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2010/08/24 City Council Resolution 2010-102RESOLUTION NO. 2010-102 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK APPROVING AMENDMENTS TO THE LAND USE MAP AND TEXT OF THE GENERAL PLAN FOR SONOMA MOUNTAIN VILLAGE LOCATED AT VALLEY HOUSE DRIVE AND BODWAY PARKWAY (APN'S 46 -051- 040, 46- 051 -042, and 46- 051 -045) IN ROHNERT PARK, CA WHEREAS, the applicant, Sonoma Mountain Village, LLC and KDRP LLC, has submitted an application for General Plan Amendments, and related certification of a Final Environmental Impact Report ( "EIR "), in connection with a proposed mixed -use project centered at Valley House Drive and Bodway Parkway (APN'S 46- 051 -040, 46 -051 -042, and 46 -051 -045) (the "Project "), in accordance with the City of Rohnert Park Municipal Code ( "RPMC "); and WHEREAS, the proposed amendments to General Plan ( "Sonoma Mountain Village General Plan Amendments ") would designate the Project site from its current designation (Industrial) to a designation providing for Mixed Use, Public /Institutional, and Parks /Recreation. The proposed Sonoma Mountain Village General Plan Amendments are attached as Exhibit A; and WHEREAS, the Sonoma Mountain Village General Plan Amendments would amend the Land Use Map of the General Plan as provided on the amended General Plan Land Use Diagram attached to this Resolution as Exhibit B; and WHEREAS, in accordance with Government Code section 65350 et seq., the Planning Commission reviewed the Final EIR prepared for the Project; recommended its certification by the City Council; and has otherwise carried out all requirements for the Project pursuant to CEQA; and WHEREAS, the City of Rohnert Park has consulted with all interested parties in accordance with State law; and WHEREAS, the Planning Commission held a duly noticed public hearing and reviewed the proposed amendments to the Land Use Map and text of the General Plan for the Project; recommended its approval by the City Council by a majority vote of the total membership of the Planning Commission; and WHEREAS, pursuant to California State Law and the RPMC, public hearing notices were mailed to all property owners within an area exceeding a three hundred foot radius of the subject property and a public hearing was published for a minimum of 10 days prior to the first public hearing in the Community Voice; and WHEREAS, the City Council has certified the Final EIR prepared for the proposal in Resolution in 2010 -101; and WHEREAS, on August 24, 2010, the City Council held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the proposal; and WHEREAS, the City Council has reviewed and considered the information contained in the General Plan Amendment application for the proposal NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rohnert Park makes the following findings and determinations with respect to the proposed General Plan Amendment and amendments to Land Use Map: Section 1. The above recitations are true and correct. Section 2. The City Council certified the Final EIR for this Project, including adoption of associated CEQA Findings, Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program, as described in City Council Resolution No. 2010 -101, approved on August 24, 2010 concurrently with the City Council's approval of this Resolution. Section 3. Findings. The City Council hereby makes the following findings concerning the General Plan amendments proposed by Planning Application No. PL2006- 053PD: That the proposed site is appropriate for development under the General Plan's Mixed Use Land Use Designation. Criteria Satisfied. The proposed General Plan amendments would diversify the variety of uses permitted within the site, while retaining policies which preserve uses permitted under the previous land use designation. This diversity of uses and preservation of previous land use designations reflects the applicant's current Project plan and retains an appropriate level of development. 2. That the proposed General Plan amendments would he consistent with specific policies in the Land Use Element of the General Plan relative to the proposed development. Criteria Satisfied. The proposed amendments establish additional specific policies in the Land Use Element of the General Plan specific to the Sonoma Mountain Village area. The policies establish a mixed use land use designation for the site which permits a diversity of uses while retaining policies which preserve uses permitted under the previous land use designation. The proposed development proposes mixed use land designations for the site and includes policies which preserve uses permitted under prior land use designations, and is therefore consistent with such specific policies. 3. That a duly noticed public hearing has been held to receive and consider public testimony regarding the proposed amendments to the General Plan Land Use Map. Criteria Satisfied. A duly noticed public hearing on the proposed General Plan Amendments was held on August 24, 2010. 4. The General Plan Amendment, and consistency of the Project with the General Plan, are discussed in the application materials, the Final EIR, the Planned Development, staff reports, and submittals by the Project applicant. The City adopts the conclusions and analysis of those documents regarding General Plan consistency. The Project, including the General Plan Amendment, is consistent with the General Plan and will result in an internally consistent General Plan. 5. The General Plan Amendment approved for this Project will not cause the General Plan to become internally inconsistent. The General Plan Amendment proposed by the Project Sponsors better implements the General Plan policies and goals than does the land use plan depicted in the General Plan, as explained in the Planned Development and staff reports. The additional refinements achieve all applicable policies and goals, but achieve a different balance in placing more emphasis on mixed use development, sustainability, and pedestrian - friendly policies. The General Plan Amendment and the remainder of the General Plan comprise an integrated, internally consistent and compatible statement of polices for the City. The various land uses authorized for the Project are compatible with the objectives, policies, general land uses, and programs specified in the General Plan, as amended. The Project is compatible with and conforms to the objectives, policies, general land uses and programs specified in the General Plan. The Project furthers the objectives and policies of the General Plan and does not obstruct their attainment. The Project is compatible with and in harmony with the General Plan goals and policies. The Project is in harmony with surrounding neighborhoods, and the site is physically suitable for the development proposed. 