HomeMy WebLinkAboutAgenda Bill 7.A 09/13/2004r
CITY'OFPETALUMA, CALIFORNIA
AGENDA, ILA, . Septe. M" ��
Agenda Title Sweed School, Townhouse Planned Unit District.,
M66ting Date:
Discussion and Possib'l`e Action Regarding a Recommendation
September f3, 2004
from, the Planning Commission hto 1), Approve a Request for
Rezoning to PUD 2) PUD Development Plan and Guidelines 3)
a Tentative Subdivision Map 4) and Adopt ,a Mitigated, Negative
Meeting Time ❑ 3:00 PM
Declaration for 14 lot residential subdivision 'at 331 Keller
X 7:00 PM
Street; in the Oakhill= Brewster Historic District, APN 006 -2.13-
004, Project File No. 03 -REZ =0067 (Moore /Gordon)
Category (check one) ❑ Consent Calendar X Public Hearing X New Business
❑ Unfinished Business X Presentation ,_
Department
Director ,
Contact Person
Phone Number
Community
Mike Moor
Kim Gordon,
Development
Assistant Planner-
(707) 778 -4301
" Cost of Proposal N/A
. Account Number N/A
Amount Budgeted N/A
Name, of Fund: N/A
Attachments to Agenda Packet Iaem
1, "Draft "'Resolution Adopting`aMitgated Negative Declaration
2. "Draft" Ordinance Authorizing a -Rezoning to' Planned Unit. District
3. "Draft." Resolution Approving'the Tentative Subdivision,Map
4. "Draft" Resolution Approving 'the PUD Plan and'Guidelines
5: Location Map, General P. an M ap, Zoning Map
6. Planning Commission staff re orts,'_and Minutes Excerpt :of 4/27/04 and 5/25/04
p
7. Historic and Cultural Preservation. Committee Minutes Excerpt of l2 /1.1/03
$. Initial Study
9. Diagonal Parking Letter & Exhibits from Applicant's Traffic Engineer date stamped August 30, 2004
10. Public Correspondence F .
11._ Proposed PUD Guidelines
12. Plans (Full Size & Reduced Vesting'Tentativ,e Map, Unit Deyelo merit Plan, Architectural Plans)
Summary Statement:
The Planning Commission reviewed 'the proposed project on April 27 and M ay 25,E 2004. After
deliberating and taking public testimony, the Commission forwarded a recommendation to the Council to
adopt a Mitigated•Negative Declaration, approve with conditions the request for rezoning to PUD, approve
Unit Development Map and Guideline's, and _approve the Tentative Subdivision Map for 14 residential lots
on a 31,906 square foot,parcel.
Recommended City ,Council - Action /Suggested Motion 'The Planning Commission recommends
approving the Rezoning to PUD, Tentative Subdivision Map, Unit De_ vel`opment Plan and. Guidelines, and
adopting a Mitigated Negative Declaration.
R Finance Director
Reviewed by,City Attorney
ao 'Date:
"A b Ci Maria er:
Date:
.le•:
Toda 's a
f2evision:1# and Date Revised:
File Code:
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s: /cc -city council /reports /sweed
September 1, 2004
I
'CITY OF PETALUMA9 .CALIFORNIA
SEPTEMBER 13, 2004
AGENDA REBORT
FOR
$WEED SCHOOL'I'OWNHOUSE PUD
Subdivision of one 31, 906 square-foot parceLinto 14 residential,lots. ,Rezoning Tentative Subdivision Map,
PUD,Map and Guidelines, Mitigated ,Negative`Declaration,at 331 Keller Street, APN 006 - 213 -004, Oakhill-
Brewster Historic District
EXECUTIVE SUMMARY
Project Description
Maria Poncel of West Bay Builders submitted an application requesting approval of a l) Rezoning of a 31,906
square foot parcel from Garden Apartment Residential (RMG) to Planned Unit District (PUD) 2) Tentative
Subdivision Map fora 14 -lot subdivision .3). PUD Map and PUD Guidelines and 4) Adoption of a Mitigated
Negative Declaration.
