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HomeMy WebLinkAboutAgenda Bill 4.B-Attch1 10/04/2004S ;Petaluma, General Plan Update, Preferred Plan Buildout Projections 4- Sep -04' . Housing :Units Existing ;20,91'0 CPSP 1;669 Development,Projects 2 Additional Potential 3 Total 2025 Housing'Units 28;509 Population Projections , 2025 Total Population 73 Non - Residential Building Existing CPSP Development Projects Additional Potential Total 2025 Building Area Area (s. f.) 12;06288ir1 4,628,925 2;873,570 5,296;585 24,861,961 Breakdown of Potential Non-Residential Building Area (s. f) Commercial /Retail 2,173,034 Office 2,339,099 1 -4.-tr ioI 784457 Total Potential Building Area 5 Assumptions: 5% housing vacancy rate 2.7 persons per household Notes: Development Projects include those sites where projects are currently under construction, approved or'informal review. Development Projects within: the CPSP are subsumed under the CPSP category, except for projects approved prior to -adoption of the plan. Y Petaluma General Plan - Buildout Assumptions for Preferred Plan 14- Sep -04 • Preferred Plan , 0 Density / Projected. Housing Units 1ntPn.4zftv Range Dens it Mobile Homes Rural .01-0.5 03 Very Low' Density 0.6-2.0 1.2 Low Density 2.1-8.0 5.5 Low Diverse 6.1 -12.0 10 Medium Density 8.1-18.0 13 High Density 18.1- 30:0 22 Mixed Use 2.5 FAR 15 ** (Acreage x' Buildout) x Density,"* Projected; Elo merit. m " Max FAR Pref rred'Plan FAR. Mixed Use 2.5 Commercial 0:3 0 Office 4 Community Commercial 1.2 0.:4 Neighborhood Commercial 0.8 0:35 Business,Park 1.5-,3.0 Office 0:35 Industry 0.3 3' Ag,Support Industry 0.6 0. River Dependant;lndustry 0.6 0:2' •` Indust 0.6 0.2 ** ((Acreage x Y. Buildout), x 43,560) x FAR ** Tier 1, Under construction = Future Develelopment Scenario (07- 01 -04) Tier °2 Approved = Future Develelopment Scenario (07- 01 -04) Tier 3, Formal Review= Future,Develelopment Scenario (07- 01 -04) Tier 4, Anticipated = 90% Buildout • Tier,5,. Vacant = 90% Buildout Tier 6, Underutilized = 30 % Buildout Tier 7, D &B Underutilized = 30% Buildout • PETAL, . UMA. GENERAL PLAN 20.2'5: DRAFT OUTLINE September 1.4, 2004 1 :Introduction and'Overview 1 _l Petaluma Growth and Evolufion (capsule h stoq focusing; on the built environment and providing the context for- the General Plan) 1. 1 Scope and Purpose of'the Genera]' Plan 1.3 Guiding Principles 1,.4:, Planning Area . 1.5 The Planning Process (how the General Plan `will be used and administered. Consistency ; beh , veen. the - General Plan and other documents)' Amendments to the General Plan Specific Plans Neighborhood and.Specia'l Area Plans Redevelopment , Plans Annual' Report,, Implementation 1.6 Related Documents Existing Conditions and ;Opportunities;and Challenges Report Environmental. Impact Repo. rt Implementation Program Surface, Water,Management, Master Plan Recycled Water Master Plan, Water'Supply Master Plan 1.7 Plan Organization (How the plan is structured. Two tiers of policies: Only information contained &goals and policies represents adopted City direction. Background te)et for'infor nation only except: where specifically stated as being part of the General.Plan, such as Land Use Classifications) 2 Land Use and the Built Environment 2.1 Background and.Context,(this would include existing_ land use information; potential areas where change "would occur) 2.2 Land Use Framework Classifications Density /Intensity Standards General Plan Diagram . 2.3 General Plan'Buildout 2.4 Land. Use Policies Petaluma General Plan: Outline DRAFT OUTLINE Page 2 of 3 3 Community Design;, Character.., and Sustainabl'.e. Building 3.1 City Form and Identity • 3.2 Green Building 3.3 le pol seb on character, and orhoues�oan ning sub -area Q should this be a stand -alone section, or should'sub -area level policies be incorporated in. the Land Use Element) East Washington /Washing_ ton Street Washington Core Petaluma Boulevard (North and South) West (includes downtown) Lakeville, Street /Highway North McDowell Boulevard Northeast: Southeast Payran /McKinley West =Hills South Hills Central Petaluma: Specific Plan 4 Growth :Management 4.1 Residential Growth Management System 4.2 .Growth and,Annexation '(UGB; criteria for expansion) 5 Mobility, 5,.1 Vehicular Circulation (will include major new street-improvements and connections) 5:2 Public Transit 5 Pe'destrian,and Bicycle:Circulat'ion 5:4 Air, Water; and Rail Transportation 6 Community Facilities and Services' - 6.,1 Public Facilities 6.2 Schools and'Education 6.3 Youth and Family '7 Water Resources 7.1 Surface Water, Management 72 Water Supply 7.3 Wastewater 7.4 Recycled Water and Conservation Pet'alu-ma ,General Plan: Outline DRAFT OUTLINE Page 3 of 3 • 8 Econornjo alfti. and Sustainability 8.1 Economic Development,and the'City's Role Fiscal Development, Financing Public Improvements Land Use Balance /Availability 8.2 Economic Development Strategy Target Industries Business Retention., Expansion, and Incentives- Redevelopment Land Assembly Infrastructure Financing 'Marketing 9 Recreation, Music; and Parks. 9.1 Parks and Recreation 9.2 Music Arts, and Culture 10 The Natural Environment 10.1 The River Environs 10.2 Biology and Natural Resources 10.3 Air Quality 10.4 Energy 10.5Solid Waste 11 Health and Safety 11.1 Seismic and Geologic Hazards 1- 1.2Noise 11.3 Hazardous Materials 'Management 11.4 Emergency Management 12 Housing The Deceinber 2002 adopted version will be incorporated as` is with updated data and figures on housing inventory-and opportunities Glossary Bibliography FETAL UMA_ 'G'E`NERAL PLAN 2015 DRAFT GUIDING 'P`RINCIPLES September 14, 2004 The unique challenges and opportunities Petaluma.faces. are reflected in the 2025 General Plan's 14 Guiding Principles which will provide the basis for detailed policies to be included in, the Plan elements: 1. Maintain- a close - knit, neighborly, and family friendly city: The General Plan 2025 envisions •Petaluma as a city of strong neighborhoods, with' public amenities utilized, by citizens of all ages. .A guiding premise of the General Plan is that activities and facilities used on a frequent basis, such as ,schools; stores and parks, should be easily accessible to residents: Land uses are designated to ensure balanced neighborhood development with a mik- of , uses, and provision of new parks and commercial centers` n neighborhoods that presently lack them. 2. Preserve and enhance Petaluma's historic character. With. more, than 15 0 years of history, Petaluma offers a rich legacy of buildings and neighborhoods, left largely intact by the 1906 earthquake. The City's evolution along the Petaluma River has endowed it with a unique heritage: of buildings; urban patterns, and landscapes afforded by :a nay,.igable waterway. Preservation and enhancement of the. City's historic assets' lends -Petaluma a distinct: identity, and helps sustain its small -town .character: As future • growth turns increasingly to infll, efforts to. guard the City's heritage need to be redoubled and are reflected in the Plan's policies. I Preserve and enhance Petaluma�'s natural environment and distinct setting in the region — a community with a °discreet edge. surrounded by open space. Petaluma's built environment_ is shaped and influenced`by its larger natural setting, which, has long shaped the community's image and sense of place. Views of Sonoma Mountain on the northeast and the hills on the west, Petaluma. River and numerous tributary creeks; and the : Petaluma Marshlands to the south are all distinctive elements of this setting. 'Ensuring that the :City's surroundings are maintained in open space; agricultural ,uses and very low rural densities is more than an aesthetic issue —;it is vital 'to the, City's survival as a separate and distinct community.,Petaluma.'s Planning Referral Area encompasses .117 square -miles of the Petaluma River watershed and the General Plan reinforces the City's commitment- to sustainable development patterns b;y ensuring .future growth results from infill, ,and land outside the Urban Growth. Boundary is maintained in open space (as provided by - Shollenberger and Helen Putnam. Parks, the Urban Separator, and the County community separators)', and agricultural,uses. 4. En'ha'nce the River.- corridor while providing` recreational. and entertainment opportunities;, including ,active imp'l'ementation of the Petaluma River Access and Enhancement, Plan. 'The City's economy and development, patterrrns have closely been associated with the River, and the River Plan acknowledges the central and multi- faceted role that the River plays in Petaluma.'s life. It also recognizes that the future economic, social, cultural and environmental health of the City is Petaluma General Plan 2025 DRAFT GUIDING PRINCIPLES Page 2 of 3 intertwined with the River. The General Plan 2025 reinforces the City's identity •,. as a river town, and incorporates the recommendations of Petaluma River Access and Enhancement Plan, including the creation of flood terraces, providing public acce - ssibility, open ,space and habitat conservation, and riverfront uses, activities, and developments. . 