6 The General Plan comprises many objectives, policies, principles, programs, standards, proposals and action plans (collectively, "policies "), as well as performance standards. The City recognizes that the policies necessarily compete with each other. The City has considered all applicable General Plan policies and the extent to which the project conforms to and potentially competes with each of those policies. 7. The City has fully evaluated the extent to which the Project achieves each policy, including those pertaining to compatibility of land use, protection of open space, standards regarding geology, soils and earthquake risks, hazardous materials, flood hazards and drainage, protection of water quality, protection of biological resources, transportation standards and goals, regional and local housing needs, jobs /housing balance, noise, protection air quality, protection of visual resources, standards for public services and utilities, protection of architectural and historic resources, the provision of housing for all sectors of the economic community, and the provision of employment opportunities for residents of the City. The City has also fully considered the Project's compliance with all goals, policies and objectives in the General Plan, and finds the Project in compliance with the General Plan. 8. The City finds that the balance achieved by the Project among competing General Plan policies is acceptable. The Project achieves each applicable policy to some extent, and represents a reasonable accommodation of all applicable competing policies in the General Plan. The Project promotes the General Plan goals referenced in the CEQA Statement of Overriding Considerations approved by City Council Resolution No. 2010 -101 on August 24, 2010 concurrently with the City Council's approval of this Resolution. 9. The City has carefully considered all comments regarding consistency and implementation of its General Plan, and determines they largely- reflect only disagreement with the decision the City made when it adopted the General Plan in 2000 to allow and encourage intense urban development in this area. 10. The Project is an internally- integrated mixed use development providing a diversity of land uses throughout, including areas for public /institutional uses, recreational uses, parks and open space, and other uses immediately adjacent to or combined with residential uses. The Project surrounds a central plaza or public area creating a vibrant gathering center and more integrated community than would be achieved by the land use configuration indicated in the prior General Plan land use designation. The Project provides pedestrian walkways and bicycle paths throughout, is integrated with planned regional transportation improvements, and is integrated with surrounding neighborhoods so as to maximize pedestrian- friendly connectivity with surrounding areas and enhancing bicycle use and access to public transportation. The design strongly promotes numerous General Plan goals, policies and objectives, including those to transition densities, place housing adjacent to parks and other open space, siting neighborhood commercial facilities in areas designed to maximize accessibility to residential areas, promote a concentration of activity and continuity of retail uses, promote pedestrian- oriented activity centers that serve as community focal points, promote policies which preserve uses permitted under the area's prior land use designation, and sites facilities and infrastructure to encourage walking, biking, and public transportation. NOW, THEREFORE, BE IT FURTHER RESOLVED by the City Council that it does hereby adopt and approve Application No. PL2006- 053PD, General Plan Amendments for a proposed mixed -use project centered at Valley House Drive and Bodway Parkway (APN'S 46- 051 -040, 46 -051 -042, and 46 -051 -045), as described in the Sonoma Mountain Village General Plan Amendments attached to this Resolution as Exhibit A and made a part of it, in its entirety. BE IT FURTHER RESOLVED by the City Council that it does hereby adopt and amend the General Plan Land Use Diagram so as to conform with the General Plan Amendments recommended herein by adopting the amended General Plan Land Use Diagram attached to this Resolution as Exhibit B and made a part of it. BE IT FURTHER RESOLVED that the City Manager is hereby authorized and directed to execute documents pertaining to same for and on behalf of the City of Rohnert Park. Attest: DULY AND REGULARLY ADOPTED on. this 24th day of August, 2010. BELFORTE: AYE BREEZE: NO CALLINAN: NO MACKENZIE: AYE STAFFORD: AYE AYES: (3) NOES: (2) ABSENT:. (0) ABSTAIN: (0) SONQMA MOUNTAIN VILLAGE PROPOSED GENERAL PLAN AMENDMENTS [AMENDMENTS TO PAGE 2 -151 and provide a mixed -use residential and commercial center to meet the needs of students, faculty, visitors, as well as city residents. • Increased connectivity between and within neighborhoods. New streets are designated to result in increased connectivity. In addition, policies for locating local streets are included to ensure neighborhood-level connections while providing flexibility to project developers. • Designation of mixed -use and pedestrian - oriented activity centers. Threewe pedestrian oriented mixed -use centers are designated: the University District, efid the City Center, and Sonoma Mountain Village. In addition, mixed -use or multi -use development is encouraged at three other sites: the northwest growth area, southwest of Adrian Drive /Southwest Boulevard, and a center in the southeast. • Variety of housing and mix of housing types in all neighborhoods. The General Plan provides for a variety of housing types, including Estate Residential, a housing type currently not found in Rohnert Park, as well as higher density housing to meet the needs of students, and mobile home subdivisions to provide for affordable housing. The General Plan Diagram illustrates neighborhoods with integrated housing types, designed to locate a larger share of residences close to transit and neighborhood centers. • Protection of creeksides and provision of a network of trails and parks. The Diagram illustrates a network of open space along creeks that will be realized over time. These open space areas will also facilitate development of a network of bikeways and pedestrian trails. • Land use pattern to maximize accessibility