 Chair weeks we're good to start at 430 We're good to start at 430 with that. I'd like to call to order the Ninth of March Planning Commission meeting. Oops. Thank you, and I will I'm probably the worst offender of that But I would like ask everybody just really speak into the microphone So anyway, I'd like to call to order the March 9th 2023 Meeting of the Center as a Planning Commission and before we start so nice to see everybody in person Thank you, it's been three years So with that could we have roll call please? Commissioner Carter your Commissioner Cisco your Commissioner Duggan your Commissioner Holton here Commissioner Sanders Here vice chair Peterson here chair weeks here let the record reflect that all commissioners are present Thank you Item 2 is approval of minutes. We don't have any minutes today. So we'll move right on to item 3 public comments We are now taking public comments on item 3 non-agenda matters This is the time when any person may address the Commission on matters not listed on this agenda But which are within the subject matter jurisdiction of the Commission If you wish to make a comment via zoom, please raise your hand if you are dialing in via telephone Please dial star 9 to raise your hand and star 6 to unmute once called upon if needed For members of the nevermind for members of the public attending today And we'd like to make a comment on the hearing today Please I'm sorry. I'm screwing this up That's what I get for not being here for three years For members of the public attending in person, please go to the podium and state your name for the records Do we have anybody on zoom Chair weeks we have one member of the public on zoom and they are not raising their hand. Thank you So with that I will go ahead and close the public hearing or public comment portion So we go on to item 4 planning commissioners report The planning Commission is charged with carrying out the California planning and zoning laws Within the city of Santa Rosa duties include implementing of plans ordinances and policies relating to land use matters assisting in writing and implementing the general plan and area plans Holding public hearings and acting on proposed changes to the zoning code zoning map General plans tentative subdivision maps at undertaking special planning studies as needed So we'll go on to item 4.2 subdivision and waterways advisory committees Do you have any reports? No reports then we'll go to 4.3 commissioner reports. Are there any Reports by my fellow commissioners Then we'll move on to department reports Other than welcoming everybody back into the chambers. I don't have anything for you today. Thank you Are there any statements of abstentions by commissioners Okay, then we don't have any consent items today, so we'll move right on to our one-and-only scheduled item It's a public hearing Britain townhomes EIR previously certified by city council vesting tentative map major 851 Britain Lane MAJ 22-002 this is an exparte item, so we'll start with commissioner Sanders Slightly lost you have nothing to this do you have anything to disclose? No, and you visited the I have visited the site, and I have nothing to disclose Commissioner Carter. I have visited the site and have nothing further to disclose. I Have also visited the site and have nothing further to disclose Vice chair Peters. I'm sorry vice chair Peterson. I also visited the site and have nothing further to disclose I also visited the site and have nothing further to disclose. Thank you. I have visited the site and I have nothing further to disclose Thank you, and I also visited the site and have nothing further to disclose. So with that Ms. Chumians Thank you. Thank you chair weeks and members of the Planning Commission Chris Nate to means project planner for a retained townhomes The portion of the project before you today is the major vesting tentative map And it is a project located at the northwest corner of Britain Lane and Sebastopol Road As you can see it's developed with Single-family residents some outbuildings, but the majority of the lot is undeveloped it is surrounded on the north and East by single-family homes Some commercial towards Sebastopol Road an office complex to the west and Office to the south across the street from Sebastopol Road the general plan and zoning designation for the site is general plan is a medium density residential and The zoning is R318 and The medium-density residential general plan designation allows for 8 to 18 dwelling units per acre and The project as proposed would be a built-out a density of 14.3 dwelling units per acre with 82 units on 5.92 acres and It is zone R318 and this zoning district is applied to areas of the city appropriate for residential neighborhoods with medium and higher residential densities The project meets the city's parking requirement with 164 parking spaces and either dedicated garages And there's an additional 42 on-site parking stalls dedicated to guest parking The project also proposes eight on-site homes for sale to moderate level incomes The applicant city ventures is requesting a density bonus waiver in order to use private streets as opposed to public streets throughout the project site and Here you see a Colored landscape site plan showing the proposed layout Of the project it is a multi-family project in the Sebastopol Road corridor priority development area Because it is a in a priority development area it benefits from a reduced review authority approval process a review process that means that the Applicant needs to have a neighborhood meeting with Public within 600 feet of the project site. It needs a concept design review Reviewed by the design review board and minor design review that was Approved by the zoning administrator back in January along with the Sequa Addendum So the final step for this project