HomeMy WebLinkAboutORDINANCE 2900 N.C.S. 04/21/2025 Ordinance No. 2900 N.C.S. Page 1
EFFECTIVE DATE
OF ORDINANCE
May 21, 2025
ORDINANCE NO. 2900 N.C.S.
Introduced by: John Shribbs Seconded by: Janice Cader Thompson
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PETALUMA TO AMEND THE
PETALUMA IMPLEMENTING ZONING ORDINANCE (IZO) TO ADD A DOWNTOWN HOUSING
AND ECONOMIC OPPORTUNITY OVERLAY TO THE LIST OF OVERLAY ZONES PROVIDED
IN TABLE 2-1 (ZONES) IN CHAPTER 2 OF THE IZO; TO ADD A FOOTNOTE REFERENCE TO
TABLE 4.3 (ALLOWED LAND USES AND PERMIT REQUIREMENTS FOR MIXED USE ZONES)
AND TABLE 4.10 (MU1 AND MU2 ZONE DEVELOPMENT STANDARDS) REFERENCING
SECTION 5.070 OF THE IZO IN CHAPTER 4 OF THE IZO; TO ADD SECTION 5.070 AND
ESTABLISH THE DOWNTOWN HOUSING AND ECONOMIC OPPORTUNITY OVERLAY ZONE
IN CHAPTER 5 OF THE IZO; AND TO AMEND THE ZONING MAP OF THE CITY OF
PETALUMA TO ESTABLISH A DOWNTOWN HOUSING AND ECONOMIC OPPORTUNITY
OVERLAY ZONE FOR THE PARCELS IN SUBAREA A ONLY; FILE NO: PLPJ-2022-0015 & PLZA-
2023-0002
WHEREAS, the City of Petaluma Implementing Zoning Ordinance, Ordinance No. 2300 N.C.S. in 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 have found the amendment to be in conformity
with the General Plan; and
WHEREAS, pursuant to IZO Chapter 25, a zoning 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, on April 11, 2022, EKN Development Group (herein after ‘Applicant’), applied for Historic
Site Plan and Architectural Review (H-SPAR) for the EKN Appellation Hotel (herein after ‘Hotel’) to develop a
93-room hotel with ancillary food service, parking and event spaces at 2 Petaluma Boulevard South; and
WHEREAS, the Hotel would exceed the maximum floor area ratio (FAR) established by the Mixed Use
(MU) 2025 General Plan Land Use Classification and exceed the maximum building height, lot coverage, and
FAR established by the Mixed Use 2 (MU2) IZO designation; and
WHEREAS, the City of Petaluma advised the Applicant that the Hotel must be revised to comply with
applicable IZO and General Plan standards and regulations, or amendments must be proposed to allow for
Planning review to proceed; and
WHEREAS, EKN Development Group subsequently applied for a General Plan Amendment (GPA), Zoning
Map Amendment (ZMA), and Zoning Text Amendment (ZTA) to create a Building Form Overlay (later renamed
the Downtown Housing & Economic Opportunity Overlay (herein after ‘Overlay’)); and
WHEREAS, the City of Petaluma conducted three publicly-noticed study sessions on June 13, 2023, August
8, 2023, and October 3, 2023, to develop the scope and content of the Overlay, consisting of Subareas A, B, and
C; and
WHEREAS, three parcels within Subarea A, including two parcels comprising the proposed Hotel site, and
one parcel within Subarea B of the Overlay are also within the boundaries of the Petaluma Historic Commercial
District; and
WHEREAS, the City Council held a special meeting on February 10, 2025, focused on Citywide goals and
priorities and the Council was unanimous in its support of robust economic development as a primary goal for
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the City to support existing businesses, encourage activation of longstanding vacant and underutilized properties,
to provide Petaluma residents with local goods and services and diversify the City‘s tax base to help mitigate for
periods of recession and uncertain economic trends; and
WHEREAS, the purpose of the Overlay is to support existing local businesses, fill vacant properties, and
improve the overall health of our Historic Downtown by facilitating preservation of historic buildings and
resources and the Commercial Historic District, activate the ground levels of existing and new downtown
residential and commercial properties, and the addition of residential uses 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 (CUP), and lot coverage from 80% to
100% subject to approval of a CUP, and subject to development and design controls for properties within the
proposed Overlay; and
WHEREAS, the Sonoma County Economic Development Collaborative reports direct visitor spending in
Sonoma County totaled $2.3 billion in 2022 which put dollars directly into our local businesses; and
WHEREAS, in addition to the potential benefits to housing development within the Overlay, the Strategic
Economics memo, attachment 7 to the concurrent staff report, the proposed EKN Appellation Hotel is projected
to contribute each year to the City of Petaluma approximately $551,000 in Transient Occupancy Tax (TOT),
$103,346 in sales tax, and $55,760 in property tax. In addition, the EKN Appellation Hotel is subject to payment
of City development impact fees, and based on the Development and Impact Fees Schedule effective today, the
EKN Appellation Hotel would be required to pay the City $2.7 million in Development Impact Fees which funds
housing, parks, and street improvements citywide; and
WHEREAS, Subarea A is largely underutilized, with eight entire parcels, and about 77% of the total area
undeveloped, vacant, or paved for parking and of the three subareas, Subarea A has the lowest parcel utilization,
with key opportunity sites such as the vacant parcels where the EKN Appellation Hotel is proposed, as well as
other vacant buildings, such as the former Bank of the West and the Fourth and C properties, which have both
been vacant for several years; and
WHEREAS, the City of Petaluma as the lead agency under the California Environmental Quality Act
(CEQA) prepared a Draft Initial Study/Mitigated Negative Declaration (IS/MND) for the Downtown Housing
and Economic Opportunity Overlay and EKN Appellation Hotel (herein after ‘Project’) to analyze potential
environmental impacts; and
WHEREAS, the Draft IS/MND was made available for public and agency review from October 13, 2023, to
November 14, 2023; 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 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, on November 14, 2023, the Planning Commission and Historic and Cultural Preservation
Committee (HCPC) held a duly noticed public hearing to consider the Draft IS/MND, and the Overlay GPA,
ZMA, and ZTA; and
WHEREAS, at the November 14, 2023, public hearing, pursuant to IZO Section 15.020.A.6, the HCPC
provided their independent analysis of the Overlay zoning amendments and made a recommendation on the
proposed ZMA and ZTA to the Planning Commission; and
WHEREAS, on November 14, 2023, the Planning Commission provided their independent analysis of the
Overlay, considered the recommendation provided by the HCPC on the zoning amendments, and adopted
Resolutions 2023-21 and 2023-22, regarding the Overlay; and
WHEREAS, following the November 14, 2023, Planning Commission and HCPC joint public hearing, the
City commenced preparation of an Environmental Impact Report (EIR) for the Downtown Housing and Economic
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Opportunity Overlay and EKN Appellation Hotel (herein after ‘Project’) to provide greater analysis of the
potential impacts of the Project and to provide additional information for the public and reviewing bodies; and
WHEREAS, on September 24, 2024, the Planning Commission and HCPC held a duly noticed public hearing
to consider information presented by staff, to receive public comments regarding the Draft EIR, and to
independently consider the Draft EIR; and
WHEREAS, at the September 24, 2024, public hearing, the HCPC considered the public comments received,
independently considered the Draft EIR, and by a vote of 4-0 recommended to the Planning Commission that the
Commission recommend to the City Council preparation of a Final EIR for the Project, subject to
recommendations; and
WHEREAS, at the September 24, 2024, public hearing, the Planning Commission adopted Resolution 2024-
12, recommending that the City Council direct staff to proceed with preparation of the Final EIR for the Project
with recommendations; and
WHEREAS, on October 7, 2024, the City Council held a duly noticed public hearing to independently
consider the Draft EIR and to receive public comments regarding the Draft EIR; and
WHEREAS, at the October 7, 2024, public hearing, the City Council adopted Resolution 2024-125,
authorizing staff to prepare the Final EIR, inclusive of responses to public comments; and
WHEREAS, on November 18, 2024, the City Council held a duly noticed public workshop to engage in an
in-depth discussion about various aspects of the Overlay; and
WHEREAS, at the November 18, 2024, workshop, the City Council directed staff to clarify the relationship
between the Overlay and the ongoing General Plan Update process; to provide additional information for the