to parks and commercial centers. All high density residential uses are located adjacent to parks /greenways or mixed -use centers to ensure that recreational and everyday shopping facilities are within walking distance of most residents. FUTURE BOUNDARIES The General Plan Diagram shows the proposed future Sphere of Influence for the City; future City limits are proposed to coincide with the Sphere of Influence. Decisions on changes to the City limits and the Sphere of Influence require approval of the Sonoma County Local Agency Formation Commission (LAFC.0). Also shown on the Diagram is the Urban Growth. Boundary (UGB), which outlines the limits of urban growth under this General Plan. This UGB is entirely within the proposed sphere, and will become operative upon the adoption of this General Plan; UGBs are neither recognized by LAFCO, nor do they require LAFCO approval. Page 9 of 40 EXHIBIT A I.QlIl9Nw� LACE PROPOSED GENERALPLAN /1MENDMENTS EAMt MMMTS To PAGE .2 -161 O.ENSITY/INTENSITY STANDARDS The General .Plan establishes density /intensity standards for each use classification. Residebtiat density is expressed as housing units per Boss (including public streets and Other (rights -of -way) acre, Maximw.n permitted ratio of gross floor area to site area (FAR) is specified for non residential uses. FAR is a broad measure of building bulk that controls both visual prommence and traffic generation. It can be clearly translated to a limit on building bulk in the Zoning .Ordinance and is independent of the type of use vocupying the building. Density (housing units per gross acre) and intensity (FAR) standards are for gross developable land (that is, including streets and other rigfits -of- way }, but e1c+Cluding areas subject to physical or environmental constraints, as well as areas . dedicated for creeksidelgreenways :or habitat protection. Exception The Z904 90* *e ,could_ provide specific exceptions to the FAR limitations for v1ses With low employment densities; such as research facilities, or lovr : peak hour traffic generation, such as- hospitals, Intensity standards for 'non - residential and mixed -use development are for the entire development; site} 'that is intensities on individual parcels ntay exceed the tanaximwn, provided the overall ' development project does not exceed the stipulated intensity; For residential uses; in contrast, density; standards shall apply to individual parcels. The Planning Commission #nay petanxit, subject to findings, deviations in residential density standards on individual parcels for clustered development with common open space, as stipulated in the policies.included later in this chapter, provided overall project density is not exceeded. Page z at 4a MOUNTAIN VIUJM PROPOSED GENERAL VLAN AMENDMENTS [AMUNMbOWTS TO PAGE 2-171 r Der O Estate Low Density Medium Density Mixedatse Dovelopmene woes and garages are mduded Den rrftslgr as for Buiidout Calculadons 1.0 6.4 1.5 0.53 15 for corinmerdal and office mixed use areas, 2.6 for residential uses mixed With oilice or comO ercial= ores defined a PIanaed,Devc�looMeriE nr Spedfic Man% dcid *ws fanoa- r+asirteMial and mixed -use R of 1.0, subJect to e*W and SAM-Oval fqr gig Driatbiatuae: Wfal add nonqesldertttal devokpnent; n0 separate reskeatfal density fih0090S em spe reG►. I ,. R. x nc 8 snecgic lkraity sta%d atroire atratf t>e ffs axiiirover/ tri Pte need Develr ngmt and AQffift : P'.ah ar Saute: (.qty of Aol a Par* Dye# &A- aW (Rev 03 V6110); Maximum Densiiyltn#ensity Not Automatic The density /intensity standards do. not' pI thardevelopmeatprojects Will be approved only at the mu: mum density or intensity specified` for each use. Zbning regttlations consistent with Generd Plan policies and/pr site conditions may reduce development within Page3 of 40 0 SONOMAANOUN IN VILLAGE PROPOSED GENERAL PLAN AMENDMENTS EamMbMMS TO PAGE 2 -22, NIXED USE DESCRIPTION] office This designation is intended to provide sites far administrative, financial, business, professional, medical and public .officees, and support commercial uses. Limits, on retail activities in the district will be specified in the Zoning Ordinance. The Zoning Ordinance may permit hospitals, extended care and other similar facilities `in specific, locations. The maximum FAR is 1.0. lodusbial This designation accommodates cawpus-like envircinments for corporate headquarters, research and development facilities, offices, light in and assembly, industrial processing,. general service, wairehotising, storage' and distribution, and service commercial uses; Retail is permitted as an ancillary use only. Maximum FAIR is 45, but discretionary increases may be permitted; up to a total ><AR of 1.Q I subject to review and approval for developmeotmoeting specific standards included in the Zoning Ordinance: in the, 7 anialicable zoning district. Separate residential density limitations are;pot tablished;- however, miri munt, unit sizeregwirements established is the Zoning Ordinance�will xtsW in maximum density limitations. In addition, liinitat ons on the size anal location 'of parking, coupled with building orientation and design standards, as specified in Chapter 3... Community Design and/or the Zoning Ordinance will ensure that a pedestrian- oriented envronment-is created. Areas, on the General Plan Diagram that are striped with, two different colors are not considered tried use, which only applies to the areas with the Mixed Use-" designation: Striped areas would allow either of the two uses:represented by the striping, or a combination of the two, consistent -with their separate land use classifications: Publiedlnstitutional To provide for schools,, government offices, transit sites, and other facilities that have a unique public character, as well as Sonoma State University. Religious facilities are not Page 9 o(40 SONOMA MOU MN VILLAGE- PROPOSED GENERA. PLAN AMENDMENTS: EAbMVDbM=S To PAGE 2 -241 2.3 GENERAL PLAN BUlLDOUT Table 23 -1 shows the buildout acreage of the General Plan Diagram. Approximately 1;260 net acres would be developed within the UGB, including infiil sites. An additional So acres would be developed for community fields outside the. UGB The table breaks out acreage bx Area of the city: areas inside the 19,99 City limits and three areas outside the 1999 City limits, the eastside (north of the SSU campus), Canon Manor and southeast (south of the SS[J campus), and the westside (west of Dowdell Avenue), Most areas that am planned for new development are residential in use, totaling about = acres. A endt�aents to the General Platt in 2010 have esulted in- the desi anon of certain d ed and undevelt ds from: an industrial desiarrat'on to mi�wd use and par s /otaen s g_g, An additional $S0 acres outside the UGB and inside tho Sol would be used for parks and open space. Figure 2.3.1 compares land uses in 1999 to those resulting from 611 buildout of the General Plan Low Density 0 140 70 0 0"a. Medium Density 0 60 20 0 so High Detts'itji 0 40 0 45 Mixed Use 20 30 10: 0 a ti0' 147 GG Commerda! 