City Council:
John Gurney, Mayor
Patricia Farrar-Rivas, Vice
Mayor
Jack Ding
Sandra Lowe
Ron Wellander
SPECIAL MEETING OF THE SONOMA CITY COUNCIL
City Council Chambers, 177 First Street West
Monday, October 14, 2024
2:00 p.m. Special Meeting
****
AGENDA
Be Courteous - TURN OFF your cell phones and watches while the meeting is in session.
NOTICE: Mayor John Gurney has called the City Council into a Special Meeting to discuss only the matters stated on the agenda listed below.
PUBLIC COMMENT AT SPECIAL MEETING: Members of the public shall have the opportunity to address the City Council concerning any item listed on the agenda during consideration of that item, when the Mayor opens public comment. No other items may be discussed at this special meeting.
Page
1. CALL TO ORDER
2. ITEMS FOR DISCUSSION
2.1: Receive presentation and continuation of the City Council and Planning Commission discussion on the General Plan Land Use from June 5 and June 25, 2024 Special Meetings and Planning Commission Meeting on August 22, 2024.
General Plan Update Presentation Updated 10/14
3 - 28
3. ADJOURNMENT
I do hereby certify that a copy of the foregoing agenda was posted on the City Hall bulletin board as legally required. Rebekah Barr, MMC, City Clerk/Executive Assistant. *********************************************************************************************************************************** Copies of all staff reports and documents subject to disclosure that relate to any item of business referred to on the agenda are normally available for public inspection the Wednesday before each regularly scheduled meeting at City Hall, located at No. 1 The Plaza, Sonoma CA. Any documents subject to disclosure that are provided to all, or a majority of all, of the members of the City Council regarding any item on this agenda after the agenda has been distributed will be made available for inspection at the City Clerk’s office, No. 1 The Plaza, Sonoma CA during regular business hours.
If you challenge the action of the City Council in court, you may be limited to raising only those issues you or someone else raised at the public hearing described on the agenda, or in written correspondence delivered to the City Clerk, at or prior to the public hearing.
APPOINTMENTS TO COMMITTEES: The Council may establish and make appointments to a Council committee (made up of two Council Members) with respect to any item appearing on this agenda.
CLOSED SESSION: If action is taken during a Closed Session meeting and is required to be reported the Council will return to Open Session and report out immediately. However, if they are unable to do so due to time constraints, they will report out at the immediately following Regular Council Meeting under "REPORT ON CLOSED SESSION".
MOTION FOR RECONSIDERATION: A Council Member voting with the majority on any item appearing on this agenda may move for
reconsideration of that vote provided the motion is in conformance with the rules adopted by the Council governing such motions.
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City Council
Study Session
October 14, 2024
Agenda Item #2.1:
MEETING OVERVIEW
• Land Use Objectives and Priorities
• Potential changes to densities and standards
• Potential Land Use Map changes
• Discussion
2 Agenda Item #2.1:
LAND USE REVISIONS
• The General Plan Land Use Map, and the corresponding
Land Use Designations, determine what can be built on any given parcel of land within the City.
• The Land Use Designations provide details related to allowed uses, density and intensity of development.
• The General Plan Update is the ideal time to revisit the Land Use Map, as well as Land Use Designations.
