8100 Valentine
• 20-lot Subdivision with 20 SFDs
• Up to 19 detached ADU’s.
• Three of the Single-Family Homes will be deed
restricted affordable at 120% AMI.
Agenda Item Number 7
Agenda Item Number 7
City Council Meeting Packet for October 20, 2026
Project Details
General Plan Land Use Medium Density Residential
Zoning Single Family Residential (R4)
Required Proposed
Density (ADUs do not count) 5 to 8.7 7.4
Parking stalls 40 83
Setbacks
Front 20 15
Side 5-9ft 4ft
Rear 20-30ft 10ft
Agenda Item Number 7
Agenda Item Number 7
City Council Meeting Packet for October 20, 2026
Project Entitlements
• Vesting Tentative Map for the subdivision of land
• Density Bonus for reduction waivers of the following
development standards;
• Minimum lot area Minimum lot width
• Building height Minimum yard setbacks
• Maximum lot coverage Special setbacks-mechanical equipment • Parking spaces located on the same parcel Maximum Parking stall depth • The project was reviewed for consistency with the Sebastopol General Plan to enable use of California Environmental Quality Act (CEQA) exemption Section 15183, Consistency with a General or Community Plan. Project deemed consistent as conditioned.
Agenda Item Number 7
Agenda Item Number 7
City Council Meeting Packet for October 20, 2026
Legal framework
• SB 330 and Housing Accountability Act (HAA)
• Limits on number of hearings
• Grants vested rights via a preliminary application
• Works alongside Density Bonus Law to provide waivers and concessions
The intent of SB 330 is to expand housing supply by
removing local barriers, stopping project delays,
and freezing development standards at time of
application.
Agenda Item Number 7
Agenda Item Number 7
City Council Meeting Packet for October 20, 2026
• Government Code 65915 (Density Bonus Law)
• If a developer agrees to include at least 10% of its total units as affordable, the developer is eligible and can request waivers and concessions from zoning requirements like
development standards which include parking, setbacks, and building height.
• This project qualifies for one (1) concession and an unlimited number of waivers.
• The City must grant these concessions and waivers unless there is evidence in the record of a specific, quantifiable impact to public health and safety, and there is no feasible alternative to mitigate that impact.
The intent of Density Bonus Law is to offset the cost of building housing and eliminate local barriers that
would otherwise make projects physically or
economically infeasible to build.
Agenda Item Number 7
Agenda Item Number 7
City Council Meeting Packet for October 20, 2026
• Under SB 330/HAA, the City may not deny a project,
or approve it with a decreased density, if the project
complies with all applicable objective standards (with
very limited exceptions)
• A project that does not comply with an adopted
objective standard because it has been granted a
waiver or concession under the Density Bonus Law, is
deemed to comply with the standards for the
purposes of SB 330/HAA
How SB 330 and HAA work together
Agenda Item Number 7
Agenda Item Number 7
City Council Meeting Packet for October 20, 2026
CEQA Section 15183
A Section 15183 exemption applies to projects that are consistent with the density and development standards already analyzed in a certified EIR for the General Plan. It requires agencies to avoid duplicative environmental review when a project doesn't raise impacts peculiar to the site or impacts not already addressed in the prior EIR.
The CEQA check list studied the following categories:
• Aesthetics
• Air Quality
• Biological Resources
• Cultural Resources
• Geology and Soils
• Greenhouse Gas Emissions
• Hazards and Hazardous
Materials
• Land Use and Planning
• Noise
• Population and Housing
• Public Services
• Transportation
• Tribal Cultural Resources
• Utilities and Service Systems
Agenda Item Number 7
Agenda Item Number 7
City Council Meeting Packet for October 20, 2026
What we heard at Planning
Commission
Public Works Director confirmed that the sewer and water capacity is adequate for the site and the applicant is conditioned to pay their fair share of improvement costs to fix the root intrusion in this stretch of Valentine.
Fire Chief has provided his approval on the proposed map that includes the secondary resident emergency access and fire apparatus turn around via the conditions of approval included in the report.
The applicant has provided an alternative site map that moves the twostory homes that surround the perimeter of the site to relocate most of single-story homes with larger setbacks in their place.
Agenda Item Number 7
Agenda Item Number 7
City Council Meeting Packet for October 20, 2026
Staff Recommendation
Staff recommends the City Council adopt a
resolution approving the Vesting Tentative Map to
subdivide a 2.69 acre lot into 20 lots for the
property located at 8100 Valentine Avenue,
including the associated Findings, and subject to
the recommended Conditions of Approval, and find
the project exempt from additional environmental
review pursuant to CEQA Guidelines Section
15183.
Or
Provide alternative direction to staff
Agenda Item Number 7
Agenda Item Number 7
City Council Meeting Packet for October 20, 2026