Resolution P-2024-3118
Resolution No. P-2024-3118, a Resolution of the Planning Commission of the City of Fortuna Recommending the City Council Adopt Amendments to the General Plan Land Use Element and Adopt the Mill District Specific Plan, Including the Implementing Q- Qualified Zone and Design Guidelines
WHEREAS, pursuant to Section 65300 of the State Planning and Zoning Law (Division 1 Title 7 of the California Government Code) in October 2010, the Fortuna City Council certified the Program Environmental Impact Report (PEIR) for the Fortuna General Plan 2030 (State Clearinghouse # 2007062106) and adopted Fortuna General Plan 2030 as the long-term vision for the City's physical evolution. General Plan 2030 includes the following elements: Land Use, Economic Development, Housing, Transportation and Circulation, Natural and Cultural Resources, Parks, Recreation and Open Space, Public Facilities, Health and Safety, Community Design, and Administration and Implementation. Each element of the General Plan provides Goals, Policies, and Programs to carry out the objective of the Element, as required by State Law; WHEREAS, Fortuna General Plan, 2030, Program LU-18 calls for preparation and adoption of a Mill District Area Plan to implement the Mill District Focus Area goals and policy (Goal LU-14, Focus Area: Mill District) and Program LU-16 calls for the preparation and adoption of design and development standards and criteria for the Mill District, and Land Use Element Policy LU-1.3, encourages the use of specific plans for large parcels within the City that would benefit from infrastructure enhancements and carefully planned growth; and WHEREAS, In 2019, the City of Fortuna received grant funding to carry out Mill District land use planning, including infrastructure planning and zoning related to commercial, industrial, and residential development opportunities within the Mill District and adjoining land; and WHEREAS, As a result of this planning, the City of Fortuna chose to prepare a Mill District Specific Plan as the best tool for implementing the Fortuna General Plan, 2030, rather than an Area Plan because specific plans contain concrete standards and development criteria to address the necessary infrastructure and facilities, as well as land uses and open space within the Mill District Focus Area; and
WHEREAS, Circumstances and conditions within the City of Fortuna have changed since the adoption of Fortuna General Plan, 2030, and the City seeks to make amendments to the General Plan Land Use Element to modify Mill District Focus Area Policies and Programs and other Land Use Element Policies to facilitate the City's objectives for this area; and WHEREAS, on January 23, 2024, at a duly noticed meeting, the Planning Commission received a staff report and presentation, and accepted public comments regarding staff's progress in preparing a proposed Draft Mill District Specific Plan and accompanying amendments to the General Plan Land Use Element; and
WHEREAS, the Planning Commission has reviewed and considered the Draft Supplemental environmental Impact Report (SEIR) for the Mill District Specific Plan, which was prepared as :
upplement to the PEIR for the Fortuna General Plan 2030 to analyze the potential environmenta effects of this project and made available for public review on August 30, 2024 with a public period that extends to October 15, 2024, and
WHEREAS, the Planning Commission has reviewed and considered the proposed amendments to the Land Use Element, the Draft Mill District Specific Plan, and the draft Q-Qualified Zone that implements the Mill District Specific Plan and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Fortuna that the following findings be and are hereby made by this Commission based upon the written and verbal testimony presented to the Commission and the evidence established during this hearing:
1) All of the above recitations are true and correct and incorporated herein by reference. 2) The proposed amendments to the General Plan and the MDSP and the implementing Q- Qualified Zone identify development standards and permit review requirements consistent with Land Use Element and Community Design Element policies that are intended to ensure land use compatibility, preserve community character, enhance architectural design and landscaping. In addition, there are no proposed policies, standards or implementation measures that significantly affect other parts of the General Plan, in particular the Housing Element. The proposed Land Use Element amendments generally:
a) allow a range of industrial uses, in addition to the diverse range of uses already allowed, including mixed-uses, with criteria and procedures to assure land use compatibility; b) allow development within the MDSP 100-year floodplain consistent with the General Plan and establish enhanced buffers for the Strongs and Mill Creek riparian areas that are twice those specified standards specified in the General Plan 2030 Natural and Cultural Resources Element;
c) replace General Plan Land Use Element Industrial and Commercial square footage caps with policies and programs to ensure ongoing monitoring and reporting 3) The proposed amendments to the Land Use Element, the Draft Mill District Specific Plan, and the draft implementing Q-Qualified Zone are in the public interest because:
a) they are necessary to facilitate the reuse and revitalization of the Mill District Focus Area, implement the Mill District Focus Area policy of Fortuna General Plan 2030, as proposed to be amended, and to protect habitats associated with Strongs and Mill Creeks and provide public trail connections; and,
b) they are necessary to facilitate new residential, commercial, and industrial development throughout the City in a manner that avoids levels of overbuilding that could result in high vacancy rates.
4) Planning Commission recommendations take into consideration the Draft Supplemental Environmental Impact Report (SEIR) for the Mill District Specific Plan, which was prepared as a supplement to the Fortuna General Plan 2030 PEIR to analyze the potential environmental effects of this project.
5) Exhibit 1, attached and incorporated herein, to this Resolution contains findings that the proposed amendments to the Land Use Element, the Draft Mill District Specific Plan, and the draft Q-Qualified Zone that implements the Mill District Specific Plan are consistent with all other provisions of the General Plan and the proposed amendments would not be detrimental to the public health, safety or welfare of the City.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council of the City of Fortuna adopt Amendments to the General Plan Land Use Element and adopt the Mill District Specific Plan, Including the Implementing Q-Qualified Zone and Design Guidelines, incorporated herein by reference.
PASSED AND ADOPTED on this 24* day of September 2024 by the following vote:
AYES: Bennett, Dorris, Halley, Kein, Nichols
NOES: 0
ABSTAIN: 0
ABSENT: Burke, Mobley
asker i Feely
Chair, Planning Commission
ATTEST: chatey Schmidt
Secretary, Planning Commissior
Exhibit 1
General Plan Consistency Findings
Land Use Element Amendment Consistency Review
1. Most Land Use Element Amendments are to the Mill District Focus Area Policy that is associated with Mill District Focus Area Goal LU-14, to provide a full range of community services that are served by a street network that encourages walking and cycling by making the experience pleasurable and efficient. All original Mill District Focus Area policy were found to be consistent with other Elements of the Fortuna General Plan, 2030.
