2013/11/26 City Council Ordinance 872ORDINANCE NO. 872
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK,
CALIFORNIA, AMENDING THE CITY OF ROHNERT PARK STADIUM AREA
MASTER PLAN FINAL DEVELOPMENT PLAN TO REFLECT THE CHANGE IN
LAND USE FOR THE PUBLIC SAFETY FACILITY SITE
WHEREAS, the City of Rohnert Park has filed Planning Application No. PL2013 -047
proposing amendments to the Stadium Area Master Plan Final Development Plan (SAMP) in
connection with a proposed amendment to the land use designation for the approximately 3.0
acre project site (a portion of APN: 143- 040 -124) located in the northwest portion of the City
(the "Project "); and
WHEREAS, the SAMP area is a City "PD" Planned Development Zoning District. The
SAMP, prepared in accordance with the City of Rohnert Park Zoning Code 17.06. Article VII,
provides the specific development standards for the 29.8 acres within the SAMP area; and
WHEREAS, the proposed amendments to the SAMP reflect the Project's proposed
change of the land use designation for the project site from its current designation, Commercial -
Regional, to Public /Institutional; and
WHEREAS, the City has assessed the potential environmental impacts associated with
the Project, the City has prepared a Negative Declaration. The Planning Commission has
reviewed the Negative Declaration 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, pursuant to California State Law and the RPMC, an eighth page public
hearing notice was published for a minimum of 10 days prior to the first public hearing in the
Community Voice; and
WHEREAS, on October 24, 2013, the Planning Commission 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 Planning Commission has reviewed and considered the information
contained in the staff report and the SAMP amendment materials; and
WHEREAS, on November 12, 2013 following a public hearing, the City Council
approved Resolution No. 2013 -152 adopting a Negative Declaration and Resolution No. 2013-
153 amending the General Plan Land Use Diagram and introduced this Ordinance.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rohnert
Park does ordain as follows:
872
SECTION 1. Findings. The City Council makes the following findings concerning the SAMP
amendments:
1. That the proposed SAMP amendments are consistent with the General Plan.
Criteria Satisfied. The proposed amendments to the SAMP would change the land
use designation of the site from Regional /Commercial to Public /Institutional. The
amendments to the SAMP would be consistent with the proposed amended General
Plan Diagram. The Project, including the SAMP amendments, would be consistent
with the General Plan and would result in an internally consistent General Plan.
2. That the proposed amendments to the SAMP will be beneficial to and not detrimental
to the public health, safety or welfare.
Criteria Satisfied. The proposed amendment to the General Plan Diagram would
change the land use designation of the site from Regional /Commercial to
Public /Institutional. The amended land use designation for the site would allow for
the future construction of the Northwest Public Safety Facility. Construction of the
future Public Safety facility would have a positive impact on public safety and fire
protection by supporting the City in attaining and maintaining its goal of a four
minute response time throughout the City, specifically in northwest Rohnert Park.
Therefore, the Project would be beneficial to and not detrimental to the public health,
safety or welfare.
3. That a duly noticed public hearing has been held to receive and consider public
testimony regarding the proposed amendments to the SAMP Final Development Plan.
Criteria Satisfied. A duly noticed public hearing regarding introduction of
amendments to the SAMP Final Development Plan was held on November 12, 2013
was held by the City Council on November 12, 2013 in conformance with the notice
provisions of Government Code §§ 65090 and 65091 and the requirements of the
RPMC.
SECTION 2. Approval of Stadium Area Master Plan Final Development Plan
Amendments. The City hereby approves the amendments to portions of the text of the Stadium
Area Master Plan Final Development Plan in substantially similar form as attached hereto and
incorporated herein as Exhibit 1.
SECTION 3. Compliance with the California Environmental Quality Act. The City Council
has adopted a Negative Declaration, which evaluated the impacts of implementation of this
Ordinance, as described in Resolution No. 2013 -152 approved on November 12, 2013.
SECTION 4. Severability. The City Council hereby declares that every section, paragraph,
sentence, clause and phrase is severable. If any section, paragraph, sentence, clause or phrase of
this article is for any reason found to be invalid or unconstitutional, such invalidity, or
unconstitutionality shall not affect the validity or constitutionality of the remaining sections,
paragraphs, sentences, clauses or phrases.
872
SECTION 5. Effective Date. This ordinance shall be in full force and effective 30 days after
its adoption, and shall be published and posted as required by law.
