HomeMy WebLinkAboutPlanning Commission Resolution 2023-22 11/14/2023 Docusign Envelope ID: EACE1143-6079-41D1-8365-A91047229862
RESOLUTION NO. 2023-22
RESOLUTION OF THE CITY OF PETALUMA PLANNING COMMISSION RECOMMENDING
THAT THE CITY COUNCIL ADOPT AN ORDINANCE ADDING SECTION 5.070 TO THE CITY OF
PETALUMA IMPLEMENTING ZONING ORDINANCE,ORDINANCE 2300 N.C.S.,AND AMENDING
THE ZONING MAP TO ZONE APPLICABLE PARCELS TO THE PROPOSED DOWNTOWN
HOUSING&ECONOMIC OPPORTUNITY OVERLAY; FILE NO.PLGP-2023-0001 AND PLZA-2023-
0002
WHEREAS, the City of Petaluma Implementing Zoning Ordinance (IZO) Section 25.010 provides that
no amendment that regulates matters listed in Government Code Section 65850 shall be made to the IZO unless
the Planning Commission and City Council find the amendment to be in conformity with the General Plan; and
WHEREAS,pursuant to IZO Chapter 25, an amendment may be requested by a property owner, and the
City Council may adopt the amendment upon the recommendation of the Planning Commission; and
WHEREAS, pursuant to IZO Sections 25.010 and 25.050.B, if the Planning Commission finds the IZO
amendments to be in conformance with the Petaluma General Plan, and consistent with the public necessity,
convenience, and general welfare, it may recommend amendment of the IZO to the City Council; and
WHEREAS,pursuant to IZO Section 15.020.A.6, the Historic and Cultural Preservation Committee has
provided their independent analysis of the project and made a recommendation on the proposed Zoning Map and
Text Amendments to the Planning Commission; and
WHEREAS, prior to making a recommendation to the City Council, the Planning Commission has
concurrently considered the staff report dated November 14,2023, all associated attachments, including the Draft
IS/MND and consistent with IZO Section 15.020.13.2, has considered the recommendation provided by the
Historic and Cultural Preservation Committee on the proposed Zoning Map and Text Amendments; and
WHEREAS,Mike Jolly of EKN Development Group, submitted an application for Historic Site Plan and
Architectural Review (HSPAR), and Conditional Use Permit (CUP) for the EKN Appellation Hotel (formerly
Hotel Weaver)project; and
WHEREAS, the EKN Appellation Hotel project proposes construction of a 6-story, 93-room hotel that
would include a below-grade parking garage with valet parking for 58 vehicles, food service uses on the ground
floor and a rooftop event space and bar; and
WHEREAS,based on the proposed height, lot coverage, and floor area ratio (FAR), the proposed Hotel
also requires a General Plan Amendment(GPA),Zoning Map Amendment(ZMA), and Zoning Text Amendment
(ZTA); and
WHEREAS, the proposed Downtown Housing & Economic Opportunity Overlay is subject to the
Petaluma General Plan 2025, adopted by the City Council on May 19, 2008; and
WHEREAS,three parcels within Subarea A and one parcel within Subarea B of the proposed Downtown
Housing & Economic Opportunity Overlay are also within the boundaries of the Petaluma Historic Commercial
District and Subarea C is adjacent to the Petaluma Historic Commercial District; and
Docusign Envelope ID: EACE1143-6079-41D1-8365-A91047229862
RESOLUTION NO. 2023-22
WHEREAS, the City of Petaluma conducted publicly noticed study sessions on June 13, 2023, August
8,2023,and October 3,2023,to develop the scope and content of a Downtown Housing&Economic Opportunity
Overlay, which would apply amendments to the General Plan and Implementing Zoning Ordinance, initiated as
a result of the EKN Appellation Hotel project, to three areas within downtown Petaluma, referred to as Areas A,
B, and C; and
WHEREAS, at the June 13, 2023, study session, the Planning Commission and Historic and Cultural
Preservation Committee considered the proposed Overlay, which at the time included a 10-block zoning overlay
within a 14-block study area, inclusive of the EKN Appellation Hotel site and generally bounded by Washington
Street to the north, Petaluma Boulevard to the east,D Street to the south, and Howard/Liberty Streets to the west;
and
WHEREAS, based on feedback provided by the Planning Commission and Historic and Cultural
Preservation Committee at the June 13, 2023, study session the proposed Overlay was revised to reduce the area
to focus on underutilized parcels in three smaller areas within the original study area, referred to as Subareas A,
B, and C, avoid overlap with designated historic districts, avoid residential areas, and require discretionary
approval of a conditional use permit for any building proposed above 45-feet,subject to meeting specific findings;
and
WHEREAS, at the August 8, 2023, Planning Commission study session, a Frequently Asked Questions
(FAQ) document was prepared to provide comprehensive responses to questions related to the proposed Overlay
and the revised Overlay was presented to seek additional feedback; and
WHEREAS, at the August 8, 2023, study session, the Planning Commission requested additional