2. The following is a detailed review of proposed General Plan Land Use Element amendments, and an analysis of their consistency with Fortuna General Plan 2030.
Proposed Change General Plan Consistent Review
Land Use Narrative
This Land Use Element designates four focus areas -- Fortuna This is a correction to Fortuna General Plan, Boulevard, Downtown, the Riverwalk District, and Rohnerville; 2030, to remove the reference to the Mill and the Mill District Area Plan. Some representative goals and District Area Plan, which was never adopted, pelicies for the Mill District have been included; however, the and is by definition consistent with the General Mill District Area Plan has the complete set of geals, policies and Plan. programs. (Page 1-I)
Land Use Designations
Mill District (MD) This is a change to the Mill District (MD) Land This designation provides for single-use and vertical and Use Designation and is by definition consistent. horizontal mixed-use development as part of a large, that is well Changes are required to the Mill District Focus integrated center and compatible with the surrounding Area Policy to be consistent with this change. community. Uses may include small-and large-scale light industry, retail and services, restaurants, entertainment venues, professional and administrative offices, residential units, compatible light heavy industry, public and quasi-public, and similar and compatible uses.
The FAR for mixed-use development shall not exceed 2.0. The FAR for nonresidential uses shall not exceed 0.58. Residential real lose to the densities shall be in the range of 7.0 to 29.0 units per gross acre.
Focus Area: Mill District
Goals
Goal LU-14. To provide a full range of community services that This is a correction to Fortuna General Plan, are served by a street transportation network that serves 2030, to remove the reference to the Mill commerce and encourages walking and cycling by making the District Area Plan, which was never adopted experience pleasurable and efficient. (See Draft Mill District- and is by definition consistent with the General Area Plan for a complete Goals, Policies, and Program list). Plan.
Policies
Proposed Change General Plan Consistent Review
LU-14.1 Compatible Uses. The City shall ensure a flexible scale This is a change to Mill District Focus Area and range a variety of compatible uses in the Mill District Policy to be consistent with the Mill District including industrial, retail, office, service commercial, (MD) Land Use Designation, which will now appropriate light-industrial, recreation, and residential uses. allow industrial uses in a manner compatible Minimize potential land use conflicts within and adjacent to the Mill District by applying appropriate land use designations and with surrounding uses. implementing appropriate development standards, buffer widths, and designs to minimize impacts from future development on existing and planned development in surrounding areas.
LU-14.3 Open Space and Parkland. The City shall maintain This is a change to Mill District Focus Area protect the one hundred year floodwayplain and creek buffer. olicy, and is by definition consistent with thi areas in the Mill District as Open Space, and allow development Jeneral Plan. This change continues to proteci elsewhere within the 100-year floodplain where it can be parian Corridors consistent with NCR-2. demonstrated that it will not have cumulative adverse Liparian Corridor Protection. This chang im pacts on or off site: provide for public access and trail establishes riparian buffers that exceed those development; apply 100 foot and 75 foot streamside setbacks specified in NCR-15 and therefore requires
appropriate riparian buffers consistent with
NCR-2.13 Watercourse, Wetland and Riparian
Area Plan's conceptual illustrations. Buffers. The Mill District 100-year floodplain area was not part of the 778.4 acres of land
designated as Open Space by the Fortuna
General Plan, 2030.
This change also includes a correction to
Fortuna General Plan, 2030, to remove the
reference to the Mill District Area Plan, which
was never adopted, and is by definition
consistent with the General Plan.
LU-14.4 Balanced Transportation. The City shall ensure a safe This is a change to the Mill District Focus Area and convenient transportation streets and roadways system in Polic that continues to provide a balanced the Mill District that includes utilizes public transit, bicycle and pedestrian facilities. transportation system within the Mill District, consistent with Transportation & Circulation
Element Policy TC-1.3 Balanced Transportation
System.
Programs
LU-16. The City shall prepare and adopt land use specific This is change combines existing implementation measures into one measure that
comprehensive implements Mill District Focus
area policy and Land Use Designation as
accommodate a the allowable range of development-options amended, and is therefore consistent with the including building types and uses that are compatible with surrounding development and protects planned open space Fortuna Genera; Plan, 2030 areas;
LU -17. The City shall prepare a that includes a diagrammatic connectivity map with desired network cross-sections that provides for all transportation modes, for the Mill District.
LU 18. The City shall prepare and adopt a Mill District Area- Plan-as well as the major components of public infrastructure to support the land uses described in the General Plan; and that specifies the regulations, programs, public works
Proposed Change General Plan Consistent Review
projects, and financing measures necessary to carry
provisions for out the phased development of the site.
Commercial Development & Industrial Development
Policies These amendments replace Land Use Element
LU-6.6 Targeted Commercial Use and Development Levels. Commercial and Industrial Development To grow consistent with projected commercial absorption rates- Policies LU-6.6 Targeted Commercial Use and and avoid overbuilding that could result in high vacancy rates, Development Levels and LU-7.4 Targeted the City shall designate monitor commercial use development Industrial Use and Development Levels and
levels (square footage) within the City as well as track conditions relating to urban decay within Downtown and established Implementation Measures LU-8 and LU-9 and shopping centers. To equitably distribute commercial uses. the monitoring program that replaces the use caps would continue to be consistent with
Programs
Commercial Development Goal LU-6 and
LU-8 Track new commercial development, pursuant to Policy Industrial Development Goal LU-7 which seek LU-6.6, by Focus Area or City neighborhood as well as to promote uses that meet the present and future conditions relating to urban decay, in particular within employment needs of Fortuna residents.
Downtown and other shopping centers, in coordination with local associations and regional economic development organizations.
Where urban decay or other indications of overbuilding or high vacancies are occurring, Identity available or new City programs to limit urban decay, attract businesses, and encourage increased business activity. Report on development levels and where development is occurring, urban decay conditions, and other findings related thereto, to the Planning Commission and City Council as part of the annual General Plan annual report. The City shall allow new commercial development, up to the
following levels, to equitably distribute sales and employment- generating uses in the City and annexation areas:
Commercial (COM) 168,000 SQ.FT.
