HomeMy WebLinkAboutPlanning Commission Resolution 2022-12 08/09/2022 DocuSign Envelope ID: FA7C658B-EC63-4EAD-B9FC-4A42C70F1D1F
RESOLUTION 2022-12
CITY OF PETALUMA PLANNING COMMISSION
RESOLUTION OF THE CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN
AMENDMENT TO MODIFY POLICY 2-P-68 AND FIGURE 5-2 ASSOCIATED WITH
THE SCOTT RANCH PROJECT
FILE NO. PLGP-2022-0001
WHEREAS, in 2004 Davidon Homes submitted an application to the City of Petaluma for a 93-lot
residential project located on two parcels (APN 019-120-040 and -041) and consisting of 58.66 acres at
the corner of D Street and Windsor Drive and adjacent to the Halen Putnam Regional Park ("Prior Project");
and
WHEREAS, after initial review it was determined that an Environmental Impact Report (EIR) was
required based on significant biological impacts associated with habitat for the red legged frog; and
WHEREAS, on August 11, 2004, and August 25, 2004, scoping meetings were held to initiate the
environmental review process and solicit public comment regarding the environmental analysis to be
undertaken; and
WHEREAS, the Draft EIR (DEIR) was released on February 14, 2013, for public comment; and
WHEREAS, on April 15, 2013, the City Council directed staff to proceed with preparation of a Final
EIR (FEIR) and to provide additional information and clarification addressing comments on the DEIR and
further analysis on the reduced project alternative; and
WHEREAS, in response to comments received on the 2013 DEIR, the applicant elected to submit a
revised project with a reduced development proposal including 66-single family residential lots with
associated private and public open spaces, a public park with multi-use trail, a Class I trail along D Street,
trailhead parking lots, and other infrastructure such as sidewalks, a roundabout, and sewer, water, and
storm drainage infrastructure; and
WHEREAS, the City initiated preparation of a revised DEIR (2017 RDEIR) for the 66-lot project scope
and circulated for public comment; and
WHEREAS, the City Council considered the 2017 RDEIR on June 19, 2017 and determined that the
2017 RDEIR was inadequate and that additional analysis was needed prior to preparation of a Final EIR,
and the Council by motion directed staff to revise the 2017 RDEIR to include a more robust evaluation of
the 28-lot "Environmentally Preferred" alternative that was included in the 2017 RDEIR; and
WHEREAS, in June 2018, the Kelly Creek Protection Project (KCPP) of Earth Island Institute
announced that it had entered into an agreement with Davidon Homes in response to comments
received on the 2017 RDEIR,and Davidon Homes and KCPP ("Applicants") submitted a revised application
to the City of Petaluma for a 28-lot residential project on approximately 15 acres, along with proposed
dedication of approximately 44 acres of the overall project site to Sonoma County Regional Parks as an
extension to the Helen Putnam Regional Park; and
Planning Commission Resolution No.2022-12 Page 1
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WHEREAS, current entitlement submitted by the Applicants include (1) a General Plan
Amendment to modify General Plan Policy 2-P-68 and Figure 5-2, (2) a Zoning Map Amendment to rezone
the project site from Residential 1 (R1) to a Planned Unit District (PUD), (3) a Zoning Text Amendment to
adopt the Scott Ranch Planned Unit Development Plan and Guidelines, and (5) a Vesting Tentative
Subdivision Map (VTSM) to subdivide the project parcels into residential, open space, public access, and
parking lot; and
WHEREAS, subsequent entitlements for the development of the Scott Ranch project include Site
Plan and Architectural Review (SPAR) required for development of the single-family homes, associated
landscaping, and lighting in the residential component, and for public improvements proposed as part
of the Putnam Park Extension Project component, a Tentative Parcel Map' to divide Parcel B as shown in
the VTSM for dedication to the Sonoma County Regional Parks, and for designation of a historic landmark
to designate the barn complex as a local historic resource; and
WHEREAS, the applicant has proposed a General Plan Amendment to modify Policy 2-P-68 which
includes site specific requirements for development of the Scott Ranch site; and
WHEREAS, the proposed modifications to Policy 2-P-68 provide clarification to the site specific
requirements consistent with plans proposed for the Scott Ranch project; and
WHEREAS, the applicant has also proposed a General Plan Amendment to modify Figure 5-2 to
remove the requirement for a recreational trail along the southern boundary of the project site in order
to limit disturbance to an area of the site with significant topography and sensitive habitat; and
WHEREAS, the proposed modification to Figure 5-2 provides for an alternative Class I path to
provide public access to the site and connection to trails in Helen Putnam Regional Park and the trail