40 0 lndustrit 1 120 0 0 55 es 4 Moe 10 0 61 20 30 PubiicAnstiNtionai - , 0 10 0 0 1 40 Pa.ek,WOpen Space2, 2 155 30 3` 27 Toiai. ; 192 495 340 183 175 4-.M . Page 5 of 40 Figure 2.3-1 Land Uses: 1999 vs. Buildoue kw*tky Lkalk W9 Party 'Rem 141 IndusWto 0% mixed 7% 2% Residential 53% "/10), I do rw kxk* SMM hX00600M omew kkkNies Me $0-cae cwmwr&f M& & SONOMA MOUNtAti1 n1gaE, PROPOSED gENERAL ALAN AMENDMEWS [ANWW tTS To PAGB 2 -261 Table 2.3-2. shows the total number of housing units estimated at buildout of all General. Plan policies. Table 2.3 -2. E8ttmdW Housina Units at Buildout Eaa. g U04 inside 1999 City Limits 15.430 Canon A tenor 110 Subtotal 15,540 Now vie insi4e 1999. City Limits 2101-142' Eastsido 2,440 westside CaAf= Manor 8110 Southeast ? Table 2 3 -3 Summarizes the buiildobt population and employment under, the General Plan. 01i on attd cmp %ymeak ate bas�ii on estimates of housing units and non=residential l wilding hoar area, wlucli sire derived fmm the acreage estimates in Table 2.34. Population is expected. to increase at an.average annual rate of l.4 percent`betweeti 1949; and 2420. ApproximatelIy 401041032 :residents will be added to the city, reaching a total linildout population of approxinnately 4'�, l 3 , Whereas, jobs are planned to increase at a yearly rate of 1,4 per cent under, tic "Weal Plan, reaching a total buildout of 29,4? lobs, Because jobs will iucreaseat A, Mter rate than population, tie iratio of jobs to employed residents is expected to increase from 1.44 to 1:22. Page 76f 40 I SONOMA IMOTAIN VILLAGE PROPOSEQ.GENERAL,PLAN AMENDMENTS [AtCNDWWS TO PAGE 2-271 Table 2.3-3: s+�.__ —t tft— swA W.-I Mcludes 'cqixnerciai,. rndusM% o0'ke, end mfxed�use r7ev+elopment. A►sfl, includes de�relOpment is the di! Center and tM1 e - 00tVdell SF®cHfc;fth a� (1 "fi 's;P a unairtViXa a ed e��rnenf Assumes 1999 grotto: quarters poputatlon of 660 to stay the:sama et buldout Thus, at bUfJdout, the )*ho 0000 tan W N be 4%-X40AU-72-( a= -660) MKINI MT"# -irJ� Page 8 of 40 Population' Total 41,00 &AW10i:332 451:332 Annual Growth 1;096 Ramie Housing Units 15,5401 4,450 x;382 482U922: Jobs Total 21,9002$:479` Annual Growth 1.9% Rate Building Ares3 n.a. 904,593 r469 n.a. p*vd 21,200- �7 1 25 9 7" k ' Id- ilts JobslEinployed 1.64 1.14 Residents- Mcludes 'cqixnerciai,. rndusM% o0'ke, end mfxed�use r7ev+elopment. A►sfl, includes de�relOpment is the di! Center and tM1 e - 00tVdell SF®cHfc;fth a� (1 "fi 's;P a unairtViXa a ed e��rnenf Assumes 1999 grotto: quarters poputatlon of 660 to stay the:sama et buldout Thus, at bUfJdout, the )*ho 0000 tan W N be 4%-X40AU-72-( a= -660) MKINI MT"# -irJ� Page 8 of 40 §ONOMA MOUNTAIN VILLAGE PROPOSED GENERAL PLAN AMENDMENTS [AMENDMENTS TO PAGE 2 -303 Land Use Pattern Mined- -use, Commercial, Office, and Industrial Development LU -3 Develop the University District as a mixed -use, pedestrian - oriented center. Permitted uses are stipulated in the land use classifications in Section 2.2, and specific policies and land use program are included later in this section. LU-4 Develop the City Center and the Sonoma Mountain Village Planned Development as a- -mixed -use, pedestrian - oriented eenle-r-areas. Permitted uses are stipulated in the land use classifications in Section 2.2. LU -5 Encourage development of the northwest growth area along Wilfred Avenue and on the area'designated as Mixed Use on Bodway Parkway, south of Canon Manor, as mixed -use centers (that is, with different uses at different levels in a building), while permitting single- or multi -use (that is more than one use on the site, but in separate buildings) development. Encouragement for mixed -use development is built into the General Plan Land Use Classification system, which permits an FAR of 2.0 for mixed -use development that include residential uses, and FAR of 1.5 for projects with a non - residential mix (such as retail and offices). Projects with single use buildings would be subject to the FAR for these individual uses, as included in Section 2.2, which are lower than the FARs stipulated for mixed -use developments. Further incentives would result from reduced parking requirements for mixed -use development that may be included in the City's Zoning Ordinance. LU -6 Locate new Medium and High Density Residential development adjacent to parks, creekways or other open space, in order to maximize residents' access to recreational uses, or adjacent to a Mixed Use or Neighborhood Commercial Center, to maximize access to services. LU -7 Encourage new neighborhood commercial facilities and supermarkets to be Iocated to maximize accessibility to all residential areas. The intent is to ensure that convenience shopping facilities such as supermarkets and drugstores are located close to where people live and facilitate access to these on foot or bicycles. Also, because Rohnert Park's residential population can support only a limited number of supermarkets, this policy will encourage dispersion of supermarkets rather than their clustering in a few locations. Page 9 of 40 SONOMA JQI TAIN VILLAGE PROPOSED GENERAL PLAN AMENDMENTS [Ab6=1 =3 TO PAGE 2 -321 *?ffsehahA asd0rredr&,Sectian,5010.ftf? 1heMeallhandSrrffyCan ortYV SO rceaf offite>ofaldsW11ingunils ofa h.9V%f 1gderelopmeWI, r-yI47111 g reslderrls, asdefrrre hOSeclion Al $affhe Crvil CA& Olherpraviria�r of `lh GaerrrmeniG' aear rucJiasflaserelyfi» gtoorr lahilily:shallalsoappldr. • 10 percent bonus, upon discretionary: :approval only, and only for projects undertaking elective off -site improvements (such as streetscape improvements) that further the City's community design and/or open space- objectives. This bonus., shall not be combinable with ` affordable housing bonus. 