Office (OFF) 172,000 SQ.FT.
Central Business District (CBD) 35,000 SQ.FT.
Mill Distriet (MD) 250,000 SQ.FT.
Fortuna Bivd (CMU) 146,000 SQ.FT
• Riverwalk District (RWD ) 150,000 SQ.FT
Industrial Development
Policies
LU-7.4 Targeted Industrial Use and Development Levels. To grow consistent with projected industrial absorption rates and avoid overbuilding that could result in high vacancy rates, the City shall designate monitor industrial use development levels (square footage) te within the City as well as track conditions relating to urban decay equitably distribute industrial uses.
Programs
Proposed Change General Plan Consistent Review
LU-9 Track new industrial development, pursuant to Policy LU- T. y Focus An a a l her both day or as coins.
of overbuilding or high vacancies are occurring, identify. avallable or new City programs to limit urban decay, attract businesses, and encourage increased business activity. Report on development levels and where development is occurring, urban decay conditions, and other findings related thereto, to the Planning Commission and City Council as part of the annual General Plan annual report. The City shall allow new industrial development, up to the following levels, to equitably distribute sales and employment generating uses in the City and annexation areas.
South of Main Street in City 100,000 SQ.FT.
Riverwalk District Annexation 150,000 SQ.FT
• Rohnerville Airport Annexation 150,000 SOFT
Mill District Specific Plan General Plan Consistency Review
1. Land Use Element Policy LU-13, Specific Plans, identifies the use of specific plans for large parcels. General Plan Land Use Program LU-18 directs the City to prepare and adopt a Mill District Area Plan that includes provisions for phased development of the site. The City has elected to prepare a specific plan rather than an area plan. A specific plan works in conjunction with the Fortuna General Plan, 2030 and the City of Fortuna Zoning Regulations to provide development regulations and site-specific land use policies. The MDSP implements the City of Fortuna General Plan and serves as a tool to guide the orderly development of land.
2. The following is a summary review of proposed of the Mill District Specific Plan, and an analysis of their consistency with Fortuna General Plan 2030.
Mill District Specific Plan Chapter General Plan Consistent Review Chapter One: Introduction This chapter is purely narrative regarding the MDSP, Chapter One establishes the purpose of the Specific Plan and its does not contain policy or implementation and does history and physical context. The Specific Plan will guide future not have the potential to be inconsistent with Fortuna decisions regarding land use, intensity of development, General Plan, 2030. circulation, public services, and the necessary infrastructure improvements to support future growth. The Plan will provide a mechanism for ensuring that future development and
infrastructure will be feasible, coordinated, and efficient. The Specific Plan envisions the project area as a center for local and regional economic development. Fortuna General Plan 2030, as amended, identifies the Mill District as an employment growth area. The City and property owners share a vision to create a destination center with small- and large-scale industrial, transportation centers, commercial, office, and other employment uses that support nearby retail, restaurants, and services.
Chapter Two: Vision This chapter contains guiding principles for the This chapter provides the guiding principles for development MDSP, which are aligned with the Mill District Focus Area policies and the City's specific objectives
within the Plan area. The principles are based on input from community stakeholders, City staff, technical consultants, the
General Plan Consistent Review
for this Focus Area, and is therefore consistent with
Fortuna General Plan, 2030.
with the policies of existing City documents.
Chapter 3: Land Use, Open Space & Design This Chapter contains narrative, policy, and This chapter describes the characteristics and locations of the performance measures that were prepared to be various land uses that will develop in the Specific Plan area consistent with and implement the Mill District based a conceptual plan for the former mill site. Land use Focus Area Policy. In addition, this Chapter contains characteristics include the type of development and uses policy, design guidelines, and performance measures permitted within the Specific Plan area. The Specific Plan that relate to land use compatibility that were consists of six sub areas, including the Pond Street Area, Existing prepared to be consistent with and reference relevant Residential Area, Creek Riparian and Trails Area, Central Area, policies in the Land Use, Housing, Community Strongs Creek Area, and the Mill Creek Area. Overall, the Design, and Health & Safety Elements and the Specific Plan envisions a compatible integration of land uses. design standards contained in the Fortuna Zoning The land use plan will allow for a range of uses including light Regulations. industrial, flex space, commercial, office, and residential. The design guidelines are intended to assure attractive and cohesive building and landscape design and compatibility between uses.
Chapter 4: Circulation; Infrastructure & Community This Chapter contains narrative, policy, and Services performance measures that were prepared to be
This chapter describes the circulation, infrastructure, and public consistent with and implement the Mill District services improvements necessary to accommodate anticipated Focus Area Policy, In addition, this Chapter contains Specific Plan area development and provides implementing policy and performance measures that relate to water, policies and performance measures. Significant improvements wastewater, stormwater drainage infrastructure are necessary to enhance connectivity from the Specific Plan area funding, and other public facilities that were prepared to surrounding areas and to support wastewater flows to the Tom to be consistent with and reference relevant policies Cooke Memorial Wastewater Treatment Plant. The proposed in the Public Facilities, Parks, Recreation, & Open plans for the public infrastructure elements will provide Space, and Transportation & Circulation Elements. individual property owners, developers, and the City with a framework of improvements necessary to support future
development in the Specific Plan area. Existing and future needs for increased demand for police and fire services, as well as electric, natural gas, and telecommunication systems within the Specific Plan area, are also briefly discussed in this chapter, which can be enhanced through the implementation of the Specific Plan goals, policies, and programs.
Chapter 5: Infrastructure Financing This Chapter contains narrative, policy, and This chapter summarizes the infrastructure improvements to be performance measures that were prepared to be consistent with relevant policies in the Public
constructed or reconstructed to implement the Specific Plan and the general cost, Identifies the distribution of cost burdens to the Facilities Element. different land uses, and describes the various options for financing public improvements.
Mill District Specific Plan Chapter General Plan Consistent Review Chapter 6: Implementation & Relationship To Other This Chapter contains narrative, policy, and Documents performance measures that were prepared to be This chapter describes the steps needed to implement the consistent with relevant policies in the Specific Plan and the relationship of the Specific Plan to other Administration & Implementation Element.
City documents. The Specific Plan also relies on the City's Zoning and Subdivision Ordinances.