This ordinance was adopted by the Council of the City of Rohnert Park on November 26, 2013,
by the following roll call vote:
AYES: FIVE (5) Council Members Ahanotu, Belforte, Mackenzie, Callinan and
Mayor Stafford
NOES: NONE (0)
ABSENT: NONE (0)
ABSTAIN: NONE (0)
ATTEST: NONE (0)
t >
APP OV D A \TO ' 1 RM:
City Attorney
Attachment: Exhibit 1
872
CITY OF ROHNERT PARK
Pam Stafford, Mayo
Stadium Area Master Plan
Page 1
Exhibit "1"
Stadium Area Master Plan
"PD" Zoning District
February 6, 2008
Amended November 2013 . per Ord. No. 872
Stadium Area Master Plan
Page 2
1. Purpose
In accordance with Zoning Code Chapter 17.06, Article VII., the purpose of this
"PD" Planned Development Zoning District is to set forth the standards for the
development of a this Final Development Plan (hereafter referred to as the Stadium
Area Master Plan or SAMP) through the adoption of the development standards and
the listing of the permitted uses.
a. Project Objectives.
• Create additional jobs within the City of Rohnert Park.
• Increase housing opportunities within the City of Rohnert Park.
• Promote implementation of General Plan goals, objectives and policies for
jobs /housing balance, community growth, infrastructure improvements, and
preservation of resources and environment.
• Promote implementation of Area Plan goals, objectives, and policies for
infrastructure and public services.
• Provide direction for new development within the SAMP.
• Redevelopment of formerly developed industrial and institutional land.
b. Development Standards. The applicable development standards for the SAMP
shall be consistent with the Zoning District which implements the General Plan
land use designation for the property as shown in Table 1 below.
General Plan Designation
Implementing Zoning District
Commercial — Regional
"C -R" Regional Commercial
Parks /Recreation
"P_P' Public Institutional
Public /Institutional
High Density Residential
"R -H" High Density Residential
Table 1
General Plan Designations and Corresponding Zoning
c. Permitted Uses. The applicable Zoning District that corresponds to the General
Plan designation shall be used to determine permitted and conditionally permitted
uses.
2. Administrative Procedures
Future development shall be subject to the procedures that are outlined in the Zoning
Code Chapter 17.06, Article VII including but not limited to:
a. Tentative Map. Future review of any subdivision shall be subject to the
requirements of the Rohnert Park Municipal Code. High Density Residential
development shall be referred to the Parks and Recreation Commission for a
recommendation prior to action being taken.
b. Conditional Use Permit. A Conditional Use Permit shall be required prior to the
construction within the SAMP. The intent of this Conditional Use Permit shall be
Stadium Area Master Plan
Page 3
to further clarify the details of the proposed development and ensure that each
component complies with the established provisions of the district.
c. Permanent Zoning. The P -D District shall be considered a permanent Zoning
District for the SAMP unless and until an application for Rezoning is filed with
the Department of Community Development and approved by the City Council.
3. Proposed Land Use and Zoning
a. Proposed Land Use. Figure 1 illustrates the four General Plan designations that
are proposed within the boundaries of the SAMP. They include: High Density
Residential (12 -24 units /acres), Commercial- Regional, Public /Institutional, and
Parks /Recreation.
Stadium Area Master Plan
Page 4
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Septem ber 2013
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FIGURE 1
Proposed General Plan Land Use Designations
STADIUMAREAMASTER PLAN 'PD" ZONING DISTRICT
Stadium Area Master Plan
Page 5
High Density Residential - 13.6 acres+
The General Plan High Density Residential designation accommodates residential
development at densities ranging from 12.1 to 24.0 units per gross acre and
accommodates a wide range of housing types, ranging from single family attached to
multifamily and is intended for specific areas where higher densities may be
appropriate.
Commercial- Regional - 12.7 acres
The General Plan Commercial (Regional) designation is intended to provide sites for
retail areas containing a wide variety of businesses, including: retail stores, eating and
drinking establishments, commercial recreation, service stations, auto and repair
services, financial, business and personal services, hotels, motels, and educational and
social services. Residential uses may be conditionally permitted. The maximum FAR
is 1.5 for hotel /motel projects and 0.4 for all other uses. Shopping centers typically
provide department or big -box retailers which attract regional shoppers.
Neighborhood — oriented commercial uses may be limited within this designation.