information related to the Overlay's alignment with the City of Petaluma General Plan 2025 as well as additional
information on characteristics of each Subarea; and
WHEREAS, at the August 8, 2023, study session, the Planning Commission also requested that staff
consider focusing housing development in Subareas B and C, consider unique development standards for each
Subarea to maintain the individual characteristics of each,provide photographs and parcel data for each Subarea,
and provide a Historic Cultural Resources Report for the proposed Overlay; and
WHEREAS, based on feedback provided by the Planning Commission at the August 8, 2023 study
session, the proposed Overlay was revised to expand the boundaries of Subarea B to include the entirety of the
parcel currently occupied by the Well Fargo bank (125 Western Ave, APN 008-051-025), and to indicate
opportunities for Pedestrian/Fagade Activation Zones and Ground Floor Residential Zones which are each
intended to apply new land use and design controls for any new building within the three respective Subareas;
and
WHEREAS, at the October 3, 2023, Historic and Cultural Preservation Committee study session, the
Committee was informed that a parcel inventory presenting the existing parcels and a discussion of their
development potential was in process; and
WHEREAS, at the October 3, 2023, Historic and Cultural Preservation Committee study session, the
Historic Cultural Resources Report for the proposed Overlay was presented; and
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RESOLUTION NO. 2023-22
WHEREAS, a third party Peer Review Report of the Historic Cultural Resources Report was prepared
by First Carbon Solutions (FCS) and included recommendations to improve clarity of the Report's purpose and
recommendations; and
WHEREAS, the Historic Cultural Resources Report was updated to incorporate recommendations
provided in the Peer Review Report; and
WHEREAS, in preparation of the November 14, 2023 joint hearing of the Planning Commission and
Historic and Cultural Preservation Committee, the proposed Overlay was revised to: update review criteria for
future development proposals requesting a building height greater than 45-feet; finalize the development
standards table; simplify setback and stepback tables; provide development standards for the Pedestrian/Fagade
Activation Zones and Ground Floor Residential Uses, which includes clarification that ground floor residential
zones will be allowed as a permitted use in any of the three respective Subareas as opposed to the original proposal
to limit housing development on the ground floor to Subarea C only, and to require a Conditional Use Permit to
exceed the current maximum for lot coverage of 80%; and
WHEREAS, the intent of the Downtown Housing & Economic Opportunity Overlay is to facilitate the
development of residential uses, orderly economic development,preservation of historic buildings and resources
and the Commercial Historic District activate the ground levels,and incorporate sites with the greatest opportunity
for redevelopment activity by increasing the allowable floor area ratio from 2.5 to 6.0, building height from 45
feet to up to 75 feet subject to approval of a conditional use permit, and lot coverage from 80% to 100% subject
to approval of a conditional use permit, and subject to development and design controls for properties within the
proposed Overlay; and
WHEREAS,for purposes of the California Environmental Quality Act(CEQA),the Downtown Housing
&Economic Opportunity Overlay and EKN Appellation Hotel are considered one"project" and were considered
concurrently in the Draft Initial Study/Mitigated Negative Declaration; and
WHEREAS,for purposes of discretionary approvals subject to review by the City's Historic and Cultural
Preservation Committee, Planning Commission, and City Council, the Downtown Housing & Economic
Opportunity Overlay is being considered separately from the EKN Appellation Hotel; and
WHEREAS,on November 14,2023,the Planning Commission by Resolution No. 2023-20, incorporated
herein by reference, recommended to the City Council adoption of the Mitigated Negative Declaration (MND)
and Mitigation Monitoring and Reporting Program (MMRP), in accordance with CEQA; and
WHEREAS,as described in the Draft IS/MND,no physical development will occur as a result of adoption
of the proposed Downtown Housing & Economic Opportunity Overlay, including the EKN Hotel; and
WHEREAS, future site-specific development proposals within the Downtown Housing & Economic
Opportunity Overlay will be subject to a separate discretionary review process, including Site Plan and
Architectural Review (SPAR), Historic Site Plan and Architectural Review (HSPAR), Conditional Use Permit
(CUP); and
WHEREAS, consistent with the California Environmental Quality Act (CEQA), future development
