf and County Club comprises a large portion of the land in this sub -area, with redevelopment of the property into residential use probable within the timeframe of this next General Plan. Challenges to infill or expansion of housing in this sub -area may include topography, availability of public services, and geologic constraints. The one area identified for possible infill in the area along the north side of Mountain View between McNear Avenue and Purrington Road. The southern side of this street has been developed with low density residential uses with large lots remaining across the roadway. Recognizing the topography, some minor infill may be feasible. The Planning Commission discussed the South Hills sub -area at their workshops on July 27, September 28, 2004 and January 11, 2005 and offered the following comments: • Support for limited infill opportunities along the northwest side of Mountain View from McNear Avenue to Purrington; and • Concern with long-term access and open space/recreational needs for the golf course property, at time of redevelopment. Growth Projections and Absorption Rates: Residential Growth Projections and Absorption Rates: The Preferred Land Use Plan results in a 2025 population projection of 74,072 residents or an increase of 32.5 percent over the existing population within the Urban Growth Boundary. In contrast, Petaluma's population grew by 55 percent between 1980 and 2000; thus, these Alternatives reflect a significantly slower rate of growth. The General Plan 2025 rlgentla Bill page 5 expected natural increase (births minus deaths) in population over the next 20 years represents approximately one-third of the City's projected population growth under the proposed Preferred Plan. Table 1: Future Residential Potential Based on Pronosed land Use Plan Providing .for residential growth, constrained by the limited supply of available land within the UGB, warrants consideration of an increase in residential densities on the remaining supply of vacant and underutilized lands, the redefinition of lands designated for commercial and/or industrial uses to residential, or a combination of both strategies. A critical component of the next General Plan is the identification of land use designations and policies to provide an acceptable level of residential growth to complement the natural increase in population and the desired expansion of employment and retail opportunities for the next 20+ years. Table 2 below outlines residential development potential under the Draft Preferred Land Use Plan within the UGB. Table 2 outlines residential development potential within each of the proposed land use categories. Table 2: Residential Potential Under Draft Preferred Land Use Plan Residential Land Uses Preferred Plan Existing Housing Units 20,938 Current Projects: Units Approved or in Formal Review 2,949 Preferred Plan: Additional Potential 4,050 Total 2025 Housing Units 27,937 Total 2025 Population 74,072 % Change 32.5% Providing .for residential growth, constrained by the limited supply of available land within the UGB, warrants consideration of an increase in residential densities on the remaining supply of vacant and underutilized lands, the redefinition of lands designated for commercial and/or industrial uses to residential, or a combination of both strategies. A critical component of the next General Plan is the identification of land use designations and policies to provide an acceptable level of residential growth to complement the natural increase in population and the desired expansion of employment and retail opportunities for the next 20+ years. Table 2 below outlines residential development potential under the Draft Preferred Land Use Plan within the UGB. Table 2 outlines residential development potential within each of the proposed land use categories. Table 2: Residential Potential Under Draft Preferred Land Use Plan Residential Land Uses Existin¢ Projects Additional Total Acres Rural Residential 147 4 13 164 