Council to better understand implications of the Overlay on multi-family housing, including how it relates to State
Density Bonus Law, Senate Bill 35, and height increase eligibility; to bring forward potential options for
supplementing the review of development projects within the proposed Overlay by design and architectural
specialists in addition to the City’s established SPAR process; to update Council on the ongoing efforts of the
Downtown Parking Management Plan; to bring forward the Overlay for Council’s consideration as recommended
by the Planning Commission at the November 14, 2023 public hearing and any potential modifications from
Council’s input during the November 18, 2024, workshop; and to bring forward the Overlay and Final EIR
directly to City Council for consideration; and
WHEREAS, on February 14, 2025, a Notice of Availability, Notice of Intent to Certify, Notice of Public
Hearing, and the Final Project EIR were filed with the State Clearinghouse and the Sonoma County Clerk,
published on the City’s website, circulated in the Argus Courier, mailed to interested persons who requested
notification, responsible, trustee and other public agencies, and mailed to all owners and occupants of properties
within a 1,000 foot radius of the perimeter of the Overlay study area, commencing the required 10-day public
review period beginning on February 14, 2025, and extending through February 24, 2025; and
WHEREAS, on February 24, 2025, the City Council held a duly noticed public hearing to independently
consider a proposed ordinance for establishing zoning amendments for the Overlay and to receive public
comments on the proposed ordinance; and
WHEREAS, at the February 24, 2025, duly noticed public hearing, the City Council certified the Final EIR
by adopting Resolution 2025-021; and
WHEREAS, at the February 24, 2025, duly noticed public hearing, the City Council took action on
Resolution No. 2025-022 N.C.S. concerning a General Plan Amendment to increase the allowable Floor Area
Ratio for parcels within the Downtown Housing & Economic Opportunity Overlay from 2.5 to 6.0 for Overlay
Subareas A through C, and Resolution No. 2025-022 N.C.S. included required findings for each identified
potentially significant impact, supported by substantial evidence, as set forth in the Findings of Fact, attached as
Exhibit A to the resolution, and Resolution No. 2025-022 N.C.S. also included a Mitigation Monitoring and
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Reporting Program for the Project, attached as Exhibit B to the resolution, and Section 5 of Resolution No. 2025-
022 N.C.S. provided that its adoption date would be the same as the adoption date of the ordinance enacting the
Overlay zoning amendments; and
WHEREAS, Resolution No. 2025-022 N.C.S. included City Council findings that the proposed General Plan
Amendment to increase the allowable floor area ratio for areas designated Mixed Use and located within the
Overlay from 2.5 to 6.0 is in the public interest as it incentivizes higher-intensity, mixed-use development in
Downtown Petaluma by increasing development potential, thereby promoting infill development, increasing
opportunities for transit use, creating a more walkable, vibrant Downtown, increasing the diversity of housing,
retail, and cultural opportunities, and preserving and enhancing the City’s historic character; and that the General
Plan Amendment is consistent with and implements existing General Plan policies contained in the Land Use,
Growth Management, and the Built Environment Element (Policies 1-P-1, 1-P-3, 1-P-6, 1-P-7, 1-P-11, 1-P-12),
Community Design, Character, and Green Building Element (Policies 2-P-3, 2-P-5, 2-P-14, 2-P-17), Mobility
Element (Policy 5-P-43), Economic Health and Sustainability Element (Policies 9-P-12, 9-P-13, 9-P-14), and
Housing Element (Policies 1.1, 1.3, 1.4, 1.6, 1.7, 2.1); and
WHEREAS, Resolution No. 2025-022 N.C.S. included City Council findings that the proposed General Plan
Amendment to increase the allowable floor area ratio for areas designated Mixed Use and located within the
Overlay from 2.5 to 6.0 is in the public interest as it supports three out of the five categories of City Council Goals
including An Economy that Prospers, Spaces and Places that Inspire, and Our Environmental Legacy, in that the
Overlay: creates a discretionary review process that provides for flexibility in current development standards and
allows the City to consider increased development intensity in the core of Petaluma‘s downtown, in proximity to
services and transit and in an area supported by an expanded network of active transportation options; includes
specific design standards to ensure that any increased development potential is only allowed if designed to be
compatible with and appropriate to the Downtown area; encourages appropriately designed infill development on
underutilized parcels in the City's Downtown, supporting housing growth and strengthening the City’s tax base
and revenue; and helps reduce urban sprawl and VMT, promoting a more sustainable, transit-oriented community
which supports the City’s commitment to climate initiatives and reduction in greenhouse gas emissions; and
WHEREAS, Resolution No. 2025-022 N.C.S. included City Council findings that the proposed General Plan
Amendment to increase the allowable floor area ratio for areas designated Mixed Use and located within the
Overlay from 2.5 to 6.0 is in the public interest as it, in part, implements Actions TLUC-1 and TLUC-2 of the
adopted Blueprint for Climate Action, as it allows for higher intensity development in the Downtown area, which
increases development potential in one of the City’s most walkable areas, thereby supporting development of
more viable mixed-used projects near high-quality transit corridors and contributing to the vision of 15-minute
neighborhoods, and that by supporting incremental infill development through increased development potential,
the Overlay contributes to reducing greenhouse gas emissions associated with the reliance and use of single-
occupancy vehicles as it positions residential, commercial, and other uses near reliable transit, and further
promotes a shift towards active transportation, directly supporting the City’s climate action and sustainability
goals; and
WHEREAS, at the February 24, 2025, duly noticed public hearing, the City Council introduced Ordinance
No. 2900 N.C.S. which would amend Chapter 2 of the IZO to add the Downtown Housing and Economic
Opportunity Overlay to the list of Overlay Zones provided in Table 2-1 (Zones); Amend Chapter 4 of the IZO to
add a Footnote to Tables 4.3 (Allowed Land Uses and Permit Requirements for Mixed Use Zones) and 4.10 (MU1
and MU2 Zone Development Standards) Referencing Section 5.070 of the IZO; and Amend Chapter 5 of the IZO
to add Section 5.070 and establish the Downtown Housing and Economic Opportunity Overlay Zone and
authorize a Zoning Map Amendment to zone the parcels in Subareas A, B and C that would be subject to the
Overlay; and
WHEREAS, at the February 24, 2025, duly noticed public hearing the Ordinance introduced included an
amendment that added IZO Section 5.070.I, which added a requirement as part of the CUP for any building to be
built above 45 feet must disclose the foreseeable impact of the project on the jobs-housing balance in Petaluma
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and an amendment to Section 5.070.F, which strengthened the additional CUP findings required to be made to
allow a height above 45 feet by requiring that at least three of the list of five considerations be met instead of just
one as was originally presented to the Council; and
WHEREAS, although Section 5 of Resolution No. 2025-022 N.C.S. provided that its adoption date would be
the same as the adoption date of the ordinance enacting the Overlay zoning amendments, and the Overlay zoning
amendments had not yet been adopted, on February 27, 2025, Robert Perlman, an attorney representing Petaluma
Historic Advocates, submitted to Petaluma City Clerk Caitlin Corley a proposed summary of a referendum against
Resolution No. 2025-022 N.C.S. pursuant to Elections Code Section 9238(b)(2)(B)(ii), requesting an approved
summary of the referendum from the City Attorney; and
WHEREAS, at the City Council workshop on the Overlay on November 18, 2024, the City Council
considered various options regarding the proposed overlay, including potentially reducing the size or the number
of the subareas to which the Overlay would apply; and
