CITY OF SEBASTOPOL
CITY COUNCIL
AGENDA ITEM
Meeting Date: September 6, 2022
To: Honorable Mayor and City Councilmembers
From: Kari Svanstrom, Planning Director
Subject: Receipt and Approval of Planning Commission Workplan Update Recommendation: Approve the Workplan
Funding: Currently Budgeted: _______ Yes _______ No ___X__ N/A Net General Fund Cost: $
Account Code/Costs authorized in City Approved Budget (if applicable) ___AK_____ (verified by Administrative Services Department) INTRODUCTION/PURPOSE:
Review and approve the proposed Planning Commission Workplan, which will guide staff and the Commission’s work initiatives over the next few years. This is an update to the Planning Commission Workplan approved by Council on August 6, 2019.
BACKGROUND / DISCUSSION:
Over the last several years, the Planning Commission has been working extensively on the General Plan Update (adopted November 2016), followed by the comprehensive updates to the City’s Zoning Ordinance, which was adopted in Fall 2018. After that was completed, staff developed a Workplan for the Planning Commission’s review, followed by Council review and approval of that workplan at its August 6, 2019 meeting. Since that time, staff and the Commission have completed several of the items (see attachments) and, over the last several months, the Commission and staff have been reviewing and updating the Workplan. The Commission completed its review and adopted PC Resolution 2022-06, recommending the Council review and approve this update. The updated workplan is now presented to Council for approval.
The Workplan will guide staff and the Commission’s work initiatives over the next few years. The Workplan will be updated periodically as work items are completed, or as other items come forward. Staff anticipates the Workplan would be updated next Spring, after adoption of the Housing Element in early 2023, to incorporate programs from the adopted element as needed.
These items do not include development review (private applications for development), which require both staff and Commission time, and which happens on an on-going basis. As the City has no control over the ebb and flow of these items, a significant uptick or downturn may affect the overall timeline of the workplan items. Additionally, other initiatives are added by Council, Commission, or staff as needed (such as assistance with the RV safe parking site or the vacation rental moratorium and update to policies).
GOALS:
This action supports the continued implementation of the adopted General Plan, as it organizes and priorities the Planning Commission and Planning Department work implementing the adopted Goals, Policies, and Actions in the General Plan (see Workplan for specifics).
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
This action also supports all of the City Council Goals, as they all implement General Plan goals, and specifically the following City Council Goals:
Goal 5: Provide Open and Responsive Municipal Government Leadership; 5.1 Expand and Encourage Community Involvement in the Government Process by Increasing the Public’s Understanding of local Government Operations and Increasing Interaction with Elected Officials, and
Goal 7: Provide and Develop a Plan for the Future for the City of Sebastopol with the Implementation of the new General Plan
PUBLIC COMMENT:
As of the writing of this staff report, the City has not received any public comment. However, staff anticipates receiving public comment from interested parties following the publication and distribution of this staff report.
Such comments will be provided to the City Council assupplemental materials before or at the meeting. In addition, public comments may be offered during the public comment portion of the agenda item.
PUBLIC NOTICE:
This item was noticed in accordance with the Ralph M. Brown Act and was available for public viewing and review at least 72 hours prior to schedule meeting date.
FISCAL IMPACT:
None. The items included in the workplan are either staff-driven efforts, planned projects in department budgets, or, would come to the Council for the specific budgets for the project/work effort prior to proceeding with the project.
RECOMMENDATION:
Approve the workplan. If desired, provide input on modifications of priorities.
Attachments:
Planning Commission Resolution 2022-06
Proposed Planning Commission Workplan
Update of 2019 Workplan showing completed work
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
RESOLUTION NO. 22-06
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEBASTOPOL
RECOMMENDING ITS WORKPLAN TO THE CITY COUNCIL FOR REVIEW AND APPROVAL WHEREAS, the City of Sebastopol completed a comprehensive General Plan update with adoption of a new General Plan on November 15, 2016; and WHEREAS, the new General Plan includes an Implementation Plan calling for numerous updates to City policies and programs; and
WHEREAS, the General Plan Implementation Plan includes guidance for the priority of implementation of these policies and programs; and
WHEREAS, the Planning Commission last adopted a Planning Commission Workplan through Resolution 19-01 on March 26, 2019, with Council approving the Workplan on August 6, 2019 to guide and direct the efforts of both Planning staff and the Planning Commission in its continued effort to implement the General Plan policies and programs; and
WHEREAS, the Planning and other City departments, the Planning Commission, and the City Council have completed a number of items on the adopted workplan since that time; and
WHEREAS, the Planning Commission reviewed completed items in its adopted Workplan, and reviewed and prioritized remaining work items that are the responsibility of the Planning Commission and Planning Department at duly noticed public meetings of March 22, 2022, and May 24, 2022; and
WHEREAS, on July 26, 2022 staff presented the final draft Workplan to the Planning Commission based on its March 22, 2022 and May 24, 2022 meetings;, and WHEREAS, the Planning Commission finds that this updated Workplan aligns with the prioritization of the General Plan, and the current needs of the community, and the capacity of City staff.
NOW, THEREFORE, THE PLANNING COMMISSION DOES HEREBY ADOPT THIS RESOLUATION recommending the City Council review and approve the proposed Planning Commission Workplan.
Approved on July 26, 2022, by the following vote:
AYES: Chair Oetinger, Vice Chair Fernandez, Commissioners Burnes, Fritz, Kelley Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
NOES: None
ABSTAIN: None
ABSENT: None
Certified: __________________________
Kari Svanstrom, Planning Director
1/2022
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2022-2023 1
PLANNING COMMISSION
WORK PLAN
PROPOSED FOR 2022-23
In Order of Priority
# Description of Item
Timing/Responsible
Department and review
body(s)
1 Vacation Rental Ordinance update
Further policy discussion regarding the criteria for approval of Vacation rentals that are non-hosted and whole-house (or whole-apartment) full-time rentals.