00-site improvements directly resulting from a. project's impacts$ as specified in the Zoning Ordinance, may still be required; the bonus is for improvements that go beyond the required minimum. Specific. Ptan. Planned Development and Other Areas 77te new grnkvtTt areas of thee City Dave been tliblded into five spec fcplan- areas - Northwest, Northeast,. fyn versityDistrict, Carrion Manor, and ;S6uthea and oft ftr Aokkgme .nt area -� orrr r aIaunrain Village. Aolicies have been developed that perraf�t to the indiv ual c plare�nlaarrrnerlfeta areas, as well as %r the City Center area' %r which a Corfcep# .Plan exists. Borrufaries for specific planl�ilamred clevelnpmetrt ;areas. are demarcated tn.Figure Z.4:1..For.pblicr ' es related to ufesign issues, ;please see Chapter 3: Cora»tu »�tyDesign. LU40A Coordinate the adoption: of each specific pl _.: and armed: development in a. manner that provides for the systetnakic ;implenentattou of the General Plan, as is , consistent with the growth tmanagement attd public facilities goals and policies .of this General Plan., In order, to carry out this policy, the City Council may elect to adopt one specific: plan and_ r planned development at a time, determine priorities for the adoption of each specific pIan/planned developmenL- initiate the preparation of a specific plan and/or planned develo rent or 1, otherwise ;take action to ensure ;that the adoption Of'spe4fic plans .and Manned developmnn ' adhere to the growth management and public facilities goals and policies of this General Plan. Require that all specific plans and % developments: prepared pursuant to this General Plan include the following components: Aa land use program as specified for each Specific Plau and Planned. I?evel pmCnt area is the General Plan, including the nnaximumi and` minimum development for each land use °type and • A detailed traffic study, prepared by a City - approved traffic/transportation planner, and seasonable mitigation measures to mitigate trafi`ic impacts resulting froth the development; and The proposed location and capacity of major infrastructure components, including wells, sewage, water, drainage, solid waste, disposal,'energy, and Page 10 of 40 RaNOMAMDL'NTAIU JUJME, PROPOSED; GENERAL PLAN AMENDMENTS E ME2v1D EMS To. PAGE 2-331 other essentia facilities proposed to be located within the area covered by the Specific Plan/planned Development; and Policy Ght=9 also requires preparation of a Public Facilities Financing Plan. • A site- specific biological assessment of wetlands, habitat areas, and creeksides by a City-approved biologist and a program for conservation/mitigation to the extent feasible:: • Survey for California tiger salamander, both in breeding habitat and adjacent upland estivation 'habitat, with appropriate mitigation, includingg avoidance and minimization measures; and Program for conservation of the natural resources along creeks and standards for the conservation, development, and utilization of natural resources where applicable; and • Park and open space in accordance with the, Genera] Plan :designation,, including access and connections to the bicycle aystem.shown `in Figure 4 3-.; and • Hydrology and drainage for the area, with a goal to minimize runoff, and drainage practices to be incorporated as part of individual projects to meet the. "S_pecific -p?)*' iann d i?t ixelc►pment objectives; and + Plan to prevent storr(twater pollution, including. measures to bt . incorporated as pan of developmenton individual sites,;:and • Demonstration of adequate water suppin. This demonstration of adequacy should be consistent with policies PF-II through PF -Id, relating to,watersupply.. LU -10B Include, within each 4..SapwAfic A lan d Plaztned D6vel!MJ—rne t, standards and criteria by which development will be phased and standards for the conservation, development, and utilization of natural resources. LU:,16t permit hospitals, schools, police and fire stations, parks and other facilities that serve a vital public interest; subject to findiAgs and necessary environmental review, to be located in a s5pecific alas! Planned Ueyctopment area, even if a �pwiflp pl�lan a Planned Develotament for the area iias not been adopted. LU 1 OD As part of development of sApecifxc PBans and planned Deve a r��ents# through site planning and other techniques, ensure adequate transitions between incompatible uses, while promoting 'the General Plan intent of integrated development of compatible uses. Page 11 of 40 SONOMA MOUNYM j(UAGE. PROPOSED GENERAL PLAN AMENDMENTS [AM=Db=TS TO PACE 2 -40 AND ADDITIONAL PAWS (NOT YET ZitJi¢SE M) The City Censer aren is,gen4mlly defined by ltireArtrigh Creek on 1he north, fha rrrilit od lincks /a the mg the Rohner! Park EVI =r to the south and ll.S. HghmV 101+ /o the nwl. ?he Chy Cenler imalad he an area of,wered land uses tncludiiJg civic Amildings, cammercral 6nsinesses, o ce axes, atd multi,Jrtmily horsing. tt woaldiaeloaelgVrarima /ely 180ha"irg�wtifs LU31 Allow, but do not require, mixed- or multi -use development. Wilfred- .Aa�adell LU -32 Ensure development is in accordance with the adopted Specific Plan for the area. LU -33 In preparing and adopting the Wiled- Dowdell Specific Plan, incorporafe:provisio>is which ensure integration of land uses and design concepts with the adjacent Northwest Specific Plaa area. 4rttside the Urban Growth Boundary LU -34 Areas in the iCity Planning I I area, outside the Urban Growth Boundary, should be maintained in agricultural and open space uses consistent with the land use designation in the - Sonoma County General Plan. Sonoma Mountain KLfla -ae Planned 29IIk aWa Brea: that land uses are dispersed in agqd& � & with: the »i�nyisions Page 12`of:0 • Provide appropriate distance oftransit stogy a PYi�Vt� iii uy� blic, instil And. rather than Jsdjitin,S hei in remote single =use cQ t IexO Dist ri ute a rangef ripen space includistzparks, suar4� within the ngi hg borho d .Re -quire that buildineg and lands c pin oftho a bfares as ciAg laces. Pap 13 of 40 SONOMA MOUNTAIN VILLAGE PROPOSED GENERAL PLAN AMENDMENTS [AMENDMENTS TO PAGE 2 -441 obligations for the preservation, improvement, and development of housing. This measure establishing a UGB is consistent with the objectives of the City's Housing Element and with the other mandatory elements of the City's General Plan. It is fully expected that the policies and programs in the City's Housing Element, including the sites identified therein for housing, will allow the City of Rohnert Park to meet the requirements of State law to provide housing opportunities for all economic segments of the community. This measure allows the City Council to bring land into the UGB without a public vote for very low and low income housing only, in recognition of the fact that sometimes it is necessary for a local government to take special steps to provide opportunities for very low and low income housing. 