HomeMy WebLinkAboutPlanning Commission Resolution 2018-17 06/12/2018RESOLUTION 2018-17
CITY OF PETALUMA PLANNING COMMISSION
APPROVING A CONDITIONAL USE PERMIT TO ALLOW DEVELOPMENT
OF A FOUR UNIT MULTI -FAMILY RESIDENTIAL PROJECT LOCATED AT
315 LAKEVILLE STREET (APN: 007-154-013)
FILE NO. PLMA-17-0008
WHEREAS, Nicholas Lee, on behalf of the property owner Nancy Sepaher, submitted applications
for Site Plan and Architectural Review and a Conditional Use Permit for the construction of multi -family
residential project, including four residential units, on-site parking, and other associated site improvements
located at 315 Lakeville Street ("Project"); and
WHEREAS, the project site is provided a Mixed Use 1 A (MUI A) designation by the Zoning Map; and
WHEREAS, Table 4.3 of the Implementing Zoning Ordinance (IZO) provides that multi -family
dwellings may be allowed within the MU 1 A zoning district through issuance of a Conditional Use Permit;
and
WHEREAS, the project has been reviewed in compliance with the California Environmental Quality
Act (CEQA), under Section 15303 (New Construction or Conversion of Small Structures), which allows for
the construction of a multi -family residential structure, totaling no more than four dwelling units; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider a Conditional
Use Permit for the proposed project on June 12, 2018; and
WHEREAS, public notice was published in the Argus Courier and mailed to residents and occupants
within 500 feet of the project site in compliance with state and local law.
NOW THEREFORE BE IT RESOLVED that the Planning Commission hereby approves a Conditional Use
Permit for the project to allow for a multi -family residential development on a site designated MUTA
zoning, based on findings made below:
The Project conforms to the intent, goals, and policies of the Petaluma 2025 General Plan, including
policies for the Washington Core Subarea, in that the project: 1) provides residential uses within a
mixed use corridor intended to reflect a wide range of uses spread horizontally along arterial corridors
with a diversity of uses across parcels rather than within single parcels, 2) meets the intended Floor
Area Ratio (FAR) and residential density of the Mixed Use land use designation, 3) encourages infill
development at equal or higher density and intensity than surrounding uses, and within the Urban
Growth Boundary, 4) strengthens the visual and aesthetic character of a major arterial corridor, 5)
encourages the development of housing on underutilized land, and 6) promotes the use of energy
conservation features in the design of residential development.
2. The Project is consistent with the City's Implementing Zoning Ordinance for the MU 1 A zoning district in
that the project complies with all development standards for the MU 1 zone, including setbacks,
building height, parking requirements, FAR, and usable open space, and introduces an apartment
building on a site that allows multiple -dwelling residential as a conditional use.
3. The Project is consistent with IZO §24.030 - Conditional Use Permit, in that all required findings for a
Conditional Use Permit found in §24.030(G) can be made in that:
a. The siting of the building or use, and in particular:
Planning Commission Resolution No. 2018-17 Page 1
The project site is adequate to accommodate a multi -family residential development in that
such uses are already occurring in the surrounding neighborhood and already well -served by
local commercial uses along Lakeville Street and nearby East Washington Street. Therefore,
minimal necessity exists for developing the project site with commercial uses typical of a
mixed-use building. If commercial uses were proposed as part of the project, the site would
be subject to considerable constraints and challenges in meeting all development standards
(e.g. number of parking spaces, vehicular access for customers and loading berths).