Review to include:
• potential limit on number of days per year;
• limits related to permanent occupancy;
• limits related to zoning districts (commercial/residential); • treatment of single family with ADUs (hosted vs non-hosted); • overall limit of non-hosted rentals in the city; or
• limits within each neighborhood/area
Housing Element Policies:
HE, Goal B-2: Preserve Housing Resources Sebastopol will strive to maintain and preserve existing housing resources, including both affordable and market rate units.
HE Policy B-6: The City will address housing used as temporary, short-term, and/or vacation rentals, such as Airbnb.com and vrbo.com rentals, to ensure that such uses do not reduce the existing housing stock for owners and renters and to reduce potential impacts to neighboring uses.
Planning Dept/
Planning Commission/
City Council
Project beginning March
2022
2 Design Review Guidelines for Commercial Development in Downtown Core Design Guidelines (current DRB project, Council request) Additionally, SB 35 was passed by the State Legislature in 2017, and requires local communities to streamline certain housing developments if the local entity is not achieving adequate progress towards the Regional Housing Needs Allocation in their adopted Housing Element. Currently, Sebastopol, along with most communities in the state (all cities in Sonoma County, but not Sonoma County) are subject to this regulations. This requires Objective design guidelines and a ministerial process for the streamlined process should a developer wish to submit an application. • Development of Process (Planning Dept to lead)
• Develop Objective Design Guidelines (ODS)
• Develop standards for SB9
Planning Dept/
Planning Commission/
Design Review Board/
Design Review
Subcommittee
Mixed use/Multi-family
residential Ob. Design
Standards underway
3 Housing Element update
Sixth cycle Housing element (2023-2031) is required by State Law to be adopted by January 31, 2023.
• Update Kick-off September 2021
• Workshops with PC December 2021, City Council March 2022 • Due to State for review by end of August
• Adoption required by January 31, 2023
Planning Dept/
Planning Commission/
City Council
Underway, Sept 2021-
Dec 2022
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2022-2023 2
# Description of Item
Timing/Responsible
Department and review
body(s)
4 State Legislation Requirements
• SB9 regulations/ordinance – included in item 2 (ODS)
• Others that may be adopted/require Ordinance updates from new legislation Note on Update of ordinances required due to State Legislation The State Legislature often adopts legislation that impacts local ordinances. Recently, ADU ordinances, cannabis, and other regulations have required local ordinance updates. Staff anticipates one or more such update as part of this workplan.
Potential items include: Sidewalk vendor regulations (2018 legislation) SB9 regulations Being
handled through Obj.
Design Standard
process
5 Electronic Permitting Implementation
• Parcel-based electronic permit and parcel data record system • Public web interface
• GIS updates to better identify housing opportunity sites, deed restricted housing units
• Digitization of records
Underway, anticipated
completion of epermitting is late 2022
Digitization of records
(on-going)
6 Ives Park Master Plan Implementation
• Ives Park Sculpture Garden - installed
• Pathway replacement – underway in phases
• Calder Creek naturalization concept – to completed FY 22/23 • Calder Creek hydrology study underway
FY22/23:
• Funding identification and procurement
• Continued work on engineering/design of creek naturalization • Update to Ives Park Master Plan – pending funding, staff Planning/Engineering/
Public Works
Departments/
Planning Commission/
City Council
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2022-2023 3
# Description of Item
Timing/Responsible
Department and review
body(s)
6b
n/a
Parks and Recreation Master Plan
Long term:
Action CSF 2a: Develop and adopt a Parks and Recreation Master Plan The plan should include and address:
• Needs Assessment for future park locations, Types of users and amenities needed, Coordinated efforts to integrate plans including: the Laguna Wetlands Preserve Restoration and Management Plan, Ives Park Master Plan, and Bicycle and Pedestrian Master Plan, Opportunities to enhance bicycle and pedestrian connectivity, Maintenance needs and requirements for new and existing facilities, Future sites and facilities development for parks acquisition, Financial plan and funding sources, CIP planning
• Maintenance requirements for new and existing facilities should be considered whenever looking at Capital Improvements to Parks
Short Term:
• Identify short term improvements in city parks (on-going) • Consider physical visits to parks on an annual basis
Planning/Engineering
and Public Works
Departments/
Planning Commission
7 Municipal Code “Clean-up” Modifications:
Review and update new Zoning Ordinance for items that need clarification or in response to Planning Director Interpretations.
Items may include:
1. Revise regulations to give precedence to “Permanent residential” uses over “transient residential” uses to protect existing residential units from conversion to hotel.
2. Other clarifications as needed post-adoption of new Zoning Ordinance
3. Updates in response to state legislation (as needed) Other potential legislation: address Loss of Dwelling units through provisions for: Nonconforming density (ie 3 units in Single Family zones, over max density in MFR/Commercial zones) = provisions for maintaining # of units, and/or requirements that max density be maintained? ); Potential for In-lieu or impact fee if units are voluntarily removed from housing stock (and not replaced); Requirements for Administrative Review/Discretionary demolition permit when housing unit proposed for demolition.
Planning Commission requests to review:
• Allowing food trucks or other mobile food vendors to satisfy the food service requirement for bars/alcohol establishments.
TBD
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2022-2023 4
Other General Plan Implementation Items
with Priority in Adopted General Plan (A = 1, B = 2, C = 3) Description of Item Responsible
B
B
C
Sebastopol Downtown Plan revisions/update
Action (LU7d): Revise the Sebastopol Downtown Plan to: 1) provide updated information regarding existing conditions and opportunity sites, 2) encourage affordable housing, 3) provide for increased residential uses, particularly over commercial and office uses, and 4) reflect the circulation system envisioned in this General Plan.
Action CD 2a: Maintain and update the Downtown Plan as necessary to reflect the urban design goals. Updates to the Downtown Plan should:
• Include provisions for quality publicly-accessible open spaces at appropriate locations that enhance the pedestrian experience and attract people to the Downtown;
• Provide standards for the appropriate design, scale, and edge treatment to define, and create publicly-accessible spaces that positively contribute to the character of the area and provide public access to community gathering, recreational, artistic, cultural, or natural amenities; • Recognize Downtown’s unique character as the oldest part of the City, and leverage historic resources to create a unique urban environment for Downtown; and
Respect and respond to on-site and surrounding historic character in proposals for development.