1.5 The UGB outlines the area within which the City generally projects that development will occur within the next twenty years. However, the General Plan of the City of Rohnert Park Growth Management Policies prohibit growth from commencing, if the necessary public facilities — streets, water, wastewater, solid waste, and parks — are not in place when the growth is completed. In addition, the General Plan of the City of Rohnert Park Specific Plan and Planned Development Policies require that new growth will not be permitted unless and until the specific plan or planned development for the area in which the growth is proposed, has been adopted. Section 2. Establishigg the Urban Growth Boundary The following policies shall apply to the Urban Growth Boundary: 2.1 No urban development shall be permitted beyond the Urban Growth Boundary. "Urban development" shall mean development requiring one or more basic municipal services including, but not limited to, water service, sewer, improved storm drainage facilities, fire hydrants and other physical public facilities and services;. provided, however, that open space uses, parks, agricultural uses, community fields and golf courses beyond the Urban Growth Boundary that are provided with municipal or public services, shall not be defined as "urban development " 2.2 The Urban Growth Boundary shall be in effect until June 30, 2020. 2.3 The Urban Growth Boundary may be amended only by a vote of the people or as provided for in Section 2.4. 2.4 The Urban Growth Boundary may be amended by a majority vote (three affirmative votes) of the City Council under the following circumstances: Page 14 of 40 SONOMA MOUNTAIN VILLAGE PROPOSED GENERAL PLAN AMENDMENTS E M NDbWMWS TO PAGE 2 -471 In order to manage development within the UGB in a manner that is consistent with these community goals, a growth management program shall be adopted that includes each of the following components: 3.2.1 An annual standard to determine the number of residential development approvals that are consistent with the goals and policies of the City's General Plan. 3.2.2 A requirement to implement the growth management program, including the annual standard in a manner that is consistent with the goals, objectives, obligations and policies of the City's Land Use and Housing Elements. 3.2.3: An average approximate one percent (1 %) annual population growth rate. 3.2.4: An annual review by the City Council to determine the consistency of each of the components of the growth management program with the goals, plans, and policies of the General Plan and State housing, planning, and zoning law. 3.2.5 A requirement to coordinate the development in each of the specific plan and planned development areas with the growth management ordinances if applicable. Housing that is affordable to very low and low income households shall be exempt from the growth management program. GM -3 Establish a "trigger cap" on annual residential development approvals with the following characteristics, in order to maintain an average development pace of 225 housing units per year for any three -year period: • if the combined number of residential development approvals in any two successive calendar years exceeds 560 housing units, and if the development pace for the preceding three -year period has exceeded an average of 225 housing units per year, then a cap on development on the following calendar year will be established ("trigger cap "); Based on an average approximate population growth rate of 1 %, General Plan buildout would permit an addition of approximately 4,450 housing units over a 20 year period, or an average of approximately 225 housing units per year. The figure 560 represents 125 percent of the two-year average growth of 450 (225 x 2) housing units. • The "trigger cap" may be adjusted up or down a maximum of ten (10) percent by the City Council on an annual basis (see GM-4) to accommodate changes in land use program assumptions (for example, vacancy rate factors- and household size). Page 15 of 40 SONOMA MOUNTAIN VILLAGE PROPOSED GENERAL PLAN AMENDMENTS [AMENDMENTS TO PAGE 2 -493 GM -7 Encourage applicants to enter into development agreements with the City, which would also grant vested development rights, including against any changes that may result from the City Council annual policy review (GM -4), to develop a site over a multi-year period. Do not enter into any development agreement for a project until a specific plan pr planned development has been prepared and adopted by the City. This would permit, but not require, the City to enter into development agreements. Any proposed development agreement shall be consistent with the General Plan, any other relevant plans, policies, programs, regulations, and standards. GM -8 For those residential development approvals that do not require the approval of a tentative subdivision map, or otherwise not vested through a development agreement with the City, approvals shall expire after a 24 -month period, unless extended for special circumstances by the City Council. Page 16 of 40 OS NOME MOUNTAIN VILLAGE PROPOSED GENERAL PLAN AMENDMENTS I MENDM WS To PAGE 2 -511 Adequate Public Facilities GM -9 Require that each specific plan and planned development include, or be eci sub; t to. a Public Facilities Financing Plan that explains how streets, water, wastewater, solid waste, and parks, all meeting City standards, will be provided to the project. The Plan must demonstrate, to the satisfaction of the City Manager, based upon criteria developed in the Growth Management Ordinance, that completion of all necessary public facilities concurrently with completion of the specific plan or planned development is economically, physically, and Iegally feasible. GM -10 Require that economic, physical and legal feasibility (Policy GM -9) include the method of financing or otherwise paying for the facilities and the plan for receiving approval of all regulatory agencies. A Public Facilities Plan that provides for the project's fair share of the financing for the necessary public facilities, but does not provide for the completion of the public facilities prior to completion of the development due to lack of contribution by other responsible parties, will be deemed complete but will not be approved as part of development project approval unless the exceptions included in GM -11 or GM -12 apply. GM -I1 Allow, only with the approval of the City Council, some required public facilities (GM -9) to be deferred for a specific time period by adopting a Statement of Public Policy Considerations. The Statement of Public Policy Considerations shall include findings that specific and offsetting community goals and objectives are achieved by the project that balance not meeting the goal