network envisioned along the Urban Growth Boundary; and
WHEREAS, the City prepared and distributed copies of a 2020 RDEIR that analyzed the revised
reduced 28-lot project and including the proposed General Plan Amendments; and
WHEREAS, the Planning Commission held a public hearing on February 9,2021 to consider the 2020
RDEIR for the revised project with a reduced 28-lot residential component, the purpose of the hearing
being to inform the public about the contents of the 2020 RDEIR and to receive oral comments about the
adequacy and accuracy of the 2020 RDEIR; and
WHEREAS, the City Council held a public hearing on March 15, 2021 to consider the 2020 RDEIR,
the purpose of the hearings being to inform the public about the contents of the 2020 RDEIR and to
receive oral comments about the adequacy and accuracy of the 2020 RDEIR; and
WHEREAS, at the March 15, 2021 hearing the City Council directed that a Final EIR be prepared
addressing comments and concerns raised during public comment on the 2020 RDEIR; and
WHEREAS, additional modifications to the project were made by the applicant to the proposed
project in response to comments received during discussion of the 2020 RDEIR, most specifically to further
reduce the footprint of the residential component of the project; and
WHEREAS, the revised "Environmentally Preferred" residential component includes a 28-lot single-
family residential subdivision and the park component includes an increase to approximately 47 acres of
1 As the tentative parcel map proposes to create two parcels,its approval would be conducted administratively,anticipated to occur
following approval of the Vesting Tentative Subdivision Map.
Planning Commission Resolution No.2022-12 Page 2
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open space/parkland, including multi-use trails north and south of Kelly creek connecting the existing
barn complex on the east of the site to the existing Helen Putnam Regional Park to the west; and
WHEREAS, offsite public improvements proposed as part of the project include a roundabout on
City right-of-way at the intersection of D Street and Windsor Drive and an approximately 800-foot offsite
sidewalk gap closure on the east side of D Street between Windsor Drive and Sunnyslope Avenue; and
WHEREAS, the Revised Project continues to provide for a planned future offsite trail segment
connecting the Scott Ranch property with the existing trail within Helen Putnam Regional Park; and
WHEREAS, the Revised Project boundaries remain unchanged and refinements to the project are
limited to reducing the building development footprint by further clustering lots, reducing setbacks, and
building sizes; and
WHEREAS, the environmental effects of the Revised Project have been analyzed and compared
to the environmental effects presented in the 2020 RDEIR, and that analysis has been included in the Final
EIR; and
WHEREAS, on February 4, 2021, the Applicants held a neighborhood meeting to create dialogue
with community members, provide information and updates on the Project, and address concerns; and
WHEREAS,on October 6, 2021,the Pedestrian and Bicycle Advisory Committee (PBAC) considered
and provided feedback on the pedestrian and bicycle facilities proposed by the project including
sidewalks and pedestrian crossings, bicycle rack location, access and connectivity to Helen Putnam
Regional Park, trail alignments and features, and the proposed amendment to General Plan Figure 5-2,
Bicycle Facilities; and
WHEREAS, on October 20, 2021, the Recreation Music and Park Commission (RMPC) considered
and provided feedback on the Helen Putnam Regional Park expansion, Barn Center improvements,
playground, amphitheater, picnic areas, multi-use trails, and other amenities proposed as part of the
Putnam Park Extension component of the project; and
WHEREAS, on June 20, 2022, onsite signage was posted informing residents of the availability of the
Final EIR, project entitlements and the Planning Commission hearing on the project; and
WHEREAS, the Planning Commission held a duly noticed public meeting on July 12, 2022, at which
time it continued the item to a date certain of August 9, 2022; and
WHEREAS,the Planning Commission held a duly noticed public hearing on August 9, 2022 at which
time it considered the Final EIR and project entitlements and accepted public testimony;
NOW THEREFORE, BE IT RESOLVED by the Petaluma Planning Commission as follows:
1. The above recitals are hereby declared to be true and correct and are incorporated into the
resolution as findings of the Petaluma Planning Commission.
2. The potential environmental impacts of the Scott Ranch Project, including the proposed General
Plan Amendments,were fully analyzed in the Scott Ranch Final EIR (SCH# 2004072137) containing
all the requirements of CEQA Guidelines Section 1532, inclusive of the 2020 RDEIR, references,
appendices, and all attachments thereto.