proposals within the proposed Overlay requesting approval of SPAR, HSPAR, and/or CUP, which are
discretionary in nature and therefore defined as projects under CEQA, will also be subject to an independent
CEQA analysis to determine potential impacts of site-specific proposals; and
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RESOLUTION NO. 2023-22
WHEREAS, all future development proposals within the proposed Overlay will be subject to mitigation
measures identified in the Draft IS/MND, or as revised through the Final IS/MND process, which include
measures with clearly defined criteria for which the City of Petaluma will apply in determining the impacts of
future development; and
WHEREAS, consistent with CEQA, the City of Petaluma, as the Lead Agency may rely on the future
studies for site-specific developments to devise the specific design of mitigation measures as the results of later
studies will be used to tailor mitigation measures to fit on-the-ground environmental conditions; and
WHEREAS, because the proposed Overlay will not result in direct physical development, identifying
site-specific mitigation measures for potential impacts to the resource areas identified in the Draft IS/MND is not
appropriate at this time as this would represent speculative analysis under CEQA; and
WHEREAS, on October 13, 2023, the City's Notice of Public Hearing to be held on October 24, 2023,
before the City of Petaluma Planning Commission and Historic and Cultural Preservation Committee, was
published and mailed to all residents and property owners within 1,000 feet of the perimeter of the Downtown
Housing & Economic Opportunity Overlay study area as well as persons having requested special notice of said
proceedings; and
WHEREAS, on October 24, 2023, the joint hearing of the Petaluma Planning Commission and Historic
and Cultural Preservation Committee was continued to a date certain of November 14, 2023; and
WHEREAS, on November 2, 2023, the two signs were installed on-site to inform the public of the
November 14, 2023, public hearing with the Planning Commission and Historic and Cultural Preservation
Committee, in compliance with IZO Section 24.100.13; and
WHEREAS, on November 3, 2023, the City's Notice of Public Hearing to be held on November 14,
2023,before the City of Petaluma Planning Commission and Historic and Cultural Preservation Committee, was
published and mailed to all residents and property owners within 1,000 feet of the perimeter of the Downtown
Housing & Economic Opportunity Overlay study area as well as persons having requested special notice of said
proceedings; and
WHEREAS, the Planning Commission and Historic and Cultural Preservation Committee held a duly
noticed public hearing on November 14,2023, at which time all interested parties had the opportunity to be heard;
and
WHEREAS, on November 14, 2023, the Historic and Cultural Preservation Committee motion to
recommend that the Planning Commission recommend that the City Council adopt an Ordinance to amend the
text of the Implementing Zoning Ordinance as shown in Exhibit 1,and amend the Zoning Map as shown in Exhibit
2, as attached hereto and incorporated into this Resolution, did not pass; and
WHEREAS, on November 14, 2023, the Planning Commission considered the proposed ordinance to
implement the Overlay to recommended three modifications to the Zoning Map and Zoning Text for consideration
by the City Council to: 1) Reduce the scope of Subarea C; 2) Revise the CUP findings for height; and 3) Expand
the Pedestrian/Fagade Activation Zones in Subarea A and Subarea C; and
WHEREAS, on November 14, 2023, the Planning Commission recommended reducing the scope of
Subarea C because the parcels to be removed do not need revitalization and need to be protected from
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Docusign Envelope ID: EACE1143-6079-41D1-8365-A91047229862
RESOLUTION NO. 2023-22
development pressure; and
WHEREAS,on November 14, 2023,the Planning Commission recommended revising the CUP findings
for height to clarify and strengthen the findings; and
WHEREAS, on November 14, 2023, the Planning Commission recommended revising the
Pedestrian/Fagade Activation Zones in Subarea A and Subarea C because the rationale behind establishing the
Pedestrian/Facade Activation Zones should apply to a larger area than proposed in the Overlay.
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY
OF PETALUMA AS FOLLOWS:
1. The foregoing recitals are true and correct and incorporated herein by reference as findings of the Petaluma
Planning Commissions
2. Based on the staff report, staff presentation, comments received, and the public hearing, the Planning
Commission makes the following findings based on substantial evidence in the record:
a. California Environmental Quality Act Findings:
An Initial Study/MND was prepared, and proper notice was provided in accordance with CEQA
and local Guidelines.