274.7 Very Low Density Residential 187 156 122 465 576.2 Low Density Residential 12,857 460 230 13,547 2,526.6 Diverse Low Residential 2,800 330 21 3,151 366.1 Medium Density Residential 2,493 513 1,393 4,399 404.5 High Density Residential 1,301 240 548 2,089 114.0 Mobile Homes 870 - 870 117.3 Mixed Use* 283 1,246 1,723 3,252 587 TOTAL 20,938 2,949 4,050 27,937 4,966 The Draft Preferred Land Use Plan presents a reasonable rate of residential development to keep pace with nonresidential growth over the next 21 years. The Preferred Land Use Plan provides a growth scenario substantially less than the City's Residential Development Control System's (RDCS) maximum of 500 units per year. A 21 -year straight-line projection based on the existing RDCS would result in a future population of approximately 87,000 residents, assuming an adequate supply of land was available. Between the years of 1983 and 2000 the City averaged 442 units per year. Some form of growth management may need to be considered in order to address the timing and location of future residential development. The growth scenario outlined in the Draft Preferred Land Use Plan above would translate into an absorption rate of 333 units per year over the next 21 years if development potential were managed on an annual basis. For additional context, there are currently close to 3,000 residential units in active proposals at some stage of the formal development review process or approved since June 2001. With around 1,000 of these units already entitled, growth would need to be managed at around 285 units per year to allow residential growth over the period of the new General Plan. Non -Residential Growth Projections and Absorption Rates: Table 3 below outlines non-residential potential under the Draft Preferred Laud Use Plan. An analysis of non-residential development between the years of 1990 and 2001 showed an average absorption rate of 333,000 square feet per year for all non-residential categories. The Draft Preferred Land Use Plan provides for an additional 9.5 million General Plan 2025 Agenda Bill page 6 square feet of non-residential development potential. This would translate into approximately 474,000 square feet per year. While higher than past needs, having a greater supply of non-residential land than expected demand is advantageous from a marketing perspective. Table 3: Non -Residential Potential Under Draft Preferred Land Use Plan Non -Residential Land Uses Existing Projects Additional Total Acres Neighborhood Commercial 523,338 - 255,233 778,571 83 Community Commercial 959,469 410,713 483,198 1,853,380 221.9 Mixed Use 3,451,531 1,479,090 3,369,708 8,300,329 587 Business Park 6,060,761 1,200,171 1,458,006 8,718,938 528.2 Industrial 1,219,745 23,402 200,017 1,443,164 161.7 River Dependent Industrial 87,208 - 552,138 639,346 71.3 Agriculture Support Industrial 21,754 - 44,681 66,435 7.9 TOTAL 12,323,806 3,113,376 6,362,981 21,800,163 1,661 Analysis: Projections do not provide a guarantee of what the future will bring, for example, the current General Plan anticipated a build -out population of between 60,000 and 67,000 residents in 2005. While the potential was there, it was not realized due to many factors. Likewise, the Draft Preferred Land Use Plan represents the potential development that could occur as a result of a proposed land use program and the supply of available land. Build -out could occur prior to 2025 or well after depending on if and how growth is managed, changing market conditions, the emergence of physical/environmental constraints (e.g. infrastructure/water supply) and other factors. While inevitably the discussion of future growth always returns to numbers, a more productive approach to planning the City's future may be to look at the larger community and discuss the desired balance of residential and nonresidential uses, the balance of housing types within any of the identified planning areas/neighborhoods, and the desired vision for those areas without