WHEREAS, to provide the City Council the option of encouraging development of underutilized parcels in
the downtown while substantially reducing the size of the Overlay in response to community feedback, the City
Council had options for action regarding the Overlay at the March 17, 2025, City Council meeting including, in
addition to simply adopting Ordinance 2900 N.C.S. as introduced; adoption of a resolution providing for the
repeal of Resolution No. 2025-022 N.C.S. so that Resolution No. 2025-022 N.C.S., consistent with Section 5 of
the resolution, would not take effect; and reintroduction of this amended ordinance by which the City Council
may enact zoning text and map amendments for a reduced Overlay (“Reduced Overlay”) applicable to Subarea
A only; and
WHEREAS, in furtherance of the unanimous priority given by the current City Council to economic
development in Petaluma, while also recognizing community feedback regarding the extent of the proposed
Overlay in the downtown, comprising as proposed three subareas A, B and C, on March 17, the City Council
chose to reduce the Overlay to apply to Subarea A only, limiting the enhanced development potential for
residential and commercial development of the Overlay to only the two-square block area of Subarea A, which
contains some of the most underutilized parcels in the downtown, including the proposed Hotel site; and
WHEREAS, this amended and reintroduced version of the ZMA and ZTA to be offered to the City Council
for potential action at the April 21, 2025, City Council meeting is substantially the same as when the Planning
Commission reviewed and recommended approval to City Council on November 14, 2023, via Resolution No.
2023-022 N.C.S., except that; this ordinance would establish a Reduced Overlay applicable to Subarea A only,
reducing scope and the potential impacts of the Project, but otherwise maintaining the provisions of the ZMA and
ZTA considered by the Planning Commission unchanged and intact, and, accordingly, no further review by the
Planning Commission is required under state or local law and
WHEREAS, no physical development is proposed or would be approved as a result of the City Council
amending and reintroducing this ordinance establishing zoning text and map amendments for the Reduced
Overlay applicable to Subarea A only; and
WHEREAS, approval of the Hotel as currently proposed anticipates adoption of a GPA increasing allowable
floor area ratio in a Reduced Overlay applicable to Subara A only and adoption (first and second reading) of this
amended and reintroduced ordinance establishing the ZMA and ZTA for the Reduced Overlay applicable to
Subarea A only; and
WHEREAS, approval of the Hotel is subject to meeting the regulations, criteria, and findings of the Reduced
Overlay applicable to Subarea A only, subject to independent discretionary review at a separate, publicly noticed
hearing of the H C PC; and
WHEREAS, physical development of other sites within the Reduced Overlay applicable to Subarea A only
would be subject to separate discretionary review processes, including SPAR, H-SPAR, and/or CUP; and
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WHEREAS, it is anticipated that, consistent with CEQA, discretionary City Council actions regarding
potential future development projects in the Reduced Overlay applicable to Subarea A only would meet the
definition of a project, and would thus be subject to independent CEQA analyses to determine potential impacts
of such future development projects; and
WHEREAS, all future development projects proposed to be located within the Reduced Overlay applicable
to Subarea A only would also be subject to mitigation measures contained in the MMRP approved for the Project,
including measures with clearly defined criteria 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 future studies
required by mitigation measures in the adopted MMRP for site-specific developments as these future studies will
inform site-specific mitigation design to fit on-the-ground environmental conditions; and
WHEREAS, because the Reduced Overlay applicable to Subarea A only will not result in direct physical
development, identifying site-specific mitigation measures for potential impacts to the resource areas identified
in the certified EIR (City Council Resolution No. 2025-021) is not appropriate at this time as this would represent
speculative analysis under CEQA; and
WHEREAS, the proposed Reduced Overlay applicable to Subarea A only will reduce the costs to a housing
project by allowing greater lot coverage, floor area ratio, and additional height which enables more efficient use
of land, lowers per-unit construction expenses, and reduces the financial burden of structured parking, as
documented in the Strategic Economics Memorandum, attached to the concurrent staff report at Attachment 7;
and
WHEREAS, the proposed Reduced Overlay applicable to Subarea A only will facilitate the development of
housing due to the reduction in costs to a housing project and by increasing allowable building heights, floor area
ratios, and lot coverage, and allowing ground floor residential thereby expanding development capacity and
unlocking underutilized sites for residential use, as identified in the Strategic Economics Memorandum, attached
to the concurrent staff report at Attachment 7; and
WHEREAS, this amended and reintroduced ordinance would establish a new CUP process allowing
additional height above 45 feet and increased lot coverage in a Reduced Overlay applicable to Subarea A only,
subject to criteria that must be satisfied to grant a CUP, which in turn enables the City to realize the benefits of
reduced housing development costs and the facilitation of new housing production; and
WHEREAS, on March 17, 2025, the City Council held a duly noticed public hearing to independently
consider items listed on the meeting agenda, including reintroducing this amended ordinance for establishing
zoning amendments for a Reduced Overlay applicable to Subarea A only and to receive public comments on the
proposed ordinance; and
WHEREAS, after considering all comments, the City Council amended and reintroduced the Ordinance on
March 17, 2025, reducing the Overlay to include only Subarea A by removing Subareas B and C, with approval
by a 5-to-1 vote (Mayor McDonnell and Council Members Barnacle, Cader Thompson, Quint, and Shribbs in
favor; Council Member Nau opposed; and Council Member DeCarli recused), leaving the remainder of the
February 24, 2025 Ordinance unchanged; and
WHEREAS, at the March 17, 2025 hearing, City Council adopted Resolution No. 2025-029 N.C.S., repealing
Resolution 2025-022 N.C.S. related to a General Plan Amendment that increased allowable Floor Area Ratio
(FAR) from 2.5 to 6.0 within the proposed Downtown Housing & Economic Opportunity Overlay together with
adopting the Mitigation Monitoring and Reporting Program (MMRP) and CEQA Findings of Fact for both the
Overlay and the EKN Appellation Hotel Project (SCH #2024040565); and
WHEREAS, during the April 21, 2025, public hearing, Council will consider adopting a new General Plan
Amendment to increase the FAR from 2.5 to 6.0 exclusively for Subarea A and a Resolution adopting the
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Mitigation Monitoring and Reporting Program (MMRP) and CEQA Findings of Fact for both the Overlay and
the EKN Appellation Hotel Project (SCH #2024040565); and
WHEREAS, on or before April 11, 2025, public notice was published in the Argus and mailed to all property
owners and occupants in the study area and within 1,000 feet of the perimeter of the study area and any interested
party and via posters installed on the site of the EKN Appellation Hotel at 2 Petaluma Boulevard South, consistent
with noticing requirements outlined in IZO Section 24.100; and
WHEREAS, on April 21, 2025, City Council adopted a Resolution, Resolution No. 2025-046 N.C.S., which
adopted Findings of Fact as required by CEQA Guidelines Section 15091 and adopted the Mitigation Monitoring
and Reporting Program (MMRP) as required by CEQA Guidelines Section 15097; and
WHEREAS, on April 21, 2025, the City Council adopted a Resolution, Resolution No. 2025-047 N.C.S., to
adopt a General Plan Amendment to increase the allowable Floor Area Ratio for areas within the Downtown
Housing & Economic Opportunity Overlay from 2.5 to 6.0, subarea A; and
WHEREAS, on April 21, 2025, the City Council held a duly noticed public hearing to conduct a second
reading of the proposed ordinance for establishing zoning amendments for the Overlay and to receive public
comments on the proposed ordinance.