Action EV 3a: Periodically review and update, as necessary, the Sebastopol Downtown Plan to ensure that its implementation is meeting the City’s goals for Downtown, that it ensures the desired unique characteristics of Downtown, and that it includes all areas shown on Figure 9-1.
Planning Dept/
Planning Commission/
City Council
(requires consultant)
B
Rights of Nature Ordinance
Action COS 1a: Consider the establishment and adoption of a Rights of Nature Ordinance Consideration should include legal, economic, and human implications of such an ordinance, a timeline for implementation, and standards to provide for robust environmental protection measures, while balancing the other social, economic, and community priorities established by the General Plan.
Planning Dept/
Planning Commission
B
Dark sky regulations
Action COS 11g: Review, and consider strengthening, the exterior lighting standards contained in the Design Review Guidelines. The lighting standards in the Design Review Guidelines should incorporate principals and best practices endorsed by the International Dark Sky Association. The updated standards should address: Nuisance prevention, Shielding requirements, Level of illumination, Energy efficiency requirements, Accent Lighting.
Planning Dept/
Planning Commission/
DRB
B
Tree Protection Ordinance Updates
Action COS 6c: Review and possibly revise the Tree Protection Ordinance in order to strengthen monitoring provisions for re-planting efforts, in order to ensure the long-term health and viability of re-planted trees. Revisions should also address the current fee structure for violations of the TPP to ensure that violations are more costly than compliance with the TPP requirements.
Planning Dept/
Planning Commission/
DRB
B
Noise Standards
Noise Standards Action N-1a: Update Chapter 8.25 and Title 17 of the Sebastopol Municipal Code to:
Planning Dept/
Planning Commission
(requires consultant)
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2022-2023 5
• Ensure that the noise standards are consistent with this element, including Tables N-1 and N-2;
• Require new residential, mixed-use with a residential component, and other noise-sensitive development to be designed to minimize noise exposure to noise sensitive uses through incorporation of site planning and architectural techniques;
• Include regulations to reduce exposure to exterior periodic nuisance noise, including trash collection, street sweeping, and other noise-generating activities.
• Establish maximum interior noise levels for activities held at public and community buildings.
B
In-lieu Parking Fees
Action CD 2c: Consider the collection of in-lieu parking fees to fund the construction of a Downtown parking garage.
* may make sense to do at same time as Downtown Plan Update Planning Dept/
Planning Commission/
City Council
(requires consultant)
B
Community Impact Report (CIR) Requirements
Action CSF 1h: Consider establishing requirements for the preparation of a Community Impact Report (CIR) as part of the development review process for new large-scale projects. The standards should consider the following:
• Identification of criteria for projects that must comply with the requirement to prepare a CIR (such as proposed housing units, commercial square footage, etc.).
• Fiscal impacts- assess the financial costs to provide services to the project and the benefits the project will provide the City, including tax revenue (e.g., will revenue increase, decrease, or be shifted).
• Employment impacts- estimate the number of jobs that will be created or eliminated by the project, and identify job quality measures including wages, benefits, and accessibility.
• Housing impacts- assess the project’s impact on the need for both affordable and market-rate housing units, and whether the project will create additional units or eliminate existing units.
• Neighborhood needs impacts- assess whether the project will increase or meet demand for services and how the surrounding neighborhood might benefit from the project.
• Smart growth impacts- assess whether the project will make the surrounding neighborhood more livable and how the project will affect public transit and the pedestrian and bicycle network.
Planning Dept/
Planning Commission
C
Private open space maintenance standards
Action COS 12d: Adopt an ordinance that specifies standards and responsibilities for the maintenance of private open space lands within the city limits. The standards should include provisions for public access, habitat management, water quality protection, safety, and aesthetics.
Planning Dept/
Planning Commission
B
Hazardous Waste Ordinance
Action SA 6c: Consider adoption of a Hazardous Materials and Waste Ordinance that defines hazardous waste and hazardous materials and facilitates implementation of State and County hazardous materials and hazardous waste regulations and management programs.
Engineering Dept/
Planning Commission
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2022-2023 6
C
Specific Plan for the Northern Gateway District
Action LU 7e:
Adopt a Specific Plan for the Northern Gateway District. The Specific Plan should resolve issues such as improving the northern gateway to the city and identifying appropriate commercial, office, industrial, and mixed use development that would contribute to the character of the area and meet the City’s economic and fiscal needs.
Planning Dept/
Planning Commission
C
Specific Plan for Gravenstein South Area (prior to considering large annexation requests in the area)
Action LU 9c:
Adopt a Specific Plan for the Gravenstein South Area within the SOI, prior to considering large annexation requests in this area. The Specific Plan should resolve issues such as improving the southern gateway to the city; incorporating and enhancing current and former industrial facilities and land uses so that they becomes a part of the City's economic and tax base; resolving infrastructure delivery challenges; and preserving the Laguna while increasing its accessibility. Constraints to development in this area are the Laguna itself, the need to accommodate and buffer a wide variety of different and potentially incompatible land uses, limited accessibility, and the difficulty of extending sewer service which would involve a pump station and the construction of a sewer line underneath Gravenstein Highway South and Petaluma Avenue. In particular, the growth-inducing aspects of additional wastewater capacity in this area needs to be properly evaluated and mitigated.
Action EV 1f: Consider annexations in the Southern Gateway that would accommodate appropriately-scaled high-quality job-generating uses and other development that is consistent with the City’s economic goals and vision.
Planning Dept/
Planning Commission
Note from 10/9/2018
discussion: Prioritize a
schematic plan and
budget for annexation
and public services
Joint PC/CC mtg Action CSF 6l:
Endeavor to hold at least one joint public hearing between the City Council and Planning Commission annually to discuss key issues, challenges, and priorities facing the City.
