HomeMy WebLinkAboutStaff Report 2.C 08/01/20052
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ORDINANCE NO. 2218 N.C.S.
EFFECTIVE DATE
OF ORDINANCE
Introduced by
2.0
August 1, 2005
Seconded by
APPROVAL OF A PLANNED UNIT DISTRICT AMENDMENT AND APPROVING THE UNIT
DEVELOPMENT PLAN AND DEVELOPMENT STANDARDS FOR THE
MARTIN FARM SUBDIVISION
TO ALLOW FOR THE DEVELOPMENT OF THE AT
1197 EAST WASHINGTON STREET AND PRIVATE MARTIN CIRCLE;
APN 007-361-022
WHEREAS, by Ordinance No. 2088 N.C.S. on May 19, 1999, Assessor's Parcels 007-361-022
was rezoned from R-1:6,500 (One -Family Residential District) to a Planned Unit District (PUD) with
a Historic Overlay; and,
WHEREAS, by action taken on May 10, 2005, the Planning Commission considered the
current Martin Farm proposal and forwarded a recommendation with conditions to the City
Council to amend the previously established PUD and approve the modified PUD Development
Standards and the PUD Map to allow the Martin Farm Subdivision; and,
WHEREAS, the City Council finds that the requirements of the California Environmental
Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and adoption
of Resolution No. 2005-116 N.C.S. N.C.S., approving a Mitigated Negative Declaration to address
the specific impacts of the Martin Farm subdivision; and,
WHEREAS, the City Council held a public hearing an the proposed project on June 20
and July 18, 2005 and, after giving notice of said hearing, in the manner, for the period, and in
the form required by Ordinance No. 1072 N.C.S., as amended; and,
WHEREAS, the City Council has reviewed the proposed amendment to the Martin PUD
and the Martin Farms Unit Development Plan and PUD Development Standards.
Ordinance No. 2218 N.C.S. Page 1
3 NOW, THEREFORE, BE IT RESOLVED that the City Council approves the PUD Zoning
4 Amendment subject to the following Findings, Conditions, and Mitigation Measures:
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6 1. The proposed Amendment to Zoning Ordinance No. 1072 N.C.S., to amend the
7 Planned Unit District to allow the Martin property to develop as proposed rather
8 than as a business park is consistent with the Petaluma General Plan. The PUD
9 Amendment will result in a more desirable use of land and a better physical
10 environment than would be • possible under any single zoning district or
I1 combination of zoning districts. The proposed 16 residences and the use of the
12 existing house as an office complies with the General Plan designation of the site
13 as Mixed Use, which allows a combination of residential, commercial, and retail
14 uses. The proposed density of 10.7 dwelling units per acre would be compatible
15 with the range allowed by the Mixed Use designation as,
T
17 a. The project provides measurable community benefit in that it retains the
18 historic Martin house and water tower while allowing residential opportunities
19 that are architecturally compatible with the existing property (thus, furthering
20 General Plan goals), and
21 b. Infrastructure, services, and facilities are available to serve the increased
22 density, and
23 c. The Historic and Cultural Preservation/Site Plan and Architectural Review
24 Committee process will ensure superior design ensures an attractive,
25 comfortable and healthy living environment.
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27 2. The proposal is consistent with the Zoning Ordinance in that it incorporates the
28 policies and guidelines of the Historic Article 17 as well as Planned Unit District
29 Article 19A.
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31 3. The public necessity, convenience and general welfare clearly permit and will be
32 furthered by the proposed amended PUD zoning in that the amended zoning
33 designation will result in residential and office uses that are appropriate and
34 compatible with the existing surrounding uses. The project plans present a unified
35 and organized arrangement of lots and public streets,'appropriate to adjacent
36 and nearby properties. Proposed landscaping would further ensure compatibility.
37 The proposed project would also require review and approval by the Historic and
38 Cultural Preservation/Site Plan and Architectural Review Committee.
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40 4. The requirements of the California Environmental Quality Act (CEQA) have been
41 satisfied through the preparation of an Initial Study and the drafting of a
42 Mitigated Negative Declaration to avoid or reduce to a level of insignificance
43 potential noise, biological, transportation/traffic, and historic resource impacts
44 generated by the proposed project. In compliance with the requirements of the
45 California Environmental Quality Act, an Initial Study was prepared for
46 amendment to the PUD zoning at the property. Based upon the Initial Study, a
47 determination was made that no significant environmental impacts would result.