Public /Institutional — 3.0 acres}
The General Plan Public /Institutional designation provides for schools, government
offices, transit sites, and other facilities that have a unique public character, as well as
Sonoma State University. Religious facilities would be also permitted in this
designation. The Public /Institutional site within the Master Plan is intended for
construction of a City Public Safety facility.
Parks /Recreation - 0.5 acres}
The General Plan Parks /Recreation designation provides for active and passive parks
and recreational areas, recreation complexes, community fields, public golf courses,
stadiums, arboretums, and greenways. Ancillary facilities such as concession stands,
clubhouses, and equipment rental are also allowed. The City's General Plan land use
diagram is not parcel specific. Uses on sites which are less than one acre in size are
not depicted on the diagram. Future residential projects will be required to include
private or public recreational land consistent with City policies.
b. Proposed Zoning. The Zoning District for the SAMP site is "P -D" Planned
Development; however, the Zoning District standards which implement the
corresponding General Plan land use designation, as indicated in Table 1, shall
apply. For example:
The "R -H" (High Density Residential) zone shall apply to areas which are
designated by the General Plan as High Density Residential.
Stadium Area Master Plan
Page 6
The "C -R" (Regional Commercial) zone shall apply to areas which are designated
by the General Plan as Commercial — Regional.
The "P -I" (Public Institutional) zone shall apply to areas which are designated by
the General Plan as Parks /Recreation and areas designated Public /Institutional.
4. Relationship of Existing and Proposed Land Uses to Surrounding
The 29.8 acre SAMP lies in the northwest corner of the City of Rohnert Park'. The
site is bounded to the north by several parcels of land which front onto Business Park
Drive; to the east by light industrial and office uses along Redwood Drive; Costco
and Ashley Furniture; to the south by Hinebaugh Creek; and to the west by Labath
Avenue. The existing land uses include industrial and public /institutional.
The boundary of the SAMP is somewhat irregular since in some cases it follows
public rights -of -way e.g., Labath, Carlson and Dowdell Avenues and in other cases it
follows parcel lines. The land to the north of the future extension of Carlson Avenue
comprises a contiguous (i.e. adjoining) parcel, as does the land south of Carlson; the
total property encompasses approximately 29.8 acres of land. The SAMP consists of
relatively flat land which is mostly undeveloped.
As illustrated in Figure 2, the Northwest Specific Plan and the Wilfred Dowdell
Specific Plan lie to the north of Business Park Drive and the proposed SAMP.
1 The area's designation as the "Stadium Area" refers to the stadium located within the planning area which
was the home of the now defunct Sonoma County Crushers baseball team. The developer has an option to
purchase the property from the City of Rohnert Park.
Stadium Area Master Plan
Page 7
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Stadium Area Master Plan
Page 8
In arriving at a preferred development vision for the SAMP consideration was given
to several factors including location, access, parcel size and configuration, existing
land uses in the area, and market demands.
With regards to location and access, the SAMP is positioned adjacent to the Costco
operation which attracts customers from many of the nearby communities the
majority of whom arrive to the area via Highway 101. Because of the strong drawing
power of Costco, it is anticipated that additional retail /commercial activity could be
supported in the SAMP. Other existing land uses in the area, such as the Press
Democrat newspaper operation located to the northeast of the SAMP and the KRCB
Channel 22 public broadcast television station located north of Carlson Blvd., are
self - contained business destinations and therefore do not generate the type of
commercial traffic and attraction which Costco does. Other activities to the north of
Costco include the City of Rohnert Park's Animal Shelter and the City's wastewater
pumping station.
Based on recent discussions and studies concerning the potentials for development of
other land uses in the SAMP, which were conducted as part of the planning efforts in
preparing this plan, it is anticipated that the inventory of industrial space in the
Rohnert Park area is such that there will be little demand for such development for
the foreseeable future. On the other hand, demands for residential (rental) housing are
strong in Sonoma County, and elsewhere in Northern California, indicating that there
is potential for developing new dwelling units in the SAMP.
Based on the foregoing considerations and following the guidance provided by the
General Plan, the proposed development to be accommodated in the SAMP may be
characterized as having four components: Regional Commercial, High Density
Residential, Public /Institutional, and Parks (see Figure 1).
The commercial uses are to be developed in roughly the southern half of the Zoning
District. This site has the potential for generating additional retail based on existing
commercial uses in the area including the Costco facility on the corner of Martin
Avenue and Redwood Drive and the other commercial uses which are next to U.S.