Joint Planning Commission/DRB Items:
B
City Signage -Streets and Parks
Action CD 2b: Develop and place distinctive street signs within the Downtown.
Action CD-2i: Develop and implement a sign program to identify City parks.
Streetscape Plan and Street Signage
Action CD-2e: Develop a streetscape improvement plan that prioritizes upgrades to physical connections and aesthetic continuity throughout the Downtown. Establish incentives for businesses in the Downtown to participate in beautification and public space enhancement efforts.
Planning Dept/
Planning Commission
Wayfinding signage
design completed; Phase
1 installed early 2019
Phase 2 and 3 pending
funding
Streetscape plan
pending
B
Native Plant List (Action COS 6a): Make available a list of plants and trees native to the region that are suitable for use in landscaping. The plant and tree species should be drought tolerant, available from local sources, and consideration should be given to the suitability of the plant and tree species for use as habitat to native animals, birds, and insects. The list should be provided online in a user-friendly format, and staff should direct project applicants to the list during site design review and approval.
Planning Dept/
Planning Commission/
DRB
B
Urban Design Guidelines for key areas
Action CD 1b: Develop and update urban design guidelines to include design standards and goals for key districts, areas, or types of development throughout the Planning Dept/
Planning Commission/
DRB
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2022-2023 7
community, including, but not limited to, the Downtown, Gravenstein Highway (north and south), as well as single family and multifamily types of development. Design guidelines should include provisions that enhance and support the unique qualities of areas, as well as supporting the character of residential neighborhoods. The design guidelines should allow for creative design solutions and architectural diversity.
Consideration should be given to incorporating form-based code components into the design guidelines.
Action CD 1c: Provide design and development guidelines for gateways to the city to encourage special features and to discourage the establishment of new fast-food establishments, auto-dependent businesses, and similar uses and minimize sidewalk driveway cuts to the maximum extent possible.
B
Design Guideline updates
Action COS 12l: Revise the Design Review Guidelines to require clustering or other measures to preserve a sense of openness in new developments that are adjacent to open space or scenic resource areas.
Planning Dept/
Planning Commission/
DRB
C
Historic Resources
Action COS 10e: Develop a Historic Sebastopol program to identify and protect historic resources, encourage landowners to voluntarily preserve and rehabilitate historical structures, and to provide a coordinated approach to draw visitors and tourists to these areas. The program may include:
• Coordinated signage and identifying placards of historic areas, including downtown, specific buildings, and businesses.
• Maps available on-line, at the Chamber of Commerce, and key locations of the City that direct visitors and history aficionados to key historic and cultural resources in the City.
• Establishment of local historic districts (such as the downtown) with standards to conserve historical resources and promote the highest and best use of such resources.
Property owner incentives for the preservation and restoration of historic buildings and sites. Consider the following incentives: Interest-free or reduced interest loans for rehabilitation work consistent with the original character of the building; tax incentives for the preservation of historic structures, including the use of Mills Act preservation contracts; reduced processing fees for preservation and protection of outstanding buildings; use of the State Historic Building Code where applicable; a brochure that identifies resources to purchase materials and fixtures that are historically accurate in appearance but offer modern benefits (e.g., energy-efficient lighting, windows, building materials that correlate to specific architectural or historic periods that are often seen in the City); and awards and grants for the preservation and protection of outstanding buildings.
Action CD-3b: Inventory historical and cultural resources and prepare a comprehensive survey of sites and structures including those of architectural significance.
Action CD-3e: Develop a priority list for the restoration and preservation of significant structures in the City.
Planning Dept/
Planning Commission/
DRB
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2022-2023 8
C
Historic Homes Guidelines
Action COS 10f: Develop guidelines for remodels of potentially historic residential structures to ensure that the character and individuality of such residences is maintained. The guidelines should address:
• Design styles, age of home, and other criteria to determine applicability of the guidelines;
• Exterior features that are important and covered by the guidelines (e.g., siding and exterior finishes, windows, doors, roofs, porches, garages, outbuildings, and streetscapes);
• Standards for modifications and renovation, including the extent of changes that can occur; and
Activities that are exempt from the guidelines, such as interior improvements and routine maintenance and repair.
Planning Dept/
Planning Commission/
DRB
C
Design Standards for Industrial Development
Action LU 9d
Planning Dept/
Planning Commission/
DRB
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2022-2023 9
Other Programs Identified in the General Plan (Staff-level projects) • Homelessness Prevention/Assistance - ON-GOING
Action CHW 5i: Coordinate with the Sonoma County Community Development Commission to support local and regional efforts to combat homelessness, including implementation of the recommendations and programs contained in the County’s “Policy Makers Toolbox for Ending Homelessness” to the greatest extent feasible • Action LU3e: Develop GIS system capabilities – ON-GOING WITH E-PERMITTING AND SB2 GRANT FUNDS • Action COS 5f: Explore the feasibility of using GIS technology, aerial photographs, lidar, and other data sources to track and monitor the volume (area) of impervious surfaces within the City. Utilize the data to track trends and rates of increase of impervious surfaces in Sebastopol. Consider establishing targets and incentives for decreases in areas of impervious surfaces.
• Action LU41: Develop a referral area around the UGB and monitor development applications therein • Action COS 3i: Provide a conservation page (or similar page) on the City’s website that provides links to resource agencies (i.e., California Department of Fish and Wildlife, US Fish and Wildlife Service, US Army Corps of Engineers, Regional Water Quality Control Board, etc.) and provides information regarding local and regional conservation and environmental groups and programs, including the Atascadero Watershed Council and the Laguna de Santa Rosa Foundation, to the extent that the City has readily available information. Information that identifies creeks and tributaries affecting the Sebastopol area and the Laguna de Santa Rosa watershed should also be included. • Action COS 8e: Consider adopting GHG reduction goals that meet or exceed the RCPA Climate Action Plan goals. • Action COS 8a: Continue to participate in regional climate action planning efforts led by the Regional Climate Protection Authority (RCPA) towards development and implementation of the Climate Action Plan 2020 –
ON-GOING STAFF COORDINATION
• Action COS 10a: Work with the Federated Indians of the Graton Rancheria to prepare a narrative description of the Native American background of the Sebastopol area and request the Federated Indians of the Graton Rancheria provide pictorial examples of the types of Native American resources present in the vicinity. Place this description on the City’s website as a link under the History of Sebastopol section.