consideration of numbers, numbers could then inform the result and, if necessary, adjustments could be made and subsequently goals and policies drafted to meet the community's intent and desired rate of growth while maintaining the community character and quality desired. Questions regardingAbsoiption Rates: 1. In the Council interested in retaining the existing Residential Growth Management System ofpermittinggrowth to 500 residential toots per year? 2. If so, is the Council interested in looking at reducing the maxinnon number of residential units to allow residential absorption rates to last through the period of this next General Plan, to 2025? Surface Water Overlay: Introduced at the April 18`h meeting were first conceptual locations for surface water retention areas. These were illustrated to identify historic patterns of surface water flows and retention. The purpose of the overlay is to identify those portions of properties which, when developed, should recognize and preserve those historic flow characteristics. Additional technical analysis will be undertaken as part of the General Plan/EIR work effort to further define the historic flow patterns and volumes to address the long-term surface water management goals and policies. The Planning Commission discussed issues revolving around surface water management at nearly all of their workshops. Their comments focused primarily on the following: General Plan 2025 Agenda Bill - page 7 • The need for preservation of the necessary storage capacity within the floodplain to reduce localized flooding; • support for joint use of floodplain areas, where appropriate, to meet goals of water recharge and improved water quality; and, • strong support for the establishment of a `river corridor' designation to identify the area needed for implementation of the River Plan goals and policies; • support for the concept of transferring development rights from the floodplain to the upland areas of a parcel to facilitate development balanced with preservation of open space along the River for uses such as open space, recreational amenities including ball fields, flood storage, water recharge, etc, 3. ALTERNATIVES: A. Provide comments on the Draft Land Use Map and various topics presented to the Council. Work will proceed on undertaking the final model runs and completion of the Draft GP/EIR documents. B. Provide direction to undertake specific changes to the Draft Preferred Land Use Plan. C. Provide direction to undertake specific changes to the Draft Preferred Land Use Plan and return to the City Council for further discussion. 4. FINANCIAL IMPACTS: Implementation of the new General Plan will be analyzed and discussed within the Draft Economic Element to be included in the Draft General Plan 2025. 5. CONCLUSION: Staff is continuing the work effort to complete the General Plan 2025 and EIR documents and anticipates presenting the Draft General Plan and Draft EIR to the City Council in summer 2005. b. OUTCOMES OR PERFORMANCE MEASUREMENTS THAT WILL IDENTIFY SUCCESS OR COMPLETION: Staff is proceeding with the completion of the Draft General Plan 2025 and Draft Environmental Impact Report, The Draft General Plan 2025 will be prepared in accordance with preview comments received from the City Council and will be presented to the Council, Commissions, and community for consideration. 7. RECOMMENDATION: Provide preliminary comments on the last five sub -areas of the Draft Land Use Plan, and respond to questions posed within the growth projection and absorption discussion section. Attachments: Planning Sub -Area Exhibits of last five sub -areas (Petaluma Boulevard North, Petaluma Boulevard South, West, West Hills and South Hills). Photos of specific topic areas with the sub -areas. Note: Map of all sub -areas was previously distributed to Council (please call 778-4514 if an additional copy is needed). c:pt/CC Draft Pref LU Plan 050205.doe Genera! Plan 2025 Agenda Bill , pagA Petaluma Boulevard North ® Reinforce as a