DOWNTOWN HOUSING & ECONOMIC OPPORTUNITY OVERLAY & EKN APPELLATION HOTEL Projects

August 23, 2024: CLICK HERE to view the draft EIR (Environmental Impact Review) Document & Appendices.

The City is considering two projects proposed for our downtown area that may impact the community: the Downtown Housing & Economic Opportunity Overlay and the EKN Appellation Petaluma Hotel Project. Read below to learn more about these projects, how they are related, and how the zoning code may sometimes be updated to meet the community’s needs. 

HOW THE CITY REVIEWED THE EKN APPLICATION 

In May 2022, EKN Development Group submitted an application to the City’s Planning Department to build the EKN Appellation Hotel Project at 2 Petaluma Boulevard South. However, as it was originally submitted, the EKN Appellation Hotel project did not comply with current maximum height, maximum lot coverage, or maximum floor area ratios of the City’s General Plan and Implementing Zoning Ordinance.  

When this happens, it is City staff’s job to work with applicants to navigate the City's zoning and requirements. In this case, the Planning Department advised the applicant that, if they wanted to continue with the project as is, they would need to apply for amendments to the General Plan and Zoning Text which would establish new standards under which the project could be reviewed. All costs for this process are paid for by the applicant. 

At the same time, the City realized that our zoning regulations could be inhibiting development that might benefit our economy. Of the legal options available, Staff and the applicant agreed the best tool they could use to address the project’s need for an increased density of land use – and Petaluma’s desire for an economically vibrant downtown protected by historic preservation rules – would be to create the Downtown Housing & Economic Overlay.  

WHAT IS AN OVERLAY? A TOOL TO UPDATE CITY ZONING CODES  

Overlays are often used by cities to update their zoning codes in small areas to encourage development. Cities often do this in areas that are under-utilized to allow for the development of new uses that can respond to the community's needs. Overlays do not change the basic laws of property rights. Property owners still control the use of their parcels, while the overlay serves as a tool for what is permitted on certain parcels.  

In this case, City staff considered that an Overlay could help achieve two objectives for the community beyond consideration of the EKN Appellation project: the first, encourage new businesses to move into Petaluma’s downtown, and second, extend Petaluma’s historic preservation rules to some downtown buildings that are not currently protected by them. 

This particular Overlay considers three areas of Downtown as the potential “Overlay District,” specifically areas that include empty parcels, parking lots, or properties with low intensity   uses. If the Overlay becomes part of our zoning code, it will require that any new construction or alterations to existing buildings that are located within the Commercial Historic District be subject to historical review. It also aims to encourage development within the Overlay with the larger aim of further protecting the aesthetic character of our downtown.  

Elsewhere, Petaluma has used overlays to address the Theatre District, the Flood Plain, the Historic District, and most recently, Mobile Home Parks.  

NEW RULES FOR DOWNTOWN PETALUMA 

If the Downtown Housing & Economic Development Overlay is approved, Planning Commission may consider future projects for a Conditional Use Permit within the three sections of downtown covered by the Overlay with these additional considerations: 

1. Improved housing and economic opportunities: 
   1. Additional building height, from 45’ to 60-75’ if approved through a conditional use permit review process and that provides new community benefits 
   2. Increased lot coverage similar to many other existing downtown buildings 

1. Stronger historic preservation protections:
   1. Any project within the overlay to have completed a historic resource evaluation 
   2. More community resources 

1.  Improved walkability with new, wider sidewalks, street trees and other public amenities 
   1. More affordable housing beyond the required minimum of the city’s 15% inclusionary housing program 

Learn more about the Downtown Housing & Economic Development Overlay HERE.  

With the adoption of the Overlay by City Council, a project such as the EKN  Appellation Hotel a would require approval of a conditional use permit and Site Plan and Architectural Review permit approved by the Planning Commission and Historic and Cultural Preservation Committee.  

ENGAGE

The City would like your comments and suggestions about the scope and content of the EIR, project alternatives, and environmental impacts. For the most up to date information on the projects, please join the email subscriber list on the right side of this page.

LEARN MORE

There are many upcoming opportunities to learn more and engage with:

• the EKN Appellation Hotel Project and
• the Downtown Housing & Economic Opportunity Overlay.

Both pages are updated regularly and have project details, documents and FAQ’s. Fill out the form on the right to subscribe to receive project updates.