Mill District Specific Plan Q-Zone General Plan Consistency Review
1. Fortuna Zoning Code Section 17.04.090 allows the application of a Qualified combining zone (Q-zone) to any principal zone where modification of principally and conditionally permitted uses supports General Plan implementation so long as the qualified uses are specified in the ordinance applying the Q-zone. A Q-zone has been prepared to be applied to most MDSP areas where the C-T/M-1 zones are applied together and will almost exclusively govern the principally and conditionally permitted uses as well as related development and performance standards and regulations including but not limited to building design, height, setbacks, residential density, Floor Area Ratio (FAR), parking, and landscaping.
2. The following is a summary review of proposed of the Mill District Specific Plan, and an analysis of their consistency with Fortuna General Plan 2030.
Mill District Specific Plan Chapter General Plan Consistent Review Section 1: Zone Amendment These sections set forth the area, the "qualification", That Section 17.02.030 of Title 17 (Zoning Regulations) and the purpose of the qualification, consistent with consisting of the Zoning Map of the City of Fortuna is hereby Section 17.02.030 of Title 17 of the Zoning amended a by reclassifying the zoning of property described in Regulations. These sections are by definition Exhibit "A", which is incorporated into this ordinance as if set consistent with the Zoning Regulations and do not forth in its entirety herein, to implement the Mill District Specific have the potential to be inconsistent with Fortuna Plan General Plan, 2030.
Section 2. Zone qualification
The special restrictions and regulations set forth in Section 4 herein are hereby made applicable to the property reclassified from Heavy Industrial (M-2). to Light Industrial (M-1) / Commercial Thoroughfare (C-T) / Qualified (Q) and FC
(Qualified Freeway Commercial) Zone (described in Exhibit A), in accordance with Fortuna Zoning Regulations Section
17.04.090, which allows the modification of principal zones by adding or deleting principal permitted or conditional uses to implement the Fortuna General Plan.
Section 3. Purpose of Qualification
The special restrictions and regulations set forth in Section 4 herein are hereby made applicable to the property reclassified to Light Industrial (M-1) / Commercial Thoroughfare (C-T) / Qualified (Q) a (described in Exhibit A), in accordance with Fortuna Zoning Regulations Section 17.04.090, which allows the modification of principal zones by adding or deleting principal permitted or conditional uses to implement the Fortuna General Plan.
Mill Distriet Specific Plan Chapter General Plan Consistent Review Section 4. Special Restrictions The uses enumerated in Section 4(a) are This section sets for the permitted uses, development standards consistent with the general uses specified Mill other standards in the same manner as all zones District (MD) Land Use Designation and the MDSP and define uses in a manner generally
consistent with the Zoning Regulations Chapter
17.08 Definitions and Illustrations
The Development Standards in subsection (b)
are consistent with the Mill District (MD) Land
Use Designation and the MDSP and reflect the
Light Industrial (M-1) / Commercial Thoroughfare
(C-T) Zones
The Other Standards in subsection (c) implement the
MDSP Design Guidelines
Resolution P-2025-3121
Resolution No. P-2025-3121, a Resolution of the Planning Commission of the City of WHEREAS, on September 24, 2024, at a duly noticed public hearing, the Planning Commission 3118, making a series of findings and recommendations, including:
1) The Planning Commission reviewed and considered the Draft Supplemental Environmental Impact Report (SEIR) for the Mill District Specific Plan, which was prepared as a supplement to the Program EIR for the Fortuna General Plan 2030 to analyze the potential environmental effects of this project and made available for public review on August 30, 2024, with a public period that extended to October 15, 2024. 2) The proposed amendments to the General Plan and the MDSP and the implementing Q- Qualified Zone identify development standards and permit review requirements consistent with Land Use Element and Community Design Element policies that are intended to ensure land use compatibility, preserve community character, enhance architectural design and landscaping as detailed in Exhibit 1 thereto, which contains findings that the proposed amendments to the Land Use Element, the Draft Mill District Specific Plan, and the draft Q-Qualified Zone that implements the Mill District Specific Plan are consistent with all other provisions of the General Plan and the proposed amendments would not be detrimental to the public health, safety or welfare of the City. 3) There are no proposed policies, standards or implementation measures that significantly affect other parts of the General Plan, in particular the Housing Element. 4) The proposed amendments to the Land Use Element, the Draft Mill District Specific Plan, and the draft implementing Q-Qualified Zone are in the public interest. 5) Planning Commission recommendations took into consideration the Draft SEIR for the Mill District Specific Plan, which was prepared as a supplement to the Fortuna General Plan 2030 Program EIR to analyze the potential environmental effects of this project.
WHEREAS, two comment letters regarding the Draft SEIR were received after the September ", 2024, Planning Commission hearing and prior to the end of the public comment period, one from the Great Redwood Trail Authority and one from the law firm of Blum, Collins & Ho LLP on behalf of the Golden State Environmental Justice Alliance; and WHEREAS, in response to said comments, the analysis of potential air quality impacts of uses
allowed by the MDSP has been removed from SEIR Chapter 4, Impacts Found to have no Substantial Change from Previous Analysis, and added to Chapter 3, Issues Requiring Changes to Prior EIR, as Section 3.5.2, Air Quality, in section 3.5, Public Health and Safety; and WHEREAS, the new analysis clarifies and amplifies the previous General Plan EIR air quality impact analysis, adds detail regarding whether or how the General Plan amendments and MDSP adoption could change the impacts that were previously identified, and conservatively concludes that with the implementation of new mitigation measures that refine and amplify the policies in the General Plan and state law, that the potential impacts of MDSP adoption would not exceed those identified as part of the previous General Plan EIR; and WHEREAS, in response to Great Redwood Trail Authority comments on the Draft SEIR, the MDSP narrative has been updated to more accurately reflect Great Redwood Trail planning and the coordination between the City of Fortuna and the Great Redwood Trail Authority; and WHEREAS, the Planning Commission has reviewed and considered the Final SEIR for the MDSP which includes responses to the comments received on the Draft SEIR during the public comment period and all substantive comments to the Draft SEIR have been considered, addressed, and either incorporated in the Final SEIR or considered in the context of the project approval, and WHEREAS, the Planning Commission has reviewed and considered the modifications to the Draft Mill District Specific Plan and the implementing Draft Q-Qualified Zone and Design Guidelines; and
WHEREAS, the recommendations and findings made by this Planning Commission on September 24,2024 and contained in Resolution P-2024-3118 remain true and correct.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Fortuna make the following additional findings which supplement findings adopted by Resolution P-2024- 3118 on September 24, 2024, based upon the written and verbal testimony presented to the Commission and the evidence established during this hearing:
1) All of the above recitations are true and correct and incorporated herein by reference. 2) The proposed amendments to the General Plan, the MDSP, and the implementing Q- Qualified Zone and Design Guidelines identify development standards and permit review requirements consistent with Land Use Element and Community Design Element policies that are intended to ensure land use compatibility, preserve community character, enhance architectural design and landscaping, and protect the health and safety of nearby sensitive receptors. In addition, there are no proposed policies, standards or implementation measures that significantly affect other parts of the General Plan, in particular the Housing Element.
3) The proposed modifications to Draft Mill District Specific Plan, and the implementing Q- Qualified Zone and Design Guidelines are in the public interest because the new MDSP policy and performance measures ensure that potential air quality related impacts of the
MDSP do not exceed what is assumed to occur in the General Plan Program EIR; 4) The Planning Commission's recommendations take into consideration the Final SEIR for the Mill District Specific Plan, which was prepared as a supplement to the Fortuna General Plan 2030 PEIR, and analyze the potential environmental effects of this project. 5) Exhibit 1 to this Resolution, attached and incorporated herein, contains findings that the proposed modifications to the Draft Mill District Specific Plan and the implementing Q- Qualified Zone and Design Guidelines are consistent with applicable General Plan policies and the proposed changes would not be detrimental to the public health, safety or welfare of the City.
6) Exhibit 2 to this Resolution, attached and incorporated herein, more accurately characterizes Great Redwood Trail planning and the coordination between the City of Fortuna and the Great Redwood Trail Authority.
7) That the recommendations contained in this Resolution and the findings contained in Exhibits 1 and 2 supplement the recommendations and findings contained in Resolution P- 2024-3118, which the Planning Commission unanimously approved on September 24, 2024.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council adopt the Mill District Specific Plan and Implementing Q-Qualified Zone and Design Guidelines as Modified and Supplement Planning Commission Findings Adopted by Resolution P-2024-3118 on September 24, 2024, according to Exhibits 1 and 2, attached and incorporated herein.
PASSED AND ADOPTED on this 28th day of January, 2025 by the following vote:
AYES: Commissioner Bennett, Burke, Dorris, Nichols, Vice-Chair Kein, Chair Halley NOES: None
ABSTAIN: None
ABSENT: Commissioner Mobley
HH. No
Chair, Planning Commission
ATTEST:
Siana L. Emmons, City Clerk
Exhibit 1
The following are the new policies and performance measures that also serve as air quality impact mitigation measures and are proposed to be added to the MDSP. The table shows each of the proposed policies or performance measure, the purpose of the new policy or measure, and how each new policy or measure is consistent with the General Plan.
New MDSP Purpose of the Change
Policy or Performance Measure and General Plan Consistency New Chapter 3: Land Use, Open Space & The MDSP is intended to be fully Design Policy: consistent with Mill District Focus Area Policy, as amended, and all other Elements
Policy L0-16 New MDSP residential of the General Plan. The General Plan and commercial development and City of contains a broad range of land use, Fortuna cumulative industrial development, development, and air quality policies and which was used to model air quality programs intended to lessen air quality emissions, shall not exceed those analyzed impacts and to be consistent with federal, in the Fortuna General Plan Final EIR, as state, and regional air quality regulations. defined in Table 8.1-4a "Net Increase in The previous EIR evaluated air quality Development Under the Proposed General impacts associated with expected Plan. development based on demographic and
economic growth projections and found
New Chapter 3: Land Use, Open Space & that construction and operational impacts Design Air Quality Performance Measure: would be significant despite what was determined to be a feasible range of policies
Air Quality. Levels of new residential, and programs intended to lessen impacts. commercial, and industrial development The MDSP does not include any specific within the MDSP, as measured in residential development proposals, phasing, Or units or commercial or industrial square feet, buildout timeline and is, like the remainder shall not be in excess of the following of the General Plan land uses, assumed to thresholds unless an amendment to the build out based on demographic and MDSP is approved that includes a economic growth. However, the SEIR uses comprehensive air quality modelling the MDSP assumed buildout to analyze analysis that is conducted using the most changes that may affect the previous FEIR current version of the California Emissions conclusions for several CEQA impact Estimator Model (CalEEMod), or the model topics but did not do so for air quality. The recommended by the state of California for Final SEIR includes an analysis of how the use in CEQA air quality analysis, to estimate MDSP could affect the previous FEIR air pollutant emissions from the assumed conclusions and finds that the MDSP- buildout of the MDSP Area construction and related General Plan changes would allow operation (SEIR Project Description Table a greater level of industrial buildout within 8: MDSP Area Assumed Buildout) plus the the City and that, although such buildout non-MDSP Area land use development and would exceed demographic and economic
New MDSP Purpose of the Change
Policy or Performance Measure and General Plan Consistency growth described in the previous FEIR Net growth projections and may be unlikely to Increase in Development Under the occur, it is possible that such buildout could Proposed General Plan" Table 8.1-4a, and occur and may worsen, without mitigation, all feasible mitigation measures identified as General Plan air quality impacts. The part of the analysis are implemented; or the proposed mitigation (new MDSP policy Fortuna General Plan is comprehensively and performance measure) would require updated including a CEQA analysis of air that additional air quality modeling analysis quality impacts and all feasible goals, be conducted and all feasible mitigation policies, and programs are adopted to reduce measures identified as part of the analysis air quality emissions. The following are be implemented if MDSP and City-wide MDSP new residential, commercial, and industrial development would exceed what industrial development thresholds: is assumed to occur in the General Plan (a) New residential development within the EIR.