gateway into the city. 2� ? ® Maintain the northern section as rural in character, as a landscaped boulevard. ® South of Payran, develop as an urban corridor with a mix of uses, increasing intensity as it approaches Downtown. Foster connections to the River. Table 4.2.17: Petaluma Blvd North: Land Use Acreage Land Use Acres %of Total Residential 275.9 39% Single -Family 249.5 35% Multi -Family 8.0 1 % Senior Housing 18.4 3% Mixed Use - 0% Commercial 125.5 18% Strip Commercial 76.7 It % Shopping Center 30.4 4% Office 16.4 2% Hotel/Motel - 0% Heavy Commercial 20 0% Industrial 325 5% Light Industrial 12.9 2% Warehouse 0.9 0 % Heavy Industrial 18.7 3 % Public 22.2 3% Institutional 11.8 2% Education 10.4 1 % open Space 107.0 15% City Parks - 0% Private Recreation 79.7 11 % Open Space 6.1 1 % Agriculture 21.2 3% Vacant 141.3 20% Total 704.4 100% Chart 4.7: Petaluma Blvd North: Land Use Acreage Vacant 20% Public 3% <{ Industrial 5% Residential 30% Mixed Use Commercial 0% 'B% Chapter 4: Land Use and the Built Environment Table 4.2-18: Petaluma Blvd North: Housing Density (hutacre) Table 4.2-19: Petaluma Blvd North: Building Intensity (FAR) Land Use Housing Acres Housing Land Use Units Acres Density Residential 343 275.9 1.2 Single Family 188 249.5 o.8 Multifamily 21 8.0 2.6 Senior Housing 134 18.4 73 Table 4.2-19: Petaluma Blvd North: Building Intensity (FAR) Land Use Square feet Acres FAR Commercial 1,321,266 1255 0.24 Strip Commercial 684,185 76.7 0.20 Shopping Center 297,904 30.4 0.22 Office 332,395 16.4 0.47 Heavy Commercial 6,782 20 0.08 Industrial 165,470 32.5 032 Light Industrial 104,160 129 0.19 Warehouse 7,187 0.9 0.10 Heavy Industrial 54,123 18.7 0.07 Total 1,486,736 158.0 0.22 Opportunities: Petaluma Blvd North • Regional retail centers located along Highway 101 • Potential for development and/or intensification on large vacant parcels • Potential infill of rural residential parcels • Preservation ofviewsheds featuring surrounding mountains • Gateway boulevard provides ruraltagriculturai character • Implementation of Petaluma River Access and Enhancement Plan Challenges: Petaluma Blvd North • Flood management needed before development can occur • Lack of pedestrian and bicycle Facilities • Circulation and access to vacant parcels is limited 10 �� �� �ira��%1 � i, ti. �.�� � ���� tt�. �i�= � Y i (^ � l (- _ 1 f � i � �. �.L i ' _ L i .� t � � � r� r , _ . -.. , u.� ? .� _ DYETT & BHATIA Urban and Regional Planners i Petaluma Boulevard South :... ® Develop a gateway into the °w.l city, maintaining vistas. ® Transition from the CPSP to the small-scale historic neighborhoods on the west side of the Blvd. ® Connect visually and physically with the River. ® Design and construct the _ Caulfield Extension. DYETT & BHATIA Urban and Regional Planners Petaluma General Plan Update: Existing Conditions, Opportunities & Challenges Report Table 4.2-20: Petaluma Blvd South: Land Use Acreage Land Use Acres of Total Residential 2ke 18% Single-family 21.8 I a % Multi -Family - 0% Senior Housing - 0% Mixed Use - 0% Commercial 6.1 5% Strip Commercial 6.1 5% Shopping Center - 0% Office - 0% Hotel/Motel - 0% Heavy Commercial - 0% Industrial 71.8 58% Light Industrial 1.8 1 % Warehouse 2.6 2% Heavy Industrial 67.4 55% Public 7.0 6% Institutional 7.0 6% Education - 0% Open Space - 0% City Parks - 0% Private Recreation - 0% Open Space - 0% Agriculture - 0% Vacant. 16.8 14% Total 123.5 100% Chart 4-8: Petaluma Blvd South. land Use Acreage Vacant 41% Residential Open Space 43% 0% M Imd Use P ublic 0% 6% _ Commercial 5% Industrial 57% Table 4.2-21: Petaluma Blvd South: Housing Density (hu/acre) Table 4.2-22: Petaluma Blvd South: Building Intensity (PAR) Land Use Housing Housing Land Use Units Acres Density Residential t2 21.8 0.6 Single Family 12 21.8 0.6 Multifamily - - - Senior Housing - - - Table 4.2-22: Petaluma Blvd South: Building Intensity (PAR) Land Use Square Feet Acres FAR Commercial 20,648 6.1 0.08 Strip Commercial 20,648 6.1 0.08 Shopping Censer - - - Office