August 7, 2023
Greetings & Thoughts
This week will be full! And fun?
Ahh, what a week this will be. As always, further details are below, but ponder this Monday through Thursday lineup: a City Council meeting that will include the proposed response to the Civil Grand Jury report, a Planning Commission workshop on the proposed Downtown Overlay District, a Know Before You Grow meeting on ADUs, and then a Transit Committee meeting conducted on a Petaluma Transit bus.
And throughout this busy week, Urban Chat leadership will be organizing the Better Cities Film Festival with showings on September 20 and 28. We’ll be selecting films, confirming sponsorships, and marketing tickets.
I expect to be exhausted by Friday.
Regarding the Overlay, which is likely the issue this week with the greatest potential impact on our town, credit goes to Planning for their efforts to deliver extensive public education content. The Know Before You Grow leadership team met with Planning early last week to debrief on the July 12 forum. We had our own ideas of public education tasks we planned to implement only to find that Planning had a nearly identical list.
Check here to see the information that Planning created. I’m particularly appreciative of the Frequently Asked Questions.
However, because Urban Chat can be more free-wheeling than Planning, we have a few more FAQs.
Before continuing, be aware that Urban Chat has not endorsed the Overlay, neither the version that was initially presented to the Planning Commission nor the version that will be presented this week. Many Urban Chat members may align with the direction taken by the Overlay, but we’ve yet to consider an endorsement or to discuss what caveats we might add to that endorsement.
Also, these FAQs are my effort alone. Please don’t hound any other Urban Chat members on the sidewalk to argue these points with them.
With that said, here are my thoughts on supplemental Frequently Asked Questions on the Overlay:
Why Can’t Developers Just Follow the Current Zoning Rules? Because towns change. Presumably, most of us are happy that Kentucky Street is no longer a red light district as it was in 1858. And I suspect many of us live on land that would have been zoned agricultural a century ago.
If zoning worked perfectly, communities would update their zoning as conditions change, opening the door to projects that best align with their evolving needs. Examples from Petaluma’s past are accommodation for the growth of the automobile in the 1920s and for the post-World War II population boom. More recently, our awareness of the need for climate action has begun seeping into our zoning rules.
But zoning has rarely worked perfectly. (And that’s without considering the growing school of thought that the concept of zoning is inherently flawed and should be abolished, which is a conversation for another time.)
The problem is that cities rarely have the resources to continually monitor zoning and to make updates as conditions demand. Instead, it’s often developers who suggest that some of the zoning standards have become obsolete and should be revised. We may not choose to agree but these are always good conversations to have. And it’s the conversation we’re now having regarding downtown.
How Many Developers are Waiting for the Overlay to Be Adopted?
This is a great question. No one really knows. Know Before You Grow tried to find an economic consultant to participate in the July 12 forum, but the work to develop a solidly-grounded answer couldn’t be completed in time.
However, it’s likely the answer is close to zero. If we look to the Haystack and SMART parcels on the other side of the river near the SMART station, the zoning standards regarding building height and development intensity are similar to the Overlay and yet potential developers of those parcels haven’t found financially feasible development patterns. Construction costs in the North Bay are too difficult to overcome.
Even if a version of the Overlay is adopted, it’s likely that downtown will look similar a decade from now.
What is Meant by “Under-Utilized Parcel”?
Ahh yes, the “under-utilized parcel” concern. Rarely has a phrase been so poorly coined. To be clear, no property owner is being criticized for under-utilizing their land nor are bulldozers warming up to demolish any homes.
Instead, this ties back to the above comment about towns changing. As we evolve, we build infrastructure, streets, water lines, fire protection, transit systems, etc. that would support more intense development. Similarly, our needs, such as the desirability of walking to a grocery store rather than driving an SUV, also change. These combine to create an optimal development pattern that may differ from what currently exists in neighborhoods and on individual parcels.
To give an example from our past, the Mystic Theatre better serves the needs of today’s Petaluma than if a horse-shoeing business that may have occupied the land in 1865 was still operating. If the farrier was still in business today, we’d call the parcel “under-utilized”. Not only does our infrastructure support a higher use such as a theatre, but our public life and our municipal coffers are also better served.
Personally, I love my single-family home but have long been aware that it might better serve my community by a conversion to two or three apartments. I’d be sad if the current configuration went away but can’t be blind to the economic and environmental realities. My lot is likely “under-utilized”. My wife and I haven’t done anything wrong, but the world has changed.
Is There a Downside to Reducing the Size of the Overlay?
Imagine a hypothetical developer who has discovered how to build multistory, multifamily housing at half the current cost. Perhaps they found a particularly effective path through modular construction. Now, assume they want to build in Petaluma, to the benefit of families who desperately need affordable housing. Now, imagine only one property owner had a parcel that would meet the zoning needs of the developer.
What would happen? If the marketplace is rational, and it often is, the property owner would increase the asking price for the parcel until a good chunk of the construction savings discovered by the developer would flow into the property owner’s pockets rather than benefiting the future residents.
Admittedly, this scenario is unlikely, in part because it assumes a benevolence on the part of a developer that is often not the case. However, the reality is that an unregulated monopoly is rarely a good thing, and a reduced Overlay that results in a small number of property owners holding the keys to a needed development option is close to an unregulated monopoly.
If the Overlay is passed, I’ll be leading the charge asking for it to be reassessed after the General Plan update is complete. One of my goals would be to reduce the monopolistic aspects that may have been inadvertently created through the current Overlay effort.
Questions or comments? Feel free to reach out. – Dave Alden c: 707-338-8388
P.S. New folks can sign up for this email through the Urban Chat website.