NOW THEREFORE BE IT ORDAINED by the council of the City of Petaluma, as follows:
Section 1. Recital Findings. The foregoing recitals are hereby declared to be true and correct and are incorporated
into this ordinance as findings and determinations of the City Council.
Section 2. CEQA Findings. The potential environmental impacts of the Reduced Downtown Housing and
Economic Opportunity Overlay Project applicable to Subarea A only, including the proposed Zoning Text
Amendments and Zoning Map Amendment, were fully analyzed in the Downtown Housing and Economic
Opportunity Overlay and EKN Appellation Hotel Project Final EIR (SCH # 2024040565), containing all the
requirements of CEQA Guidelines Section 15132, inclusive of references, appendices, and all attachments
thereto. The Final EIR was certified pursuant to City Council Resolution No. 2025-021 N.C.S., and the Findings
of Fact were made and the MMRP adopted pursuant to City Council Resolution No. 2025-046 N.C.S. These
resolutions are incorporated herein.
Section 3. Severability. If any section, subsection, sentence, clause, phrase, or word of this ordinance is for any
reason held to be unconstitutional, unlawful, or otherwise invalid by a court of competent jurisdiction or
preempted by State legislation, such decision or legislation shall not affect the validity of the remaining portions
of this ordinance. The City Council of the City of Petaluma hereby declares that it would have passed and adopted
this ordinance and each and all provisions thereof irrespective of the fact that any one or more of said provisions
be declared unconstitutional, unlawful other otherwise invalid.
Section 4. General Plan and Public Necessity Findings. In accordance with Sections 25.010 and 25.070 of the
City’s Implementing Zoning Ordinance, Ordinance No. 2300 N.C.S., (IZO), the proposed amendments to the IZO
described in Section 5 and Exhibit A, Exhibit B, and Exhibit C, and Section 6 and Exhibit D, attached hereto
and incorporated into this ordinance are in general conformity with the General Plan 2025 and that the public
necessity, convenience, and general welfare require or clearly permit the adoption of the proposed amendment:
A. General Plan Consistency. For the reasons described in the concurrent City Council Staff Report dated
March 17, 2025 and incorporated herein by reference, the proposed Reduced Downtown Housing and
Economic Opportunity Overlay applicable to Subarea A only is consistent with and implements existing
General Plan policies contained in the Land Use, Growth Management, and the Built Environment
Element (Policies 1-P-1, 1-P-3, 1-P-6, 1-P-7, 1-P-11, 1-P-12), Community Design, Character, and Green
Building Element (Policies 2-P-3, 2-P-5, 2-P-14, 2-P-17), Mobility Element (Policy 5-P-43), Economic
Health and Sustainability Element (Policies 9-P-12, 9-P-13, 9-P-14), and Housing Element (Policies 1.1,
1.3, 1.4, 1.6, 1.7, 2.1)
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B. Public Necessity, Convenience, and General Welfare. The public necessity, convenience, and welfare
clearly permit the adoption of the proposed Zoning Text and Zoning Map Amendments in that the
proposed Reduced Downtown Housing and Economic Opportunity Overlay applicable to Subarea A only:
• Incentivizes higher-intensity, mixed-use development in Downtown Petaluma by increasing
development potential, thereby promoting infill development, increasing opportunities for transit
use, creating a more walkable, vibrant Downtown, increasing the diversity of housing, retail, and
cultural opportunities, and preserving and enhancing the City’s historic character.
• Supports and cross-references three out of five categories of the adopted City Council Goals, for
An Economy that Prospers, Spaces and Places that Inspire, and Our Environmental Legacy.
• Supports new development standards and guidelines to achieve a desired height of up to 75 feet
when required design standards are met, providing for compatible and appropriate development in
the Downtown area.
• Encourages infill development of underutilized parcels in the City's Downtown, strategically
located near public transit.
• Supports housing growth and strengthens the City's tax base and revenue.
• Helps to reduce urban sprawl, vehicle miles traveled, and associated greenhouse gas emissions,
promoting a more sustainable, transit-oriented community.
• Promotes development within a High Resource Neighborhood Opportunity Area, as identified on
the 2025 Affirmatively Furthering Fair Housing Map, which is shown by research to be associated
with positive economic, educational, and health outcomes for low-income families, particularly
long-term outcomes for children.
• Implements, in part, Actions TLUC-1 and TLUC-2 of the adopted Blueprint for Climate Action,
as it allows for higher intensity development in the Downtown area, which increases development
potential in one of the City’s most walkable areas, thereby supporting development of more viable
mixed-used projects near high-quality transit corridors and contributing to the vision of 15-minute
neighborhoods. By supporting incremental infill development through increased development
potential, the Reduced Overlay applicable to Subarea A only contributes to reducing greenhouse
gas emissions associated with the reliance and use of single-occupancy vehicles as it positions
residential, commercial, and other uses near reliable transit, and further promotes a shift towards
active transportation, directly supporting the City’s climate action and sustainability goals.
• Reduces the costs to a housing development project and facilitates the development of housing,
including affordable housing.