Heavy Commercial - - - Industrial 86.402 71.8 0.03 Light Industrial 10,818 1.8 0.14 Warehouse 6,605 2.6 0.06 Heavy Industrial 68,979 67.4 0.02 Total 107,450 77.9 0.03 Opportunities: Petaluma Blvd South • Heavy industrial uses easily accessed from the River and Highway 101 • Availability of vacant and underutilized land • Rural residences serve as buffer between heavy industry and West subarea neighborhoods • implementation of Quarry Reclamation Plan Challenges: Petaluma Blvd South _ • Potential for conflict between heavy industry and other uses • Lack of City utility infrastructure • Southern portion of subarea parallel to Highway 101 is isolated from remainder of the community . 13 West Preserve the density, scale, architectural quality and character of existing neighborhoods. Allow for intensification in downtown commercial uses. DYETT & BHATIA Urban and Reponal Planncr: Di Q-�ST Petaluma General Plan Update: Existing Conditions, Opportunities & Challenges Report Table 4.2-32: West: Land Use Acreage Land Use Acres %of Total Residential 1,1928 62% Single -Family 1,157.8 60% Muld-Family 33.9 2% Senior Housing 1.1 0% Mixed Use 6A 0% Commercial 65.0 3% Strip Commercial 36.1 2% Shopping Center 4.6 0% office 23.7 1 % Hotel/Morel 0.6 0% Heavy Commercial - 0% Industrial 7.5 0% Light Industrial 3.5 0% Warehouse 0.5 0% Heavy Industrial 3.6 0% Public 183.8 10% Institutional 921 S% Education 91.7 5 % Open Space 377.3 20% City Parks 211.3 11 % Private Recreation - 0% Open Space 166.0 9% Agriculture - 0% Vacant 101.3 5% Total 1,934.0 100% Chart 4-12: West: Land Use Acreage Residential 62% Table 4.2-33: West: Housing Density (hulacre) Vacant Acres Housing Open Space Units Acres Density Public 'I rt. ' +. 55 Industrial ! Comm 19 03% 5.1 MIxedUse% 693 33.9 Residential 62% Table 4.2-33: West: Housing Density (hulacre) Table 4.2-34: West: Building Intensity (FAR) Land Use Housing Acres Housing Land Use Units Acres Density Residential 6,585 1,192.8 55 Single Family 5,868 1,157.8 5.1 Multifamily 693 33.9 20.5 Senior Housing 24 Ll 225 Table 4.2-34: West: Building Intensity (FAR) Land Use Square Feet Acres FAR Commercial 1,292,127 65.0 0.46 Strip Commercial 761,490 36.1 0.48 Shopping Center 68,092 4.6 0.34 Office 462,545 23.7 0.45 Heavy Commercial - - - Industrial 162,702 7-5 0S0 Light Industrial 42,482 3.5 0.28 Warehouse 10,264 0.5 051 Heavy Industrial 109,956 3.6 0.71 Total 1,454,829 72.5 0.46 Opportunities: West • Successful preservation of historic Downtown character, as well as historic neighborhood districts • Economic development and redevelopment opportunities in Downtown • Preservation of existing neighborhoods at a range of densities • Safe access to schools and parks; possibilities for off-street paths • Vacant land acreage, primarily within foothill areas • preservation of open lands that serve as grassland habitat for local fauna • Appropriate infill and adaptive reuse Challenges: West • Maintenance of aging infrastructure • Relative lack of amenities • Access across Petaluma River and Boulevard to Highway 101 15 est Hills Reinforce the existing rural character and densities. Provide a transition from the urban densities of downtown to the hills and agricultural lands beyond the UGB. Protect existing agricultural uses, wildlife and natural resources. DYETT & BHATIA Urban and Regional Planners UJ ES -1 �r I LLS Petaluma General Plan Update: Existing Conditions, Opportunities & Challenges Report Table 4.2.35: West Hills: Land Use Acreage Land Use Acres %of Total Residential 153.4 37 % Single -Family 152.2 37-- 7%Multi-Family Multi-Family 1.2 0% Senior Housing - 0% Mixed Use - 0% Commercial 8.0 2 % Strip Commercial 5.0 1 % Shopping Center - 0% Office 3.0 1 % Hotel/Motel - 0% Heavy Commercial - 0% Industrial - 0% Light Industrial - 0% Warehouse - 0% Heavy Industrial - 0% Public 1.8 0% Institutional 1.8 0 % Education - 0% Open Space - 0% City Parks - 0 % Private Recreation - 0 % Open Space - 0 % Agriculture - 0 % Vacant 247.7 60% Total 410.9 100% Chart 