"The project includes the adaptive reuse of the historic Phillip Sweed . Sc'hool building which is vacant. The
P roJ ' ect: proposes to convert the building into, 1.1 townhornes and to construct two new buildings with the 3
additional residential units on the site' The Jots ran ge.n size from. 909 to 3732'square feet. The dwellings, units
range in size, from 1,230 to 2,381 square feet.
Following ro'ect A royals
Historic and ural Preservation Commission Committee final 1 aP roval p for al the site,. arch_
rov , the proposal would be required to receive
p - architectural, and landscaping plans
and the Unit Development Plan and PUD Guidelines.
General Plan Consistency
intended- for multifamily dwellin s and allows 10.0 to 15 0 units to the' acre. This lan
The General Plan land use desi ation .for. the subject property is Urban Hi This land use designation is
Y g d' use designation allows
an increase in density of up to 20 '.units , to the acre for projects ' that meet th'e following requirements: 1) the
project provides a measurable community benefit 2) 'infrastructure, °services, and facilities are available to serve
the increase in density and 3 °) :where;the.effects of the project density is compatible with major General Plan
goals.
Without the ''increase in density, a maximum, of 1.0 units would be allowed for the project. With a density
increase to 20 units to the acre,- the maximum, number of units' for, the project, is 14. The project is consistent
with.the requirements, for an increase in density in that 1) th( project proposes to adaptively reuse and upgrade
the historic Sweed School building that has been 'vacant 'for several y ears 2) services, infrastructure and
facilities are available to serve the, 4 additional units 3) the project will provide 14 new housing .units that are
consistent with General Plan to: provide housing for people of all,income. levels and to provide a range of
housing types and 4) the project is consistent with General Plan goals to preserve the' architectural heritage of
Petaluma to encoura g e the adaptive reuse of vacant or underutilized structures, and to upgrade the quality of
development throughout the'City.
ning Consistenc
The subject property is zoned Garden Apartment Residential. (RMG) with a - zoning.- overlay of the Oakhill=
Brewster Historic District. The project; includes a rezoning; ;to PUD. The overlay zoning would remain. The
project has been reviewed by the Cityshistoric consultant, Carey and Company';, and has been found consistent
with the Oak-hill-Brewster Historic District Guidelines. The neighborhoods surrounding the subject property are ., r
zoned Garden Apartment Residential (RMG). This zoning designation allows single- family dwellings,
duplexes, and mutli- family dwellings. The proposed project is consistent with the residential uses allowed in the
surrounding.zoning district.
2. BACKGROUND •
On December 1:1, 2003 the Historic and Cultural Preservation Committee reviewed'the proj ect on a preliminary
basis (See Attachment 7, Historic 'and .Cultural Preservation Committee Minutes Excerpt).. The Committee' was
generally supportive of the .reuse of the Sweed School building and provided 'the, following comments to the
applicant:
• Improve the design of the .carnage house'units
• Avoid'blank walls where the carriage house, units front Liberty Street
• Disguise the parking to be sympathetic to the, neighbors
Use the main entry of the Stveed School building as the main entry to the Sweed' School Townhouses
Explore diagonal parking
•
Should not use wood deck on Keller Street consider stoops.