The potential environmental impacts of the Downtown Housing &Economic Opportunity Overlay
and EKN Appellation Hotel project, including the proposed Zoning Map Amendment, were fully
analyzed in the IS/MND (SCH#2023100359).
Based on its review of the entire record herein, including the Initial Study, MND, all supporting,
referenced, and incorporated documents, and all comments received to date, the Planning
Commission finds that there is no substantial evidence that the project, as mitigated, will have a
significant effect on the environment,and hereby recommends that the City Council adopt the MND
for the project, including the Mitigation Monitoring and Reporting Program.
The project does have the potential to affect wildlife resources as defined in the Fish and Game
Code, either individually or cumulatively;However,with mitigation,these potential environmental
impacts would be reduced to a less than significant level and is not exempt from Fish and Wildlife
filing fees.
The Planning Commission reviewed the Initial Study/MND and considered the comments received
to date before making a recommendation on the project. Pursuant to the analysis in the Initial
Study/MND, the project does not make a cumulatively considerable contribution to the significant
and unavoidable cumulative traffic or noise impacts identified in the General Plan 2025 EIR.
The proposed EKN Appellation Hotel is located on a Hazardous Waste Site compiled by the State
pursuant to Government Code Section 65962.5 Code; however, with mitigation, any potential
environmental impacts related to location on such a site would be reduced to a less than significant
level.
Approval of the proposed Zoning Map Amendment, as shown in Exhibit 2, is contingent upon City
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RESOLUTION NO. 2023-22
Council adoption of the IS/MND, including adoption of the Mitigation Monitoring and Reporting
Program.
b. Pursuant to IZO Sections 25.010 and 25.050.B:
The proposed zoning text amendments attached hereto as Exhibit 1 and zoning map amendments
attached hereto as Exhibit 2 are in general conformity with the Petaluma General Plan 2025 in that
the amendments implement the goals and policies of the General Plan as described in the November
14, 2023, Historic and Cultural Preservation Committee and Planning Commission staff report and
as detailed below.
The public necessity, convenience, and general welfare clearly permit the adoption of the proposed
zoning text and map amendments in that it will allow for intensification in uses in the city's
downtown,thereby increasing opportunities for housing and mixed-use developments in proximity
to transit; is consistent with state and regional plans and policies, such as Plan Bay Area 2050,
which aim to reduce GHG emissions through transit-oriented development; and is consistent with
General Plan goals and policies that seek to:
• maintain a balanced land use program that meets the long-term needs of the community by
providing opportunities for all types of uses including residential, employment, retail,
institutional, recreational, and open space (Goal 1-G-1);
• promote the efficient use of land through infill development at equal or higher density and
intensity as surrounding uses (Policy 1-P-2);
• encourage mixed-use development in the downtown area, thereby increasing access to existing
transit(Policy 1-P-6);
• encourage redevelopment of underutilized sites thereby providing flexibility in building form
and allowing for the ability to change over time (Policy 1-P-7);
• contribute to advancing downtown as a focus of activity, retain pedestrian orientation, and
continue to preserve and enhance buildings of historic and architectural importance (Goal 2-G-
3);
• promote development and intensification of downtown as a visitor destination and
neighborhood retail center(Policy 2-P-14);
• reduce motor vehicle air pollution through intensification of development in the downtown area,
which is proximate to existing transit opportunities (Policy 4-P-7); and
• maintain the historic character and identity of the community (Goal 3-G-1), through
implementation of associated policies (3-P-1, 3-P-5, 3-P-6) which aim to protect historic and
archaeological resources, ensure their protection is a key consideration during the development
review process, and ensure that new development adjacent to historic and cultural resources is
compatible.
3. Based on its review of the entire record herein, including the October 24, 2023, Historic and Cultural
Preservation Committee and Planning Commission staff report, all supporting, referenced, and
incorporated documents and all comments received and the foregoing findings, the Planning Commission
hereby recommends that the City Council adopt an Ordinance to amend the text of the Implementing
Zoning Ordinance as shown in Exhibit 1, and amend the Zoning Map as shown in Exhibit 2, as attached
hereto and incorporated into this Resolution.