of providing necessary public facilities concurrently with development and - shall specify a time period in which the improvements must be completed. Such findings shall be supported by substantial evidence in the record of the public hearing. GM -12 As provided in GM -10, the City Council may allow an exception to the requirement that all public facilities must be provided prior to completion of the development for streets/highways /intersections only, for projects subject to a development agreement if it can be demonstrated that although adequate street/highway /intersections are unable to be provided for the development at the time occupancy is projected, such facilities will be provided within two years of the time occupancy is projected. The determination that such facilities will be provided within two years of the time occupancy is projected shall be based upon the approved Public Facilities Financing Plans submitted by other projects that contribute to the need for the street/highway /intersection improvement. GM -13 Require that new development maintain parkways, creeksides, and open spaces that are part of the development or are required to support it, and consider establishing multi- purpose assessment districts or other financing mechanism in order to assign the cost of infrastructure improvements equitably to benefiting sites. Page 17 of 40 V SOMA MOUNTAIIJ ! fiLLAGE PROPOSED GENERAL PLAN AMENDMENTS [A)JBNTS TO PAGE 2 -S21 lssessmenldtslricls include allproperly 1har WWWreceiYe a special he efrlfraw a capi /al imp vvelmnl-artd tfea inrpages as ressmenis air eachpareel ofpropero, Ae amount of the arsessmem rejig /s the cos! of the praporlionQl .rwe al bemejl'l con, , /errs don 1h e p arc e 1, ,Me City already rises assessment distrr'c!s in certain Areas for roadwaY i�nproycemenls; as alongRedisavoea 'l�riue...�fissesrment districts calf be considered aoI anyfar'W4) pinrproKeirret�rts, lutalsaforse randsr�rrl€r /ineimpror nrenl�; and other necessary rn/rasltricllw�: Axparrsiort ofseher Imes east of /he e>risling City. lrmils soil /probab he necessary in order 10 arrommoddale /MP deuelopmeltl In addition 10 infrastiricrnre mpros�emenls, assessment drstricls cAn he caned to assign AecostOfmarnlenance ofopen.sprac satid�taarfi�ti�tys fihecc lafaddi(onalser rice 17449w erAff,rg costs cao he deMrmimed;ly estimaling 1he- amaant of additional perranneland eyuenlrrec�ssaryloma�xtairarespo�setrmesa�serviGele�ls GM -14 Require new developnzentto dedicate ]and to the City is the appropriate amount and location for parks and recreational_ space, in accordance with the General Plan Diagram, the Specific Plan andlor Planned. Dcvelopment for the area, and the City's pa&dedieation requirements; .GM-15 Patepare, adopt, and implement a Capital Improvement Program (CIP), based on established performance standards, to provide a framework to undertake, necessary citywide public facility improvements. Ensure that the program reflects expected . growth and estimated cost of improvements. As of 1999, the City did not have a CIP, but had-considered establishing a program in order to prioritize improvement projects and funding. 771e City needs both, a programming time horizon (such as jive or seven: years) as well -as an update cycle (such as every year or two years), Many cities work with a five-year aP that is updated every year or two years. The Sonoma County Transportation Authority (SCT'A) uses a seven year planning horizon and, two -year update cycle for its CIP which is used by the Metropolitan Transportation Commission (WC) to prepare the Regional Transportation Plan (RT+P)' and, Transportation Improvement Program (TIP). The C1P's estimate offuture growth shall take into account development trends and projects in the development pipeline "trigger cap `" and other growth management provisions. Page is Of 40 ,IQNQMA MOUNTAIN VIUAGE PROPOSED GENERAL PLAN AMENDMENTS [MMWI MENT'S TO PAM, 3 -151 3.2 NEIGHBORHOODS AND FOCUS AREAS While policies related to views and edges have implications. that extend beyond individual neighborhoods, this section addresses the design and character at a neighborhood scale: Focused policies for certain areas (including specific plan; areas) are also included. NEIGHBORHOODS Neighborhoods are Rohnert Park's building blocks. tp i- 4999- Rohnert Park's neighborhood structure has been„ in many cases,, characterized by homes clustered around a'school and a Patio. Neighborhood areas, are shown in Figure 3.24, Key aspects, of Rohnert Park's ewe -(1999) neighborhood structure include: • Use Pattern. While Rohnert Park has 'a defined neighborhood development pattern, design of neighborhoods for be responsive to the context --such as by creating greenways that traverse neighborhoods, locating parks adjacent to creeks, and locating uses and acitivities in relationship to institutions such as SSU and physical conditions such as urban edges —can help in creating neighborhoods that are responsive. to the landscape and lead `to greater identity and diversity. + Street and Blbi* Patterns. Neighborhood A, one o€ the original Rohnert Park neighborhoods; hats the;greatest number, of through streets,. blocks; and access points. It is' characterized V long internal blocks, connecting local streets, and few cul-de -sacs, compleinented Uy mature trees. and landscaped front yards, making it easy and comfortable to bike :or walk. Nucmerous "Ms points provide connections to adjaoeat areas. In subsequently: developed neighborhoods, fewer street connections and intersections, more cut de sacs, and larger blocks.make it difficult to reach destinations via walktl " or biking. Canon Manor _ a County subdivision originally platted in the 1956s — has. rural residential development with rectilinear streets, very large blocks, and large lots, in contrast to Rolneit Park's curvilinear streets and cul-de -sacs: • Streets. Rohnert Park has a'hierarchical system of streets that separates high- speed through— traffic (along arterials and collectors) from low -speed local, traffic (along local streets). Chapter 4: Transportation provides a detailed description of the., city's street pattern and outlines roadway classifications. Safety, convenience, and comfort for pedestrians and bicycles are an .important issue for Rohnert Park residents in 1999. • Streets in Rohnert Park have a distinctive character. Major arterials such as the Rohnert Park Pap 19 of 40 SONOMA MOUNTAIN VILLAGE PROPOSED GENERAL. PLAN AMENDMENTS Expressway as well as recent residential arterials such as Snyder Lane have a planted median strip and flanking greenways with