Highway 101, along Redwood Dr. This commercial area flanks the future extension
of Dowdell Avenue into this area and is accessible via Martin Avenue, a major
arterial which, via Redwood Dr. and Rohnert Park Expressway links the SAMP with
the freeway. Given the size of the parcel (about 15.7 acres with 12.7 designated for
commercial uses), it is anticipated that this site could accommodate a single large
retail facility or several smaller buildings.
The northwestern part of the SAMP property is envisioned to develop with high
density multifamily or single family (attached) residential units to the east and west
sides of the extension of Dowdell Avenue
The principal land uses to be developed within the SAMP are listed in Table 2.
Stadium Area Master Plan
Page 9
Land Use
Gross Acreage
Housing Units
Non - Residential (1K sf)
High Density Residential
13.6
up to 338
none
Commercial — Regional
12.7
none
up to 140
Public /Institutional
3.0
none
none
Park
0.5
none
none
Totals
29.8
up to 338
140
Table 2
SAMP Land Use & Development Program
5. Applicable Codes and Standards
All future entitlements will be required to comply with the Codes and Standards that
are in effect at the time the application is deemed complete unless otherwise
superseded by the SAMP or a negotiated Development Agreement. Examples include
but shall not be limited to:
a. Rohnert Park Municipal Codes
• Green Building Ordinance
• Inclusionary Housing Ordinance
• Public Art Ordinance
• Park Land Dedication/Fee
b. Rohnert Park Standards
• Affordable Housing Linkage Fee
• Public Facilities Finance Plan Fees
• Adopted Engineering Standards
c. Project Design Future residential and /or commercial projects shall conform to the
City of Rohnert Park General Plan Community Design Element, adopted Design
Guidelines, and City of Rohnert Park Engineering Standards. During the review
process, particular attention shall be given to the following:
• The interface between the industrial, residential, commercial and
public /institutional land uses.
• The arrangement between buildings and spaces such that provisions are made to
ensure complementary transition between uses.
• The arrangement between structures and spaces shall result in a cohesive design
among similar land uses.
• Building materials, colors, linkage to sidewalks, parking placement, landscape
design, and plant materials to complement existing and proposed uses.
• Conditions of the General Construction Activity NPDES permit from the
Regional Water Quality Control Board.
Stadium Area Master Plan
Page 10
• Proper site design and /or noise attenuating devices to reduce the indoor and
outdoor noise levels for sensitive receptors.
• Special consideration should be given to memorialize the "Stadium."
d. Mitigation and Monitoring Reporting Program (Stadium Area Master Plan
EIR) CEQA Guidelines Section 15097 requires the incorporation of the
Mitigation and Monitoring Reporting Program (see EIR certification resolution).
6. Circulation Plan
a. Existing Circulation. The existing and future circulation for the site, in
accordance with the adopted General Plan, is illustrated in Figure 3. It shows the
connection of Martin Avenue between Labath and Dowdell Avenues and no
connection on Dowdell Avenue to Business Park Drive.
b. Proposed Circulation: The SAMP includes a conceptual circulation plan, Figure
4, but does not include specifics in terms of internal circulation or how the various
retail and residential uses would interface with the adjacent streets. Further review
will be required upon application for specific development and conditions of
approval will be applied.
The conceptual circulation scheme indicates that Dowdell Avenue will be
extended between Martin Avenue and Business Park Drive, and that Carlson
Avenue will be extended from Labath Avenue to the new extension of Dowdell
Avenue. The scheme does not show Martin Avenue connecting Labath and
Dowdell Avenues. The intersection of Martin and Dowdell Avenues is assumed to
be a landscaped intersection also known as a modern roundabout. The final
circulation plan will be reviewed upon application for specific development.
Stadium Area Master Plan
Page 11
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Stadium Area Master Plan
Page 12
c. Proposed Streets and Improvements.
• Dowdell Avenue (north extension) to Business Park Drive. Dedicate, improve
and /or reconstruct the full width of Dowdell Avenue from Martin Avenue to
Business Park Drive as a minor arterial. The half width (32 foot right -of -way)
street improvements shall consist of a 7 foot center turn lane, a 12 foot travel lane,
a 5 foot Class II bike lane and a 6 foot sidewalk located behind an 8 foot planter
strip.