Upcoming Meetings
All events are open to the public. Everyone is encouraged to participate in person or on-line. The link to the Urban Chat calendar, as frequently referenced below, is here.
Monday, August 7 (today) – Petaluma City Council
Among other agenda items, the Council will receive a report from staff on the intended response to the recently issued report from the Civil Grand Jury. The report raises questions about the City’s planning services contract with the M-Group. That contract includes staffing most of the Planning Department.
For those who haven’t read the Grand Jury report, there are no allegations of misconduct by the City or the M-Group, only questions about whether the City contractual practices were adequate to ensure that the services received were sufficiently beneficial to the City.
The meeting will convene at 6:30pm. More information, including the agenda and Zoom link, are on the Urban Chat calendar, link above.
Tuesday, August 8 (tomorrow) – Petaluma Planning Commission
The Planning Commission will conduct a workshop to continue assessing the proposed Downtown Building Forms Overlay District. This workshop was previously understood to include the Historical and Cultural Preservation Committee but will now be the Planning Commission only.
Please see extended comments above, under Greetings & Thoughts.
The meeting will convene at 6:00pm. Further information, including the agenda, is available on the Urban Chat calendar, link above.
Wednesday, August 9 (this week) – Know Before You Grow
KBYG will continue to dig into the future of 15-minute neighborhoods, with a look at how to add housing units near new neighborhood cores, building an adequate customer base to support new retail.
The speaker will be Chris Larson, a 15-year resident of Petaluma who has completed ADUs on the west side and is pursuing further opportunities.
The forum will convene at 7:00pm at the Cavanagh Center, at 426 8th Street. This forum is also posted on the Urban Chat calendar, link above.
Thursday, August 10 (this week) – Petaluma Transit Advisory Committee
The Transit Committee will take an up-close look at the transit system, very up-close. The meeting will convene at the Copeland Transit Mall, Copeland Street between E. Washington and D Streets, then board the #11 bus, staying on-board as the bus becomes a #2 and then back to a #11, returning to the Transit Mall where the meeting will be completed.
Everyone is welcome to join the Committee for the bus ride. Regular bus fares will apply.
The meeting will convene at 4:00pm. Further information, including the agenda, is provided on the Urban Chat calendar, link above.
Sunday, August 13 (this week) – Petaluma Public Works
This is the deadline for comments on the draft Active Transportation Map developed for the General Plan. The map is linked here. Bjorn Griepenburg of Petaluma Public Works is seeking comments. Please provide your input.
Thursday, August 17 – Petaluma General Plan Advisory Committee
It is again anticipated that the upcoming GPAC meeting will be on sea level rise/flood risk. (I’m assuming someday Lucy won’t pull the football away.) And, as before, there is a possibility of this meeting being moved to a Saturday, presumably the following Saturday, and conducted in a hybrid format.
If the meeting remains on Thursday evening, it’s expected to convene at 6:30pm. Other meeting data, including the agenda and Zoom link, will be provided on the Urban Chat calendar, link above, when the City publishes the information.
Saturday, August 19 (possible) – Petaluma General Plan Advisory Committee
As noted above, the next GPAC meeting may be rescheduled to this Saturday. Watch the Urban Chat calendar for further information.
Wednesday, August 23 – Know Before You Grow
Tony Jordan, the founder of the Parking Reform Network, will speak to us via video about his nationwide efforts to reform parking policies including eliminating parking minimums and improving parking management. This will also include thoughts on parking policies related to 15-minute neighborhoods.
Jordan was recommended to us by the dean of American parking analysis, UCLA Economics Professor Emeritus Donald Shoup, which guarantees the presentation will be worth your evening.
The forum will convene at 7:00pm at the Cavanagh Center, at 426 8th Street. This forum is also posted on the Urban Chat calendar, link above.
Thursday, August 24 – Petaluma Urban Chat
The monthly meeting of Urban Chat is almost always agenda-free, allowing an enjoyable and enlightening conversation to wander freely over the urbanist landscape.
The exchange of ideas will commence at noon. Arrive early if you plan to order lunch. Other information including location is provided on the Urban Chat calendar, link above.
Wednesday, September 13 – Know Before You Grow
We’re awaiting final confirmation from the speaker, but the anticipated topic is Senate Bill 9. SB9 is legislation that simplifies lot splits and ADUs, both of which can create the new households needed to support 15-minute neighborhoods.
The forum will convene at 7:00pm. We’re assessing two alternatives for a venue. Information will be posted on the Urban Chat calendar, link above, when it’s finalized.
Wednesday, September 20 - Petaluma Urban Chat
This will be the first showing of the Better Cities Film Festival as presented by Urban Chat. We’re working with the national Better Cities Film Festival organization. With our input about Petaluma’s specific issues, the Better Cities Film Festival staff will help us curate a selection of films from their 800-spool library pertaining to all aspects of urban planning from housing to transportation to climate action.
Plans for the Film Festival are still evolving, but you should put the date on your calendar now.
This first showing will begin at 6:00 pm. The venue will be the Boulevard 14 Cinemas. Look for more information in coming weeks on our website here.
Thursday, September 28 - Petaluma Urban Chat
This will be the second showing of the Better Cities Film Festival as presented by Urban Chat. It will be the same film selection as the first showing, but with a larger contingent of students, adding to the energy and self-interest of the audience.
As with the first showing, plans are still evolving, but you should put the date on your calendar now.
This second showing will also begin at 6:00 pm. The venue will be the Carole L. Ellis Auditorium on the Santa Rosa Junior College Petaluma campus. Look for more information in coming weeks on our website here.