Section 5. Amendment to the Petaluma Implementing Zoning Ordinance. Based on its review of the entire record
herein, including the February 24, 2025, and March 17, 2025, City Council meeting staff reports, all supporting,
referenced, and incorporated documents and all comments received, and the foregoing findings, the City Council
amends: IZO Chapter 2 (Zoning Map and Zones) to add the Reduced Downtown Housing and Economic
Opportunity Overlay applicable to Subarea A only to the list of Overlay Zones provided in Table 2-1 (Zones)
(Exhibit A); IZO Chapter 4 (Zone District and Allowable Land Uses) to add a footnote referencing Section 5.070
to Table 4.3 (Allowed Land Uses and Permit Requirements for Mixed Use Zones) and Table 4.10 (MU1 and
MU2 Zone Development Standards) (Exhibit B); and IZO Chapter 5 (Overlay Zones) to add Section 5.070
Reduced Downtown Housing and Economic Opportunity Overlay applicable to Subarea A only (Exhibit C).
Section 6. Amendment to the Petaluma Implementing Zoning Ordinance Map. Based on its review of the entire
record herein, including the February 24, 2025, City Council meeting staff report, all supporting, referenced, and
incorporated documents and all comments received, and the foregoing findings, the City Council amends the
Implementing Zoning Ordinance Map to zone applicable parcels to the Reduced Downtown Housing and
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
Ordinance No. 2900 N.C.S. Page 9
Economic Opportunity Overlay Zone inclusive of Subarea A only (008-063-005; 008-063-006; 008-063-007;
008-063-008; 008-063-009; 008-063-011; 008-063-012; 008-064-002; 008-064-004; 008-064-005; 008-064-007;
008-064-008; 008-064-010), (Exhibit D).
Section 7. Posting/Publishing of Notice. The City Clerk is hereby directed to publish or post this Ordinance or a
synopsis for the period and in the manner provided by the City Charter and any other applicable law.
Section 8. Effective Date. This ordinance shall become effective thirty (30) days after the date of its adoption by
the Petaluma City Council.
INTRODUCED and ordered published and posted this 17 day of March 2025.
ADOPTED this 21 day of April 2025 by the following vote:
Ayes: McDonnell, Barnacle, Cader Thompson, Quint, Shribbs
Noes: Nau
Abstain: None
Absent: None
Recused: DeCarli
Kevin McDonnell, Mayor
ATTEST: APPROVED AS TO FORM:
Caitlin Corley, City Clerk Eric Danly, City Attorney
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
Ordinance No. 2900 N.C.S. Page 10
EXHIBIT A
AMENDMENT TO CHAPTER 2 (ZONING MAP AND ZONES) OF THE PETALUMA
IMPLEMENTING ZONING ORDINANCE TO ADD A REDUCED DOWNTOWN HOUSING AND
ECONOMIC OPPORTUNITY OVERLAY TO THE LIST OF OVERLAY ZONES PROVIDED IN
TABLE 2-1 (ZONES)
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
April 21, 2025 Exhibit A
Chapter 2 (Zoning Map and Zones)
Ordinance No. 2900 N.C.S.Page 1 of 2
2.010 Purpose.
This Chapter establishes the zones applied to property within the City and adopts the City's Zoning
Map.
2.020 Zoning Map and Zones.
The Council hereby adopts the City of Petaluma Zoning Map (hereafter referred to as the "Zoning
Map"), which is on file with the Department. The Zoning Map is hereby incorporated into this
Zoning Ordinance by reference as though it were fully included here.
A.Zones established. The City of Petaluma shall be divided into zones that implement the
Petaluma General Plan. The zones shown in Table 2-1 (Zones) are hereby established, and shall
be shown on the Zoning Map as the map is adopted by the Council, or as amended by the Council
from time-to-time.
B.Interpretation of zone boundaries. If there is uncertainty about the location of any zone
boundary shown on the official Zoning Map, the location of the boundary shall be determined by
the Director as follows.
1. Where a zone boundary approximately follows a lot line, alley, or street line, the lot line,
street or alley centerline shall be construed as the zone boundary, as applicable;
2. If a zone boundary divides a parcel and the boundary line location is not specified by
distances printed on the Zoning Map, the location of the boundary will be determined by using
the scale appearing on the Zoning Map; and
3. Where a public street or alley is officially vacated or abandoned, the property that was
formerly in the street or alley will be included within the zone of the adjoining property on
either side of the vacated or abandoned street or alley.
Table 2-1 - Zones
Zone
Symbol Name of Zone General Plan Designation
Implemented by Zone
Natural, Rural, and Low Density Zones
OSP Open Space and Parks Open Space and Parks
AG Agriculture Agriculture
RR Rural Residential Rural Residential
R1 Residential 1 Very Low Density Residential
Residential Zones
R2 Residential 2 Low Density Residential
R3 Residential 3 Diverse Low Density Residential
R4 Residential 4 Medium Density Residential
R5 Residential 5 High Density Residential
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
April 21, 2025 Exhibit A
Chapter 2 (Zoning Map and Zones)
Ordinance No. 2900 N.C.S.Page 2 of 2
Zone
Symbol Name of Zone General Plan Designation
Implemented by Zone
MH Mobile Home Mobile Home
Mixed Use Zones and Commercial Districts
C1 Commercial 1 Neighborhood Commercial
C2 Commercial 2 Community Commercial
MU1A Mixed Use 1A Mixed Use
MU1B Mixed Use 1B Mixed Use
MU1C Mixed Use 1C Mixed Use
MU2 Mixed Use 2 Mixed Use
Business, Industrial and Other Special Districts
BP Business Park District Business Park
I Industrial District Industrial
CF Civic Facility District Public/Semi-Public
Education
PUD Planned Unit District
PCD Planned Community District
Overlay Zones
-FP Floodplain Floodplain
-H Historic All
-T Theater District
-DHEO Downtown Housing and Economic
Opportunity Overlay
Mixed Use
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
Ordinance No. 2900 N.C.S. Page 11
EXHIBIT B
AMENDMENT TO CHATER 4 (ZONE DISTRICTS AND ALLOWABLE LAND USES) OF THE
PETALUMA IMPLEMENTING ZONING ORDINANCE TO ADD A FOOTNOTE TO TABLE 4.3
(ALLOWED LAND USES AND PERMIT REQUIREMENTS FOR MIXED USE ZONES) AND TABLE
4.10 (MU1 AND MU2 ZONE DEVELOPMENT STANDARDS), REFERENCING IZO SECTION 5.070.