other than a building permit would be this vesting tentative map That's before you this evening The developer also submit a request to process the project under a Senate bill SB 330 and What this does is it? Allows a housing developer to seek vesting rights to submit a preliminary application for a housing development project and Essentially what it does is it allows the applicant to freeze Fees development standards that apply to their project while they assemble the rest of the material necessary so that way they have a Predictable Cost and permit path And as far as a project history on February 8th 2022 the application was submitted on March 9th, 2022 Neighborhood meeting was held and March 17th 2022 there was a concept design review meeting for this project and on January 19th 2023 the zoning administrator adopted an addendum And approved the minor design review for this project at the neighborhood meeting And there were several comments from a surrounding neighbors They commented positively about the proposed density that it wasn't maxing out density that it seemed to be Appropriate and compatible with the neighborhood Participants were concerned about potential traffic issues on so possible and retain lane resulting from any new any new development and The participants supported primary access taken from Sebastopol Road rather than Burtain Lane And they wanted access on Burtain Lane to be as limited as possible They also appreciated that units face Burtain Lane and that garages are generally not visible or prominent from Burtain Lane and A participant encouraged the applicant to retain as many existing mature trees along Burtain Lane as possible and the applicant has Done the best they can to address all the public's concerns with primary access being taken off in Sebastopol Road and with They've they've done their best to preserve as many mature trees as possible with bull bouts Along Burtain Lane to prevent damaging the tree roots and as mentioned earlier And before you make a motion I would like to add language to The resolution before you to acknowledge that the zoning administrator did adopt an addendum to The final environmental impact report for the 2016 Roseland area Sebastopol Road specific plan And Roseland area annexation projects final environmental impact report So the zoning administrator already adopted an addendum for this project The zoning administrator determined that the project would not cause any new significant impacts That increases the severity of significant effects beyond those identified in the 2016 final EIR There's also one additional proposed change to a condition that I'd like to propose It's condition number two and the just the DAC report it reads The building materials elevations and appearance of this project as presented for the issuance of a building permit shall be the and we staff recommends adding Substantially the same as the approved as that approved by the zoning administrator any future additions expansions remodeling Etc. Will be subject to review and approval by the planning division so staff is requesting the addition of the word substantially in that condition and And before you make a motion staff recommends adding a whereas clause in the resolution After After the whereas that starts with March 17th. They would read Whereas on March 19 2023 the zoning administrator pursuance to compliance with the California Environmental Quality Act section 15164 Adopted an addendum to the environmental impact report for the 2016 Rosalind area subascible road specific plan and Rosalind area annexation projects final environmental impact report State clearing house number 2016012030 The 851 retain lanes subdivision project EIR Addendum was reviewed by city staff and adopted by the zoning administrator after determining that the project would not cause new significant environmental impacts or substantial increases in the severity of significant effects beyond those previously identified as part of the 2016 final EIR an Addendum to a certified environmental impact report may be prepared if no significant environmental effects will occur and none of the previously identified Effects will increase in severity None of those circumstances under sequel guidelines section 15162 are triggered therefore. No additional analysis is required See 851 pertain lanes subdivision project EIR addendum dated August 31st 2022 for further analysis The applicant has prepared a presentation Planning staff is recommending approval of the new vesting tentative map for pertain townhomes Allowing the development of 82 condominium units to be located at 851 pertain lane Assessor parcel number 035 0 6 3 0 3 5 and staff is available for questions Thank you. Are there any questions of miss two means? commissioner Cisco Yeah, just for clarification on the amendments to the Resolution is that this long one that you just read the same one that you were proposing as to adopting the addendum or Does that go in a different place? Where would that one go the long whereas that I just recited would Pertain to the whereas for the addendum that I mentioned in the beginning of my presentation Okay, so we just need to do this one addition not to this one addition and staff is Requesting a minor change to condition number two in the DAC. Yeah, that part. I understood. I just wasn't quite sure of this In encompassed the first one that you were referencing. Yes. Okay. Yes, great. Thank you Thank you. Thank you any other questions for staff before we hear from the applicant commissioner Duggan Just for my clarification I don't believe we've had a vesting tentative map request before dude. Does that tentative map? Last longer or a shorter time frame than a normal tentative map or what's the difference? So you're right. We don't see vesting tentative maps that often so just