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Docusign Envelope ID: EACE1143-6079-41D1-8365-A91047229862
RESOLUTION NO. 2023-22
ADOPTED this 14t'day of November 2023, by following vote:
Commission Member Aye No Absent Abstain
Bauer X
Chair Hooper X
McErlane X
Vice Chair Racusen X
Whisman X
Vice Mayor Cader X
Thompson
Mozes X
DacuSigned by:
6AL, h6ry 11/18/2024
Bla e Hooper, Chair
ATTEST: APPROVED AS TO FORM:
gned by
Ed' ETDFI#OL... C ESig"ed b
11/18/2024 � scy
---a. 11/18/2024
Andrew Trippel, Planning Manager Dylan Brady, Assistant City Attorney
Page 7 of 17
Docusign Envelope ID: EACE1143-6079-41D1-8365-A91047229862
EXHIBIT 1 —Zoning Text Amendment(New text in Underline)
Mixed Use Zones
TABLE 4.3 P(16) Permitted Use
Allowed Land Uses and Permit Requirements for CUP Conditional Use Permit Required
Mixed Use Zones S Permit Requirement in Specific Use
Regulations
A Accessory Use
Use Not Allowed
LAND USE TYPE (1) Permit Required by Zone Specific Use
MULk I MU1B I MU1C I MU221 Regulations
Notes:
21 Refer to Section 5.070 for parcels in the Downtown Housing and Economic Overlay
Table 4.10. MU1 and MU2 Zone Development Standards
Requirement by Zone
MU1 MU
Development Feature Mixed Use 1 Mixed Use 24
Notes:
4 Unless specifically prescribed in Section 5.070,Downtown Housing and Economic Development Overlay
all other development standards shall apply.
Table 4.13. CF Zone Development Standards
Requirement by Zone
CF
Development Feature Civic Facilities)
Note:
1 Refer to Section 5.070 for parcels in the Downtown Housing and Economic Development Overlay
Docusign Envelope ID: EACE1143-6079-41D1-8365-A91047229862
RESOLUTION NO. 2023-22
5.070 Downtown Housing and Economic Opportunity Overlay Zone.
A: Purpose. It is the intent of the Downtown Housing and Economic Opportunity Overlay Zone to facilitate
the development of residential uses, provide for orderly economic development, ensure the preservation
of historic buildings, cultural resources, and the Commercial Historic District, strengthen and expand
pedestrian activity through new design and land use controls, and incorporate sites with the reg atest
opportunity for redevelopment activity. The regulations established for this district shall apply to any
property described in this section to include the development of new floor area or new buildings, of any
size.
District Boundaries. The proposed Downtown Housing and Economic Development Overlay shall apply
to Subarea A, B, and C as shown in Figures 5.1 & 5.4 below.
Figure 5.1: District Boundaries
Downtown Housing and Economic Development Overlay
SMART 4;1
sawn
t
'So ,W
Sr 5�
�yo9�e�
Bodega Ave .� C
\
P�
e
�e$vocn \ A
u
/ •_h._!
7 q \ /
i Study Area
/
/ y
Overlay Boundary(June 2023) h �
y m
Overlay Boundary Option Areas(Oct 2023) gg
nPlanning Commission RatommenAation O O
to modrty Subarea C(Action Flawing Nov
2023)
B: Ground Floor Uses, Pedestrian/Facade Activation Zone and Ground Floor Residential Use Zone.
To continue the land uses and forms established by the parcels that abut or confront each subarea and to
allow for specific land uses and the design of new buildings to reflect the characteristics and the context
of each subarea a "Pedestrian/Fagade Activation Zone" & a "Ground Floor Residential Use Zone" will
apply to each subarea.
1. Pedestrian/Facade Activation Zone & Ground Floor Residential Use Zone Established. A
Pedestrian/Facade Activation Zone & a Ground Floor Residential Use Zone is established as
shown in Figures 5.2 through 5.4. Land uses and ground floor development standards apply as
provided for in this section.
Page 9 of 17
Docusign Envelope ID: EACE1143-6079-4lD1-8365-A91047229862
RESOLUTION NO. 2023-22
a. Purpose. The Pedestrian/Facade Activation Zone is intended to enhance the pedestrian
experience to ensure that new buildings are occupied by pedestrian-oriented uses and that
they present attractive building facades in specific locations to reflect the land use pattern
and vibrancy of active pedestrian-oriented streets established in the historic core of the
downtown.The Ground Floor Residential Use Zone is intended to create new opportunities
for residential development and to provide a land use transition from the retail and service
uses provided in the Downtown core to the lower-intensity retail and residential areas
beyond the Downtown.