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2022-2023 10
Ongoing Projects and Initiatives Planning Dept is responsible for:
• Monitoring and response to State (and Federal) Legislation related to Land Use, Subdivision regulations, Environmental regulations, telecommunications, etc.
• Update of Municipal Codes in response to State (and Federal, where appropriate) legislation • Development Review and Coordination for applications
Housing Element Implementation and Reporting
1. Annual report - Due in April of every year to State HCD
2. Implementation: Workplan items listed above
General Plan Implementation and Reporting
1. Annual Report - Due in June of every year
2. Implementation
a. Implementation plan to City Council for review and approval b. Coordination of City Council Core Values/Priority Projects with General Plan Goals/Objectives Annual Levels of Service Reports
Annual Report for LOS for city infrastructure (sewer, water, parks, housing production, inclusionary housing etc.) General Plan Implementation report
Parks
Grant identification and application
Park master planning and implementation
Public Art
Implementation of Public Art ordinance, including review public art proposed for private development Public Art RFP/RFQ for new Public Art
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2019/2020 1
PLANNING COMMISSION
WORK PLAN
January 2020 adopted workplan (with updates)
In Order of Suggested Priority
# Description of Item
Timing/Responsible
Department and review
body(s)
1 Telecomm Ordinance Update
Update ordinance to respond to new State and Federal Legislation, and new technologies such as small cel site (5G) and Right-of-way provisions; enhance application process to protect against the shot clock; etc.
Action CHW 4a: Explore programs and legal remedies available to the City in order to reduce unsafe EMF exposure to the greatest extent allowed by State and federal law.
Action CHW 4b: Continue to implement, and periodically update as necessary, the City’s Telecommunications Ordinance in order to reduce EMF levels within Sebastopol, while maintaining consistency with state and federal law.
Action CHW 4c: Review siting opportunities for substantial EMF facilities that will reduce or eliminate community exposure to unsafe EMF to the greatest extent feasible.
Action CHW 4e: Request from PG&E and wireless telecommunications facilities providers, public disclosure of existing and proposed electrical transmission and wireless telecommunications facilities projects in the vicinity of Sebastopol and their anticipated EMF levels in the Sebastopol Planning Area.
Action CHW 4f: Continue to monitor best practices and approaches taken by other communities to limit unsafe exposure to EMF.
Action CHW 4g: Maintain data regarding the location, size, strength, and EMF levels of major cell and radio towers, public power facilities, including transmission and distribution lines, and other substantial public or community EMF sources in the Sebastopol Planning Area, to the extent that data and information is available.
Regulations Adopted
2019
2 Local Hazard Mitigation Plan (LHMP)
This plan is required to be eligible for FEMA funding, and is required to be updated at regular intervals. The City needs to update this plan, which is anticipated to be done inhouse, and led by the Planning, Building, and Fire departments, with input from other departments as needed.
Action SA 3a: Regularly review and update the City’s Multihazard Emergency Plan to ensure consistency with the County’s plan and regional plans and to address changing conditions.
Action SA 3b: Ensure that the City’s Multihazard Emergency Plan or other disaster planning and emergency response plan: 1) identifies specific facilities and lifelines critical to effective emergency/disaster response and evaluate their abilities to survive and operate efficiently immediately after a disaster, 2) designates alternative facilities for post-disaster assistance in the event that the primary facilities have become unusable, and 3) identifies evacuation routes.
Action SA 5d: Ensure that the Planning and Public Works Departments coordinate with the Fire and Police Departments in updating the Multihazard Emergency Plan.
Currently being
reviewed by CalOES,
then FEMA. City Council
adoption once approved
by above (anticipated
2022)
2019-2020
Consultant selection to
City Council 2/4/20
3 Impact Fee Study/Comprehensive User Fee Study
This item is in the current fiscal year budget, with the RFP expected to be released later this year.
Action CIR 4a: Maintain and routinely update the City’s Development Impact Fee Program to cover the cost of mitigating development's share of improvements on nonFinal Approval by Council May 2021
Early 2019
2019-20 WORKPLAN WITH STATUS OF ITEMS
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2019/2020 2
# Description of Item
Timing/Responsible
Department and review
body(s)
regional and regional routes, as well as the cost of maintaining Sebastopol's identified service and/or performance standards.
Action CIR 6f: Explore mechanisms , such as establishment of a parking district, funding parking facilities (structure(s) or lots) through payment of in-lieu or development impact fees, and expanding the City’s shared parking provisions, to allow proposed development downtown to not have to provide on-site parking.
Action CSF 2n: Periodically review, and if necessary update, the City’s Park and Traffic Impact Fees in order to ensure that new development continues to provide a fair-share contribution towards parks, trails, and recreation facilities.
Action CSF 5c: Consider creating a public safety impact fee to ensure that new development addresses its public safety effects. Periodically review and revise the fee structure for the Fire Protection Fund as necessary.
4 Vacation Rental
Further policy discussion regarding the criteria for approval of Vacation rentals that are non-hosted and whole-house (or whole-apartment) full-time rentals.
Review to include:
• potential limit on number of days per year,
• overall limit of non-hosted rentals in the city; or
• limits within each neighborhood/area
Housing Element Policies:
HE, Goal B-2: Preserve Housing Resources Sebastopol will strive to maintain and preserve existing housing resources, including both affordable and market rate units.
HE Policy B-6: The City will address housing used as temporary, short-term, and/or vacation rentals, such as Airbnb.com and vrbo.com rentals, to ensure that such uses do not reduce the existing housing stock for owners and renters and to reduce potential impacts to neighboring uses.