5. Stimulate and increase public Access and use of trails :as alternative transportation . routes by providing, a safe, efficient, and interconnected trail system. .Petaluma has an ;evolving trail system centered 'on creeks and the Petaluma River. The General Plan calls for an expanded' system of interconnected pedestrian and bicycle trails to serve alternative 'transportation and - "recreational needs'. 6. Provide for a. range of attractive -and viable transportation alternatives, -such; as bicycle, pedestrian, rail and _transit. With support for regional rail, an expanded . trail and bikeway system, and conversion , of two of the City's principal spnes— Washington Street and Petaluma Boulevard —to - p.edestrian= oriented boule -yards ,the General Plan 2025 seeks to increase alternative transp choices..Establishment of minimum densities, promotion of infill development, and provision of a mix of uses ,in all. neighborhoods will reduce auto dependency. and .support transit. 7. Enhance. Downtown by preserving its historic character, increasing °access.bility, ,and ensuring a broad range of businesses and activities. The General Plan 2025 seeks to reinforce downtown's .identity and role as the physical and symbolic center of the City by supporting continued intensification and diversity, ainkages with, the River and the Central Petaluma Specific Plan area. Addressing de 'velopnient patterns beyond the CPSP, the General. 'Plan 2025 will „ identify, priorities for improvements in use, intensity, 'and character along °major thoroughfares leading to downtown. . 4. Foster and promote economic diversity and oppor..tunities. Thee evolution of Petaluma's. economy from river - dependent industrial to high technology 'businesses, the potential for .increased tourism, and expanded. retail represent opportunities for the City to strengthen its economic base. Continued economic development is vital to accompHs'h n`g,many of the General Plan's objectives;` its ,importance is,underscored by the inclusion of an Economic Development Element that outlines the City's role in. economic development and sets forfh policies to implement these strategies. 9. Expand retail opportunities to meet residents' needs dnd,promote the Catyesfiscal health, while ensuring Thai' new ,development is in keeping wit h.:P:etaluma's character. Expanding retail choices in Petaluma has been a top priority of residents in surveys and public workshops conducted for the General Plan 2025„ pP p While growth in automobile dealers .and' su hes hel ed the; City increase sales; tax revenues dramatically during the 1,990s, Petaluma has a dearth of general locations -accessib' ticket" le locally and regionally,, gto close the' a s in new merchandise and bi� . outlets: Thee General Plan identifies several. Y g p Petaluma's retail 3 Pertaluma'Gene'ral. Plan 2025 DRAFT GUIDING PRINCIPLES P a g'e 3 of 3 offerings, while underscoring, the need to integrate larger developments within the city's overall u"r'ban .fabric. 10., Continue efforts to achieve a jobs /housing balance, emphasizing opportunities for residents to work locally: The, General Plan 2025 seeks to retain and increase Petaluma's current jobs /housing balance by increasing job growth opportunities, and providing policies to support local business incubation and home -based working. A jobs /housing balance and improved match of citizens to employment inventory may`provide trickle -down transportation benefits as well. 11. Foster a sustainable community, in which today's needs do not compromise the ability of`the community to meet ,its future needs. The General Plan offers a broad vision of community quality of life and tools to measure progress toward that vision over time. In effect, the principles of sustainability are: woven through each element of the General Plan - whether water resources, transportation, natural resource conservation, or parks. Policies and incentives to promote green development practices, promote infill and reuse, and sensitive site development practices are. also included. 12. Ensure infrastructure is strengthened and maintained. Land use planning in the General Plan is complemented with a full assessment of the City's public infrastructure. Standards for capital facilities and pubhc!services —such as streets, parks, and storm drainage -are established .to ensure that ,growth does not exceed carrying capacity. To 'maintain the quality Of public .services -for residents, development will be required to meet specific. standards, established by the Plan. In addition, the Annual_Report on the General Plan will include progress made towards implementing the mitigation measures contained in the Environmental Impact Report.(EIR) of the'Plan. 13. Integrate and connect the east and west .sides of town.t The Petaluma River, the railroad tracks, and Highway 101 separate and create physical barriers between the eastern and western portions of the City. Integration of different parts of the City is a theme that isreflected in several Plan„ policies. Roadway improvements and new streets are also proposed to link different neighborhoods, including two east -west connections Rainier underpass /interchange and the Caulfield Lane "southern crossing' —to better integrate the east and west sides of town. 14. Encourage cultural, ethnic, and social diversity. The General Plan reinforces the City's diversity by providing a range of housing choices —from large -lot hillside 'homes to urban lifestyles within and adjacent to downtown —and opportunities for a variety of large' and small- scaled business establishments. The General Plan also supports 'continuation of Petaluma's traditional job base in river- dependent and agricultural .support industries in selected areas, while promoting growth for emerging economic ;sectors. GENERAL PLAN 2,015 DRAFT LAND USE CLA-SSI'FIC.AT ONS September 14, 2004 DENSITY /INTENSITY STANDARDS As required by State law,. the General Plan establishes density /intensity standards for each use classification. Residential density is _expressed as dwelling units; per net (that is, exclusive of existing public streets and other fights -of -way) acre, and for non- residential and mixed uses. a .maximum permitted' `ratio of gross floor area to site area. ('FAR) is FAR is a broad measure of building bulk that controls both visual prominence and traffic generation. It can be clearly translated'to a '_limit on 'building bulk in the Development Code and is independent of the type of use occupying, the building. The evelopment Code could provide specific exceptions to the FAR limitations for uses with low employee densities, such as research facilities, or low peak -hour traffic generation, such as a hospital. In addition to density /intensity standards, some land .use:classificati:ons stipulate allowable building types (such as single- multifamily residential) as well to respect community design considerations. The density /intensity standards do -not imply that development- projects will be approved at the maximum density or intensity specified for each `use. Zoning regulations consistent with General stated ranges — for example,. co y s floodwas r ed u ce orother consttraints may limit within the P g p p p y, y mit maximum densities attainable. CLASSIFICATION SYSTEM The classifications in this section represent adopted City policy. They are meant to be broad enough to give the City flexibility in implementation, but clear enough. to provide sufficient direction to carry out the. General. Plan. The City's Development Code, contains more detailed provisions and standards:. More than one zoning district may be consistent with .a General Plan land use classification. Policies within "the.new'General Plan will provide for exceptions for infill projects where preservation of existing structures affects ability to meet minimum densities. Residential Densities are stated as, a .number �of dwelling units . per net acre of developable land, excluding areas subject to physical; environmental, geologic, or other public health and safety (for example, Floodways)' constraints, provided that at least one dwelling unit may be built on each. existing legal parcel. designated for residential use. Development would be required within. the density range (both maximum and minimum) stipulated in the 'classification. Second units permitted by local,regulation and state - mandated density bonuses for provision of affordable housing are in addition to densities otherwise permitted. Rural Residential. 0.1 to 0.5 units per acre. Single-family residential development primarily at. the western perimeter of the City, along the UGB boundary, to maintain rural character and Petaluma General Plan DRAFT LAND USE CLASSIFICATIONS Page 2 of 5 provide transition to unincorporated rural and agricultural lands. This` density range reflects prevailing lot sizes. and development patterns. Lots would either be a minimum of. two acres (with larger: minimums required for sites exceeding 1.5 percent slope), or clustered to allow common open space. Very Low Density 'Residential. 