3 Agenda Item #2.1:
LAND USE CONSIDERATIONS
• Community input related to Land Uses
included:
• Providing more options for affordable housing
• Expanding the local jobs base
• Preserving and protecting parks, open spaces,
historical resources, and public gathering spaces
• Most of the discussion with the PC and CC
has focused on how to provide more
affordable and multi-family housing
opportunities
4 Agenda Item #2.1:
CURRENT LAND USE DESIGNATIONS
BY ACREAGE
Land Use
City Limits
Percentage
Acreage
Rural Residential 35.52 2.4%
Low Density Residential 463.23 30.9%
Sonoma Residential 58.40 3.9%
Medium Density Residential 204.82 13.6%
High Density Residential 5.16 0.3%
Housing Opportunity 7.04 0.5%
Mobile Home Park 66.61 4.4%
Mixed Use 89.02 5.9%
Commercial 106.26 7.1%
Gateway Commercial 27.70 1.8%
Wine Production 16.01 1.1%
Public Facility 213.08 14.2%
Park 131.39 8.8%
Hillside 45.63 3.0%
Agriculture 25.11 1.7%
No Designation 3.90 0.3%
ROW 0.35 0.0%
Utility Parcel 1.36 0.1%
Grand Total 1,500.58 5 Agenda Item #2.1:
PARKS & OPEN SPACE PROTECTION
• Proposed Strategies
• Maintain all existing Parks and
Hillside parcel designations
• Change area around Sonoma
Overlook Trail/ Mountain View
Cemetery (near Montini Preserve)
from Public Facilities to Park/OS
• Change description to include
cemeteries
6 Agenda Item #2.1:
Greenways (Civil Code 816.52(b))
• Greenways, as “a pedestrian and bicycle,
nonmotorized vehicle transportation, and recreational
travel corridor that meets the following requirements:
(1) Includes landscaping that improves rivers and
streams, provides flood protection benefits...
(2) Is separated and protected from shared roadways,
is adjacent to an urban waterway, and incorporates
both ease of access to
nearby communities and an array of amenities within
an urbanized area and services for the users of the
corridor and nearby
communities.
(3) Is located on public lands or private lands, or a
combination of public and private lands, where public
access to those lands
for greenway purposes has been legally authorized by,
or legally obtained from, the fee owner of the land and, if applicable,
the operator of any facility or improvement located on
the land...
(4) Reflects design standards regarding appropriate
widths, clearances, setbacks from obstructions...
(5) May incorporate appropriate lighting, public
amenities within an urbanized area, art, and other
features… .”
• Policy/action language in Circulation and Open
Space Element to be proactive in expanding trail
network along creeks and bike-ped facilities along
roadways.
Agenda Item #2.1:
COMMERCIAL DEVELOPMENT AND
JOBS GENERATION
• Commercial Land Use Designation
• The Development Code requires a residential component for all discretionary commercial projects on parcels ½ acre or larger.
• Residential component must equal 100% of floor area of commercial component. • Residential may be provided on-site, or via payment of in-lieu fee to City Housing Trust Fund. • Since 2004 in commercial and mixed-use zones:
• No residential units constructed in conjunction with a NEW commercial project (Two mixed use projects approved on Sonoma Highway 2002, constructed after 2004) • At least 2 waivers provided for NEW development, multiple waivers for existing space • One project denied
• 8 Projects providing residential, including live work units • In Lieu Fees required for two recent entitlement projects 8 Agenda Item #2.1:
COMMERCIAL DEVELOPMENT AND
JOBS GENERATION
• Recommendation:
• Remove the mandatory residential requirement on commercial parcels ½ acre or larger.
• Retain multi-family residential as an allowed stand-alone use, but not required component. • Potential to see increase in redevelopment and new development of commercial uses on underutilized commercial properties.
• Prioritize other, potentially more effective, strategies to spur additional multi-family housing development.
• Potential housing overlay no use permit required
• Increase residential densities
• Provisions to allow duplexes, triplexes, and fourplexes in Low Density Residential and Sonoma Residential
9 Agenda Item #2.1:
RESIDENTIAL LAND USE
CONSIDERATIONS
• The City Council, Planning Commission, and Community have all expressed and interest in exploring tools and strategies to spur additional multi-family development throughout Sonoma. • Removing density.
• Allowing duplexes and four-plexes in SFR zones.
• Promoting multi-family development projects throughout other areas of Sonoma.
10 Agenda Item #2.1:
RESIDENTIAL LAND USE
CONSIDERATIONS
• Existing residential densities in the Sonoma General Plan are generally quite low when compared to similar-sized cities throughout California.
• The current General Plan also specifies height limits, floor area ratios (FARs), and maximum lot coverages for all
residential designations.