Planning Dept/
Planning Commission
Moratorium on nonhosted rentals in place
until Aug 2020
Project beginning March
2022
5 Design Review Guidelines for Commercial Development in Downtown Core Design Guidelines (current DRB project, Council request) Additionally, SB 35 was passed by the State Legislature in 2017, and requires local communities to streamline certain housing developments if the local entity is not achieving adequate progress towards the Regional Housing Needs Allocation in their adopted Housing Element. Currently, Sebastopol, along with most communities in the state (all cities in Sonoma County, but not Sonoma County) are subject to this regulations. This requires Objective design guidelines and a ministerial process for the streamlined process should a developer wish to submit an application. • Development of Process (Planning Dept to lead)
• Develop Objective Design Guidelines
Planning Dept/
Planning Commission/
DRB
SB35 process /
application developed.
Applied/received SB2
funding for Objective
Design Guidelines;
Mixed use/Multi-family
residential Ob. Design
Standards underway
6a
Parks and Recreation planning
Short term:
• Identify priorities and interim improvements at city parks • Review potential for a Parks Foundation/Friends of Sebastopol Parks (Council request to review)
• Address CIP funding needs for maintenance (Eng./Public Works) Annually/Winter
Planning/Engineering
and Public Works
Departments/
Planning Commission
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2019/2020 3
# Description of Item
Timing/Responsible
Department and review
body(s)
6b
Parks and Recreation Master Plan
Long term:
Action CSF 2a: Develop and adopt a Parks and Recreation Master Plan The plan should include and address:
• Needs Assessment for future park locations, Types of users and amenities needed, Coordinated efforts to integrate plans including: the Laguna Wetlands Preserve Restoration and Management Plan, Ives Park Master Plan, and Bicycle and Pedestrian Master Plan, Opportunities to enhance bicycle and pedestrian connectivity, Maintenance needs and requirements for new and existing facilities, Future sites and facilities development for parks acquisition, Financial plan and funding sources, CIP planning
Planning/Engineering
and Public Works
Departments/
Planning Commission
7 Develop Standard Conditions of Approvals
Action CD-3g: Develop and maintain standard conditions of approval and require, as necessary, CEQA review of development projects to ensure the preservation of historical and cultural resources.
Planning Department/
Planning Commission
Final Approval by
Council scheduled April
5, 2022
8 Municipal Code “Clean-up” Modifications:
Review and update new Zoning Ordinance for items that need clarification or in response to Planning Director Interpretations. Items may include:
1. Revise regulations to give precedence to “Permanent residential” uses over “transient residential” uses to protect existing residential units from conversion to hotel.
2. Other clarifications as needed post-adoption of new Zoning Ordinance
3. Updates in response to state legislation (as needed) Other potential legislation: address Loss of Dwelling units through provisions for: Nonconforming density (ie 3 units in Single Family zones, over max density in MFR/Commercial zones) = provisions for maintaining # of units, and/or requirements that max density be maintained? ); Potential for In-lieu or impact fee if units are voluntarily removed from housing stock (and not replaced); Requirements for Administrative Review/Discretionary demolition permit when housing unit proposed for demolition.
Planning Commission requests to review:
• Allowing food trucks or other mobile food vendors to satisfy the food service requirement for bars/alcohol establishments.
Note on Update of ordinances required due to State Legislation The State Legislature often adopts legislation that impacts local ordinances. Recently, ADU ordinances, cannabis, and other regulations have required local ordinance updates. Staff anticipates one or more such update as part of this workplan.
Potential items include: Sidewalk vendor regulations (2018 legislation) TBD
Loss of dwelling units –
incorporate into
Housing Element
update
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2019/2020 4
Other General Plan Implementation Items
with Priority in Adopted General Plan (A = 1, B = 2, C = 3) Description of Item Responsible
B
C
Sebastopol Downtown Plan revisions/update
Action (LU7d): Revise the Sebastopol Downtown Plan to: 1) provide updated information regarding existing conditions and opportunity sites, 2) encourage affordable housing, 3) provide for increased residential uses, particularly over commercial and office uses, and 4) reflect the circulation system envisioned in this General Plan.
Action EV 3a: Periodically review and update, as necessary, the Sebastopol Downtown Plan to ensure that its implementation is meeting the City’s goals for Downtown, that it ensures the desired unique characteristics of Downtown, and that it includes all areas shown on Figure 9-1.
Planning Dept/
Planning Commission
B
Rights of Nature Ordinance
Action COS 1a: Consider the establishment and adoption of a Rights of Nature Ordinance Consideration should include legal, economic, and human implications of such an ordinance, a timeline for implementation, and standards to provide for robust environmental protection measures, while balancing the other social, economic, and community priorities established by the General Plan.
Planning Dept/
Planning Commission
B
Dark sky regulations
Action COS 11g: Review, and consider strengthening, the exterior lighting standards contained in the Design Review Guidelines. The lighting standards in the Design Review Guidelines should incorporate principals and best practices endorsed by the International Dark Sky Association. The updated standards should address: Nuisance prevention, Shielding requirements, Level of illumination, Energy efficiency requirements, Accent Lighting.
Planning Dept/
Planning Commission/
DRB
B
Tree Protection Ordinance Updates
Action COS 6c: Review and possibly revise the Tree Protection Ordinance in order to strengthen monitoring provisions for re-planting efforts, in order to ensure the long-term health and viability of re-planted trees. Revisions should also address the current fee structure for violations of the TPP to ensure that violations are more costly than compliance with the TPP requirements.
Planning Dept/
Planning Commission/
DRB
B
Noise Standards
Noise Standards Action N-1a: Update Chapter 8.25 and Title 17 of the Sebastopol Municipal Code to:
• Ensure that the noise standards are consistent with this element, including Tables N-1 and N-2;
• Require new residential, mixed-use with a residential component, and other noise-sensitive development to be designed to minimize noise exposure to noise sensitive uses through incorporation of site planning and architectural techniques;
• Include regulations to reduce exposure to exterior periodic nuisance noise, including trash collection, street sweeping, and other noise-generating activities.