to clarify what a vesting tentative map is It's intended to establish invested rights to proceed with a project in substantial compliance with the regulations in effect of the time that the vesting tentative map is determined to be complete so similar to the SB 330 it's sort of It vests all the development requirements that were in place at the time and restricts jurisdictions from adding anything new In the future as long as the map is alive But does the lifetime of the tentative map this it hasn't have any changes compared to a normal Unvested tentative map. No, they would be the same. Okay. Thank you Any other questions commissioner Sanders and so with the vested vesting tentative map That basically means once it's done if price is if any conditions change Nothing changes on the map it's vested Prices go up Costs are different. Nothing changes. Can I just add something there? It's primarily dealing with vesting the the city's Regulations zoning code general plan Such that if we were to adopt a different code, you know in a month This map would vest in the existing codes as of today So it provides some assurances for the developer knowing what is the the lay of the land if you will of the regulations That are going to apply to this project Any other questions? Okay, so with that we will go ahead and hear from the applicant Thank you chair and good evening planning commissioners. My name is Samantha hauser I'm with city ventures, and I'm really excited to be here tonight to talk about our project on pertain If you could go to the next slide, please So a little bit about us. We are an infill developer and a sustainable developer Our projects are solar all-electric. There's no gas. They use low-impact landscaping low-flow water fixtures The garages are set up for EV charging bicycle parking solar battery backup. We designed creatively to use less lumber I mean I could go on but I think it's important to Highlight some of this in the context of our current climate Because we want to leave behind a project that everyone can feel good about If you go to the next slide, you'll see some images of projects that we've completed as infill developers We design projects that are Intended to complement the neighborhood in which they're built so they all look a little different But I wanted to highlight the projects that we've done here in Santa Rosa. So the next two slides Show some of the the projects that we're doing here with you. I think this is our eighth project here And we're really grateful to this commission for all of the the help and guidance you've given us over the years And I also want to thank staff for all of the analysis and time they spent with us on the project over the last couple of years If you go to the next slide, I think one more you'll get to imagery of the site So these are the streetscapes from both pertain as well as Sebastopol When we started analyzing the general plan and land use on this site, you know We noticed that the general plan allows three stories and in excess of a hundred homes on this site And it is a true infill site, you know, it's surrounded by development. It's a stone's throw from the Joe Radota Trail It's a couple hundred feet away from the line to bus stop that gets you to downtown and walking distance to food and the post office And there are a lot of things that make this a true infill site But it's also in an area that was in the county until a couple of years ago And I hear, you know, all of you visited the site for Tain Lane as an intimate county road And so there are single story homes across the street with large setbacks and a lot of landscaping We wanted to Feel like we belonged in this neighborhood and proposed something that was cohesive So we kind of kept the scale to two stories We stayed on the lower end of the general plan's midpoint density range and we focused a lot on kind of organic architecture and Landscaping and greenery. So those were kind of the goals as we we moved through this project If you go to the next slide, you'll see the site plan that is actually not what we've proposed But this is what we brought to the design review board back in march of last year And there were a lot of different things that happened for this project in march of last year. We had Our all staff department meeting where we got a lot of feedback We had our neighborhood meeting with the community And we had the preliminary d rb meeting And I feel like at those three meetings. We got a lot of pieces of the puzzle But hadn't yet kind of figured out how to put them together and You know a couple of examples of that at the all staff meeting You know staff indicated that they wanted us to take access from britain And avoid access on sabastopol And that they wanted Britain Lane to be improved to a minor street design the city's standard minor street And we got a lot of other Feedback as well At the community meeting we talked about how important it was to have privacy to the neighbors to the north We talked about fence design We heard feedback on how important it was to get utilities in britain as these folks have been on well for decades But there were other things that kind of conflicted so as as miss tummions presented There were a lot of folks that said hey, we don't want access solely off of britain Can we figure out how to do it on sabastopol? And one of our neighbors across the street Appreciated the fact that we needed to do you know an expanded street section But pointed out that we have these mature valley oaks that Are you know public trees currently and if we're expanding the street and the asphalt We're going to lose those trees which are significant and important and we all cared about it Um as a design review board meeting we heard that um the drb really liked the amenities that we were proposing So children's play