0.6 to 2.0 units per acre. Single- family residential development applied primarily to the southern hillsides, with a minimum lot size of half acre, and larger lots required for sites exceeding 15 .percent slope. Clustered development is encouraged to provide larger open spaces, and keep development away from steep 'slopes, ridgelines and other visually prominent locations.. Low Density, Residential. 2:14'0 units per acre. Single - family residential development. Typical minimum lot size would be 5 square feet ('s.f.) at this density range; although smaller lots'(minimum 4,500 s.f.) may bepermitted. This. classification is mainly intended for detached single - family dwellings,. but attached single - family - units may be permitted, provided each unit has ground -floor living area and private outdoor open space: Diverse Low Density,Residential. 6.1 -12.0 units per acre. This classification encompasses the diversity of ,housing types and densities in the' older neighborhoods within walking distance surrounding' downtown. The density range represents an overlap between the Low and Medium densities, reflecting prevailing °dens.itie's and structure massing. Medium Density. Residential. 8.1 -1 units per acre. Dwelling types may include attached or detached 'single-family housing, duplexes, triplexes; fourplexes, and'townhouses. High Density Residential. .18.1 -30.0 .units per' acre. This designation would permit the .full range of housing types, and is . intended for specific areas where ,higher, density ;may be appropriate. The- upper end of the density range in this classification would be attainable with townhomes, although.all housing types, including, multifamily, are permitted. Commercial' Community Commercial, 1.2 maximum. FAR. This ; category includes shopping centers.;and. commercial districts, including regionally oriented centers. The FAR supports the potential for parking structures.to support the larger building Neighborhood Commercial. 0.8 maxim.unz FAR. Neighborhood Commercial provides for shopping centers typically 1.0 acres or less in size, with Off- street parking, or clusters of street -front stores that serve the surrounding neighborhood. Large department stores or big box stores are not appropriate uses under this classi'fcad - OM Business Park Business Park. 1.5 to 3:0 variable maxirnunz FAR. This classification is intended 'for business and professional .offices; technology park clusters, research and development and visitor service establishments, with retail as a, secondary use only. The minimum''Floor Area Ratio is'.1.5, with a maximum FAR 3.0 if all required parking is structured. Petaluma General Plan DRAFT LAND USE .CLASS,IFI,CATIONS Page 3 of 5 Mixed Use Mixed Use. 3.0 or 4.0 maximum FAR. This classification, supports a variety of uses,. iiieluding retail, residential, service commercial, and offices. Development is oriented toward the pedestrian. Maximum FAR including both residential and . non- residential uses' is 4:0 :in downtown and 3.0 outside of downtown. Maximum residential density is 30 d.u.7acre. Densities and FARs within the boundary of the CPSP shall be undertaken in accordance the CPSP (maximum FAR within the CPSP is 6.0). Industrial Agricultural Support Industry. 0.6 maximum FAR. Per the Central Petaluma Specific-Plan. River- Dependent Industry. 0.6 inaxiinium FAR. River Dependent Industry includes manufacturing, raw material proces "sing, and related uses that require Petaluma River access as an integral part of operations for the purpose of shipping or .receiving raw materials and .finished products by water` transport.. Industry. 0.6 maximum FAR. This designation is intended to' provide and protect industrial lands for the full range of manufacturing, industrial processing, general service, warehousing, storage and distribution. Small restaurants and service commercial may be allowed as ancillary uses, subject to: appropriate standards. Public and Educational Public/Semi- Public. Public /Semi - Public includes proposed gateways, public utility facilities, government and community service uses and lands.. Education. Education' contains lands owned and operated by the. elementary, secondary, or community college districts, as well as private and /or parochial schools. The Education classification does not include pre - school facilities,.nor does it preclude future development regulations from allowing public or private schools in any other designated areas. Park and Open Space City .Parks. City Parks are City- owned, lands whose primary purpose is recreation. Neighborhood parks are intended to typically serve the daily recreational needs of people living or working within a half -mile radius; while community parks are intended to serve the entire City. Proposed park facilities are identified with a special symbol; acreage of proposed parks is site specific as addressed within the Parks, Recreation, and Cultural Element. 1 This FAR is simply calculated by dividing total floor area of all uses (residential and lion- residential, but excluding parking) by the site area. Petaluma General Plan DRAFT LAND USE CLASSIFICATIONS Page 4 of 5 Open Space. This designation includes unimproved sites devoted to the preservation of natural resources, outdoor recreation or public health and :safety. No development is permitted, although development rights . from' Petalurr a River -front areas outside of Floodway with Open Space designation may be transferred to other areas on the same °parcel. Urban Separator, The Urban Separator includes open space lands within and /or directly adjacent to the UGB that are intended to ,serve as the outer boundary of urban as designated by the City of Petaluma. They _provide an ,edge that buffers agricultural fields from urban land,.rnay.serve as a recreational area, and acts as a key component of the City's -open space system. On lands with development potential, the Urban Separator is an overlay designation, *with transferability of density .potential to the remaining portion' of the same property. Urban ,Separator Path. Identifies locations where the fee title dedication. of an Urban Separator may not be feasible but provision of a improved pathway for connecfiv.ity ' is deemed appropriate. Floodway. Floodway delineates the channel of the Petaluma River or other watercourse and 'the adjacent land areas that must be reserved in order to discharge the "base .flood" without cumuiatively increasing the, water surface elevation more than one foot..No new development is allowed. The boundary of the Floodway is determined by the FEMA Flood Maps; amendments 'to the FEMA ,maps will 'be subsequently reflected on the City's p, s General Plan. Land .Use Ma The Petaluma River Access and Enhancement Plan (adopted 1996) and the Surface Water Master Plan (now being- prepared) address the Floodway areas in greater detail than the General Plan. Overlays Floodplain.. F.1'o,odplain lands are subject to periodic inundation, as defined by the FEMA Flood Maps, prepared by -the U.S. Army Corps of Engineers. The' Flood'plain.,d' - eation :is, intended as an overlay for'nformationaI purposes and to distinguish. applicable'polices: River Plan. Areas'dete,nnined to b.e needed for the implementation of the adopted River Access and :Enhancement Plan and ,to provide for future river capacity enhancement projects. Development densities ,may be transferable to the remaining portions of the same parcel subject to other applicable policies and regulations. Stormwater Detention.'Possible; stormwater detention sites. Symbols Transit A Transit station site for tIhe regional transportation system (rail, light rail, trolley, and /or bus) existing or proposed along the highway or existing railroad right -of- way„ or an existing or proposed vehicular and bicycle park -and -ride facility. Gateway. A Gateway indicates public and private property that serves as an important entrance' to the City. It is intended that treatment of 'these gateways; through signs; Petaluma General Plan DRAFT.LAND USE CLASSIFICATIONS Page 5 of 5 .landscaping, and/or public amenities will provide a sense of introduction and entry into the City. County designations: County Park. The County Park classification delineates Sonoma County's Helen Putnam Regional Park, located.along the western edge of Petaluma's UGB. Community Separator. The Community Separator includes lands - located outside of the UGB that are intended to_ serve as a buffer between adjacent cities, as designated by Sonoma County and the City of Petaluma...Land uses are permitted on these lands under the Sonoma County General Plan. • GENERAL PLAN 2025 META ISSUES (as defined by Planning Commission. -June/July 2004) • • 1. Residential Densities a. Population Projections b. Growth Management 2. Petaluma River Corridor a. Surface Water Management b. Groundwater Recharge 3. Mobility — multi -modal 4. Open Space, Parks and Recreation 5. Economic Sustainabil_ity 6. Economic Sustainability a. Fiscal Health for City Services H :pt /GP2025 /Out1ines \Meta Issues 0904.doc • GENERAL PLAN 2025 DI`S'CUSSION DRAFT PLANNING SUBAREAS (sv - attached' map , exhibit) EAST WASHINGTON /WASHINGTON STREET The East Washington /Washington Street corridor serves as the principal east/west connector arid. one of `the primary gateways into the community. The City's 19.87 General Plan not "Washington,Street itself is broad,, treeless, unrelieved asphalt and concrete with a number of confusing driveways and signs." Little' has changed in this corridor. While the Central Petaluma Specific Plan addresses, a portion of this corridor, the remainder represents a significant opportunity to address community character and connectivity, particularly `between downtown and the East Washington /McDowell 'intersection. Each end of Washington Street consists of residential ;areas; the central. portion .is predominantly low- intensity mostly single'-story automobile - dependent commercial. uses such as retail, small offices, gas, stations, and fast -food, restaurants. The street is heavily trafficked, with multiple driveway!cuts and few amenities for walkers and cyclists. The street serves as;a busy corridor and a regional through route to the'coast. The 2025 General Plan conceptualizes Washington' Street as a "boulevard_ " that accommodates cars, but is :designed for pedestrian comfort and walking, with a mix of high intensity .land uses, and streetscape .improvements to present a strong and memorable gateway. New development in this: corridor will result from reuse and redevelopment of low-`ntensity uses in ,the central portion of the corridor that extends from Lakeville Street .to Highway 101. East of Highway 01, aside .from potential reuse of older shopping centers .