• Establish maximum interior noise levels for activities held at public and community buildings.
Planning Dept/
Planning Commission
B
Downtown Plan Updates
Action CD 2a: Maintain and update the Downtown Plan as necessary to reflect the urban design goals. Updates to the Downtown Plan should:
Planning Dept/
Planning Commission
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2019/2020 5
• Include provisions for quality publicly-accessible open spaces at appropriate locations that enhance the pedestrian experience and attract people to the Downtown;
• Provide standards for the appropriate design, scale, and edge treatment to define, and create publicly-accessible spaces that positively contribute to the character of the area and provide public access to community gathering, recreational, artistic, cultural, or natural amenities; • Recognize Downtown’s unique character as the oldest part of the City, and leverage historic resources to create a unique urban environment for Downtown; and
• Respect and respond to on-site and surrounding historic character in proposals for development.
B
In-lieu Parking Fees
Action CD 2c: Consider the collection of in-lieu parking fees to fund the construction of a Downtown parking garage.
Planning Dept/
Planning Commission/
City Council
(requires consultant)
B
Community Impact Report (CIR) Requirements
Action CSF 1h: Consider establishing requirements for the preparation of a Community Impact Report (CIR) as part of the development review process for new large-scale projects. The standards should consider the following:
• Identification of criteria for projects that must comply with the requirement to prepare a CIR (such as proposed housing units, commercial square footage, etc.).
• Fiscal impacts- assess the financial costs to provide services to the project and the benefits the project will provide the City, including tax revenue (e.g., will revenue increase, decrease, or be shifted).
• Employment impacts- estimate the number of jobs that will be created or eliminated by the project, and identify job quality measures including wages, benefits, and accessibility.
• Housing impacts- assess the project’s impact on the need for both affordable and market-rate housing units, and whether the project will create additional units or eliminate existing units.
• Neighborhood needs impacts- assess whether the project will increase or meet demand for services and how the surrounding neighborhood might benefit from the project.
• Smart growth impacts- assess whether the project will make the surrounding neighborhood more livable and how the project will affect public transit and the pedestrian and bicycle network.
Planning Dept/
Planning Commission
C
Private open space maintenance standards
Action COS 12d: Adopt an ordinance that specifies standards and responsibilities for the maintenance of private open space lands within the city limits. The standards should include provisions for public access, habitat management, water quality protection, safety, and aesthetics.
Planning Dept/
Planning Commission
B
Hazardous Waste Ordinance
Action SA 6c: Consider adoption of a Hazardous Materials and Waste Ordinance that defines hazardous waste and hazardous materials and facilitates implementation of State and County hazardous materials and hazardous waste regulations and management programs.
Planning/Engineering
Depts and
Planning Commission
C Specific Plan for the Northern Gateway District Planning Dept/ Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2019/2020 6
Action LU 7e:
Adopt a Specific Plan for the Northern Gateway District. The Specific Plan should resolve issues such as improving the northern gateway to the city and identifying appropriate commercial, office, industrial, and mixed use development that would contribute to the character of the area and meet the City’s economic and fiscal needs.
Planning Commission
C
Specific Plan for Gravenstein South Area (prior to considering large annexation requests in the area)
Action LU 9c:
Adopt a Specific Plan for the Gravenstein South Area within the SOI, prior to considering large annexation requests in this area. The Specific Plan should resolve issues such as improving the southern gateway to the city; incorporating and enhancing current and former industrial facilities and land uses so that they becomes a part of the City's economic and tax base; resolving infrastructure delivery challenges; and preserving the Laguna while increasing its accessibility. Constraints to development in this area are the Laguna itself, the need to accommodate and buffer a wide variety of different and potentially incompatible land uses, limited accessibility, and the difficulty of extending sewer service which would involve a pump station and the construction of a sewer line underneath Gravenstein Highway South and Petaluma Avenue. In particular, the growth-inducing aspects of additional wastewater capacity in this area needs to be properly evaluated and mitigated.
Action EV 1f: Consider annexations in the Southern Gateway that would accommodate appropriately-scaled high-quality job-generating uses and other development that is consistent with the City’s economic goals and vision.
Planning Dept/
Planning Commission
Note from 10/9/2018
discussion: Prioritize a
schematic plan and
budget for annexation
and public services
Joint PC/CC mtg Action CSF 6l:
Endeavor to hold at least one joint public hearing between the City Council and Planning Commission annually to discuss key issues, challenges, and priorities facing the City.
Other issues raised by Planning Commission at October 2018 Study Session Joint PC/CC mtg Action CSF 6l:
Endeavor to hold at least one joint public hearing between the City Council and Planning Commission annually to discuss key issues, challenges, and priorities facing the City.
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2019/2020 7
Joint Planning Commission/DRB Items:
B
City Signage -Streets and Parks
Action CD 2b: Develop and place distinctive street signs within the Downtown.
Action CD-2i: Develop and implement a sign program to identify City parks.
Streetscape Plan and Street Signage
Action CD-2e: Develop a streetscape improvement plan that prioritizes upgrades to physical connections and aesthetic continuity throughout the Downtown. Establish incentives for businesses in the Downtown to participate in beautification and public space enhancement efforts.
Planning Dept/
Planning Commission
Wayfinding signage
design completed; Phase
1 installed early 2019
Phase 2 and 3 pending
funding
Streetscape plan
pending
B Native Plant List (Action COS 6a): Make available a list of plants and trees native to the region that are suitable for use in landscaping. The plant and tree species should be drought tolerant, available from local sources, and consideration should be given to the suitability of the plant and tree species for use as habitat to native animals, birds, and insects. The list should be provided online in a user-friendly format, and staff should direct project applicants to the list during site design review and approval.
Planning Dept/
Planning Commission/
DRB
B
Urban Design Guidelines for key areas
Action CD 1b: Develop and update urban design guidelines to include design standards and goals for key districts, areas, or types of development throughout the community, including, but not limited to, the Downtown, Gravenstein Highway (north and south), as well as single family and multifamily types of development. Design guidelines should include provisions that enhance and support the unique qualities of areas, as well as supporting the character of residential neighborhoods. The design guidelines should allow for creative design solutions and architectural diversity.