• Carlson Avenue (east extension) to Dowdell Avenue. Dedicate, improve and /or
reconstruct the full width of Carlson Avenue from Labath Avenue to Dowdell
Avenue as a minor arterial. The half width (25 foot right -of -way) street
improvements shall consist of a 12 foot travel lane, a 5 foot Class II bike lane and
a 6 foot sidewalk located behind an 8 foot planter strip.
• Martin Avenue from Dowdell Avenue. Dedicate and improve the western 200 feet
from Dowdell Avenue into the proposed Shopping Center as a minor arterial. The
half width (32 foot right -of -way) street improvements shall consist of a 7 foot
center turn lane, a 12 foot travel lane, a 5 foot Class II bike lane and a 6 foot
sidewalk located behind an 8 foot planter strip.
d. Proposed Intersection Improvements and Modifications.
• Redwood Drive at Wilfred Avenue. Eastbound approach to Wilfred Avenue
intersection will require reconfiguration to include a left turn lane, two through
lanes and a shared through right turn lane. The southbound Redwood Drive
approach will require reconfiguration to provide dual left turn lanes and a shared
through right turn lane. Projects within SAMP shall pay impact fees or contribute
a proportional share of the necessary improvements.
• Commerce Blvd at State Farm Drive. Signalization is required. Projects within
SAMP shall pay impact fees or contribute a proportional share of the necessary
improvements.
• Redwood Drive at Business Park Drive. Signalization is required. Projects within
SAMP shall pay impact fees or contribute a proportional share of the necessary
improvements.
• Redwood Drive at Rohnert Park Expressway. Modify the northbound approach of
Redwood Drive to provide a left turn lane, two through lanes and a right turn lane.
Right turn overlap signal phasing should be added to the northbound, southbound,
and westbound approaches. These lane modifications will also facilitate the
installation of a bicycle lane at the intersection. Projects within SAMP shall pay
impact fees or contribute a proportional share of the necessary improvements.
• Dowdell Avenue at Business Park Drive. Signalization or single lane traffic
roundabout is required and shall be included with future project.
• Rohnert Park Expressway at Labath Avenue. Modify the NB approach to include
a left turn lane, single through lane, and dual right turn lanes. Modify the SB
approach to include a left turn lane and shared left turn -thru- right -turn lane.
Stadium Area Master Plan
Page 13
Modify signal phasing to split -phase north and south. Projects within SAMP shall
pay impact fees or contribute a proportional share of the necessary improvements.
• Rohnert Park Expressway at US 101 SB ramp. Modify the EB approach to
provide two thru lanes and a dedicated right turn lane. Install lane assignment
signs to notify drivers on SB Redwood Drive prior to Rohnert Park Expressway
intersection. Projects within SAMP shall pay impact fees or contribute a
proportional share of the necessary improvements.
• Rohnert Park Expressway off ramp at US 101 NB ramp. Re -strip NB off ramp
approach with a left turn lane, shared left turn -thru lane, and right turn lane.
Projects within SAMP shall pay impact fees or contribute a proportional share of
the necessary improvements.
e. Proposed On -Site Bicycle and Pedestrian Facilities. All streets within the
SAMP shall included sidewalks on both sides. On -site pedestrian sidewalks
and /or paths shall connect all activity areas. Bike racks shall be provided at all
retail uses and within residential areas.
• A class II bike lane shall be constructed upon reconstruction of Labath Avenue
from Hinebaugh Creek to Carlson Avenue.
• A class II bike lane shall be included as part of the construction of the Dowdell
Avenue extension
7. Estimate and Timing of Other Needed Infrastructure
The timing of all circulation or other infrastructure improvements shall be determined
upon future project conditioning.
a. Public Safety Facility. The project proponent is responsible for dedicating to the
City of Rohnert Park a 3 acre site for future development of a Northwest Public
Safety Facility. Projects within SAMP shall pay impact fees or contribute a
proportional share for improvements in order to meet the goal of a 4 minute
response time.
b. Parks and Recreation. The project proponent is responsible for parkland
dedication and /or improvement as required upon submittal of a future subdivision
map for residential development.
c. Utilities. The project proponent is responsible for the installation of all required
utilities upon future development unless the City accepts the payment of impact
fees.
8. Parking Requirements
Specific development plans for the parcels comprising SAMP have not been
submitted. Future proposals shall provide a minimum parking supply that is
consistent with the parking requirements contained in the Zoning Code at the time of
Stadium Area Master Plan
Page 14
project review. An alternative parking plan may be considered upon submittal and
review of a parking analysis that is conducted by a qualified individual or firm.