665 and 883 Sebastopol Road
Tierra de Rosas, formerly known as
Roseland Village Neighborhood Center
Tentative Map Time Extension
File Number: EXT22-0019
1 March 23, 2023 Christian Candelaria, City Planner
Planning and Economic Development
Project Description
Tierra de Rosas project was approved to subdivide
two parcels of approximately 7.41-acre into a
project site consisting of five lots and a density
bonus with three concessions for a mixed-use
project containing 175 multi-family units, including
75 affordable units, a 25,000 square foot civic
building, a 5,000 square foot market place, and a
.86 acre public plaza.
2 Project History
3 • On February 28, 2019, the Planning Commission approved, by resolutions, the proposed tentative map, MAJ17-006, and density bonus, DB19-030, by a vote of 5 ayes, 0 noes, and 2 absent. (PRJ17-075)
• On March 7, 2019, an appeal was filed with the City Clerk’s Office regarding the recorded reciprocal access and parking easement over Roseland Village Neighborhood Center.
• On June 25, 2019, City Council denied the appeal and upheld the Planning Commission’s approval.
• On September 29, 2020, Assembly Bill 1561 became effective and automatically extended the expiration from June 25, 2021, to December 25, 2022.
• On December 16, 2022 - the Applicant submitted an application for the extension of the Tentative Map (EXT22-0019) prior to its expiration .
Project History
4 On March 23, 2023, the Planning Commission approved the one-year time extension for the Tentative Map.
On March 30, 2023, an appeal was filed with the City Clerk regarding the circulation and parking agreement with the easterly neighboring property.
Before the City Council
• One-year Time Extension Appeal
• Extended expiration from December 25, 2022, to
December 25, 2023
5 Tierra de Rosas
Three 3-4 Story Apt Bldgs
• Residential above
• Commercial below
• Casa Roseland
Public Plaza
• Currently Mitote Food Park
• Next Phase in Minor Design
Review
Mercado (Grocery Store)
Civic Building
Public Library
Meeting Rooms
Project Location
665 & 883 Sebastopol Road
6 City of Santa Rosa
General Plan & Zoning
7 Zoning: R-3-18 & CG
General Plan: Med Residential & Retail/Med Residential
Roseland Area/Sebastopol Road Specific Plan
8 Approved Tentative Map
A
1 2
3 4
9 Easement
CDC Paulsen
Project Appeal
Appeal Statement: The Project violates a recorded easement for parking and circulation.
Roseland Village Shopping
Center built in 1954 by the two
owners, including Robert
Paulsen’s father.
The private easement was
established in 1956 to allow
shared access and parking
within the Center.
Driveway alignment and parking
location number not specified.
Project Appeal
10 The easement grants reciprocal rights to
driveways and parking “which presently
exist, or will be developed hereafter” for
“proper purposes” connected with the
operation of the Center.
The proposed mixed-use project,
including the residential land use, is a
proper purpose related to Center. There is
no expressed restriction on use.
Subdivision circulation maintains existing
driveway alignment between properties as
well as access to the circulation and
parking on the CDC property.
Project Appeal
11 The recorded easement does not specify
the number of parking spaces nor does it
describe the location of shared parking
spaces that must be maintained or offered
on either property.
Patrons of uses located on the Paulsen
side of the Center will continue to have
access to the streets and parking spaces
on the CDC Property.
12 Environmental Review
California Environmental Quality Act (CEQA)
• Roseland Area/Sebastopol Road Specific Plan
• Adopted and Certified in November 2016
• Exemption under CEQA Guidelines 15162
• No further environmental review required if:
• Scope of project unchanged
• No new information of substantial importance
• Exemption under CEQA Guidelines 15182 and Government
Code 65457
• Exemption for land subdivisions for residential, commercial and mixed- use projects that are consistent with a specific plan for which an EIR was prepared
Recommendation
13 It is recommended by Planning and Economic
Development Department that the City Council, deny
the appeal, and affirm the Planning Commission’s
Action by approving the one-year time extension for
the Tierra de Rosas Tentative Map, extending the
expiration date to December 25, 2023.
Questions
14 Christian Candelaria, City Planner
Planning and Economic Development
[email protected]
(707) 543-3232