area You know picnic area sporting lawn reading benches barbecue, etc But they wanted to see if there were ways to disperse those more evenly throughout the project So um that kind of leads us to the next image which is the site plan that we are proposing So over the last year we really focused on putting those puzzle pieces together We worked really closely with um rob sprinkles group and traffic and um our traffic engineer to figure out how we could get An aesthetically pleasing and safe access point off of sabastopol that didn't have any traffic impacts We totally reorganized the circulation of the site to achieve the additional amenity space you see on the left Which is north And one of the things that I really love is the new central open space So whether you're walking biking or driving into the site the first thing that you see is the open space So we felt like you know, we got really good comments from people and then One of the most important things which um mischumians also kind of spoke a little bit about is We worked really closely with fire and planning and public works And our arborist and engineering to figure out how we could achieve the minor street standard How we could build new public parking along the minor street But how we could design these relatively complicated bull bouts to keep the valley oaks that um, you know Are mature and have been here for long before this project was ever a glimmer in anyone's eyes. So We were very excited to to see those things coalesce And then if you go to the next slide, um, we were also really appreciative to receive approval of the design reveal But I wanted to share kind of some of the elements that we were proposing so natural hues um a very traditional architecture style to kind of You know mesh well with what's across the street decorative gable end So these are some of the things that that we had presented For our design reveal and then I'll just end with the the last slide which is um Some of the imagery of our landscaping You know, I I said we wanted the site to feel cohesive and so trying to Integrate in to all of the landscaping that's on pertain Making sure that we're adding a lot of trees here finding Flowers that attract bees and butterflies and then you know, I have a two and a five year old We see a lot of bright yellow plastic castles that people play in for their their totlots And so focusing on crawl through logs and climbing boulders and things that feel, you know Again more organic and like they fit in well with the project. So We're so grateful for your time. The last slide is just a thank you. Um, we're so excited to Answer any and all of your questions and we appreciate the opportunity to become part of the roseland neighborhood. So thank you Thank you. Can you stay there in case there are any questions Does commission have any questions of the applicant? commissioner carter Yeah, now that if if we approve this vesting map, which means you're locked into the Regulations and policies we have in place now. What's the timeline you anticipate on completion of the project? Sure. So, um We have um, a lot of kind of history permitting things in santa rosa And we think that it will probably take six to nine months to get permits Which puts a smack dab in the middle of the rainy season As you can see so we would anticipate breaking ground in april of next year. Um, if it's dry Maybe there's a chance, but we would like to be respectful of erosion control and swipes Are there any other questions commissioner sanders? So thank you. I've got a ton of questions. So I won't I won't dominate this but um, I have questions about the solar aspect of The project. Can you explain? the relationship between the power that the Project will generate and its relationship to pgne You know and how all that works? Sure. And so, um This is a question we get a lot and I feel like I've I've Learned the most about it by putting solar on my house and kind of experiencing the headache of how this works. So, um The solar that's generated gets essentially given back to pgne pgne charges a monthly administrative Fee and then pgne is supplying the power. So this is not off the grid. It's still part of pgne That being said, um the homes are solar all-electric They come with the solar panels a lot of projects will pre wire for solar The homes start with the solar from day one. And so we're helping um home owners set up the um relationship with pgne Sorry got more. Um, and with the solar panels. I noticed the are I'm assuming they're going on the roofs is that correct? Yes, absolutely. And So each building has a certain number of Units in them and there will be panels on the roofs of those built of those buildings. Yes Is that is there one panel for one unit? Or does that panel just power the entire Power of many units are in one building. How does that work? That's that's a great question So actually this is a single lot subdivision. Um, the homes are designed and function Just like attached townhomes But they are condominiumized and part of the reason that we do that is to get the highest efficiency on the solar So it's a monolithic array, which means that it's all one Like all of the solar panels are together. It doesn't have to be directly above your roof Because you lose some of the efficiency. Each home has multiple panels and each Homes panels are an exclusive use area so that those homeowners get the tax break But it's still not necessarily above that person's roof. It's on the the It could be over your neighbor's roof or two neighbors down Keep going So, um They're you're not sharing a pool of power That's correct. Okay. So we don't we're not worried about you know one unit who Loves to keep the ac on forever and then we have no more power. That's not an issue Everybody pays for their own water every, you know, like we we