4-13: West Hills: Land Use Acreage Open Space 0% 0% Public 0% sidentlal 37% I ixed Use 0% mmerclal 2% Table 4.2-36: West Hills: Housing Density (hulacre) Table 4.2-37: West Hills: Building Intensity (FAR) Land Use Housing Acres Housing Land Use Units Acres Density Residential 134 153.4 0.9 Single Family 103 152.2 0.7 Multifamily 31 1.2 26.5 Senior Housing - - _ Table 4.2-37: West Hills: Building Intensity (FAR) Land Use Square Feet Acres FAR Commercial 48,468 8.0 0.14 Strip Commercial 15,597 5.0 0.07 Shopping Center - - - Office 32,871 3.0 0.25 Heavy Commercial - - - Industrial - - - Light Industrial - - - Warehouse - - - Heavy Industrial - - - Total 48,468 8.0 0.14 Opportunities: West Hills • Significant amount of vacant land available • Preservation of the existing rural character and scale • Potential for infill with new housing at urban densities • Provision of convenience retail and services for daily needs Challenges: West Hills • Funding challenges with regard to planned creels trail • Development constrained by steep slopes • Limited infrastructure availability • Potential fire hazards due to inadequate infrastructure and low water pressure for firefighting • Urban densities versus tapering • Condition of Western Ave outside City limits Iq c i wV/�m F � r ai i fa'S r y' r at ll 01 South HNIs 4a 13 Reinforce the existing character of the hillside neighborhoods. © Limit residential densities to Very Low and Low Density. ® Develop a gateway at Street. DYETT & BHATIA Urban and Regional Planners i:SouT[_4 1-41 ILLS Petaluma General Plan Update: Existing Conditions, Opportunities & Challenges Report Table 4.2-26: South Hills: Land Use Acreage Land Use Acres % of Total Residential 149.6 54% Single -Family 149.6 54% Multi -Family - 0% Senior Housing - 0% Mired Use - 0% Commercial - 0 % Strip Commercial - 0% Shopping Center - 0% Office - 0% Howl/Motel - 0% Heavy Commercial - 0% Industrial - 0% Light Industrial - 0% Warehouse - 0% Heavy Industrial - 0% public 1.4 1 % Institutional 1.4 1 % Education 0% Open Space 80.8 29% City Parks 0% Private Recreation 80.8 29% Open Space - 0% Agriculture - 0% Vacant 45.2 16% Total 277.0 100% Chart 4-10: South Hilts: Land Use Acreage Open 21 Vacant xx Industrial Mixed Use 0% Commercial Ory 0% Residential 54% Table 4.2-27: South Hills: Housing tensity (hulacre) Table 4.2.28: South Hills: Building Intensity (FAR) Land Use Square Feet Acres FAR Commercial - - - Strip Commercial - - - Shopping Center - - Office - - Heavy Commercial - - Industrial - - - Light Industrial - - Warehouse - - - Heavy Industrial - - Total - Opportunities: South Hills • preservation of hillside residential character • Oak habitat preservation • Potential for intensification on larger residential lots • Preservation ofviewsheds featuring Petaluma [liver valley 1 Challenges: South Hills • Open space comprised solely of a privately -owned country club • Development constrained by steep slopes • Limited infrastructure availability • Need adequate water flow for fire suppression • Circulation and access to parcels is limited 2.0 Housing Housing Land Use Units Acres Density Residential 83 149.6 0.6 Single Family 83 149.6 0.6 Multifamily - - - Senior Housing - - - Table 4.2.28: South Hills: Building Intensity (FAR) Land Use Square Feet Acres FAR Commercial - - - Strip Commercial - - - Shopping Center - - Office - - Heavy Commercial - - Industrial - - - Light Industrial - - Warehouse - - - Heavy Industrial - - Total - Opportunities: South Hills • preservation of hillside residential character • Oak habitat preservation • Potential for intensification on larger residential lots • Preservation ofviewsheds featuring Petaluma [liver valley 1 Challenges: South Hills • Open space comprised solely of a privately -owned country club • Development constrained by steep slopes • Limited infrastructure availability • Need adequate water flow for fire suppression • Circulation and access to parcels is limited 2.0 r IIJnJnIII'.I , � n JA IIJnJnIII'.I , � n