Consideration should be given to incorporating form-based code components into the design guidelines.
Action CD 1c: Provide design and development guidelines for gateways to the city to encourage special features and to discourage the establishment of new fast-food establishments, auto-dependent businesses, and similar uses and minimize sidewalk driveway cuts to the maximum extent possible.
Planning Dept/
Planning Commission/
DRB
B
Design Guideline updates
Action COS 12l: Revise the Design Review Guidelines to require clustering or other measures to preserve a sense of openness in new developments that are adjacent to open space or scenic resource areas.
Planning Dept/
Planning Commission/
DRB
C
Historic Resources
Action COS 10e: Develop a Historic Sebastopol program to identify and protect historic resources, encourage landowners to voluntarily preserve and rehabilitate historical structures, and to provide a coordinated approach to draw visitors and tourists to these areas. The program may include:
• Coordinated signage and identifying placards of historic areas, including downtown, specific buildings, and businesses.
• Maps available on-line, at the Chamber of Commerce, and key locations of the City that direct visitors and history aficionados to key historic and cultural resources in the City.
• Establishment of local historic districts (such as the downtown) with standards to conserve historical resources and promote the highest and best use of such resources.
Planning Dept/
Planning Commission/
DRB
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2019/2020 8
Property owner incentives for the preservation and restoration of historic buildings and sites. Consider the following incentives: Interest-free or reduced interest loans for rehabilitation work consistent with the original character of the building; tax incentives for the preservation of historic structures, including the use of Mills Act preservation contracts; reduced processing fees for preservation and protection of outstanding buildings; use of the State Historic Building Code where applicable; a brochure that identifies resources to purchase materials and fixtures that are historically accurate in appearance but offer modern benefits (e.g., energy-efficient lighting, windows, building materials that correlate to specific architectural or historic periods that are often seen in the City); and awards and grants for the preservation and protection of outstanding buildings.
Action CD-3b: Inventory historical and cultural resources and prepare a comprehensive survey of sites and structures including those of architectural significance.
Action CD-3e: Develop a priority list for the restoration and preservation of significant structures in the City.
C
Historic Homes Guidelines
Action COS 10f: Develop guidelines for remodels of potentially historic residential structures to ensure that the character and individuality of such residences is maintained. The guidelines should address:
• Design styles, age of home, and other criteria to determine applicability of the guidelines;
• Exterior features that are important and covered by the guidelines (e.g., siding and exterior finishes, windows, doors, roofs, porches, garages, outbuildings, and streetscapes);
• Standards for modifications and renovation, including the extent of changes that can occur; and
Activities that are exempt from the guidelines, such as interior improvements and routine maintenance and repair.
Planning Dept/
Planning Commission/
DRB
C
Design Standards for Industrial Development
Action LU 9d
Planning Dept/
Planning Commission/
DRB
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2019/2020 9
Other Programs Identified in the General Plan (Staff-level projects) • Homelessness Prevention/Assistance
Action CHW 5i: Coordinate with the Sonoma County Community Development Commission to support local and regional efforts to combat homelessness, including implementation of the recommendations and programs contained in the County’s “Policy Makers Toolbox for Ending Homelessness” to the greatest extent feasible • Action LU3e: Develop GIS system capabilities
• Action COS 5f: Explore the feasibility of using GIS technology, aerial photographs, lidar, and other data sources to track and monitor the volume (area) of impervious surfaces within the City. Utilize the data to track trends and rates of increase of impervious surfaces in Sebastopol. Consider establishing targets and incentives for decreases in areas of impervious surfaces.
• Action LU41: Develop a referral area around the UGB and monitor development applications therein • Action COS 3i: Provide a conservation page (or similar page) on the City’s website that provides links to resource agencies (i.e., California Department of Fish and Wildlife, US Fish and Wildlife Service, US Army Corps of Engineers, Regional Water Quality Control Board, etc.) and provides information regarding local and regional conservation and environmental groups and programs, including the Atascadero Watershed Council and the Laguna de Santa Rosa Foundation, to the extent that the City has readily available information. Information that identifies creeks and tributaries affecting the Sebastopol area and the Laguna de Santa Rosa watershed should also be included. • Action COS 8a: Continue to participate in regional climate action planning efforts led by the Regional Climate Protection Authority (RCPA) towards development and implementation of the Climate Action Plan 2020. • Action COS 8e: Consider adopting GHG reduction goals that meet or exceed the RCPA Climate Action Plan goals. • Action COS 10a: Work with the Federated Indians of the Graton Rancheria to prepare a narrative description of the Native American background of the Sebastopol area and request the Federated Indians of the Graton Rancheria provide pictorial examples of the types of Native American resources present in the vicinity. Place this description on the City’s website as a link under the History of Sebastopol section.
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022
Planning Commission Workplan – 2019/2020 10
Ongoing Projects and Initiatives Planning Dept is responsible for:
• Monitoring and response to State (and Federal) Legislation related to Land Use, Subdivision regulations, Environmental regulations, telecommunications, etc.
• Update of Municipal Codes in response to State (and Federal, where appropriate) legislation • Development Review and Coordination for applications
Housing Element Implementation and Reporting
1. Annual report - Due in April of every year to State HCD
2. Implementation: Workplan items listed above
General Plan Implementation and Reporting
1. Annual Report - Due in June of every year
2. Implementation
a. Implementation plan to City Council for review and approval b. Coordination of City Council Core Values/Priority Projects with General Plan Goals/Objectives Annual Levels of Service Reports
Annual Report for LOS for city infrastructure (sewer, water, parks, housing production, inclusionary housing etc.) General Plan Implementation report
Parks
Grant identification and application
Park master planning and implementation
Public Art
Implementation of Public Art ordinance, including review public art proposed for private development Public Art RFP/RFQ for new Public Art
Agenda Item Number 6 Agenda Item Number 6
City Council Meeting Packet of September 6, 2022