Planning Commission Review
On April 11, 2004, the Planning Commission.. reviewed the proposed project (See Attachment, 6: P.,lanriing
Commission staff report and Minutes, I The, Commission heard public testimony, closed the .public
hearing and deliberated on the proposed project.. The public comment included support; for the proj ect, a request
for diagonal parking on Ke11erStreet and edge line striping on Liberty Street, concern about the existing par the neighborhood, and traffic safety. The Planning. Commission had concerns related_ to- the` following and
continued the item to the May 25,,2004 hearing:
• Traffic 'issues at Liberty and Prospect and Oak 'and.Keller
• Diagonal, parking on Keller
® Timing review of inventory of materials
• Construction on Saturday
• Liberty Street t'ping
• Site circulation or pedestrians and: bicycles
• Placard on front of building
At the May 25, 2004 Planning = Commission meeting, ,the Commission reviewed the modif cations, to the project
made by the applicant in response to the comments .from the April 27, 2004 hearing. `The Commission voted
unanimously (5 -0, Asselme'ier and von Raesfeld absent) to forward a. recommendation to Council to adopt a
Mitigated Negative Declaration, Approve: a Rezoning, Tentative- Subdivision Map and PITD Map and
Guidelines. The Planning Commission added a condition. that the- applicant study the request for diagonal
parking on Keller `.Street prior to the project being heard, by the City Council: The applicant's traffic engineer
has provided a letter discussing the provision of diagonal parking and exhibits of 30, 45;, and 6.0 degree diagonal
parking; (See Attachment 9). Staff has reviewed the information provided by the applicanCs traffic engineer -and
finds the 30 degree parking: on Keller. Street and the. edge line striping on Liberty Street acceptable: 'The
applicant has indicated that they are willing to provide the 3'0 degree diagonal. parking°.on Keller Street and edge,
line. striping on Liberty Street as -part: of the prof ect.
New Neighborhood Correspondence:
Since the last :Planning Commission ;hearing, staff` has received . five additional comments from the
neighborhood (See Attachment 1'0). Four' of the letters _support ,the proposed project. The letter from Zachary
Matley also requests that. the City Council require the proj to. include the following traffic calming measures:
1) diagonal' parking or edge line striping on Keller- :Street acid 2)� edge linestriping on Liberty Street. The letter
31 foll m odify the construction, hours condition to reflect the
owm : 1) Construct on hours
frorr� Tian Robbe 'requests that are limited ouMonday through 'Friday 7:30 a.m:'Ao 6:00 p.m. and 2) On
Saturday, only interior work;rnay be perf6rmed and only between the,hours of 9;001 ami. and 5:00 p.m.
3. ° ALTERNATIVES
a,, ' 'The. City ouncil m acce t' the
y y p xeconumndation from the Planning Commission to adopt the
Mitigated Negative Declaration and approve the rezoning of the subject property to Planned Unit
District (PUD), approve the 14-16t Tentative Subdivision Map and approve the Unit Development
Plan and PUD Guidelines. Thel City Council may approve the proposed project with modifications to
the conditions of approval. and/or modify the conditions of approval from the Planning Commission.
b. The City Council may deny ,the request-to Rezone the property to PUD; the Tentative Subdivision
Map, and the Unit Development Plan and PUD Guidelines.
4. FINANCIAL IMPACTS
This is a private development subject to any applicable City $pecial Development Fees. The project is
subject to the cost recovery fee system; therefore, the developer is: required to pay all costs associated
with processing the application. To date the City has collected $11 Approximately 182 hours of
staff time at a cost of $8,469 hag been expended to date.
5. CONCLUSION
The Planning Commission found ;that the proposed rezoning to ;PUD 'and Tentative Subdivision Map
would not have a significant environmental. impacts and that the, proposed project would be consistent
with the General Plan, Zoning Ordinance, and Municipal Code and recommended that the City Council
approve the project with conditions. "
6. ®UTCOMES OR PERFORMANCE MEASUREMENTS THAT WILL IDENTIFY SUCCESSOR COMPLETION:
N/A
7. RE COMMENDATION :
The Planning Commission recommends that the City Council 'introduce an Ordinance Rezoning the
subject property to PUD, adopt a resolution for a Mitigated Negative Declaration, approve a resolution .
for the plan and ; approve a Resolution for a` 4144ot Tentative .Subdivision Map to allow
the:, onstrue ion of l l resider tiat unit`s in the existing Sweed School building and the construction of 3
additional residential units.,,
S:Mreports /Sweed