2. Pedestrian/Facade Activation Zone.Permitted Uses in any new ;;round floor area within 30 feet
of the public right-of-way in the Pedestrian/Facade Activation Zone, shall be as follows, and each
use, as used in this Section, shall be deemed a ground floor activating use:
• Artisan Shop • Library, Museum, Art Gallery
• Bank, Financial Services • Personal Services
• Fitness/Health Facility • Restaurant, Cafe, Coffee Shop
• General Retail, 25,000 sf or Less • Studio -Art, Dance, Martial Arts, Music, etc.
• Groceries/Specialty Foods, 25,000 sf
or Less
3. Ground Floor Uses.New;;round floor area not identified as a Pedestrian/Facade Activation Zone
may be occupied by any use identified in accordance with Table 4.3 and Table 4.5.
4. Multi-family Residential Allowed in Specific Locations. Multi-family residential uses shall be
a permitted use on the ground floor in any portion of a parcel that is not within a designated
Pedestrian/Fagade Activation Zone.
5. Pedestrian/Facade Activation Development Standards. Additional development standards
apply to the ground floor facades of the portion of new building or new floor area constructed
within the Pedestrian/Facade Activation Zone. These development standards are provided in Table
5.1, below.
Table 5.1
Pedestrian/Fa ade Activation Development Standards
Feature Standard Applies to First Floor:
Storefront Transparency, 60% Facades facing sidewalks,pedestrian walks,or
minimum glazing ________ publicly accessible outdoor spaces
- ----- - ------------------------ --------- -------------------------- -.................
Blank Walls,maximum length 30 feet Facades facing sidewalks,pedestrian walks,or
-----------------------------------------------------------------__ publicly accessible outdoor spaces- - ---------------- ------------------
Tenant spaces facing sidewalks, pedestrian
Interior Partitions or shelving walks, or publicly accessible outdoor spaces;
above 36"in height when parallel 30 feet Does not apply to any partition that is
with storefront,minimum setback perpendicular to the storefront or any shelving
that is abutting a wall
-------------------------------------------------- ----------------- ------------------- ---------------------------------------------
Window Signs,maximum I---- Windows facing sidewalks, pedestrian walks,
covera e or publicly accessible outdoors aces
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Docusign Envelope ID: EACE1143-6079-41D1-8365-A91047229862
RESOLUTION NO. 2023-22
Figure 5.2: Subarea A, Pedestrian/Facade Activation Zones +Residential Allowed Zones
aume v�
�� MN:OBi-0W 3 Q 3`
R PE]RLLNM BLVDS -6
PPN.0&v008 o �V o KN:OMA@ 1 112 1 014010
00 PETPLIM,BU'D S KBLLJMl1lLY06
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S1 LPETAIUMA BLVDS 20 PE]iILUMT BLVUS .OTT tO�OTH ST 115 R11 ST PI ITX BTS /
m ml. 2
0 wm _ :T30 01' IIIIIII
Subarea A(Oct 2023) y�.
n Retail/Commercial Use Required(min 30'depth) r>,
1
Pedestrian/Facade Activation Zone \r 1
Planning Commission Recommendation to
modify Pedestrian/Facade Activation Zone Q
(Action Hearing Nov 2023)
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Docusign Envelope ID: EACE1143-6079-41D1-8365-A91047229862
RESOLUTION NO. 2023-22
Figure 5.3: Subarea B, Pedestrian/Facade Activation Zones +Residential Allowed Zones
III i
es4ern Ave .t •r
II 11111 r t,
>
Co-
+ ,
1
Q Subarea B(Oct 2023) w '+• ,F/�` ',` _ - •,
1 r�Retail/Commercial Use Required(min 30'depth) t, •J t• •
Pedestrian/Facade Activation Zone • IN
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Docusign Envelope ID: EACE1143-6079-4lD1-8365-A91047229862
RESOLUTION NO. 2023-22
Figure 5.4: Subarea C, Pedestrian/Facade Activation Zones + Residential Allowed Zones
Washington Step
Ta ST
`''� 301 WA&IRlGTON BT
APN:363-661
I y ' 215 "4' APN:38188,
< WASNINGTONST IwA4 166 BT .[._
110KE 01w a
Jfi2-ooz I APN'.36zm4 r 1 e-
+' 136LIBaifYSTAIL ,0.5 KE11ER 6T .�
.r Rys
,,ram i APN:3fi2-0ti N �-
JuN ,J5 KEl1ER ST V
r 1-030 APN:J69fQ6 •r ``•'t
I $T • d APN:3fi2-603 13]KELLER Si C�-. II
p .D ,sz usam sr
',,. � -033 APN'.362-032 5 62-0I6 APN.969-001 i -a
bT `t26u6ENfV sr �HEUFR 6i 12D 105LLERg �R; .