• General plans typically do not include these additional requirements, which are best suited for a development code. Even then, FARs are not typically applied to residential zones and projects. 11 Agenda Item #2.1:
EXISTING GP RESIDENTIAL DENSITIES
Designation Residential Density Allowed Residential Intensity Rural Residential 2 units/acre 35-feet, 40% coverage, FAR=0.2 Low Density Residential 2-5 units/acre 35-feet, 40% coverage, FAR=0.35 Sonoma Residential 3-8 units/acre 35-feet, 40% coverage, FAR=0.35 Medium Density
Residential
7-11 units/acre 30-feet, 50% coverage, FAR=0.5
High Density Residential 11-15 units/acre 30-feet, 60% coverage, FAR=0.7 Housing Opportunity 15-25 units/acre 36-feet (3 stories), 60% coverage, FAR=0.5
Mobile Home 7 units/acre 16-feet, 50% coverage, FAR=0.3 Commercial 20 units/acre (residential
component required)
36 feet, 70%-100% coverage, FAR=0.6-
1.2 Gateway Commercial 20 units/acre (residential
component required)
36 feet, 50% coverage, FAR=0.8
Mixed-Use 20 units/acre (residential and
commercial component required)
36 feet, 70%-100% coverage, FAR=0.6-
1.2 12 Agenda Item #2.1:
FAR
“Floor area ratio” means the maximum
gross floor area of a building (or
buildings) permitted on a lot divided by
the gross area of the lot. When
calculating floor area ratio, the
following shall be excluded:
1. Porches, cellars, attics, and
underground parking;
2. Detached garages (up to 400
square feet);
3. Second units;
4. Accessory structures with an area
of 120 square feet or less.
Agenda Item #2.1:
EXISTING MULTI-FAMILY
1987 Wine
Country House /
Cogir Senior 176
Units 5.54 acres
(32 units/acre)
1992 Sonoma
Commons
Affordable Housing
32 Units 1.45 acres
(22 units/acre)
2017 Oliva 30 units
1.52 acres (19.7
units/acre)
2017 Altamira
Affordable
Housing 48 units
1.98 acres (24
units/acre)
14 Agenda Item #2.1:
PROPOSED GP RESIDENTIAL DENSITIES
Designation Required Residential Density Existing Residential Density Rural Residential 2 units/acre 1.5 units/acre
Low Density
Residential
2-5 units/acre 4.77 units/acre
Sonoma Residential 3-8 units/acre 5.43 units/acre
Medium Density
Residential
7-11 units/acre 12.53 units/acre
High Density
Residential
11-15 units/acre 14.57 units/acre
Housing Opportunity 15-25 units/acre 20.6 units/acre
15 Agenda Item #2.1:
RESIDENTIAL LAND USE
CONSIDERATIONS
• Recommendations:
• Increase residential density ranges for some residential land use designations.
• Allow for duplexes, triplexes, and possibly fourplexes in Low Density Residential and Sonoma Residential.
• Remove residential heights, lot coverages, and FARs from the General Plan.
• Include a General Plan Action to: update the Development Code residential standards to incorporate updated height standards, updated lot coverages, and eliminate FARs for residential development.
• Explore additional tools, such as housing overlays and housing incentive programs.
16 Agenda Item #2.1:
PROPOSED GP RESIDENTIAL DENSITIES
Designation Current Residential Density Recommendation
Rural Residential 2 units/acre 2 units/acre
Low Density Residential 2-5 units/acre 2-5 units/acre
Sonoma Residential 3-8 units/acre 3-8 units/acre
Medium Density Residential 7-11 units/acre 7-15 units/acre High Density Residential 11-15 units/acre 11-25 units/acre Housing Opportunity 15-25 units/acre 15-30 units/acre
Mobile Home 7 units/acre 7 units/acre
Commercial 20 units/acre (residential
component required)
11-25 units/acre
(residential component optional, stand-alone residential allowed)
Gateway Commercial 20 units/acre (residential
component required)
11-25 units/acre
(residential component optional, stand-alone residential allowed)
Mixed-Use 20 units/acre (residential
component required)
11-25 units/acre
(residential component required, stand-alone residential allowed, commercial component currently required)
17 Agenda Item #2.1:
SITE SPECIFIC LAND USE
CONSIDERATIONS
• Eliminate Wine Production as
Land Use in the General Plan:
• Currently applies to one discrete area
of Sonoma (Sebastiani Property).
