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HomeMy WebLinkAboutAgenda Bill 1.A-Attch03 04/20/2004draft Position Paper: Land Use #1 Apri12004 PETALUMA GENERAL PLAN 2004 2025 TOPIC 'DISCUSSION/ POSITION PAPER Location /Topic: Casa Grande High School - Surplus Lands (15.6 acres) Casa Grande Road '(west of existing campus) Request: The Petaluma City Schools District has, requested that the identified surplus lands (see attached. letter and map exhibit) be amended through the adoption of the new General Plan 2004 - 2025 to a designation of "Diverse Low Residential - 6.1 to 12.0 housing units per acre'. It is the intention of the School District to proceed through the legal requirements for the sale of the surplus portion of the Casa Grande High School campus. ,Existing General Plan School (Existing) and Park (Existing) Land Use & Mobility Alternatives Report (suggested designations): A: ' Education • B: Education C: Education Background: The City General Plans have, for years, provided a specific General Plan `School' designation on all publicly owned school facilities. The School District has determined that the, subject 15.6 -acres is not needed for the long -term needs of the High School. At issue, is the need to insure compatibility of the future development with the existing . surrounding neighborhoods (low- density; detached single family dwellings to the south and west, high school to the east and high school playfields to, the north) and the potential provision of additional housing in the vicinity of an elementary school (La Tercera), a High School, and several parks. The surplus lands also abut a small City park facing Crinella'Drive. Discussion:The site lends itself well to residential uses, including the possibility of attached and detached single family dwellings. Extension of a park designation, contiguous to the existing Crinella Mini -Park, could connect the new neighborhood to the existing neighbors and continue the link through to the High Sch'oo'l. The site could also be considered as a potential site for neighborhood serving commercial uses in combination with residential uses, either through a Mixed Use designation, or with a combination of commercial and residential designations. A commercial center of approximately 6 - 8 acres would allow Casa Grande High, School:Surplus Lands April 2004 development of a 'center similar in nature to the Parkway Center on Sonoma • Mountain Parkway, serving both the Junior College campus and the neighboring residential areas. In discussions with the Deputy Superintendent, the School District indicated they do not support a commercial development in close proximity to the high school, as they discouraged off - campus movement during the school hours. If designated for residential uses, future entitlement processes to secure approval of a development proposal can address issues such as separation from existing playfields, notification of potential buyers through recorded documents of the existence of active playfields,, and compatibility of lot patterns and structure massing to existing neighbors. Alternatives: a. Designate the identified surplus property as Diverse Low Residential as requested by the School District. b. `Designate a portion of the site (approximately 3 acres) as Park (proposed - adjacent to the existing Park, and designate the remainde of the surplus lands as Diverse Low Residential. c. Designate the surplus lands "as Neighborhood Commercial (rather than the site on Garfield Drive offered as a potential Neighborhood Commercial site on Alternative C in the Land Use & Mobility, Report. Recommendation: I B. Designate a portion of the site (approximately 3 acres) as Bark (proposed) adjacent to the existing Park, and designate the remainder of the surplus lands as Diverse Low Residential. Attachments: 3/9/04 Correspondence from Petaluma City Schools Location Map 0/ Page 2 H.:pt /GP2004 /reports /position papers 0404 \Casa Grande HS surplus lands.doc Ar d MAE' s f P" I L PETALUMA CITY (ELIMENTARY) SuHIDOL Du,rri.CT :. PETALUMA JOIN UNION HiGf -+ ScHooL DlsraicT 200 Douglas SUeet, Petaluma, California 94952 -2575 (707•)778 -4603 www.petalumacityschools.org March 9, 2004 RECEIV Pamela Tuft ' 1 12 004 Director of General Plan Administration City of Petaluma PgMELA r(1Fr 27 Howard Street Petaluma CA 94952 -2610 RE: CASA GRANDE HIGH SCHOOL SURPLUS Dear Pamela, As you know, there are approximately 15.6 acres of surplus property, owned by the District, adjacent to Casa Grande High School. Attached is a diagram with the • approximate area under consideration. The District is entering into an agreement with John FitzGerald to survey'the area and determine the legal description. The District would like Casa Grande to have a split designation, with the surplus property indicated on the attachment designated as Diverse Low on the City's General Plan. The District is intending