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3150 Dutton Avenue
Attachment 2
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General Plan Amendment Narrative for 3150 Dutton Avenue The proposed General Plan Amendment (GPA) for the 3150 Dutton Avenue project involves changing the land use designation from Medium Density Residential (8-18 units/acre) to General Industrial. This amendment is necessary to accommodate the proposed development of industrial uses on the site, aligning the land use designation with the City's strategic vision for economic development as outlined in the General Plan.
Internal Consistency with the General Plan
The proposed amendment ensures and maintains internal consistency with the goals and policies of all elements of the City of Santa Rosa General Plan 2035. Specifically, the amendment supports the Land Use and Livability Element's objective of promoting balanced and compatible land uses throughout the city. By designating the site for industrial use, the amendment is consistent with Policy LUL-A-3, which encourages the preservation and expansion of industrial areas that contribute to the City's economic vitality. Additionally, the amendment aligns with the Economic Vitality Element, which seeks to provide adequate land for industrial development to support business growth and job creation within the city (Policy EV-A-1).
The General Industrial designation would facilitate the development of industrial facilities that are crucial for the city’s economic growth, ensuring that the site is used in a manner that complements the surrounding industrial and commercial uses. In fact, this site was previously zoned GI and is located within the Oak Manor Industrial Park. This amendment will also help maintain the integrity of the city’s land use framework by preventing incompatible residential development in an area better suited for industrial activities.
Physical Suitability of the Site
The site at 3150 Dutton Avenue is physically suitable for the proposed General Industrial designation. The site’s location adjacent to existing industrial uses and major transportation routes makes it ideal for industrial development. There are no significant physical constraints on the site that would hinder its development for industrial purposes, and the site is well-served by existing utilities and infrastructure. The compatibility with surrounding land uses further supports the site's suitability for the proposed amendment.
This finding is supported by the fact that the site's location, topography, and access to public utilities make it a prime candidate for industrial development, ensuring that the land use change would be practical and beneficial. The proposed amendment also aligns with the site’s existing conditions, avoiding the potential complications that might arise from an incompatible land use designation.
Consistency with the Zoning Code
The proposed General Plan Amendment does not require a Zoning Code Text Change, as the amendment aligns with existing zoning regulations and does not introduce any inconsistencies within the Zoning Code. The rezoning of the site from R-3-18 to IG (General Industrial), which is being pursued concurrently, is consistent with the intended industrial use and will not necessitate any additional text amendments to the Zoning Code.
CEQA Compliance
The proposed General Plan Amendment has been reviewed in compliance with the California Environmental Quality Act (CEQA). A CEQA Addendum has been prepared to supplement the previously certified Initial Study/Mitigated Negative Declaration (IS/MND), ensuring that the amendment will not result in new or substantially more severe environmental impacts than those previously analyzed. The Addendum confirms that the proposed change in land use designation is consistent with the environmental analysis conducted for the site.
Attachments:
• Neighborhood Context Map
• CEQA Addendum
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3150 Dutton Avenue
Rezoning Information for 3150 Dutton Avenue
The proposed rezoning for the Dutton Avenue Development Project site involves a change from the current R-3-18 (Multi-Family Residential) zoning designation to IG (General Industrial) to align with the new General Plan designation of General Industrial. This rezoning is essential to accommodate the proposed development of industrial facilities on the site. 3150 Dutton Avenue is located in the Oak Manor Industrial Park. The site's proximity to industrial and commercial areas makes it better suited for industrial development. The land use and density swap would facilitate a logical and efficient distribution of land uses, supporting the city's vision for sustainable growth and development¹.
¹ The Dutton Avenue site was mistakenly zoned for residential use, despite being located in an industrial area. This zoning was originally approved on appeal to the City Council, based on the anticipation of a SMART transit stop at the corner of the site, encouraging residential development in proximity. However, SMART has since confirmed that no such stop will be developed, and Planning has consistently viewed the residential zoning of the site as spot zoning. The rezoning of Dutton Avenue to industrial and the allocation of residential density to the Acacia Lane site now align with the city’s long-term goals for both areas.
General Plan Consistency
• Consistency with Land Use Designations: The proposed rezoning is consistent with the City of Santa Rosa’s General Plan 2035, specifically aligning with the policies and land use designations outlined in the General Plan. The change from R-3-18 to IG reflects the General Industrial designation, which is intended for areas suitable for manufacturing, processing, and distribution activities (General Plan 2035, Land Use Element, Policy LU-C-1). • Economic Development Goals: The rezoning supports the General Plan’s economic development objectives by facilitating industrial development, which is crucial for creating job opportunities and fostering economic growth within the city. This is in alignment with Policy ED-B-1, which encourages the establishment of industrial uses in areas designated for such purposes.
• Land Use Compatibility: The General Plan’s compatibility matrix (Table LU-1) indicates that industrial land uses are appropriate in proximity to other industrial and commercial uses, which is consistent with the surrounding land use context of the Dutton Avenue site.
Zoning Code Consistency
• No Zoning Code Text Amendment Required: The proposed rezoning does not necessitate any changes to the existing text of the Zoning Code. The rezoning is a map amendment that solely involves the reclassification of the site from R-3-18 to IG without altering any underlying zoning regulations or procedures.
• Conformance with Zoning Ordinance: The proposed rezoning to IG (General Industrial) is consistent with the applicable provisions of the Santa Rosa Zoning Code. The IG zoning designation is intended for industrial uses that align with the General Industrial land use designation in the General Plan, ensuring that the proposed development adheres to all relevant zoning standards and requirements (Santa Rosa Zoning Code §20-23.030).
Attachments:
• Preliminary Title Report
• Neighborhood Context Map
• Zoning and Existing Land Use Map
• CEQA Addendum