• Replace with Sonoma Mixed
Commercial (name TBD)
• Allows for wine production and
agricultural uses.
• Allows hotels and other visitor serving
commercial uses, such as tasting
rooms.
• Allows a mix of residential densities
and housing types, with requirements
for residential components.
18 Agenda Item #2.1:
SITE SPECIFIC LAND USE
CONSIDERATIONS
First Congregational Church
• Allow for Affordable Housing
and continued Church Use
• SB4 is not applicable to this site
• Requires new land use to allow
Example: Assumption 2 of 3 Acres
Residential
Existing Zone LDR: 2(5 du/acre) = 10
dwelling units
If HDR: 2(15 du/acre) = 30 dwelling
units
If HDR Increased Density: 2(25
du/acre) = 50 dwelling units
19 Agenda Item #2.1:
SITE SPECIFIC LAND USE
CONSIDERATIONS
200-250 Napa Road
• Creek Setback 30’
• Est. 2.3 Gross Acres each
• Existing Zone: Residential
Medium
• Potential Zone: Gateway
Commercial
MDR
MDR
MDR
C-G
20 Agenda Item #2.1:
SITE SPECIFIC LAND USE
CONSIDERATIONS
Field of Dreams
• Existing Zone: Public Facility
• Potential Zone: Public Facility
• Public Facility: This designation is intended to
provide areas for public and quasi-public facilities of all kinds, including schools, fire stations, police
stations, jails, civic centers, parks, recreational
facilities, playing fields, community centers,
emergency housing, government offices, public
parking lots, cemeteries, museums, community
gardens, hospitals, and medical facilities. Except
for parks and temporary activities, all uses are
subject to review.
• ADD “Outdoor commercial recreation” - facilities for
various outdoor participant sports and types of
recreation where a fee is charged for use including
amphitheaters and athletic club facilities.
Public
Park/
OS
21 Agenda Item #2.1:
HOUSING ELEMENT IMPLEMENTATION
• As required by Government Code Section 65583.2, residential development projects proposed to include at least 20 percent lower income units, as defined in Health and Safety Code Section 50079.5, and not including an application for a subdivision map, shall be approved as a use by right. A use by right may not be subject to any City discretionary approval that constitutes a project under the California Environmental Quality Act; however, such use by right does not exempt projects from design review.
• Required for Housing Element Sites designated to meet lower income housing
• Housing Opportunity Zoning for RHNA sites
Agenda Item #2.1:
HOUSING ELEMENT IMPLEMENTATION
477 W Napa St
Zoning – Commercial to
Housing Opportunity
590 W Napa St
Zoning - Commercial to
Housing Opportunity
45, 69 Napa Rd
Zoning – Commercial Gateway to
Housing Opportunity
Agenda Item #2.1:
AFFORDABLE HOUSING OVERLAY
• Allows underlying zoning to remain
• Incentivize affordable housing
• Establish a minimum required affordable (e.g. 50% affordable to lower income)
• Increased density (minimum 25 dwelling units/ no max?) • Ministerial process (no discretionary review)
• Other?
• Applicable to sites where the existing zone is consistent with the current use (e.g. Staples lot) however would allow for a larger residential development if the required affordability units are provided.
24 Agenda Item #2.1:
PLANNING COMMISSION COMMENTS
• Housing supported by development standards that incentivize the type of housing desired
• Supportive of duplex-fourplex with development standards for compatibility in single family neighborhoods (ie height and square footage)
• Residential Component
• Don’t want to limit opportunity for payment of in-lieu fees • What is better use of land - commercial or housing?
• Supportive of Affordable Housing Overlay
• Should we identify areas for High Density Residential? No more area to develop
Agenda Item #2.1:
STAY INFORMED
www.sonomacity.generalplan.org
26 Agenda Item #2.1: