HomeMy WebLinkAboutPlanning Commission Resolution 2019-19 11/19/2019CITY OF PETALUMA PLANNING M I I
RECOMMENDING TO THE CITY COUNCIL DENIAL
OF A RESIDENTIAL DENSITY BONUS HOUSING AGREEMENT
FOR THE CORONA STATION RESIDENTIAL PROJECT
LOCATED AT 890 NORTH MCDOWELL BOULEVARD
APN: 137-061-019
FILE NO: PLMA-18-0006
WHEREAS, Todd Kurtin with Lomas Properties LLC submitted an application for the Corona Station
Residential Project, including, Development Agreement, Density Bonus and Development
Concession/Incentive, Tentative Subdivision Map, Conditional Use Permit and Site Plan and Architectural
Review for a 116 unit residential project within the MU 1 B zone with Flood Plain -Combining (FP -C) Overlay,
located on a 6.5 -acre site at 890 North McDowell Boulevard (APN 137-061-019) (the "Project"); and
WHEREAS, the Planning Commission held a duly noticed public hearings to consider the
Project on November 12, 2019 and November 19, 2019, at which time all interested parties had the
opportunity to be heard; and
WHEREAS, public notice of the Planning Commission hearing was published in the Petaluma
Argus -Courier, mailed to residents and occupants within 1,000 feet of the Project site, and posted on-
site in compliance with state and local law; and
WHEREAS, Petaluma's Implementing Zoning Ordinance Chapter 27 (Residential Density Bonus)
provides for provision of a local Residential Density Bonus and Development Incentives/Concessions
program consistent with California state density bonus law; and
WHEREAS, the intent of IZO Chapter 27 is to provide incentives for the production of housing
for very low, low, moderate income or senior housing in accordance with California state law and
facilitate the development of affordable housing consistent with the goals, policies, and programs of
the City's Housing Element; and
WHEREAS, the project applicant submitted a request for a Residential Density Bonus and a
Development Incentive/Concession as allowed under IZO Chapter 27; and
WHEREAS, the Planning Commission found the overall project inconsistent with key policies in
both the General Plan and Station Area Master Plan calling for a mixed use transit oriented
development to enhance and facilitate the second SMART station and therefore did not support the
approval of the project, including the associated Density Bonus Housing Agreement.
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION AS FOLLOWS:
1. The above recitals are hereby declared to be true and correct and are hereby incorporated by
reference.
2. Based on its review of the entire record herein, the Planning Commission makes the following
findings:
A. The Planning Commission held duly noticed public hearings regarding the Project Approvals
. including the Development Agreement, on November 12, 2019 and November 19, 2019 in
Planning Commission Resolution No. 2019-19 Page 1
conformance with the notice and other provisions of the City Density Bonus requirements.
B. The Project application proposes a 116 unit residential development referred to as the Corona
Station Residential Project and seeks related land use entitlements for the Project, including
applications for a Development Agreement, Density Bonus, Tentative Map, Conditional Use
Permit, and SPAR for the Project on the Property which is within the MU1 B zone with Flood Plain -
Combining (FP -C) Overlay.
D. The proposed project, including the implementation of the Density Bonus is inconsistent with the
City's General Plan and the Station Area Master Plan in that it does not create a mixed use
transit oriented development to facilitate and enhance the development of the second SMART
station, nor does it create a project design that adequately engages or connects with the
proposed SMART station.
E. The project is inconsistent with General Policy 1-P-2 in that it does not promote infill development
at an appropriate density or intensity given its location directly adjacent to the future SMART
station and the lack of any proposed mix of uses or maximizing application of allowable density
on the site.
F. The project is inconsistent with General Plan Policy 1-P-6 in that the project has not been
designed as a mixed development on the site and has not been designed to activate and
engage the future SMART station or to attract transit users to capitalize on the adjacency to the
SMART station.
G. The project is inconsistent with General Plan Policy 5-P-43 in that the project does not reflect
transit oriented development along the McDowell Boulevard corridor and directly adjacent to
the future SMART station.
Based on its review of the entire record herein, including the November 12, 2019 and November 19,
2019 Planning Commission staff reports, all supporting, referenced, and incorporated documents,
and all comments received, the Planning Commission hereby recommends that the City Council
deny the request for a Density Bonus Housing Agreement between the City of Petaluma and Lomas
Properties, LLC for Development of the Corona Station Residential Project Located at 890 North
McDowell Boulevard (APN 137-061-019).
Planning Commission Resolution No. 2019-19 Page 2
ADOPTED this 19th day of November, 2019, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Councilmember McDonnell
X
Chair Alonso
X
Vice Chair Bauer
X
Gomez
X
Marzo
X
Potter
X
Streeter
X
ATTEST:
Bather Hines, Com ission Secretary
Scott Alonso, Chair
APPROVED AS TO FORM:
Lisa Tennenbau Assistant City Attorney
Planning Commission Resolution No. 2019-19 Page 3