(address_ ed in the Washington Core section), residential uses along 'the corridor will remain, although streetscape improvements will reinforce. the desired boulevard character of this corridor. Goals.EastWashington Street ■ Promote mixed -use :development with active ground level uses plazas and open spaces. Permit residential and commercial uses at upper floors. Facilitate development patterns thatprovide an urban edge to the East Washi "ngtori Street; and visual continuity and cohesiveness. Policies!: East Washington Street . ■ Undertake streetscape improvements to slow traffic speeds, widen sidewalks and promote a pedestrian orientation.. Add trees that provide shade and sense of enclosure. ■ Maintain design and development. standards in the Development Code that. incorporate: — ',Required building, location and height to present a storefront along the corridor. Petaluma General Plan 2025 PLANNLNG SUBAREAS Page 2 of 17 Design standards to promote a pedestrian orientation. "Build-to". -Lines to ensure an expanded sidewalk or outdoor seating, while maintaining a cohesive corridor. — :Parking lots atthe , rear of buildings, accessible from side streets where feasible. ® Provide incentives in the. Development Code . to eliminate . curb -cuts along East Washington Street, and encourage potential consolidation 4 lots to maximize access . p . from side streets. 1 .. ■ Ensure that development at :the old. Kenilworth Jr. High school site maintains a public, pedestrian, and active face along ,East .Washington Street,, and provides civic and ceremonial spaces with links to the Library and other'uses. ■ Explore the feasibility of establishing a parking district. or other- methods of consolidated parking for the :corridor,•includin,'g joint use possibilities with the Fairgrounds or other uses in the area. Develop a cohesive streetscape plan for the corridor west of Highway 1011 that incorporates widened sidewalks, trees on both sides of the street, reduced traffic lanes or elimination of center turn lane (or addition of a landscaped,.median between left turn lanes if lane is - maintained), and reduction or elimination of mid -block driveways East of Washington ,Creek undercrossing, (east of'Washington.!Square Shopping Center), narrow Washington, Street from four ;lanes to two lanes . except at intersection with McDowell & Sonoma.Mountain Parkway (that is, one lane in either direction); with increased landscaping to screen sound walls; and with expanded sidewalks and bikeways. Develop roundabout with or artwork as a central ent p p g ry statement at the aandsca m intersection of East Washington' and Copeland Streets (consistent with CPSP), while extending Copeland'Street west toPetaluma Boulevard North. PETALUMA BOULEVARD Petaluma Boulevard North sand, South serve as gateways from Highway 104 toward downtown. The arterial roadway also serves as the main. north /'south corridor for the western half of the cornrnunity,, and provides access to cross =town roadways -.such as Corona Road, Payran, 'East Washington, ;Lakeville and- "D" Streets. Both entrances pass through, un- incorporated areas of Petaluma with rural or commercial /industrial land uses; open roadside .drainage swa.l'es and, vacant or under - utilized parcels. The northern.gateway offers a mature tree -dined stretch, of road, which when driven appears to be heading away from, rather than toward, an urbanized area. The southern gateway serves as access to heavy industrial and riven-dependent uses, some: of which were displaced from locations more central to the community. Petaluma Boulevard also encompasses portions of the Petaluma River as it flows through and away from the City. Petaluma General Plan 2025 PLANNING SUBAREAS Page 3 of 17 Petaluma, Boulevard `North .and South subareas 'are different in their character, as discussed below. PETALUMA BOULEVARD SOUTH Petaluma, Boulevard South is the southern .gateway to the City as it is approached from Highway 1.01. ,Passing through the subarea, `this thoroughfare presents, a, working industrial face to the northeast, grassy fields dotted with oaks to the 'southeast, and distant, vistas across 'the Petaluma River" and the southeast quadrant of. the community to the Sonoma Hill's. Very low building inteinsities on industrial :sites- accommodate ,storage and working yards. Single - family'residences are located on the west. side of Petaluma Boulevard South with significant additional development potential, Existence of street frontage improvements 5 ,.or lack thereof,, - clearly `indicates those areas within the City from those still in the unincorporated area of the County. Petaluma Boulevard South is comprised of two distinct areas: ■ East of Highway 101. Located within the Urban Growth Boundary, but, currently beyond City limits, this area will remain 'industrial in character and preserve views to the Petaluma. River, and beyond. While river - dependent uses -will* be preserved and intensified, streetscape improvements to this port ion of the Boulevard will slow traffic while strengthening.this gateway. Highway 101' to D Street (includes areas- across; from the Central Petaluma Specific Plan). As.one approaches downtown Petaluma, this portion of Petaluma Boulevard South becomes more- urban.m character. Between Highway 101- and McNear Avenue significant changes will occur °during the life of 1h is General Plan. The extension,of'Caulfield Lane, , as :the Southern Crossing, to ;connect to Petaluma Boulevard South will provide east /west linkages for the whole' community. As development:results in changes to the character of the roadway itself (i.e.'; better .definition of lanes; provision of street lights, curbs and Sidewalks; addition of trees, etc.); the sense of 'arrival to a community °will move southward. ■ N_orth of McNear Avenue. the eastern side of the Boulevard is envisioned. having` an intense urban form as established in the CPSP. The western side of the,Boulevard on the other hand, will act as a transition from the - .high- intensity development of'the. CPSP to the small scale -neighborhoods to the west, enabling preservation of historical buildings, and views of hills: 'This portion of the Boulevard. will have a siinilar mixture:. of uses as the CPSP, but at a lower intensity. Goals Petaluma Boulevard South Develop a "strong gateway into the City; maintaining vistas east toward. Sonoma Mountain and across"the:Petaluma River. Provide. a transition from the urban character of the CPSP' to the small- scale. and: historic neighborhoods on the west side of, Petaluma'Boulevard South. ■ Provide visual and physical connections to the River. Petaluma General Plan 2625 PLANNING SUBAREAS Page .4 of 17 ■ Design and construct the Caulfield Extension to.'connect to Petaluma Boulevard South in conjunction with the developments on both sides of the River. Policies: Petaluma Boulevard South. East of Highway 101 Undertake a streetwApe :improvement program . that incorporates new trees and vegetation, while maintaining a visual, and physical connection to the 'Petaluma River. Preserve river - dependent industrial uses, while improving appearance and screening from Petaluma Boulevard South. Highway .101 to D Street ■ Develop a strong gateway into the City with landscape treatment west of Highway 101, while maintaining vistas of the Petaluma River and Valley around the.bend. ■ Develop the terminus of the Caulfield -Lane "southern crossing" with Petaluma Boulevard South as an emphatic° gateway, with methods —such as a roundabout and more defined lane widths —to slow traffic and define entrance into the community and new neighborhoods. ■ Encourage development of an appropriately - scaled. Neighborhood Commercial center at the. bowling alley site, extending along the southern'side of Petaluma Boulevard to Mountain View Avenue: • In the stretch between Mountain View Avenue and