APN:fim-oa I
_�,�' - 216N6IERN N/E I APN:J0.1001 I9 ■•....�-
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- —
\ PN-
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Subarea C(Oct 2023) -Y r zte vuEs.sw APN:3aa-oz3 - +,R-
AVE 1 1zo sTERry
n Retail/Commercial Use Required(min 30'depth) q Avs Q
Pedestrian/Facade Activation Zone 01 `g
0
_- Planning Commission Recommendation totO
modify Subarea C(Action Hearing Nov 2023) IIIII II .
Planning Commission Recommendation to
modify Pedestrian/Facade Activation Zone
(Action Hearing Nov 2023) IIIII 1 II ill f °j ,�
C: Development Standards, General. Development Standards in the Downtown Housing and Economic
Development Overlay Zone shall be as provided for in Chapter 4- Tables 4.10 &4.13, except as provided
for in Table 5.2, below.
Table 5.2:
Development Standard Max/Min
Setbacks
Fr-ont.
ont ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------0 feet--------------------------------------------------------------------
Fr
Rear 0 feet
Street-side 0 feet
-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
Interior Side 0 feet
He ----------------------------------------------------------------------------------------------------------------------------------------------------- --------------------------------------------------- --------------------------------------------------------------
45 feet
With Conditional Use Permit 60 feet
With Conditional Use Permit and Communitv Benefits' 75 feet
Minimum Ground Floor Height 14 feet floor-to-floor for any Building
over 45 feet
Stepbacks Per Tables 5.2 throu h 5.4
Lot Coverage 80%
With Conditional Use Perm it4 1 0 0%
t Under the Overlay,new buildings to be constructed above the 45-foot height limit would not be subject to the height
exceptions provided for in IZO Section 12.020.
2 Additional height above 45 feet pjay be granted,subject to subsection F,below.
3 Additional height above 60 feet may be granted,subject to subsection G,below.
'Additional lot coverage above 80%may be granted,subject to subsection H,below.
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RESOLUTION NO. 2023-22
D: Development Standards, Stepbacks Apply. Upper floor stepbacks apply as shown in Tables 5.3 to 5.5,
to require that M portion of a building above a certain height be separated from a property line.
1. As used in this subsection, the "Primary Street Frontage" provided in Tables 5.3 to 5.5
apply to any parcel that abuts Petaluma Boulevard South,Kentucky Street,Fourth Street, Western
Avenue, and Washington Street, and"Other Street Frontage" is any other abutting street.
reet.
2. The stepbacks shall include usable balconies, usable open space, or be landscaped, and may not
be used for mechanical equipment, storage, or other non-active uses.
Table 5.3
Ste back: General
__________________________Stepback(Based on Building Height)- --------------------------
Above Above
0-45'/4-stories 45'/4-stories 60'/5-stories
(whichever is less) 1 (whichever is less)
Primary Street NA 8' Min 16' Min
Frontage---------------- ------------ ---------- ------ ------ +--------------- +-----------------------------
Other Street
Frontage NA 5' Min 5' Min
excludin an alley)
Table 5.4
Ste back: Confrontinu a Residential Use
Stepback_(Based on Building Height
0-30'/2-stories 30'/2-stories
(whichever is less)
Primary Street NA 10' Min
Frontage
Other Street
Frontage NA 5' Min
excludin an alley)
Note:Additional 10' ste back to be applied for every story above 30'
Table 5.5
Ste back: Abutting Historic Resource
Stepback_(Based on Building Heights T
----------------------------- ---------------------------
Above Above Above
0-30'/2-stories 30'/2-stories 45'/4-stories 60'/5-stories
(whichever is less) (whichever is less) (whichever is less)
Primary Street
NA 0 j 8' Min 16'Min
Frontage
----------- -----------------+----------------------------+----------------------------+---------------------------
Other Street
Frontage NA 0 5' Min 5' Min
excluding an alley)
------------ ---------- --- ---------------------------- ---------------------------- ---------------------------- ----------------------------
Interior Side,
abutting historic NA 10' Min 10' Min 10' Min
resource
Rear,
abutting historic 0 8' Min 8' Min 8' Min
resource
Page 14 of 17
Docusign Envelope ID: EACE1143-6079-41D1-8365-A91047229862
RESOLUTION NO. 2023-22
E: Criteria to Exceed 45 feet. The Planning Commission may pprove a Conditional Use Permit to allow
for additional height up to 60 feet pursuant to the findings listed in this subsection and the review criteria
set forth in Section 24.060.E:
1. That the additional height is consistent with the applicable purposes of the Overlay
2. That the additional height makes a positive contribution to the overall character of the area and