to go through the legal requirements for a sale of the surplus property that was identified by the Surplus Property Advisory Committee and incorporated in the District's 1995 Asset Management Report. The District's plan is to have the Board pass a resolution stating its intent to sell the Casa Grande surplus property on March 23, 2004. The District will provide the necessary notices to public entities immediately following the Board's action. Please provide me with the timeline for the 'City's action on the revised General Plan so that we can time the sale of the property to coincide with the new designation for the site. Sincerely, A ta, Steve Bolman Deputy Superintendent Business and Administration ® cc: Board of Education GREFA VIGUIE, ED.D., SUPERINTENDENT BOARD OF TRUSTEES: CHRISTIr�dA KAU.K, DEBORAf -i SLOAN, CAMILLE SAUVE, LOU STEiNEERG, CAROLYN TENNYSOtJ Supennte:nclents Office ngtuctional Scrviias Eusines< Services Human Resource. (7071 772 - 4004 7071 778 - 461 S 1707) 773 - q621 1707) 778 - SC70 FAX )707) 772 - 4736 FAX (707) 778 - 1725 FAX (707) 7 78= 4822 FAX (7071 778 -,1799 • A • draft • Position Paper: Land Use #13 April 2004 PETALUMA, GENERAL PLAN 2004 — 2025 TOPIC DISCUSSION /POSITION PAPER Location /Topic: Hatchery, block bounded by "F", "G ", 6th, and 7th Streets Request: Planning Commission concerns about overall conformity of block and the future use of the Hatchery Building. . Existing General Plan: 2 apartment complexes: Urban High 10.1 -15.0 du/ ac remainder of block: Urban. Diversified 5.1 -10.0 du/ ac Land Use & Mobility Alternatives Report (suggested designations): A: Combination of High Density Residential 18.1 -26.0 du /ac, Diverse Low Residential 6.1 -12.0 du /ac, and Office. B: Same. C: Same as above, with exception that Hatchery is designated Mixed Use rather than Office. Background: This particular block currently has a diverse range of uses/ densities. Both of the apartment complexes, representing the two parcels designated as Urban High (10.1 -15.0 du/ ac) by the existing General Plan, are built at around 28 units /acre. The remainder of the block is designated Urban Diversified (5.1-10.0, du/ac). Under the existing plan most of the parcels contain densities which do not conform to their designation. One of those parcels contains a preschool (Pepper School) and the other the old Hatchery. The Pepper School is considered a permitted use within the residential designation while the Hatchery is currently nonconforming and was purchased in. 2000 with the intention of converting its current use as office /studio space into a residential project. The remaining residential parcels range in size from .05 to .29 -acres and have an average density of slightly less than 12 units/ acre. Discussion: The General Plan team's intention has been to preserve and protect established neighborhoods by assigning land uses and densities consistent with existing conditions. This particular block is challenging given its variety of uses and intensities. With some extremely small lots (approx. 2,000 sqft.) some of the detached single - family houses fit within the High Density Residential category. The Hatchery is a unique property that could see adaptive reuse as a residential or mixed -use project that works well within the surrounding neighborhood. As we prepare the Preferred Plan staff and consultants will revisit the designations within this area to ensure conformity with existing uses and the ability to maintain the character of the Page 1 h &s:pt/GP2004 /Reports /Position Papers 0404\ Hatchery Block Position Paper: Land Use #13 neighborhoods adjacent to Downtown. As we move into the development of the • Draft General Plan policies and programs can be devised to address neighborhood form, character, demolition and adaptive reuse. Alternatives: a. _Retain High Density designation for apartments. Adjust remainder of parcels facing 6th Street and "G" Street to Medium Density Residential to ensure conformity with existing densities and with surrounding neighborhoods. Designate Pepper School, the Hatchery, and other parcels fronting. on "F" Street as Diverse Low Residential. b. Retain High Density Residential designation for apartments and classify the remainder as Diverse Low Residential. Recommendation: A. This alternative provides the highest level of conformity among existing uses and allows the Hatchery to convert to a residential use, policies could address adaptive reuse and preservation of the structure itself. Attachments: Location Map • Page 2 /GP position papers \Hatchery block.doc Hatchery Block Land Use #13 City of Petaluma California ❑ parcels_NAD- 83 Air Phota W7 GIS Division ;{ , x] .q m y 7 r E p0Vb 4± ?N Hatchery. Block Land Use #13 City of Petaluma California Street Names City Limit Major Streets Parcel Outlines buildings27 Parcels Urban Growth Boundary /,, GIS Dlvlslon O O Powered B GeoSmart. net