D` Street, maintain a mix of uses similar to those at CPSP, but at a lower height and intensity, while restricting. retail uses. Preserve historic structures along this corridor. • Provide bike.and'pedesirian access! , to the Petaluma.River; expl6rel feasibility of extending I Street and Mountain View Avenue to the Petaluma River and a. pedestrian connection between Petaluma Boulevard'' and the River- as redevelopment opportunities in the CPSP areas anse. PETALUMA BOULEVARD- NORTH H_ighway'10,1, the'-western edge of the Urban Growth Boundary'(UGB), Washington Street, and the railroad tracks define the Petaluma Boulevard, North ,subarea. Commercial and industrial uses_ on the eastern side of Petaluma Boulevard North, and rural residential developments on the western side, characterize this subarea: Some of the dominant retail centers , iri Petaluma —the Auto Mall and the Factory Outlet Village —are located between Petaluma Boulevard and. Highway 10 L Some of the largest tracts of vacant land within the UGB 'aie located within or adjacent to the Petaluma River Aoodplain. In addition to the; main through road, Petaluma Boulevard North, this subarea is served by Corona Road:and Industrial Avenue within the City and rural roads such as Gossage Avenue, and Skillman Lane in the unincorporated County area. A principal defining feature of the area, although currently not visible from public streets, is the Petaluma River. Petaluma Boulevard North is comprised of three distinct areas: Petaluma General Plan 2025 PLANNING SUBAREAS Page 5 of 17 - Petaluma Boulevard' -North -North of Shasta Avenue, Thi0 western port_i,on of Petaluma Boulevard North serves as a ,gateway connecting Highway 1.01 to downtown, The ,General. Plan seeks to reinforce the rural character of the'boulevard This section of. the Boulevard is, - characterized by a median, many portions of which boast ;full -grown sycamore trees and has been identified as, a community asset to be preserved and expanded upon.. This subarea contains small, narrow parcels sandwiched between the roadway and the River and,. across' the Boulevard, parcel sof'varying size, and topography. An underdeveloped small commercial, node exists at Corona Road. Petaluma Boulevard North South of Shasta Avenue. The median !along Petaluma Boulevard terminates at Cinnabar Road and gradually acquires a more urban character. South of Payran Street many older and smaller buildings are built to the street. The General Plan provides for intensification along the corridor,. with intensifies increasing. approaching downtown, and reinforcement of the neighborhood commercial cluster at Payran Street. Petaluma River Corridor. The General Plan, envisions' this stretch of the River as a mile - long green ribbon connecting neighborhoods, with full public access and green spaces along the :River. Unconstrained sites will be, developed with moderate4o high- intensity uses, designed with sustainable practices, and providing accessibility and. connections to the River. Creation of flood terraces to reduce the extent of localized flooding may be introduced within this Reach. Goals: Petaluma Boulevard North • Reinforce Petaluma Boulevard North as: a gateway into'the City. Maintain the area north of Shasta Avenue along Petaluma Boulevard in a rural, character except for a neighborhood commercial node at, :Corona Road, with trees, vegetation, and building setbacks reinforcing the historical design of the. corridor as a landscaped boulevard • Encourage development of the area south of Payran Street as an urban corridor- with a mix of uses comparable to those' of the Central ,Petaluma Specific Plan, increasing in intensity approaching downtown. Develop Petaluma River as a publicly - accessible green ribbon, fronted by streets, paths, and open spaces, by implementing the Petaluma River Access and Enhancement Plan. Foster .connections to the River from surrounding areas and ensure that new development adjacent to the River is oriented toward it. Policies: Petaluma Boulevard North, Petaluma Boulevard North/North, of Shasta Avenue ■ Maintain. the rural character to the, west of this, corridor. by ; limiting density, to Rural Resdential,'u_ses west and north of Gossage Avenue,.tand Low Density Residential uses .south. ■ Encourage development of Neighborhood Commercial uses at Corona /Petaluma Boulevard; North. Petaluma General Plan 2025 PLANNING SUBAREAS Page 6 of 17 ■ Ensure that all development along Petaluma Boulevard No north of Cinnabar Road, provides significant building setbacks, with vegetation and trees to maintain a rich landscaped character along the street. ■ Develop a neighborhood park at Jessie Lane /Petaluma Boulevard North. ■ Do, not permit the use of sound /noise - control walls along Petaluma Boulevard North. Petaluma Boulevard.North/Squth of Shasta Avenue ■ Permit a mix of uses, with fairly high ' intensities to create the ambiance of a bustling urban corridor. ■ Reinforce existing Neighborhood Commercial uses at West Payran Street; encourage expansion of the existing center to provide a wider range of products to meet the needs of the surrounding neighborhoods. Petaluma River ■ Use the Petaluma River Enhancement Plan as the tool to implement the Petaluma River greenway by maintaining setbacks., creating flood terraces where appropriate, and preserving floodplain and habitat conservation areas and other open spaces along the River. ■ Permit Medium and High Density Residential uses south of Rainier Avenue extension and west of,the railroad tracks. ■ Promote greater accessibility to Petaluma River through road extensions, bikeways, and trails, including:_. .Requiring new .development to be oriented to the River, and provide continuous public access to the riverfront. Extending Industrial Avenue south of Corona Road. Requiring a new pedestrian/bicycle connection to. the River east of Jessie Lane and intersecting with Petaluma Boulevard North. Requiring anew street connection to the River at, or near the intersection of Gossage Avenue. LAKEVILLE'HIGHWAY The Lakeville Highway subarea is bounded by Lakeville Highway, the River, Frates. Road, Petaluma's Urban Growth Boundary (UGB), and Highway 101. The subarea's main thoroughfare — Lakeville Highway —is a gateway to Petaluma .both from its Highway 101 interchange, its approach ,from the county areas on the east of town, and from communities to the east and south via Highways 116 and 37. Petaluma General Plan 2025 PLANNING SUBAREAS Page 7 of 17 • A good portion of the subarea consists of marsh lands, public trails, and open space along the River, and business and light industrial parks at the southern terminus of McDowell Boulevard South. One piece of the subarea is separated from the rest of the City an houses its wastewater treatment facilities. Wetlands and open space lie between the-two segments of the subarea, and unincorporated rural lands lie. east of Lakeville Highway. The subarea also contains the Petaluma Marina and the City's largest hotel. The Lakeville area contains a residential neighborhood, which enjoys proximity• to Shollenberger Park — a large wetlands area with trails. With more residential development anticipated in this area, creating a cohesive neighborhood and close access to .stores and services, as well as connections to the residential areas north of Lakeville Highway, will be helpful. Additionally, infill opportunities remain in the Lakeville and Oakmead Northbay Business Parks. Goals: Lakeville Highway Foster development of a cohesive high- density residential neighborhood adjacent to Shollenberger Park, with a new "main street" style neighborhood center at Casa Grande Road: Enable opportunities for a variety of synergistic and compatible uses adjacent to Petaluma Marina. ■" Support in,fill and intensification of business park/light industrial uses at the existing cluster. Policies: Lakeville Highway ■ Encourage, reuse and intensification' of sites west of Casa Grande .Road by permitting a diverse range of uses (including residential) at moderate to high intensities. ■ Foster development of a "main street" Neighborhood Commercial center at Casa Grande Road south 'of Lakeville Highway: Require new development adjacent to the street to include neighborhood - oriented . commercial uses facing the street at the: ground level, while allowing other uses at the upper level; — Require new development to be built to. the edge of property line along Casa Grande Road; and . , — Work'with property owners -on a streetscape plan to provide a pedestrian orientation and a gateway into the evolving residential neighborhood. ■ Encourage new development between the Marina and Lakeville Highway to be compatible and synergistic with river- oriented and /or recreational uses. • Petaluma General Plan 2025 PLANNING SUBAREAS Page 8 of 17 • THE HILLS Located along the edges of the City's Urban Growth Boundary; the western and southern foothills are rural in character. Rather than introduce urban densities into these subareas, the General Plan retains the existing rural large -lot pattern. Focusing development on the Petaluma River and along key corridors (i.e. Washington Street and. Petaluma Boulevard) allows parcels in the