The building is purposefully designed to have a more interactive and transparent ground floor
by incorporating design features (e.g. glass entry doors to the individual units, windows, and
individual unit ground floor porches with 42 -inch in height fence) that aim to activate the
project frontage along Lakeville Street, especially in the absence of ground floor commercial;
Outdoor activities are limited to the front entry porches to the individual units, parking areas
at the rear of the site, and the common open space at the front of the site along East
Washington Street. The street frontages and side property lines include fences and walls to
provide a buffer between the unit entries and adjacent properties. The parking garage is
screened from public view by the ground floor unit entries and the garage door on Erwin
Street;
iii. The project is expected to have minimal effects on adjoining properties with respect to peace
and quiet in that the residential nature of the proposed use primarily occurs indoors and the
buildings are adequately setback from side and rear property lines where adjoining uses
currently exist. The proposed building is set back further from the adjacent residential property
to the north than is required by the IZO and is consistent with the maximum height allowances
for the MU 1 A district. Therefore, no impacts to the protection of outlook, light, or air for
neighboring properties are expected as a result of multi -family residential development on this
site;
iv. The residential project does not include any display or signage that would impact surrounding
uses in the adjacent neighborhood; and
v. The introduction of a multi -family residential development on the site will create a less intense
use than if commercial uses were incorporated into the project. Furthermore, the General
Plan's Community Design, Character, and Sustainable Building Element provides direction as
to the intent of the Mixed Use classification whereas along corridors such as Washington Street,
the intent of mixed use is to recognize a broad range of uses along corridors including both
commercial and residential uses; a mixture of uses on these smaller individual parcels in
encouraged but not required. Based on the above, allowing a residential -only project on a
relatively small mixed-use site within a neighborhood that is already well -served by surrounding
commercial is an appropriate use and intensity for the site that is also consistent with the intent
of the General Plan.
b. Traffic circulation and parking, and in particular:
The proposed project has frontage on Lakeville Street, a major arterial, and Erwin Street. At
four (4) units, the project is well below the threshold requiring preparation of a traffic impact
study. As a project proposing only residential uses, the project would generate fewer
automobile trips than if commercial uses were also provided within the building, in addition to
residential uses. Traffic impacts from the four residential units on a lot with two street frontages
will be minimal and adequately conveyed through the existing street network;
Planning Commission Resolution No. 2018-17 Page 2
ii. Adequate, convenient, and safe provisions are provided for vehicular access and parking are
incorporated into the proposed project, including appropriate placement of a driveway on
Erwin Street and covered garage parking for each unit; and
iii. As a residential project, the proposed development does not create any regular associated
truck traffic outside of weekly garbage truck service and occasional delivery services.
c. The compatibility of the proposed building or use with its environment, and in particular:
As a multi -family residential development, the project will introduce a minimal amount of new
users and activity level to the vacant site and surrounded neighboring uses. The residential -
only project will result in a less intense use of the site, as compared with a mixed-use project
incorporating commercial uses at the ground floor; resulting building and tenant amenities are
compatible with surrounding uses as previously discussed. Neighboring uses of unusual public
importance (e.g. Petaluma Downtown SMART station) will experience negligible, if any,
changes to activity levels already occurring within the neighborhood. Therefore, the resulting
activity level and number of users of the site and surrounding uses will not be significantly
impacted as a direct result of allowing a multi -family residential project instead of a mixed-use
project;
The project proposes residential uses only, and therefore will not have hours of operation;
iii. No significant off-site effects from the multi -residential use are anticipated such as noise, dust,
odors, light, or glare. The project incorporates design features to address specific off-site
effects through the use of downcast hooded lighting, landscaping, and fences;
iv. The project does not pose any special hazards to the public arising from the intended use, as
it is a residential -only building that does not necessitate considerations that are typical when
developing commercial uses as part of the project (e.g. hours of operations, odors, dust); and
v. The multi -family residential development utilizes an appropriate amount of space of the
project site, and the project meets all developments standards outlined in the IZO.
d. The expected duration of the conditional use (multi -family residential development) is permanent,
and the setting of time limits is not appropriate for this project.
e. As the proposed project would not serve the public, other than incorporating pedestrian
amenities along the Lakeville Street and Erwin Street frontages, this finding does not apply.
Planning Commission Resolution No. 2018-17 Page 3
ADOPTED this 121h day of June, 2018, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Councilmember Healy
X
Chair Benedetti- Petnic
X
Alonso
X
Bauer
X
Gomez
X
Marzo
X
Vice Chair Wolpert
X
Gina Benedetti - Petnic, Chair
TTEST: APPROVED AS TO FORM:
Hea er Hines, Comm' Sion Secretary Llsa Tennenba m, Assistant City Attorney
Planning Commission Resolution No. 2018-17 Page 4