don't want somebody who is has like five people in a home You know and somebody that has you know, maybe a single person in a home paying the same amount They should pay for their usage and that's how it's set up Only a few more. Sure if you don't mind Who maintains the the panels Uh, that's a great question. I believe it's through the HOA even though it's an exclusive use area, but I would have to confirm that In related to that what happens? What's the life expectancy on the panels? Um, they're under warranty and I believe it's like three decades and it's we use a larger company that's backed by a Like a very large global company so that there's a really good warranty We don't use you know a small company that may be out of business in five years This is a reputable company that's been around for a very long time Two more. Okay. Um, what happens when the panels need to be replaced? Where do they go? When the panels need to be replaced. Yeah, if a panel needs to be replaced What's the environmental impact of trying to toss away a solar panel if there is an environmental impact I actually don't know the answer to that Then you just messed up my next question. So I'm sorry. I'll leave it alone. Thank you Thank you. Uh, I have a question. Have you signed the density bonus contract yet with the housing authority? um, we provided the application and um, Yeah, I think we've Miss chumans. Can you tell me have I have we done everything that is necessary at this point? Yes, the density bonus approval letter was signed Thank you Are there any other questions? Okay, so with that, um, I will go ahead and open the public hearing If you wish to make a comment via zoom, please select the raised hand button If you're dialing in via telephone, please dial star nine to raise your hand You'll have three minutes and you will see the countdown timer Uh, please make sure to unmute yourself when you're invited to do so and your microphone will be muted at the end of that countdown For members of the public attending in person who would like to make a comment and they don't believe there are any Uh, please go to the podium Uh, in the aperture of the chamber and the clerk will unmute your microphone and permit your con And permit your comment to be heard So with that, do we have any Zoom comments We do not have any comments at this time Thank you So with that, I'm going to use the gavel. I will close the public hearing And bring it back to the commission Um, it has this item has one resolution and we have some changes to that. Uh, so If somebody could Read the resolution and then um, miss to me and and miss crocker can help us Make sure we have the language correct Commissioner sysco. Thank you. Okay. I move a resolution of the planning commission of the city of santa rosa Approving the britain townhomes vesting tentative map located at 851 britain lane Assessors parcel number 035-063-036 File number prj 22-005 maj 22-002 Adding a whereas following the march the whereas on march 17th whereas Um to include the language that miss tummions read do we need to read it again into the record? No, okay, so including that very thorough whereas um, and also, uh Amending um condition number two in our dac report to add the word substantially and waive further reading of the text Thank you. Is there a second? Thank you. That was moved by commissioner sysco seconded by Uh commissioner holton Let's go ahead and start with um commissioner carter I think this is a uh well-designed project thoughtfully designed and responsive to both the neighborhood comments the planning policies we have in place and uh Staff's direction I can make the necessary findings to support the resolution as amended Thank you commissioner duggin I'm also in favor of the project and can make all the findings. Um, I Always like seeing the city ventures projects. I know that they're attractive and they respond to the neighbors and they build them Which is great to see so i'm in favor of the project. Thank you And commissioner sysco Um, I also agree. This is a very well-designed project and and we do appreciate city ventures in this city And I can make all of the findings and we'll be uh voting to approve the project Thank you commissioner holton I too am very familiar with the uh city venture projects really appreciate all the work that you guys do and the Mindfulness and thoughtfulness In terms of the future generations that you guys put into your projects really appreciate that So I can make all the necessary findings and I'll be in support of this project and the approval of all the Whereas as well Thank you and commissioner sanders Very well done. I'm excited about this project. It's going to be really really nice for the neighborhood So I can make all the findings and we'll support the project. Thank you for your time Thank you and vice chair peterson Uh, I have nothing else to add. I can make all the required findings and I'm in support of the project Thank you, and I also can make all the required findings and have nothing else to add uh, so with that We will go ahead and call for the vote that was moved by commissioner sisco and seconded by commissioner holton commissioner carter I commissioner sisco I commissioner dougan I commissioner holton I commissioner sanders I Vice chair peterson I Chair weeks I So that passes with seven eyes and This action is final unless an appeal is filed within 10 calendar days of today's action The time limit will be extended to the following business day of the last day Falls on a day that the city is closed for information on how to submit an appeal Form please contact your project planner and with that Unless staff has anything they'd like to Share with us We'll go ahead and adjourn the meeting to our next regularly scheduled planning commission meeting I do the gavel one more time Thank you