FISCAL IMPACT:
None. If the Board authorizes initiation of the GPA process, the project applicant will pay application fees to cover the cost of processing the application.
BACKGROUND:
On May 4, 2022, the project applicant submitted a Development Plan application for an eight-unit multiple-family residential project on the subject site (see Attachment A for proposed plans). Following staff's initial review, the applicant was informed that the proposal exceeded the maximum density of eight units per acre allowed under the M-11 land use designation. The project would either have to be downsized to no more than five units or approval of a GPA would be needed to increase the allowed density. On January 24, 2023, the applicant filed to begin the process of changing the land use designation to MM, which allows seven to twelve units on the subject site (see Attachment B for existing and proposed land use designations).
The site is a long rectangular parcel fronting Appian Way in El Sobrante. It is occupied by a single-family residence and associated accessory buildings and structures. The property slopes gently downward from front to back before dropping sharply into Appian Creek. Several mature pine, walnut, and olive trees are present, all of which are proposed for removal. The surrounding area is characterized by an assortment of land uses. Immediately southwest of the site is a small shopping center occupied by various neighborhood-serving businesses. Across the street to the
southeast are a beauty salon and locksmith. Adjoining the site to the northeast and northwest are single-family residences. Beyond these properties, along Appian Way and within adjacent neighborhoods, are a mix of commercial uses and residential developments of varying densities. The underlying General Plan designations, which include MM, M-11, Single-Family Residential-High Density (SH), Multiple-Family Residential-High Density (MH), Multiple-Family Residential-Low Density (ML), Commercial (CO), and Open Space (OS) reflect this diversity. Attachment C is an aerial photo of the site and its immediate surroundings.
The proposed MM land use designation is consistent with the overall mixed-use character of the area and the residential densities therein. The project would provide eight three-story rental units with on-site parking. The proposed architecture and materials are attractive and the building massing is similar to a project completed less than a half-mile north along Appian Way in 2019. The project would benefit the community by enhancing the appearance of the site and adding to the housing stock. Additionally, the units would be counted toward meeting the County's Regional Housing Needs Allocation for the 6th Housing Element Cycle. For these reasons, staff recommends that the Board of Supervisors authorize initiation of the GPA process. Staff emphasizes, however, that authorization to proceed does not guarantee ultimate adoption of the proposed GPA or approval of the project.
CONSEQUENCE OF NEGATIVE ACTION:
If the Board does not authorize initiation of the GPA process, then an application to amend the General Plan cannot be filed and the subject site will retain its M-11 land use designation. The proposed eight-unit residential project would have to be downsized to no more than five units.