2149 W Hearn Ave
Hearn Veterans Village
(Appeal)
Tentative Parcel Map
File No. MIN21-001
1 March 15, 2022 Monet Sheikhali, City Planner
Planning and Economic Development
Project Description
Tentative Parcel Map to subdivide a 2.01-acre parcel into four (4) lots ranging in size from ± 20,000 to 25,000 square feet.
Future development of each parcel would include a detached residential dwelling unit with an accessory dwelling unit, outdoor amenities, and associated on and off-site improvements, for permanent supportive housing.
The review authority for a Tentative Parcel Map application is the Subdivision Committee. To facilitate a more comprehensive review of the proposed project subdivision, the Planning Director elected to elevate the discretionary review of the proposed subdivision from the Subdivision Committee to the Planning Commission.
2 2017 Annexation
3 Future Project
Section 20-22.030, Table 2-2
4 Supportive Housing. Housing that is occupied by a target population, such as low-income persons with mental disabilities, substance abuse or chronic health conditions. Services typically include assistance designed to meet the needs of the target population in retaining housing, living and working in the community, and/or improving health and may include case management, mental health treatment, and life skills. There is typically no limit on the length of stay, and the housing is linked to on-site or off-site services.
Single-family Dwelling. A building designed for and/or occupied exclusively by one family.
Family. An individual, or two or more persons, related by blood, marriage, or adoption; a group of unrelated persons which if numbering five or more persons, must be living together as a group in a dwelling unit, using common cooking facilities and as a group bear the generic characteristics of a family as a relatively permanent household.
Project Location
2149 W Hearn Ave
5 Project Location
2149 W Hearn Ave
6 Project Location
2149 W Hearn Ave
7 General Plan & Zoning
8 General Plan: Very Low-Density Residential
Zoning: RR-20-RH (Rural Residential-Rural Heritage)
Lot Line Adjustment
9 APN# 134-011-013
APN# 134-011-012
Lot Line Adjustment
10 APN# 134-011-013
APN# 134-011-012
Project History
11 • Feb 17, 2021 Project applications submitted
• Apr 12, 2021 Pre-application Neighborhood Meeting was held • Apr 23, 2021 Notice of Pending Application was sent out • May 7, 2021 Notice of Public Review and Intent to Adopt a Mitigated Negative Declaration for the Hearn Veterans Village Project was circulated • Jun 1, 2021 Planning Commission public hearing noticing distributed • Jun 10, 2021 Planning Commission meeting was held, and project was continued to a date uncertain.
• Nov 29, 2021 Planning Commission public hearing noticing distributed • Dec 9, 2021 Planning Commission approved the project
• Dec 21, 2021 Planning Commission decision was appealed Tentative Parcel Map
12 N
Emergency Fire Access
Future Site Plan
13 N
Noticing
14 N
Grounds for Appeal
15 • Inadequate analysis of biological resources requires preparation of an EIR
Staff response: The three Biological Resource Assessments prepared for this project have been found to adequately address the potential biological impacts from the proposed project. The Addendum was prepared in compliance with CEQA and no
additional analysis is required.
• Loss of neighborhood character/Zoning Code
inconsistency
Staff response: The proposed project is consistent with the RR- 20-RH zoning district and implements the Very Low-Density General Plan land use designation.
Grounds for Appeal
16 • The project requires a Minor Conditional Use Permit for Supportive Housing
Staff response: The project proposes 4 detached single-family units with for accessory dwelling units, which are allowed by right and consistent with the state law supportive housing is allowed by right.
• The Project Requires National Environmental Policy Act (NEPA) review
Staff response: NEPA has been completed for the Federal funds they have received, and any future funds would require further NEPA analysis.
Grounds for Appeal
17 • The permanent supportive housing for 32 veterans is too dense.
• One-story buildings are preferred instead of two-story buildings.
• The future housing would increase the traffic, noise, and population.
• Drainage affecting the properties on West Hearn
Avenue.
• Concerns over the emergency fire access.
Recommendation
18 • The Planning Commission and the Planning and Economic Development Department recommends that Council, by resolution, deny the appeal and:
1. adopt an Addendum to the Roseland Area/Sebastopol Road Specific Plan and Roseland Area Annexation Projects Final Environmental Impact Report, and
2. approve a Tentative Parcel Map
for the Hearn Veterans Village Project, located at 2149 West Hearn Avenue.
Monet Sheikhali, City Planner
Planning and Economic Development
[email protected]
(707) 543-4698