MDSP Area in excess of 300 dwelling
units; General Plan Policy
(b) New commercial development within the
MDSP Area in excess of 300,000 square HS-3.2 Particulate Matter. The City shall feet; and, strive to comply with National Ambient Air
(c) New industrial development in the MDSP Quality Standards for (PM10) and all Area and the City of Fortuna in excess of Federal, State, regional, and local air a cumulative citywide total of 400,000 quality standards. square feet, including all new industrial
development in the City of Fortuna since Consistency Analysis. Limiting the level October 2010. of development within the MDSP Area and
citywide industrial development through
this measure will ensure that the buildout of
the MDSP is consistent with all General
Plan policies intended to achieve and
maintain compliance with National
Ambient Air Quality Standards for (PM10)
and all Federal, State, regional, and local air
quality standards.
New Chapter 3: Land Use, Open Space & Warehouse- and distribution-related uses Design Policy: are allowed in the MDSP Area, and such
uses may result in compatibility-related
Policy LU-17 In an effort to ensure conflicts with sensitive land uses without that mixed uses are compatible and that adequate design criteria. Incompatibilities evelopment standards are applied equitabl could result in nuisance- and health-related nd consistently during the life of th impacts. The MDSP contains policies.
MDSP, AB 98 California state warehouse performance measures, and discretionary design and build standards shall be design review guidelines to achieve applicable upon approval of the MDSP. consistency between land uses. The SEIR
New MDSP Purpose of the Change
Policy or Performance Measure and General Plan Consistency analysis of whether the MDSP could
New Chapter 3: Land Use, Open Space & expose sensitive receptors to substantial Design Air Quality Performance Measure: pollutant concentrations concluded that the new state Warehouse Design and Build
Air Quality. The provisions of Government Standards that would automatically apply Code Title 7, Division 1, Chapter 2.8, to the MDSP Area in January 2026 should Warehouse Design and Build Standards, are be immediately applied to MDSP land uses immediately applicable to applicable new to further ensure land use compatibility as development in the Mill District Specific it relates to nuisances and public health Plan Area upon approval of the MDSP and issues.
before January 1, 2026, unless repealed by
the Legislature. General Plan Policy
LU-4.6 Residential Use Compatibility.
The City shall give special consideration to
the setbacks for residential development
proposed in the vicinity of HWY 101,
arterial streets, existing industrial, airport,
agricultural uses, and the Wastewater
Treatment Plant (WWTP) to minimize
noise and other impacts.
Consistency. Immediately implementing
new state standards for siting warehouse-
and distribution-related uses will facilitate
the intent of this policy to give special
consideration to the setbacks for residential
development proposed in the vicinity of
industrial uses.
LU-6.3 Development Buffers. The City
shall require buffers as a means to reduce
noise, trespassing, glare, or other
annoyances, through methods such as
landscaping and setbacks between new
commercial development and residential
areas. When establishing these buffers, the
City shall also consider separation to reduce
air quality impacts, from uses that generate
emissions, on sensitive receptors.
Consistency. Immediately implementing
new state standards in the siting of
New MDSP Purpose of the Change
Policy or Performance Measure and General Plan Consistency warehouse- and distribution-related uses
will facilitate the objective of this policy to
apply appropriate buffers between
commercial and residential development.
LU-7.1 Minimize Nuisances. The City
shall require that industrial development
avoids creating or minimizes substantial
pollution, noise, glare, odor, or other
significant activity that would negatively
affect adjacent uses and other areas of the
city.
Consistency. Immediately implementing
new state standards for siting warehouse-
and distribution-related uses will facilitate
the objective of this policy to a avoid
creating or minimize substantial pollution,
noise, glare, odor, or other significant
activity that would negatively affect
adjacent uses.
HS-1.1 New Development. The City shall
permit development only in areas where the
potential danger to the health and safety of
people and property can be mitigated to an
acceptable level.
Consistency. Immediately implementing
new state standards for siting warehouse
and distribution-related uses will facilitate
this policy's objective.
HS-3.3 Odors. The City shall require all
businesses, particularly fast food and
manufacturing, to minimize the odors
generated by the business so that they are
not detectable off-site.
Consistency. Immediately implementing
new state standards for siting warehouse
and distribution-related uses supports this
policy's objective of minimizing the
New MDSP Purpose of the Change
Policy or Performance Measure and General Plan Consistency likelihood that the business's odors are
detectable off-site.
New Chapter 3: Land Use, Open Space & The City currently refers applications, as Design Performance Measure: applicable, to relevant local regional agencies for review and comment. The
Air Quality. The City shall refer to the North Coast Unified Air Quality NCUAQMD applications for development Management District (NCUAQMD) types within the MDSP Area where there is applies state standards and regional Rules the potential for new equipment or processes and permits specific types of development. that may release air pollutants. such as Neither the General Plan nor the MDSP • Stationary internal combustion engines clearly specify the types of projects that with a rating of at least 50 brake- must be referred to the NCUAQMD. A new horsepower (bhp); MDSP performance measure is
• Mixing, blending, or processing of any recommended to ensure that all use types organic solvents, adhesives, paints, regulated by the NCUAQMD are referred fertilizers, or coatings; to the air district, and all relevant Facilities that create dust, smoke, or recommendations can be included in the incinerate any materials; project review.
Facilities that refine any liquids or solids
or reclaim any metals; General Plan Policy
Facilities that paint, plate, or coat
anything; LU-7.1 Minimize Nuisances. The City
Facilities that have any combustion shall require that industrial development equipment (e.g., boilers, ovens, furnaces, avoids creating or successfully mitigates etc.); substantial pollution, noise, glare, odor, or
Facilities that handle or store any solvents other significant impacts on adjacent uses or motor fuels; and other areas of the City.
Facilities that use or store any acids;
Facilities that have any chemical Consistency. Ensuring that projects most processes or any solvents dispensed or likely to result in significant impacts to used for cleanup or adjacent uses are referred to the
Soil remediation. NCUAQMD will help ensure that these
activities' impacts are avoided or mitigated.
HS-1.1 New Development. The City shall
permit development only in areas where the
New MDSP Purpose of the Change
Policy or Performance Measure nd General Plan Consisten tential danger to the health and safety
people and property can be mitigated to an
acceptable level.
Consistency. Ensuring that projects that
are most likely to result in potential health
and safety impacts to people are referred to
the NCUAQMD will help ensure that
impacts can be mitigated to an acceptable
level.