western and. southern 'hills to be reserved for Rural Residential uses, as well as City Parks, Open Space, and an extended Urban Separator., WEST HILLS • West Hills is primarily defined by Petaluma.'s Urban Growth Boundary (UGB) to the west and south. Although this area contains more; vacant land than any'other subarea, much of it is constrained by steep slopes. West Hills' rural quality is emphasized by these tracts of open land, as well as older, narrow roads, wildlife corridors, mature oak. trees, and a wide range of home styles and sizes. Eight, acres. of strip commercial !and, office uses lie near the intersection of Bodega Avenue and Paula Lane;, this mixed -use, area will provide convenience retail for surrounding urban and rural residents. With its grassy slopes and low housing density;. West Hills serves as a transition area from Petaluma's urban densities to the rural. residential uses, agricultural activities, and grazing land beyond the UGB. Goals: West Hills ■ Reinforce the existing.rural character and densities:of the hillside neighborhoods. ® Provide a transition :from the urban densities of downtown to the rolling hill's and agricultural lands beyond the UGB. Protect the existing agricultural uses;, wildlife, and natural. resources. Policies: West Hills ■ Preserve the rural aspect of the area by maintaining the existing density (Rural, Very Low and Low Residential) and land use patterns.. Decreasing density through minimum lot sizes within the Development Code can achieve the desired transition. :Allow for clustering of'residential units in the hills, permitting smaller lot sizes where clustering and common space is maintained and proposed development corresponds to stipulated. density ranges,, ■ Enhance the'hill'side- development regulations in-the Development Code to include: — Regulating development density by degree of hillside slope.. — Protecting unique: natural features, including landforms, mature trees, and ridgelines. — Encouraging architectural design that reflects the natural form of the hillside setting. Petaluma General Plan 2025 PLANNING SUBAREAS Page 9 of 17 ■ Reinforce. the existing. Neighborhood Center uses at Bodega Avenue /Paula Lane by permitting a mix of commercial and residential 'development at this node. Allow ,for- a range of densities in the mixed -use area along E1 Rose Drive and Hayes Avenue: ■ Extend the Urban Separator north of Chap_ man :Lane along the .western and southern boundary of the UGB. ■ Develop gateways at'Bodega Avenue and "D" Street with landscape treatment.. SOUTH HILLS South Hills is a small subarea defined by Petaluma's Urban Growth Boundary (UGB)> arid I Street. The majority ,of`this subarea remains unincorporated 'although :many 'of the existing homes presently receive City utility services. Like the 'West Hills; this 'subarea is characterized by its topography of steep to rolling hills accommodating large rural residential lots (five acres or larger) arranged on one 'narrow local road (i.e. Purringtoin, Road and the southern section of Mountain View Avenue). Open space in the form of the privately -owned Petaluna Golf and Country .Club comprises a large portion of the land in this subarea with scattered, vacant residential parcels accounting for the remaining. acreage, `l' Street Extension provides a minor gateway from outlying agricultural lands. The General Plan envisions little change to this neighborhood, preserving its existing,hillside residential character, while allowing low density infill development on, vacant sites between exisfing neighborhoods and PurringtonRoad. The. remaining lands could slowly develop, as utility extensions" are developed, to allow Very Low Density residential„ uses (up to 2 dwelling units /acre): Goals: South Hills ■ Reinforce the existing character of the hillside neighborhoods. Policies- South' Hills Limit residential densities to Very Low and Low Density Residential. ■ Extend the Urban Separator. To the extent feasible, provide a 300 -foot wide area'along the east"e"rn boundary of the South ,Hills subarea by 'requiring' dedication of land as Separator, while allowing density transfers from the Separator to the developable portion of'individualsites. ■ Develop a:strong gateway at I Street with landscape treatment and views of the Petaluma Valley.. ■. Preserve the existing public vi'ewsheds featuring the Petaluma community. Petaluma General Plan 2025 PLANNING SUBAREAS Page 10 of 17 WASHINGTON CORE The Washington Core subarea is composed of a diverse mix of land uses. Two shopping centers, providing both neighborhood and regional retail uses for City residents, occupy opposing corners of the East Washington Street and McDowell Boulevard intersection. The; Sonoma -Mann Fairgrounds occupy the largest single ,parcel —about 64 acres in size. A diverse. array of special events is held at the Fairgrounds throughout the year, including the annual Sonoma -Mann Fair in late June. The lease of the Fairgrounds site (owned by the City) will expire in 2023, at thel far end of the General Plan timeframe. The long -term value of having a Fairgrounds site in Petaluma has been supported by the community, although the Fairgrounds could be considered for relocation to. a site with greater flexibility to meet the economic and use 'needs' of the Fair District. The existing Kenilworth Junior High School site, located adjacent to Highway 10.1, is slated for reuse as,a shopping center with a combination of large stores and smaller shops and townhomes. Orienting the redevelopment of this. block toward existing arterial streets and established, older neighborhoods will insure compatibility of design and intensity.. A grid of bungalows originally housing riverfront workers lies behind the East Washington Street and Lakeville Street corridors, southwest of Payran Street Property- owners have rehabilitated lots and expanded .houses to allow two and three units on some parcels. Houses are located near the street and feature small porches or stoops.. Continued renovation and preservation of this - housing stock will retain the uniqueness of this neighborhood within easy walking distance of downtown and local services. Washington Core has great access and visibility from Highway 101. The planned Caulfield southern crossing will provide increased accessibility to the area from the southern areas of the City as well. In case of future reuse and relocation of the Fairgrounds, extension of the street grid into new development will help connect Petaluma's central /core neighborhoods. Goals: Washington Core • Develop the area with a diverse range of commercial and residential uses with intensity and character appropriate`to a central .urban neighborhood. • Capitalize on opportunities. to provide Regional and Community Commercial facilities at the Kenilworth site, while integrating new development with the intended scale and new character for East Washington Street. ■ Preserve the established residential neighborhood in the East D /Jefferson Street area. ■ Foster intensification and redevelopment of existing .Neighborhood Commercial centers in the McDowell Boulevard corridor. ■ Extend traditional street grids as opportunities arise. Petaluma General Plan 2025 PLANNING SUBAREAS Page'II of 17 Policies: Washington' Core .Encourage intensification ofthe Petaluma Plaza site with a diverse range of Community Commercial uses. Ensure that new development: — Presents an' urban face along McDowell Boulevard, with parking tucked behind . buildings. — Incorporates bike access from Lynch Creek. — Extends, if feasible, Madison into the redeveloped site. ■ Permit a range of `large and small -sized retail and other commercial as well as ,residential uses on the Kenilworth School site, while ensuring that: Development presents an urban/pedestrian. face on Washington Street, with parking tucked behind buildings. — I.ncorporates at least a plaza. or another civic open space along the street or visible from it. Work with the County Fairgrounds to explore relocation or more optimal use of the Fairgrounds site. If the Fairgrounds are relocated, permit a diverse range of residential and commercial uses appropriate in intensity and character to the residential neighborhood to the southwest, and new commercial uses toward Highway 1.01. Require . provision of park and open space and extension of street grid to integrate the site with the Central Petaluma Specific Plan. PAYRAN- MCKINLEY Bordered by Highway 101, the railroad tracks, Lakeville Street, and East Was_hington'Street, the Payran= McKinley subarea consists primarily of residential uses and a few large vacant parcels„ primarily adjacent to the Petaluma, River, Lynch- Creek, and Highway 101'. lt� features a diverse range of housing densities for local residents, with single- family dwellings, townhomes, apartments, and senior housing options. Housing parcels, range from small to. medium in size. .A few active agricultural processing and industrial uses are located along the; River and the railroad tracks. This subarea also houses a network. of open spaces along the Petaluma River and tributary creeks. Through the implementation of the Petaluma River Access, and Enhancement 'Plan, these .open spaces will 'be developed further with gre'enways and trails, and as feasible, flood terraces. The Payran- McKinley neighborhoods are some of the most impacted by the Petaluma River l the parcels are partially within the. River'floodway and flood ain. Sandwiched b floodwaters, and many of between Highway 101, the River, and the railroad tracks, these vacant lands are also constrained by limited vehicular access. As .such challenges' are overcorne, these vacantt areas could provide significant development opportunities.. Petaluma General Plan 2025 PLANNING SUBAREAS Page 12 of 17 r Goals: Payran- McKinley ■ Maintain and develop the area with a diverse range of residential densities appropriate to the character of this central urban neighborhood. ■ Improve accessibility through the neighborhood and vacant lands by extending the street grid as opportunities arise. ■ Develop the Petaluma River as a publicly- accessible green ribbon, fronted by streets, paths, and open spaces by implementing the Petaluma River Enhancement Plan. ■ Foster connections to the River and from surrounding areas and ensure that new development adjacent to the River is oriented toward it.. Policies: Payran- McKinley ■ Develop Medium Density Residential on the vacant lands along the Petaluma River, north of Jess Avenue /Graylawn Avenue. ■ Through site planning techniques, protect residential units from visual and noise impacts from Highway 101. ■ Undertake streetscape improvements to promote a pedestrian orientation in this residential neighborhood. ■ Ensure that any intensification of East Washington Street does not unduly impact residen- tial uses by requiring new development in the corridor to provide adequate buffering. ■ Use the Petaluma River Enhancement Plan as the tool .*to implement the Petaluma River greenway by maintaining setbacks, creating flood terraces where appropriate,, preserving flood storage capacity of the floodplain, and habitat conservation areas and other open spaces along the River. ■ Promote greater accessibility to 'the Petaluma River and vacant lands through road extensions, bikeways, - and trails, including: 1. Extending Burlington Drive northward through new developments. 2. Requiring new development to be oriented to the River, and providing continuous public access to the riverfront. ■ Explore the feasibility of using floodplain areas for public spaces and recreational uses. ■ Develop two new Parks —a community park northeast of Petaluma River /Lynch Creek and a neighborhood park along the River near Cedar Grove Park.' NORTH MCDOWELL BOULEVARD The North McDowell subarea lies between Highway 101, the Plaza North Shopping Center, North McDowell Boulevard, the railroad tracks, and Petalunia's Urban Growth Boundary at Petaluma General Plan 2025 PLANNING SUBAREAS Page 13 of 17 the northeast corner of the community. It provides two gateways into Petaluma – through Old Redwood Highway and Highway 101. Commercial .,and industrial uses dominate the North McDowell; Boulevard subarea. Highway- oriented commercial uses —such as hotels, restaurants, retail stores' and auto service stations —are located adjacent to the Highway 101 /Old Redwood Highway interchange. Regional serving commercial is also located at this interchange. Business park complexes — featuring office and light industrial uses —are clustered along Old Redwood Highway and McDowell Boulevard. The North McDowell Boulevard subarea also contains :a significant portion of the City's senior housing. South of' Corona. Road, several' mobile homes parks are located between Highway 101 and North McDowell Boulevard, providing affordable living for Petaluma's seniors: Affordable housing projects, multifamily apartments, and townhomes have also been constructed along the southern end of the .subarea. Additional uses include :a shopping center and hotels at the. intersection of North McDowell Boulevard and Old Redwood. Highway, discussed further in the East Washington Street subarea. Along with Sonoma :Mountain Parkway /Ely Boulevard South, North McDowell Boulevard itself is a primary north -south connector for the eastern portion of Petaluma, It is ,landscaped with sparse tree plantings.and few pedestrian amenities. In general, the heavy traffic volumes of its roads, large parcels, and introversion of its. developments make most of North McDowell more amenable to the car than to the walker or cyclist. Approximately 15 percent of the. North McDowell Boulevard subarea is vacant (77 acres), most of it adjacent to the proposed new Rainier Avenue interchange /underpass. Vacant and underutilized lots provide opportunities for expansion of commercial, office, and light industrial uses along North McDowell Boulevard. Mixed Use . designations. offer an. opportunity to intensity existing uses and provide more diversity and intensity along this arterial roadway. Goals: North McDowell Boulevard Preserve the existing office and residential uses located along Highway 101 and North McDowell Boulevard. Provide a transition along North McDowell Boulevard. between the industrial uses. on the west side and the residential developments of .North East, while allowing new development at intensities reflective of enhanced connections provided by the new interchange. Provide enhanced pedestrian and bicycle network connections between the industrial, commercial and residential clusters. Policies: North McDowell Boulevard ■ Ensure that development along North McDowell Boulevard relates in scale to the residential uses east of the Boulevard. Petaluma General Plan 2025 PLANNING SUBAREAS Page 14 of 17 • ■ ' Allow for a range of uses, including commercial, office and residential, in the mixed -use area on the corner of North McDowell and Rainier Avenue. ■ Work with regional and other agencies to create a new. rail transit station near Corona Road with high- intensity, transit - oriented development ■ Promote walkability by clustering business parks and increasing pedestrian linkages between office structures and nearby commercial and restaurant uses. Promote greater accessibility to the Petaluma River and neighboring areas through road extensions, bikeways, :and- trails, including: — Extending Lynch Creek Way northwest through new developments. — Extending Rainier Avenue, creating anew interchange with Highway 101. Work with Caltrans and other agencies to establish a park- and -ride lot close to the new interchange. NORTH EAST Bounded by East Washington Street, North McDowell Boulevard, Corona Road, and Petaluma's Urban Growth Boundary (UGB), the North East subarea consists of established suburban residential neighborhoods with low building densities and heights. Significant public uses include the Community Center, Lucchesi Park, Prince Park, numerous neighborhood parks, Boys and Girls Club, Santa Rosa Junior College, a public golf course, and numerous schools and churches.. Neighborhood commercial is limited to a small shopping center on Sonoma Mountain. Parkway and a bank on North McDowell. Arterials and principal connector roads are Sonoma Mountain Parkway, North McDowell Boulevard, East Washington Street, Maria. Drive, and Rainier Avenue. East Washington Street . and Corona Road serve as gateways to Petaluma at the eastern city limit. This area follows the "neighborhood unit" concept to some degree, with commercial uses located at intersections of arterial streets, schools at the center of neighborhoods, and dwellings mixed throughout. North East. contains more parks than any other subarea, as well as access to the public Rooster Run Golf Club and the Urban Separator. running nearly continuously along its northeast boundary. Walking and bicycle trails that provide linkages between neighborhoods open spaces and other local destinations include those along:Lynch; Capri, and Corona .creeks. Opportunities exist to further link the network of walking paths, creeks, and open :spaces im this subarea. Only about 40. acres of land in this subarea is vacant, and a majority of that acreage is committed to approved development projects. The North East subarea is approaching buildout, with very few opportunity sites available. North East also contains two city -owned parcels that are planned for development of new neighborhood park facilities (Gatti Park is now- under. construction). Petaluma General Plan 2025 PLANNING SUBAREAS Page 15 of 17 • The character of -this subarea is largely. established, and given limited infll opportunities on vacant or underutilized land, it is unlikely that it will change substantially over the `next 20 years. Transportation modes could change should development of a light rail system be completed with a rail stop on Corona Road. Goals: North East • Maintain the predominantly residential character of the neighborhoods. • Preserve existing viewsheds of Sonoma Mountain and the -eastern foothills. • Preserve improve and increase the inventory of and access to the existing, open space :resources. Policies: North East Develop High Density Residential nearthe new rail transit station on Corona Road, ■ Reinforce existing Neighborhood Commercial. uses at Sonoma Mountain Parkway /Riesling Road. ■ . 