3. Approval of the proposed General Plan Amendments as outlined below is contingent upon the
City Council's certification of the FEIR and including adoption of the Mitigation Monitoring and
Reporting Program.
Planning Commission Resolution No.2022-12 Page 3
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4. Government Code Section 65358 allows General Plan amendments when it is deemed in the
public interest to do so.
5. State law limits the number of times a local agency can amend its general plan to more than four
times per year. The proposed amendment represents the first amendment request for 2022.
6. The Planning Commission hereby recommends that the City Council approve a General Plan
Amendment to revise Policy 2-P-68 as follows:
"Preserves the uniqueness of the property at the intersection of D Street and Windsor Drive (Scott
Ranch) through incorporation of the following criteria in the future development process:
• Respect the gateway value with a minimum 100' building setback from D Street with no
sound walls but allow small accessory structures as part of the public park amenities.
• Maintain a minimum of a 100' building setback from the centerline of egg Kelly Creek
and its tributaries, recognizing that existing barns may remain within the setback.
• Preserve the red barns complex On pleGe, designate the complex #kern historic, and
encourage the incorporation of a nature study area. Relocation in the same general area
for purposes of stabilization and preservation shall be allowed.
• Preserve and maintain habitat areas and trees.
• Avoid slide areas and minimize grading.
• Provide a minimum 300'-wide Urban Separator.
• Provide a minimum of a 3-acre park site.
• Include the provision of trailhead facilities with restrooms and parking with a connection
to Helen Putnam Regional Park.
• Respect City hillside regulations."
7. The Planning Commission hereby recommends that the City Council approve a General Plan
Amendment to amend General Plan Figure 5-2, Bicycle Facilities as shown in Exhibit 1, to remove
"Recreational Trail Proposed" from the southern boundary of the Urban Separator on the Scott
Ranch property and add a "Class I Off-Street Proposed" in or near the right of way at the eastern
boundary along D street and connecting to the Class I Off-Street Proposed trail along Kelly Creek.
8. The Planning Commission finds that the proposed amendments to the General Plan are in the
public interest as the amendments clarify the project which has been designed to advance a 47
acre regional park expansion, minimize environmental impacts, and cluster residential
development to minimize the development footprint away from sensitive habitat, important
viewsheds, and the riparian corridor.
Planning Commission Resolution No.2022-12 Page 4
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ADOPTED this 9th day of August 2022, by the following vote:
Commission Member Aye No Absent Abstain
Councilmember McDonnell X
Chair Bauer X
Vice Chair Hooper X
Mc Erlane X
Potter X
Racusen X
Whisman X
DocuSigned by:
BA70860FFFBE4ID...
Heidi Bauer, Chair
ATTEST: APPROVED AS TO FORM:
DocuSigned by: DocuSigned by: a
!�#b-
Andrew ff b Trippel, Planning Manager Dylan Brady, Assistant City Attorney
Planning Commission Resolution No.2022-12 Page 5
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Figure 5-2
i
PROPOSED AND EXISTING
BICYCLE FACILITIES
i• 3,� 3 ..... ,
Petaluma General Plan 2025
L a "a r tl Bike Facilities
••• ••�•'• �' + Existing Bike Rack Location
p, ' °•a, O Proposed Bike Rack Location
• �:• \..'• —Class I-Off Street-Existing
••—••—•I ••—••—••�„�•• •'` ` . --••--•Classl-Off Street-Proposed
•�•,� !4 ��� —Class I/II-On Street,Non-striped-Existing
Proposed Modification —Class II-On Street,Striped-Existing
* `` . •••••••Class II-On Street,Striped-Proposed+ +
` / '• - + Class III-On Street,Signed-Existing
••••-••Class III-On Street,Signed-Proposed
i.:�• � * ., of �
�i / * + •0 �` —Recreational Trail,Existing
Recreational Trail-Proposed
[E• g+; * Destinations
`� a �' :O,• * eF Schools
',,b `} .` •`.,+*n v+."/ + : * ti^ Retail/Employment
+ + Open Space
I
Park
:ter: "•My, —
0A *�,•1 Boundaries
i ��, ' �••�City Limit
O _
+ + r„mil •` L— I Urban Growth Boundary(UGB)
:...••••• r fit..-� i x� •``�.. ••� j�
N •`•• s'�"�A.� City of Petaluma
11 English Street
_s Petaluma,CA 94952
cdd@cici.petaluma.ca.us
SOURCE:Impact Sciences,2020
FIGURE 3.0-"
1 �
Proposed Amendments to General Plan Figure 5-2, Bicycle Facilities
1222.001.12/20