that the building will be compatible with its surroundings. The "positive contribution" and
"compatibility" will be assessed using a combination of visual studies, line-of-sight drawings,
photo simulations, 3-D modeling, and view shed analysis;
3. That the additional height would not adversely affect the exterior architectural characteristics or
other features of the property which is the subject of the application, nor adversely affect its
relationship in terms of harmony and gppropriateness with its surroundings,including neighboring
structures,nor adversely affect the character, or the historical, architectural, or aesthetic interest or
value of the district;
4. That the additional height will not result in unreasonable restrictions of light and air to adjacent
properties or the public right-of-way, or otherwise be detrimental to the public health, safety, or
welfare; and
5. That the building design expresses a relationship to an existing datum line or lines of the street
wall or adjacent historic resource, if and
F: Criteria to Exceed 60 feet. The Planning Commission may allow for additional height up to 75 feet, if a
Conditional Use Permit is granted per subsection 5.070.F, above, and when a proposed project includes
at least 2 of the community benefits described in 1, 2 & 3, and 1 of the community benefits described in
4, 5, or 6, below:
1. Improves the existing streetscape by providing widened sidewalks, additional street trees, new
mid-block walkways/paseos,public plazas,parks, etc. For a project that would widen the sidewalk
by increasing the ground floor building setback, a public outdoor amenityspace shall be included
in the design, and this space shall be designed and configured to provide adequate space for
pedestrian movement and activity;
2. Provides publicly accessible private open space, such as a street-level park or rooftop open space
that is open to the public at least 12 hours per day and at least 260 days per year;
3. Demonstrates exceptional architecture/design. "Exceptional" architecture/design may be
demonstrated by any of the following_
a. The use of innovative, creative or original architectural concepts, materials, or building
techniques;
b. The use of visual elements that contribute positively to the built environment, such as well-
proportioned facades,pleasing materials, and unique features;
c. The use of innovative building systems or forms, and/or the use of creative design,to
increase building efficiency and to reduce energy consumption;
d. The use of low impact development and green infrastructure features in sustainable design
and landscaping; or
e. The use of high—quality building materials that contribute to long-term durability and visual
quality.
4. Respects and/or preserve cultural, historical, or archaeological resources that exist or occur onsite
or within the Overlay;
Page 15 of 17
Docusign Envelope ID: EACE1143-6079-4lD1-8365-A91047229862
RESOLUTION NO. 2023-22
5. Exceeds the minimum number of Inclusionary Dwelling units required by IZO Section 3.040;
6. Exceeds the minimum number of bicycle parking spaces required by IZO Section 11.090; or
7. Provides all required parking below _grade.
G: Criteria to exceed 80% Lot Coverage. The Planning Commission may approve a Conditional Use
Permit to allow for additional lot coverage of Lip to 100%pursuant to the review criteria set forth in Section
24.060.E and if any one or more of the following are true for a project:
1. The development improves the existing streetscape by providing widened sidewalks, additional
street trees, new mid-block walkways/paseos, public plazas,parks, etc.;
2. The additional lot coverage would reflect the prevailingdevelopment pattern in the for the abutting
and adjacent parcels;
3. The development includes adequate provision for recycling and solid waste;
4. The development includes adequate space for street trees, or
5. The development includes other measures to enhance the pedestrian environment.
H: Sunset Provision. Unless otherwise amended by the City Council, this ordinance shall expire on the
effective date of the Zoning Ordinance that implements the adopted 2040 General Plan.
Page 16 of 17
Docusign Envelope ID: EACE1143-6079-41D1-8365-A91047229862
RESOLUTION NO. 2023-22
EXHIBIT 2
Zoning Map with existing zoning district(s) and overlay zones
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. :8 y.
....
3.
16
o er o:�w
❑ Zoning
Parking Assessment Central Petaluma
District ❑ Specific Plan Area i— Civic Faality Mixed Use 2 i Residential 3
Q Fbodway Q Open Spa oe C. Residential 4
❑H th istoric District ❑Theater District Mixed e and Park Residential 5
1A Q Planned Unit
Mixed Use District
Dau wwce City a Petakw 1 SRI 1laaemap 1C Q Residential 2
'Note: The theater district overlay expired on August 4,2023.
Page 17 of 17