48 A copy of this notice was published in the Argus -Courier and provided to
49 residents and occupants within 500 feet of the site, in compliance with CEQA
50 requirements.
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Ordinance No. 2218 N.C.S. Page 2
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5. The property at 1197 E. Washington Street is a historic resource, contributes to
Petaluma's heritage, and enhances its character. The Martin house, water
tower/pump house, barn, and tack house all contribute to the historic
significance of the property. The proposed project is generally consistent with
Zoning Article 17, as it would avoid adverse affects to the exterior architectural
characteristics of the Martin farm house and the water tower/pump house; the
two most visually prominent structures on the property. Retention and
rehabilitation of these two structures would be sufficient for the historic resource
to continue to be considered historically significance for CEQA purposes as it
would continue to appear to be eligible for listing in the National Register or as a
City landmark. Mitigation measures are adopted to reduce the development
impact to a less -than -significant level. The Historic District Overlay (H) hereby
applies to the Martin house and water tower parcels (lots 13 and 17) and these
lots shall be subject to the control and standards contained in Article 17 of the
Petaluma Zoning Ordinance. The PUD Development Standards for the site as a
whole specify the re -use of the two historic structures and require that all new
development be compatibility with the historical character of the Martin site.
All conditions of the Martin Farm Tentative Subdivision Map and all mitigation measures as
identified in the Initial Study for the Martin Farm subdivision proposal, are herein incorporated.
BE IT FURTHER RESOLVED that the City Council approves the Unit Development Plan and
PUD Development Standards subject to the following Findings, Conditions, and Mitigation
Measures:
The Unit Development Plan, including the Development Standards, will result in
appropriate and compatible uses in the district.
2. The PUD is proposed on property which has suitable relationship to one or more
thoroughfares (East Washington Street and Ellis Street), and that said
thoroughfares are adequate to carry any additional traffic generated by
development, as demonstrate by the Traffic Impact Study.
3. The plan for the proposed development presents a unified and organized
arrangement of buildings and service facilities which are appropriate in relation
to adjacent or nearby properties, and that provisions for adequate landscaping
and screening are included to ensure compatibility. Conditions have been
incorporated requiring design and development standards that are compatible
with neighboring developments.
4. The natural and scenic qualities of the site are protected, with adequate
available public and private spaces designated on the Unit Development Plan.
5. The development of the subject property in the manner proposed by the
applicant, and as conditioned, will not be detrimental to the public welfare, will
be in the best interests of the City, and will be in keeping with the general intent
and spirit of the zoning regulations of the City of Petaluma, and with the
Petaluma General Plan. The density standard under the proposed Development
Standards will be 10.7 dwelling units per acre which is appropriate for the site and
consistent with the General Plan, as found above.
Ordinance No. 2218 N.C.S. Page 3
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6. The requirements of the California Environmental Quality Act (CEQA) have been
satisfied through the preparation of an Initial Study and the drafting of a
Mitigated Negative Declaration to avoid or reduce to a level of insignificance,
potential impacts generated by the proposed Martin Farm Subdivision/Planned
Unit District.
7. The project, as conditioned per the resolution approving the Tentative Subdivision
Map (Resolution No. 2005-117 N.C.S.) complies with the applicable provisions of
the Municipal Code and the General Plan.
All conditions of the Martin Farm Tentative Subdivision Map and all mitigation measures as
identified in the Initial Study for the Martin Farm subdivision proposal, are herein incorporated.
INTRODUCED and ordered posted/dished this 181h day of July, 2005.
ADOPTED this day of , 2005 by the following vote:
21 AYES:
22 NOES:
23 ABSENT:
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David Glass, Mayor
ATTEST: APPROVED AS TO FORM:
Claire Cooper, CMC, City Clerk Richard R. Rudnansky, City Attorney
Ordinance No. 2218 N.C.S. Page 4