HS-3.3 Odors. The City shall require all
businesses, particularly fast food and
manufacturing, to minimize the odors
generated by the business so that they are
not detectable off-site.
Consistency. Ensuring that projects that
could result in odor are referred to the
NCUAQMD will help ensure that odors
emissions would not be detectable off site.
HS-6.1 Compliance with Hazardous
Material Laws and Regulation. The City
shall require that all land uses that transport,
generate, use, handle, store, dispose of,
and/or emit hazardous materials or waste
comply with all applicable federal, state,
County, and local hazardous materials
safety laws and regulations.
Consistency. Ensuring that projects that
may transport, generate, use, handle, store,
dispose of, and/or emit hazardous materials
or waste are referred to the NCUAQMD
will help ensure that such uses will be in
compliance with all applicable, federal,
state, County and local hazardous materials
safety laws and regulations.
New MDSP Purpose of the Change
Policy or Performance Measure and General Plan Consistency New Chapter 3: Land Use, Open Space & Warehouse-, distribution-, and industrial- Design Performance Measure: related uses are allowed in the MDSP Area and such uses may result in nuisance-and
Air Quality. the City shall implement an health-related impacts if not properly sited. enhanced evaluation of incompatible land The MDSP contains policies, performance uses to reduce the potential exposure of measures, and discretionary design review sensitive receptors to substantial air guidelines intended to achieve consistency pollutants for land use developments that between land uses. The SEIR CEQA would locate sources of air pollutants or analysis of whether the MDSP could sensitive receptors in closer proximity than expose sensitive receptors to substantial the distances based on recommendation in pollutant concentration determined that the the California Air Resources Board's Land MDSP should include land use screening Use Handbook: criteria consistent with the California Air • 1,000 feet of a distribution center (more Resources Board's Land Use Handbook than 100 heavy-duty trucks per day, more (CARB) and identify CARB quantitative than 40 trucks with operating transport performance measures to assure the refrigeration units per day, or where effectiveness of mitigations. This measure transport refrigeration unit operations would implement enhanced evaluation of exceed 300 hours per week, where heavy- incompatible land uses to reduce the duty trucks are defined in Government potential exposure of sensitive receptors to Code 65098(c)); substantial air pollutants.
300 feet of any dry-cleaning operation
500 feet for dry cleaning operations with General Plan Policy two or more machines;
Within the same building for dry cleaning LU-7.1 Minimize Nuisances. The City operations that use perc dry cleaning shall require that industrial development operations; avoids creating or minimizes substantial
300 feet of a large gas dispensing facility pollution, noise, glare, odor, or other (throughput of 3.6 million gallons per year significant activity that would negatively or greater); or affect adjacent uses and other areas of the 50 feet of typical gas dispensing facilities. city.
For projects that would result in sensitive Consistency. Implementing an enhanced receptors being closer than the screening evaluation of incompatible land uses using distances above, the project applicants shall CARB screening distance criteria and submit a Health Risk Assessment to the assuring that uses within screening Community Development Department distances will meet applicable quantitative before project approval. The Health Risk performance measures will ensure that Assessment shall be prepared pursuant to the MDSP activities would not negatively latest Office of Environmental Health and affect adjacent uses.
Hazard Assessment policies and guidance
New MDSP Purpose of the Change
Policy or Performance Measure and General Plan Consistency and use the following quantitative
performance measures: LU-6.3 Development Buffers. The City • Result in an excess cancer risk level of shall require buffers to reduce noise, less than 10 in a million; trespassing, glare, or other annoyances Result in a non-cancer hazard index less through methods such as landscaping and than 1.0 (acute or chronic); and setbacks between new commercial Result in an incremental increase of less development and residential areas. When than 0.3 ug/m3 annual average PM2.5. establishing these buffers, the City shall also consider separation to reduce air
If the Health Risk Assessment demonstrates quality impacts from uses that generate that the development project would meet all emissions on sensitive receptors. performance measures above, no other
action is required. If the Health Risk Consistency. Implementing an enhanced Assessment shows the development project evaluation of incompatible land uses using would not meet all necessary performance CARB screening distance criteria and measures, the applicant shall identify, assuring that uses within screening quantify, and implement project design distances will meet applicable quantitative features and incorporate the best available performance measures will ensure control technologies (BACT) or other appropriate buffers within the MDSP measures to reduce the impact to comply between new commercial and industrial with Office of Environmental Health and development and residential areas:
Hazard requirements and the satisfaction of
the City. The applicant shall provide HS-1.1 New Development. The City shall quantification to the City to demonstrate that permit development only in areas where the project achieves the performance potential health and safety risks to persons, measures. property, or the environment can be
mitigated to an acceptable level.
Consistency. Implementing enhanced
evaluation of potentially incompatible land
uses using CARB screening distance
criteria and assuring that uses within
screening distances will meet applicable
quantitative performance measures will
ensure that development within the MDSP
occurs only where the potential danger to
the health and safety of people and property
can be mitigated to an acceptable level.
HS-3.3 Odors. The City shall require all
businesses, particularly fast food and
manufacturing, to minimize the odors
New MDSP Purpose of the Change
Policy or Performance Measure and General Plan Consistency generated by the business so that they are
not detectable off-site.
Consistency. Implementing enhanced
evaluation of potentially incompatible land
uses using CARB screening distance
criteria and assuring that uses within
screening distances will meet applicable
quantitative performance measures will
help ensure that odor emissions will not be
detectable off-site.
Revise Section 4. Special Restrictions, (a) This change to the Draft Q-Qualified Zone Permitted Uses, of the Draft Q-Qualified for the MDSP Area would conditionally Zone for the MDSP Area in the following permit all warehouse, distribution, and manner: industrial uses to ensure enhanced
evaluation of incompatible land uses and
Permit Type reduce the potential exposure of sensitive
receptors to substantial air pollutants.
Pond Street, Creek
Riparian
and Trails LU-7.1 Minimize Nuisances. The City
Use Types Creek Area Area
Industrial shall require that industrial development
Manufacturing, small scale avoids creating or minimizes substantial ₽ UP NA
Manufacturing, minor light pollution, noise, glare, odor, or other
P UP NA
Research/Light industrial significant activity that would negatively
A UP NA
Wholesaling and distribution affect adjacent uses and other areas of the
F UP NA
city.