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
Exhibit B April 21, 2025
Table 4.3 (Mixed Use Zones) & Table 4.10 (MU1 and MU2 Zone Development Standards)
Ordinance No. 2900 N.C.S.Page 1 of 7
Mixed Use Zones
P(16)Permitted Use
CUP Conditional Use Permit Required
S Permit Requirement in Specific Use
Regulations
A Accessory Use
TABLE 4.3
Allowed Land Uses and Permit
Requirements for Mixed Use Zones
—Use Not Allowed
Permit Required by ZoneLAND USE TYPE (1)
MU1A MU1B
(21)
MU1C MU2(22)
Specific Use
Regulations
INDUSTRY, MANUFACTURING AND PROCESSING
Artisan/Craft Product Manufacturing P P —CUP(6)
Catering Service, as a Primary Use P(6)P —P(6)
Furniture and Fixture Manufacturing,
Cabinet Making
—P ——
Laboratory – Medical, Analytical —P ——
Manufacturing, Light —P(14)——
Media Production P(6)P —P(6)
Printing and Publishing P(6)P —P(6)
Research and Development —P ——
LODGING
Lodging – Short-Term Vacation
Rentals
P(15)P(15)P(15)P(15)Section 7.110
Lodging – Bed and Breakfast Inn
(B&B)
———P
Lodging – Hotel/Motel P P —P
RECREATION, EDUCATION AND PUBLIC ASSEMBLY
Cardroom CUP CUP —CUP Chapter 9
Community Meeting Facility CUP CUP CUP CUP
Commercial Recreation – Indoor CUP CUP —P(6)
Fitness/Health Facility P P —P
Library, Museum, Art Gallery P P —P
Park P P P P
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
Exhibit B April 21, 2025
Table 4.3 (Mixed Use Zones) & Table 4.10 (MU1 and MU2 Zone Development Standards)
Ordinance No. 2900 N.C.S.Page 2 of 7
Mixed Use Zones
P(16)Permitted Use
CUP Conditional Use Permit Required
S Permit Requirement in Specific Use
Regulations
A Accessory Use
TABLE 4.3
Allowed Land Uses and Permit
Requirements for Mixed Use Zones
—Use Not Allowed
Permit Required by ZoneLAND USE TYPE (1)
MU1A MU1B
(21)
MU1C MU2(22)
Specific Use
Regulations
School – Elementary, Secondary, or
College, Private
CUP CUP CUP CUP
School – Specialized Education and
Training
CUP CUP —CUP
Studio – Art, Dance, Martial Arts,
Music, etc.
P P —P
Theater, Cinema or Performing Arts CUP CUP —CUP Theater
District Ord.
2158
RESIDENTIAL
Dwelling, Multiple CUP CUP P —
Dwelling, Accessory A,S A,S A,S A,S Section 7.030
Dwelling, Junior Accessory A,S A,S A,S A,S Section 7.035
Dwelling, Single ——P —
Home Occupation A,S(2)A,S(2)A,S(2)A,S(2)Section 7.050
Residential Care, 7 or More Clients P(10)P(10)P CUP(10)
Residential Care Facility, Adult P(6)P(6)—CUP(10)
Residential Care Facility, for the
Chronically Ill
P(6)P(6)—CUP(10)
Residential Care Facility, for the
Elderly
P(6)P(6)—CUP(10)
Residential in Mixed Use Building P(6)P(6)P(6)P(6)
Work/Live P(6)P(6)P P(6)
RETAIL
Adult Oriented Business CUP CUP —CUP Chapter 10
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
Exhibit B April 21, 2025
Table 4.3 (Mixed Use Zones) & Table 4.10 (MU1 and MU2 Zone Development Standards)
Ordinance No. 2900 N.C.S.Page 3 of 7
Mixed Use Zones
P(16)Permitted Use
CUP Conditional Use Permit Required
S Permit Requirement in Specific Use
Regulations
A Accessory Use
TABLE 4.3
Allowed Land Uses and Permit
Requirements for Mixed Use Zones
—Use Not Allowed
Permit Required by ZoneLAND USE TYPE (1)
MU1A MU1B
(21)
MU1C MU2(22)
Specific Use
Regulations
Artisan Shop P P —P
Auto Parts Sales P P ——
Bar, Tavern, Night Club CUP CUP —CUP Chapter 8
Building and Landscape Materials
Sales Indoor – 25,000 sf or Less
P P —P
Building and Landscape Materials
Sales Indoor – More Than 25,000 sf
CUP(20)CUP(20)—CUP(20)
Fueling Station/Gas Station ————
General Retail – 25,000 sf or Less P P —P
General Retail –More Than 25,000 sf CUP(20)CUP(20)—CUP(20)
Groceries/Specialty Foods – 25,000 sf
or Less
P P —P
Groceries/Specialty Foods – More
Than 25,000 sf
CUP(20)CUP(20)—CUP(20)
Plant Nursery P P ——
Restaurant, Café, Coffee Shop P P CUP P
SERVICES – BUSINESS, FINANCIAL, PROFESSIONAL
ATM P P P P
Bank, Financial Services P P —P
Business Support Service P P —P
Medical Services – Health Care
Facility
P(6)P(6)—P(6)
Medical Services – Major P P —P
Medical Services – Minor P(6,11)P(6,11 P P(6, 11)
Office – Government P P P P(6)
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
Exhibit B April 21, 2025
Table 4.3 (Mixed Use Zones) & Table 4.10 (MU1 and MU2 Zone Development Standards)
Ordinance No. 2900 N.C.S.Page 4 of 7
Mixed Use Zones
P(16)Permitted Use
CUP Conditional Use Permit Required
S Permit Requirement in Specific Use
Regulations
A Accessory Use
TABLE 4.3
Allowed Land Uses and Permit
Requirements for Mixed Use Zones
—Use Not Allowed
Permit Required by ZoneLAND USE TYPE (1)
MU1A MU1B
(21)
MU1C MU2(22)
Specific Use
Regulations
Office – Headquarters, or Processing P(6)P —P(6)
Office – Professional, Administrative P P P P(6)
SERVICES – GENERAL
Adult Day Program CUP CUP CUP P
Child Care Center P(6)P(6)—P(6)
Child Day Care – Large Family ——A(4)—Section 7.060
Child Day Care – Small Family A(3)A(3)A(3)A(3)
Kennel, Animal Boarding —CUP ——
Meals Assembly Business P(12)———
Mortuary, Funeral Home CUP ———
Personal Services P P —P
Personal Services – Restricted P P —P
Public Safety Facility P P P P
Vehicle Services – Minor
Maintenance/Repair
—P —CUP
Veterinary Clinic, Animal Hospital P(8)P(8)—P(8)
TRANSPORTATION, COMMUNICATIONS, INFRASTRUCTURE
City Water and Sewer Facility P P P P
Parking Facility, Public or Commercial CUP ——CUP
Telecommunications Facility S S S S Section 7.090
and Muni
Code 14.44
Utility Facility CUP CUP —CUP
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
Exhibit B April 21, 2025
Table 4.3 (Mixed Use Zones) & Table 4.10 (MU1 and MU2 Zone Development Standards)
Ordinance No. 2900 N.C.S.Page 5 of 7
Mixed Use Zones
P(16)Permitted Use
CUP Conditional Use Permit Required
S Permit Requirement in Specific Use
Regulations
A Accessory Use
TABLE 4.3
Allowed Land Uses and Permit
Requirements for Mixed Use Zones
—Use Not Allowed
Permit Required by ZoneLAND USE TYPE (1)
MU1A MU1B
(21)
MU1C MU2(22)
Specific Use
Regulations
Zero Emission Vehicles (Battery
Charging Station)
A(18)A(18)A(18)A(18)
Zero Emission Vehicles (Hydrogen
Fuel Cell Station)
CUP(19)——CUP(19)
Key to zone symbols
MU1A - Mixed Use 1A MU1C - Mixed Use 1C
MU1B - Mixed Use 1B MU2 - Mixed Use 2
Notes:
1 See glossary for land use definitions.
2 Home occupation permit and business license required.
3 Business license required.
4 Business license and compliance with Section 7.060 required.
5 Site plan and architectural review required and compliance with Section 7.040 required.
6 Use allowed only on an upper floor or behind a ground floor street fronting use; use in other locations allowed
subject to a CUP.