pedestrian paths and bikeways. Such streets contribute to the city's image as a place where residential neighborhoods are integrated with parks and where open space surrounds the city. Some streets also have views of the eastern ridgeline. The visual character of new streets is addressed by goals and policies in this section. Page 20 of 40 SONOMA MOUNTAIN VILLAGE PROPOSED GENERAL PLAN AMENDMENTS ImaNDMENTS TO PAGE 3 -191 FOCUS AREAS in addition to policies that apply across the city, this section of the General Plan includes policies targeted at design issues specific to certain parts of the city. These are: • University District; • City Center; • Northeast Area; • Northwest Specific Plan Area ;-and • Sonoma Mountain Village: and • . Southeast Area. GOALS: NEIGHBORHOODS AND FOCUS AREAS CD-0 Encourage development of diverse and distinctive neighborhoods that build on the patterns of the natural landscape and are responsive in their location and context. This General Plan encourages development of neighborhoods -to be responsive to their location and context, rather than being based on a uniform design formula. CD -H Promote a mix of uses and a variety of housing types and sizes within residential neighborhoods. The General Plan Diagram establishes a mix of uses within areas of new development . and promotes a mix of housing types by allowing a range of residential densities within the same areas. This goal and the subsequent policies build on the overall direction established in the diagram. CD -1 Ensure that neighborhood streets provide an attractive physical environment for motorists, pedestrians, and cyclists. CD -J Maintain the character of existing neighborhoods while undertaking streetscape and signage improvements in selected areas. POLICIES: NEIGHBORHOODS AND FOCUS AREAS CD -15 Establish thresholds and procedures for review of design of new neighborhoods. CD -16 Require neighborhood design — including components such as land use, development intensity, and street layouts — to be responsive to natural and institutional elements, including: Page 21 of 40 VILLAGE PROPOSED:(aENERAI PLAN AMEiNDMENTS: (AbI MMM& iTS To FAGS 3 -251 • Reduced parking requirements for senior housing; • Reduced off - street parking req dremeints for residential sites adjacent to the linear park, where on- street parking is more available; • Reduced parking requirements for development with>a mix of uses, to account for differences in peak hour parking demand between -the uses. • As of 20.00, the Zoning Ordinance requires sites with more than one use to provide parking that equals the sum of the number -of spaces required for each individual use. + Reduced . parking requirements in areas designated. as Mixed Use, where mix of uses and compact development favors pedestrian and Bicycle access.. • Allowing on street, Pa- rking ` to count toward parking requirements; for development iu mixed use areas. CD -30 Encourage; development of parking assessfnenf districts for the mixed -use areasc . iJpon. establish=ment arld participation in such -a district, do not require parking on: individual sites. Thispolfcy allows flexibility in the arrmrgement of par lciog within moed -use areas: On street or o,�J=streetparkfng can be located o, =site, allow rig more compoet development. Speciflc Plan, Planned' Dae taloornent. and City Center Areas City Center, as cf red In Chapter 2 Land Use and'Growth l 11 Un versity District Specific Plan Area CD -31 Ensure that the University District is developed as an active, mixed -use pedestrian center, integrated and responsive to the design of the University Concert Hall, sensitive to the existing..resideIMal developments to the west; and with transitions to open space to the east. See Figure 3.2 -7 for an illustration of the Univwity District urban-structure.. Figure 3.2- S shows an illustrative visual simulation. CD -32 Require development of an appropriately scaled public plaza as the focal point of the mixed useportiot of the,University District; Ensure that the design of the plaza reflects the. following considerations: • Permit maximum accessibility and foster a public orientation, • Protection and 'eruphass of primary view corridors to the east and the north; • Definition of edges by adjacent buildings and proper landscaping; • Adequate lighting for nighttime use., Page 22 040 SONOMA MQUNTAlu VILLA GE PROPOSED GENERAL PLAN AMENDMENT'S • Flexibility of space for various programs such as conoerts, flea markets, etc., (MOMUMS `TO Pte& 3 -391 xS'onr�r9uur11� %rr >, trill irx- 1?'1rr�rir1%evelapm�lr�rr CIS -4$B nd land us eft s with the o a Mountain Villa 2e zonfial Ccdc 8C Ensue that development includ features- which advance energy ctanservatio� enyir ©nrnental Dr6tectiomandsusthinabiliiL ineludin Minimizine derholition 6f`'existine: stru_etures and encouramnaI Adaptive reuse i + Use bf lc wr -waE r ttmbin ixtt and water 1zonservation techniques in building. + Use of solar wind and other alternative ever ffo n s . Southeast Specife Plan CD-49 Locate the proposed Mixed Use Commercial area along Bodway Partcway to increase accessibilifr. Rewire buildings to front on Bodway with parking located behind buildings. _ CD-50 Provide Medium Density Residential uses adjacent to mixed use%mmercial areas. Require the commercial center to provide landscaping_ to screen parking and provide a, . buffer between the residential and commercial uses. CD-51-Ensure Ensure that the proposed neighborhood park is adjacent to the Medium Density Pago23of40 OS NOME MOUNTAIN VILL6" PROPOSED GENERAL PLAN AMENDMENTS Residential area. CD -52 AIlow only Estate Residential uses along Petaluma Hill Road in order to provide transition between developed and undeveloped areas. While this is the only use along Petaluma Hill Road shown on the General Plan Diagram, the intent is to ensure that this policy is maintained if the General Plan Diagram were to be amended in the future. Existing Neighborhoods CD -53 Ensure that new development in existing neighborhoods is respectful of the character of existing uses and causes minimal design intrusion. The General Plan does not seek to alter the character of existing neighborhoods, which have played and will continue to play an important role in the future success of Rohnert Park as a community. CD -54 In cooperation with merchants, undertake a streetscape program for Commerce Boulevard that provides high branching trees that permit the stores to be seen but provide a canopy to the street. Provide shrubs to screen parking from the streets. Page 24 of 40 1. ! A, PA jj IV 17 7V s 4 ���'� 311 #i fib � a ■ J ' �� �" ;i