Storage, Warehouse PUP NA
Consistency. Requiring that all warehouse,
distribution, and industrial uses be
conditionally permitted ensures that a
process is in place to evaluate industrial
development to ensure that substantial
pollution, noise, glare, odor, or other
significant activity that would negatively
affect adjacent uses is mitigated to an
acceptable level.
HS-1.1 New Development. The City shall
permit development only in areas where
potential health and safety risks to
persons, property, or the environment
can be mitigated to an acceptable level.
New MDSP Purpose of the Change
Policy or Performance Measure and General Plan Consistency Consistency. Requiring that all warehouse,
distribution, and industrial uses be
conditionally permitted ensures that a
process is in place to evaluate industrial
development to ensure that substantial
pollution, noise, glare, odor, or other
significant activity that would negatively
affect adjacent uses is mitigated to an
acceptable level.
HS-3.3 Odors. The City shall require all
businesses, particularly fast food and
manufacturing, to minimize the odors
generated by the business so that they are
not detectable off-site.
Consistency. Requiring that all warehouse,
distribution, and industrial uses be
conditionally permitted ensures that a
process is in place to evaluate potential
impacts from odors generated by the
business and ensure these impacts are
minimized and not detectable off-site
Exhibit 2
The following are the modifications to the proposed MDSP narrative, policies and performance measures to fully characterize the GRT and how the City intends to coordinate with the GRTA to implement the GRT. MDSP modifications relating to the Great Redwood Trail (bold and underline indicates additions and strikethrough indicates deletions):
Bicycle and Pedestrian Access (page 28)
• Great Redwood Trail. Coordinate closely with the Great Redwood Trial Authority in the local planning, including site planning, environmental review, and funding planning, for the construction of the Great Redwood Trail, a Class I Bikeway (Multi-Use Path) as defined in the Great Redwood Trail Master Plan (2024, or amendments thereto), which is planned to extend across the western portion of the MDSP along the former Northwestern Pacific Railroad alignment. Trail Improvements include:
• Trails) meeting Class I Bikeway standards, Great Redwood Trail Master Plan trail design guidance, and Great Redwood Trail Agency encroachment permit requirements extending along the Western boundary of the MDSP area to the Kenmar Road roundabout on the southern end and to the Newburg Rd./12th St.
Roundabout on the northern end;
Install connections meeting Class I Bikeway standards between the Great Redwood Trail and Eel River Drive at locations specified by the City Engineer, including the installation of crosswalks with median pedestrian refuge area (if required) and, Install accessible crosswalks and sidewalk ramps to provide access from the Great Redwood Trail to the Fortuna Mill Commerce Center.
FINANCING FOR ONSITE IMPROVEMENTS (page 39)
Add new paragraphs:
The Great Redwood Trail is an important transportation-related public improvement and will provide a critical regional transportation corridor serving many important purposes. including reducing vehicle miles traveled. The City of Fortuna will consult closely with the Great Redwood Trail Authority and is assuming a significant level of responsibility in the planning and environmental review for the GRT as it passes through the MDSP area and the City of Fortuna. The City will also seek funding to support the construction of the GRT, similar to City planning efforts relating to the interchanges. The City will partner with the Great Redwood Trail Authority to build the GRT as a "Community Gateway" within the Mill District, the largest GRT trailhead type, to bring GRT users closer to amenities and promote economic vitality for local businesses.
REVISED FIGURE 4-1 (P. 26):
See revised Mill District Specific Plan Circulation Plan on the following page.
OTHER PLANS (P. 42):
Add the following:
• Draft Master Plan for the Great Redwood Trail
Master Plan for the Great Redwood Trail
The Great Redwood Trail Agency (GRTA) proposes to adopt a Master Plan for a 231-mile, multi- use trail from the Mendocino County/Sonoma County line north to Humboldt County on forme Vorth Coast Railroad Authority (NCRA) right-of-way and adjacent public lands that will be a roadmap for planning, constructing, and managing the future Great Redwood Trail. The master plan will serve as a guiding document to address issues including but not limited to trail user experience, trail design, operations and maintenance, habitat restoration, project priorities, funding, and management of the trail. The master plan covers Mendocino, Trinity, and Humboldt counties. The GRTA prepared a program environmental impact report that was completed on April 1, 2024 (SCH # 2024050030). The MDSP and Fortuna Mill Commerce Center conceptual designs have been prepared in a manner consistent with the designs of the GRT, and City staff is consulting closely with GRTA regarding trail connections, trailheads, and community gateway improvements associated with the GRT.
GSEJA Comments. In response to GSEJA comments, the analysis of potential air quality impacts from uses allowed by the MDSP has been removed from Supplemental EIR Chapter 4, Impacts Found to have no Substantial Change from Previous Analysis, and added to Chapter 3, Issues Requiring Changes to Prior EIR, as Section 3.5.2, Air Quality, in section 3.5, Public Health and Safety. The new analysis clarifies and amplifies the previous General Plan EIR air quality impact analyses, adds details about whether or how the General Plan changes, how MDSP adoption could change the impacts that were previously identified, and conservatively concludes that with the implementation of new mitigations measures that refine and amplify the policies in the General Plan and proactively implement state law, the potential impacts of MDSP adoption do not exceed those identified as part of the previous General Plan EIR.
The following table outlines each of the proposed new MDSP policies or performance measures, its purpose, and how it is consistent with the General Plan.
Sunnybrook Dr Randolph Way ≤ 15th St Humboldt
Gounty
Wescoft Way Z
101 8R
Newburg Rd
Lawndaie D
Stist Ave Holly Ln Emerald La
Spring Sti Summar Si
S' 2nd Ave
s 3rd St
Redwood Way
Riverwalk Dr Jenny La
H01 BR A
Maxwell St
Sandy Prone Ct
Songs Creek Dr
Alamar Way Ten DO N
Kenmar Rd
i i
=ll City of Fortuna
• Mill Distriot Spcoifio Plan Area
• Conceptual In ...--
Alteberry lni
] Concentual Stre
500- 1.000 Foot
City of Fortuna Figure
4-1
Mill District Specific Plan Circulation Plan