7 Permitted use (P) if limited to a maximum of 5,000 square feet on the ground floor.
8 A CUP is required for overnight board and care.
9 Neighborhood serving and open at lunch.
10 Allowed only on floors above the ground floor.
11 Urgent care facilities may be located on the ground floor as a street fronting use.
12 Allowed only in a shopping center.
13 Use permitted only on Lakeville Highway between Baywood Drive and Casa Grande Road.
14 See Section 21.030 (Non-Residential Uses Abutting Residential Uses).
15 Short-term vacation rental permit, business license and transient occupancy tax certificate required (Section
7.110).
16 Use must be at least 600 feet from a school or a childcare center, at least 200 feet from parks, youth centers, or
the library, and 100 feet from residential districts as measured from property line to property line.
17 All cannabis businesses must obtain an annual commercial cannabis permit.
18 Pursuant to Government Code Section 65850.7, this Zoning Ordinance requires no permit for stations.
19 Allowed with CUP when located on site of an existing fueling station/gas station land use.
20 To be processed as a major conditional use permit at the discretion of the Planning Commission.
21 Refer to Section 5.080 for parcels in the Fairgrounds Overlay Zone.
22 Refer to Section 5.070 for parcels in the Downtown Housing and Economic Opportunity Overlay Zone.
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
Exhibit B April 21, 2025
Table 4.3 (Mixed Use Zones) & Table 4.10 (MU1 and MU2 Zone Development Standards)
Ordinance No. 2900 N.C.S.Page 6 of 7
Table 4.10. MU1 and MU2 Zone Development Standards
Requirement by Zone
Development Feature
MU1
Mixed Use 1
MU
Mixed Use 2(4)
Lot size Minimum area and width required for each lot in a new
subdivision
Minimum area NA 2,000 sf
Minimum width NA NA
Minimum depth NA NA
Setbacks
Primary structure
Minimum setbacks required. See Chapter 12 for modifications,
reductions, and encroachments. See Chapter 7 for any setback
requirements applicable to a specific land use.
Front 0 ft
0 ft minimum
10 ft maximum
Side – Interior (each)
0 ft
Abutting an R district: 15 ft,
plus 1 ft of additional setback
for each foot of building height
over 20 ft
0 ft minimum
10 ft maximum
Abutting an R district: 15 ft,
plus 1 ft of additional setback
for each foot of building height
over 20 ft
Side – Street side 0 ft
0 ft minimum
10 ft maximum
Rear
0 ft
Abutting an R district: 15 ft,
plus 1 ft of additional setback
for each foot of building height
over 20 ft
0 ft
Abutting an R district: 15 ft,
plus 1 ft of additional setback
for each foot of building height
over 20 ft
Garage front NA NA
Detached accessory
structure
Front Not Permitted Not Permitted
Side – Interior (each)4 ft 4 ft
Side – Street 10 ft 10 ft
Rear 5 ft 5 ft
Rear – Accessory dwelling 4 ft 4 ft
Site coverage
Maximum coverage2
Floor Area Ratio. The gross
floor area of all buildings on a
Site Coverage. The percent of
the total site area covered by
structures, open or enclosed,
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
Exhibit B April 21, 2025
Table 4.3 (Mixed Use Zones) & Table 4.10 (MU1 and MU2 Zone Development Standards)
Ordinance No. 2900 N.C.S.Page 7 of 7
Requirement by Zone
Development Feature
MU1
Mixed Use 1
MU
Mixed Use 2(4)
lot divided by the building site
area.
excluding uncovered steps,
patios and terraces.
2.5 floor area ratio
80%
100% for structured parking
Height limit
Maximum height
Maximum allowable height of structures. See Glossary for height
measurement requirements, and Chapter 12 for height limit
modifications.
Principal building 30 ft1 45 ft
Accessory structure 20 ft 20 ft
Usable open space 30 sf/unit2 30 sf/unit2
Fencing, landscaping, and
tree preservation See Chapters 13, 14, and 17
Parking See Chapter 11
Signs See Chapter 20
Notes:
1 When the building is more than 30 feet from an abutting property line, one additional foot of height is permitted
with each additional foot of setback over 30 feet for a maximum building height of 45 feet.
2 See Section 7.030. Does not apply to accessory dwelling units 800 square feet or less.
3 The minimum depth of usable open space is three feet. Usable common open space is strongly encouraged.
4 Unless specifically prescribed in Section 5.070, Downtown Housing and Economic Opportunity Overlay Zone, all
other development standards shall apply.
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
Ordinance No. 2900 N.C.S. Page 12
EXHIBIT C
AMENDMENT TO CHAPTER 5 (OVERLAY ZONES) OF THE PETALUMA IMPLEMENTING
ZONING ORDINANCE TO ADD SECTION 5.070 ESTABLISHING A REDUCED DOWNTOWN
HOUSING AND ECONOMIC OPPORTUNITY OVERLAY ZONE.
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
April 21, 2025Exhibit C
5.070 (Downtown Housing and Economic Opportunity Overlay Zone)
Ordinance No. 2900 N.C.S.Page 1 of 6
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 greatest opportunity for
redevelopment activity. The regulations established for this district shall apply to any
property described in section 5.070.B to include the development of new floor area or new
buildings, of any size.
B:District Boundary. The proposed Downtown Housing and Economic Development
Overlay shall apply to Subarea A as shown in Figure 5.1 below. The boundary of the
Downtown Housing and Economic Opportunity Overlay Zone is generally described
follows:
1.Subarea A: 13 parcels within two city blocks bounded by B Street, Petaluma
Boulevard South, D Street and 4th Street;
Figure 5.1: District Boundary
Downtown Housing and Economic Development Overlay
C:Ground Floor Uses, Pedestrian/Façade Activation Zone and Ground Floor
Residential Use Zone. To continue the land uses and forms established by the parcels that
abut or confront the subarea and to allow for specific land uses and the design of new
buildings to reflect the characteristics and the context of the subarea a “Pedestrian/Façade
Activation Zone” & a “Ground Floor Residential Use Zone” will apply to the subarea.
1.Pedestrian/Façade Activation Zone & Ground Floor Residential Use Zone
Established. A Pedestrian/Façade Activation Zone & a Ground Floor Residential
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
April 21, 2025 Exhibit C
5.070 (Downtown Housing and Economic Opportunity Overlay Zone)
Ordinance No. 2900 N.C.S.Page 2 of 6
Use Zone is established as shown in Figures 5.2. Land uses and ground floor
development standards apply as provided for in this section.
2.Purpose. The Pedestrian/Façade 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.
3.Pedestrian/Façade Activation Zone. Permitted Uses in any new ground floor area
within 30 feet of the public right-of-way in the Pedestrian/Façade 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, Café, Coffee Shop
•General Retail, 25,000 sf or Less •Studio - Art, Dance, Martial Arts,
Music, etc.
•Groceries/Specialty Foods, 25,000
sf or Less
4.Ground Floor Uses. New ground floor area not identified as a Pedestrian/Facade
Activation Zone may be occupied by any use identified in Table 4.3 of Chapter 4.
5.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 the Pedestrian/Façade Activation Zone.
6.Pedestrian/Façade 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/Façade Activation Zone. These
development standards are provided in Table 5.1, below.
Table 5.1
Pedestrian/Façade Activation Development Standards
Feature Standard Applies to First Floor:
Storefront Transparency,
minimum glazing 60%Facades facing sidewalks, pedestrian walks, or
publicly accessible outdoor spaces
Blank Walls, maximum length 30’Facades facing sidewalks, pedestrian walks, or
publicly accessible outdoor spaces
Interior Partitions or shelving
above 36” in height when parallel
with storefront, minimum setback
30’
Tenant spaces facing sidewalks, pedestrian
walks, or publicly accessible outdoor spaces;
Does not apply to any partition that is
perpendicular to the storefront or any shelving
that is abutting a wall
Window Signs, maximum
coverage 15%Windows facing sidewalks, pedestrian walks,
or publicly accessible outdoor spaces
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
April 21, 2025Exhibit C
5.070 (Downtown Housing and Economic Opportunity Overlay Zone)
Ordinance No. 2900 N.C.S.Page 3 of 6
Figure 5.2: Subarea A, Pedestrian/Facade Activation Zones + Residential Allowed Zones
D:Development Standards, General. Development Standards in the Downtown Housing
and Economic Development Overlay Zone shall be as provided for in Table 4.10 of Chapter
4, except as provided for in Table 5.2, below.
Table 5.2:
Development Standard
Setbacks
Front 0’
Rear 0’
Street-side 0’
Interior Side 0’
Height1 45’ Max
With Conditional Use Permit2 60’ Max
With Conditional Use Permit3 75’ Max
Minimum Ground Floor Height 14’ floor-to-floor for any Building over 45’
Stepbacks Per Tables 5.2 through 5.4
Lot Coverage 80% Max
With Conditional Use Permit4 100% Max
Floor Area Ratio 6.0 Max
1 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 Section 12.020.
2 Additional height above 45 feet may be granted, subject to subsection F, below.
3 Additional height above 60 feet may be granted, subject to subsection G, below.
4 Additional lot coverage above 80% may be granted, subject to subsection H, below.
E:Development Standards, Stepbacks Apply. Upper floor stepbacks apply as shown in
Tables 5.3 to 5.5, to require that any portion of a building above a certain height be
separated from a property line. As used in this subsection, the “Primary Street Frontage”
stepbacks provided in Tables 5.3 to 5.5 apply to any parcel that abuts Petaluma Boulevard
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
April 21, 2025Exhibit C
5.070 (Downtown Housing and Economic Opportunity Overlay Zone)
Ordinance No. 2900 N.C.S.Page 4 of 6
South, Kentucky Street, Fourth Street, Western Avenue, and Washington Street, and
“Other Street Frontage” is any other street. 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
Stepback: General
Stepback (Based on Building Height)
0-45’/4-stories
Above
45’/4-stories
(whichever is less)
Above
60’/5-stories
(whichever is less)
Primary Street
Frontage NA 8’ Min 16’ Min
Other Street
Frontage NA 5’ Min 5’ Min
Table 5.4
Stepback: Confronting a Residential Use
Stepback (Based on Building Height)
0-30’/2-stories
Above 30’/2-
stories (whichever
is less)
Primary Street
Frontage NA 10’ Min
Other Street
Frontage NA 5’ Min
Note: Additional 10’ stepback to be applied for every story above
30’/2 stories
Table 5.5
Stepback: Abutting Historic Resource
Stepback (Based on Building Height)
0-30’/2-stories
Above
30’/2-stories
(whichever is less)
Above
45’/4-stories
(whichever is less)
Above
60’/5-stories
(whichever is less)
Primary Street
Frontage NA 0 8’ Min 16’ Min
Other Street
Frontage NA 0 5’ Min 5’ Min
Interior Side,
abutting historic
resource
NA 10’ Min 10’ Min 10’ Min
Rear,
abutting historic
resource
0’8’ Min 8’ Min 8’ Min
F:Criteria to Exceed 45 feet. The Planning Commission may approve 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
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
April 21, 2025Exhibit C
5.070 (Downtown Housing and Economic Opportunity Overlay Zone)
Ordinance No. 2900 N.C.S.Page 5 of 6
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
appropriateness 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;
5. That the building design expresses a relationship to an existing datum line or lines
of the street wall or adjacent historic resource, if any; and
6. That the overall building design and the use of the site demonstrate exceptional
architecture/design. “Exceptional” architecture/design may be demonstrated by at
least three 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.
The determination of exceptional architecture/design shall be guided by the input
of a qualified professional chosen by the City.
G: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 1 of the community benefits described in 1 & 2, and 1
of the community benefits described in 3, 4, or 5, 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 amenity space shall be included in the design, and this space shall be
designed and configured to provide adequate space for pedestrian movement and
activity; or
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 8 hours per day and at least
120 days per year; and
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
April 21, 2025Exhibit C
5.070 (Downtown Housing and Economic Opportunity Overlay Zone)
Ordinance No. 2900 N.C.S.Page 6 of 6
3. Respects and/or preserves cultural, historical, or archaeological resources that exist
or occur onsite or within the Overlay; or
4. Exceeds the minimum number of Inclusionary Dwelling units required by Section
3.040; or
5. Provides all required parking below grade.
H:Criteria to exceed 80% Lot Coverage. The Planning Commission may approve a
Conditional Use Permit to allow for additional lot coverage of up to 100% pursuant to the
review criteria set forth in Section 24.060.E, 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 prevailing development pattern
established by the existing development within the block or abutting block;
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.
I:Jobs/Housing Balance. Any application for a non-residential project or a mixed use
project with a non-residential component that seeks to build above 45 feet pursuant to
Section 5.070(F), must include an analysis of the impact of the project on the jobs-housing
balance in the City, including how much demand for affordable housing the project will
create as compared to the amount of affordable housing created as part of the project.
The analysis shall be based on available pertinent information including information
provided by the applicant estimating the number of permanent jobs to be created in the
operations of the project, type of job (part-time or full-time), wages, and benefits. The
developer may submit updated information to the City at any time during the application
process.
This additional information is to allow the City, to the extent reasonably possible to
disclose the foreseeable impact of the project on the jobs-housing balance in Petaluma.
J:Sunset Provision. Unless otherwise amended by the City Council, this ordinance shall
expire on the effective date of a Zoning Ordinance that implements the adopted 2040
General Plan.
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
Ordinance No. 2900 N.C.S. Page 13
EXHIBIT D
AMENDMENT TO THE ZONING MAP OF THE CITY OF PETALUMA TO ZONE APPLICABLE
PARCELS TO A REDUCED DOWNTOWN HOUSING AND ECONOMIC OPPORTUNITY OVERLAY
ZONE, INCLUSIVE OF SUBAREA A ONLY (008-063-005; 008-063-006; 008-063-007; 008-063-008; 008-
063-009; 008-063-011; 008-063-012; 008-064-002; 008-064-004; 008-064-005; 008-064-007; 008-064-008;
008-064-010)
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D
April 21, 2025Exhibit D
Zoning Map Amendment
Ordinance No. 2900 N.C.S.Page 1 of 1
Docusign Envelope ID: 093A0E70-3CB4-4848-AE37-BFBE91989B4D