'Continue the Urban Separator along the northeastern boundary of Santa Rosa Junior .College.. ■ Improve older;streetscapes with added landscaping and pedestrian amenities., ■ Develop a gateway at East' Washington, Street/UGB with .landscape treatment. 'East of the Washington Creek undercrossing, narrow Washington. Street from four lanes to two lanes (that is, one lane in either direction), with increased landscaping to screen sound walls, and with expanded sidewalks and bikeways. SOUTH EAST The South .East subarea is defined by East Washington Street, Highway 1.01, Lakeville Highway, Frates Road, and .Petaluma's Urban Growth Boundary (UGB). Roth Lakeville Highway and East Washington Street act.as City gateways to Petaluma from the countryside and neighboring communities to the south and east. The -South East subarea, similar in scale and character to the North East; consists primarily of single- family residences.. Shopping centers at McDowell Boulevard's intersections- with East Washi Street and Casa Grande Road service residential.-needs. The subarea has three . elementary schools and one high school. The Petaluma Municipal Airport, which lies near" the eastern edge of the. UGB, contributes to the large amount of public land in-this subarea. Open spaces - include the a golf course small parks, and the Urban Separator between the Airport and nearby residential neighborhoods.. . Open space corridors also line most of the length of two creeks .(East Washington and Adobe Creeks)`in the subarea. Petaluma General Plan 2025 PLANNING SUBAREAS Page 16 of 17 • Relatively little- vacant land is available in this subarea, and intensification opportunities are minimal as well. The largest vacant parcel east of the Rooster Run Golf Course, at the City's edge, is currently slated for commercial. recreation. uses through Redwood'. Empire Sports Association (RESA).. Like neighboring North -East, the character of South East is largely defined by existing developments,, And will probably not change substantially over the next 20 years except by virtue of streetscape improvements. and limited infill development. Unlike the North East subarea, "this area °does not have the same acreage and proximity of parks, primarily located along the Urban Separator ,and on school, 'properties: Redevelopment of existing underutilized. commercial areas on Casa Grande Road and South McDowell could allow more neighborhood serving uses. Goals: South East Preserve the existing residential of the neighborhoods. ■ Preserve and improve, open space resources along .East Washington. Creek and Adobe . Creek. Policies: South East ® Reinforce the existing Neighborhood Commercial uses at Casa. Grande Road /McDowell Boulevard South. Develop a new Neighborhood Park along Casa Grande Road'northeast of Crinella Drive. ■ Emphasize Lakeville Highway _as a gateway to the City through landscape and sidewalk improvements. ® Improve pedestrian and bicycle amenities along Frates ;Road /Cader ,Lane as access to Shollenberger Park. Allow medium density housing on surplus land at Casa Grande High School, while ensuring compatibility in scale and character with adjacent "uses. The .project shall incorporate a . neighborhood park, conriectiiig to the, existin'gsmall Crinella Park Extend bicycle paths along East Washington and Adobe Creeks, and provide new paths along major local' connectors and City arterials. WEST West —the Largest and oldest subarea — includes 'all of Downtown west of Petaluma Boulevard,'commercial, uses, residential neighborhoods, schools,, parks, and open space. It is home to several historic areas including the Petaluma Historic Commercial District, Oakhill- Brewster Historic District, "A Street'Historic District, and B Streetand D Street corndors. Commercial and office uses within Downtown are housed in historic structures constructed at a pedestrian scale. Additional commercial development along the Petaluma Boulevard corridor provides neighborhood shopping, service commercial, and hotel /motel uses. Other Petaluma General Plan 2025 . PLANNING SUBAREAS Page 17 of 17 important public uses include Petaluma Junior ,High and High Schools, three :elementary schools, City Hall,. and.the School Administration Center. Established in the ;mid- 1800s Downtown was developed with a .grid of regular' .streets and small blocks. Early ,homes in the West ubarea were built in a variety of architectural styles on hills'behind Downtown, arranged on small blocks bordered by regular through - 'streets that radiate from the River in ,a semi- circular pattern. West;provides a significant amount = 1.05 acres —of the City's vacant land acreage much of it is located ,in. areas constrained by hills. Because neighborhoods here are the longest established in Petaluma, infill development needs 'to carefully consider issues,of scale andcharacter.' Goals: West Preserve the densi ty, scale, architectural quality and character of existing neighborhoods while allowing intensification in downtown commercial °uses. Policies: West Also. see Historic -Resources Section for policies and discussion related to historic preservation and compatibility. Strengthen pedestrian connections to Downtown and the Central Petaluma,Specfc Plan (CPSP) subarea through streetscape improvements. along the Washington Street/Bodega Avenue corridor. ■ Maintain design; and development standards in the Development Code' reflective of traditional development patterns: — Allow for smaller lots and setbacks. Include design.:and bulk controls to preventlarge homes on small- lots. • Allow lot consolidation,in residential a reas .only when finding that this will not negatively impact the existing neighborhood character. c:pt/Preferred Plan Components \P.etaluma Subareas PC draft 092404:doc GENERAL PLAN 2,025 Draft Preferred Land Use Plan September 2'004 Questions Public /Semi- Public. Historically school facilities and churches have been designated Public /Semi - Public. Seen'as an important part of the overall fabric of a community designation as such identifies °them as having; .a land use compatible but different than the; surrounding uses, Recent activity to declare a portion ofa,public school as surplus and market it for residential development has - raised the question of the validity of designating those lands: as 'semi- public', rather than a designation consistent with the surrounding neighborhood. Currently these sites have a zoning designation reflecting surrounding uses. Shau'ld the designation of school' and /or church property as `semi - public' be retained in the General Plan 2025? Or,. as an alternative; `Should a compatible land use be designated to ease the ,process of changing tIbe land use and allowing development consistent with the neighborhood? 2. The - Commission discussed. the long -terns possibility of redevelopment , of the 1.960's subdivisions located in `the 'southeast vicinity of the East Washington/Highway 101 interchange. The Draft Preferred Land Use Plan did not change the designation for these neighborhoods, retaining them primarily for detached, single- family units. Does the Commission wish to reconsider this designation? '3. The residential area north of Bodega Avenue, east of Paula Lane is presently designated Suburban ('.;6 to 2 du/acre)'. The actual development pattern .is that area generally exceeds 2 du /acre.. Retainirig that designation (Very Low Residential) will retain these.homes as 'legal, non- conforming land uses. One option is to designate this area as Low Density Residential (2.1 to 8 du /acre) or modify the. allowable range for Very Low Residential to allow a maximum of 3 ,or 4 du/acre, which would reduce the number of non - conformities. This same issue applies to those lands south of Western Avenue between Benjamin ' Lane and. Windsor Drive: The County General Plan designation currently allows a more intense development pattern than the City. Amending the designation ;to Very Low or Low Density and quantifying development patterns . through the Development Code would allow some development, could occur, consistent with the prevalent existing lot sizes. Does the Commission wish to consider a slight increase in the maximum • density for the Very Low Residential designation to allow a maximum of 3 or GenerRITIan 2025 September 2004 Draft Preferred Land Use Plan —Questions Paee 2 4 du /acre? This! would. not affect the Wester..n edge of the City, which remains Rural Residential at M to .5 du /acre.. The Rural. Residential designation extends from the City edge 'eastward on Western Avenue to Benjamin Lane, yet County development patterns have allowed lots of approximately 1 acre in size. Does they Commission wish to consider .changing this area to Very Low Residential ao, allow some urbanization? The Development Code (Zoning Ordinance) would further define the lot pattern as seen on Bantam Way (i.e. R -1, 10,QOQ or R -1, 20,000). 4. The Draft Outline of the General Plan, Section 3.3 provides -for identification and description of the Planning Subareas (see list on page 2 of Draft GP Outline document). Ito these descriptions of the :subareas warrant a stand -alone section, or should subarea level policies be incorporated in the Land Use Element? S Position Papers \Questions 0904.doc