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2014/11/25 City Council Resolution 2014-157RESOLUTION NO. 2014-157 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A SPECIFIC PLAN FOR THE NORTHWEST SPECIFIC PLAN AREA LOCATED SOUTH OF MILLBRAE AVENUE, WEST OF DOWDELL AVENUE, NORTH OF BUSINESS PARK DRIVE, AND EAST OF LANGNER AVENUE IN SONOMA COUNTY, CA WHEREAS, the applicant, the City of Rohnert Park, filed Planning Applications proposing a General Plan Amendment (PLGP2014- 0006), Specific Plan (PLSP2014- 0004), Prezoning (PLRZ2014- 0003), Annexation (PLAX2014- 0001), and certification of the Final Environmental Impact Report ( "EIR ") (PLEN2014- 0004), in connection with the proposed Northwest Specific Plan Project ( "Project "), in accordance with the City of Rohnert Park Municipal Code ( "RPMC "); and WHEREAS, on September 11, 2014 the Planning Commission held public hearings at which time interested persons had an opportunity to testify either in support or opposition to the proposal; and WHEREAS, at the September 11, 2014 hearing, the Planning Commission reviewed and considered the Northwest Specific Plan ( "NWSP" or "Specific Plan ") (Exhibit A) and recommended its approval by the City Council; and WHEREAS, the City Council certified the Final EIR prepared for the Project; and has otherwise carried out all requirements of the California Environmental Quality Act ( "CEQA "); and WHEREAS, pursuant to California State Law and the Rohnert Park Municipal Code, public hearing notices were mailed to all property owners within an area exceeding a 300 foot radius of the subject property and a public hearing was published for a minimum of 10 days prior to the public hearing in the Community Voice; and WHEREAS, subsequent to the September 11, 2014 Planning Commission hearing, the City made text revisions, for clarification purposes, to pages 94 and 122 of the Specific Plan, which are reflected Exhibit B attached to this Resolution; and WHEREAS, on November 25, 2014 the City Council held public hearings 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 Planning Application No. PLSP2014 -0004 for the proposed NWSP; and WHEREAS, the City Council of the City of Rohnert Park makes the following findings: NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rohnert Park makes the following findings, determinations and recommendations with respect to the proposed NWSP: 2014 -157 Section 1. That the above recitations are true and correct and material to this Resolution. 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. 2014 -155, approved on November 25, 2014 concurrently with the City Council's approval of this Resolution. Section 3. Findings. The City Council hereby makes the following findings concerning the NWSP proposed by Planning Application No. PLSP2014 -0004 pursuant to Rohnert Park Municipal Code section 17.06.390: 1. The specific plan or specific plan amendment is consistent with the city's General Plan. Criteria Satisfied. The NWSP would implement the General Plan's goals for the NWSP area as described in the Community Design Element. It would further implement the General Plan in that it would increase the City's existing housing stock. The NWSP proposes to meet the goals of the General Plan by providing for a mix of commercial, industrial, residential, and park uses. 2. The specific plan or specific plan amendment will not adversely affect the public health and safety or result in incompatible land uses. Criteria Satisfied. The NWSP is not expected to have negative impacts on the health or well -being of area residents or occupants of the surrounding land uses. The proposed neighborhood is in character with surrounding neighborhoods. Mixed -use and commercial uses are planned on either side of Golf Course Drive West and adjacent to the Graton Rancheria Casino. The proposed commercial development and park/recreational facilities would benefit existing residents in the area, as well as new residents of the NWSP area. The specific plan or specific plan amendment provides the framework to phase and pace growth within the specific plan area so as to ensure completion of all necessary public facilities concurrently with completion of the specific plan; or, alternately, a statement of public policy consideration can be adopted and /or an exception granted in accordance with general plan policies GM -10, GM -I1, and GM -12. Criteria Satisfied. The NWSP will be developed over a period of approximately 20 years, as described in the NWSP. However, there is no physical reason for the NWSP to be developed in phases. Due to a difference in ownership patterns on the north and south side Golf Course Drive West, it is likely that the south district will develop first and as a single project; whereas, the north district will likely develop later as several individual projects. The NWSP is designed to provide for adequate infrastructure and to be integrated with existing City public 2014 -157 improvements. The timing of the construction of public facilities will be paced to meet the needs of the development. 4. The specific plan or specific plan amendment identifies adequate financing mechanisms for the infrastructure and public facilities required to support the development. Criteria Satisfied. The NWSP identifies several options for funding capital improvements given the different development scenarios that may occur. Future projects within the NWSP area will be subject to the payment of fees to provide for and maintain public infrastructure such as Public Facilities Financing Plan fees to help fund off -site improvements, City -wide and Regional Traffic fees, Public Services Impact fees, and Maintenance of on -site Infrastructure fees. The public improvements will be funded through a Funding Mechanism such as a community facilities district or assessment district. The NWSP provides that Development Agreements will be utilized with future development proposals to ensure adequate financial resources are in place for needed public services and infrastructure. The proposed specific plan is consistent with the planning and prezoning designation provided for the specific plan area, pursuant to Government Code Sections 65300 and 65859, or alternatively functions as prezoning for the unincorporated territory. Criteria Satisfied, The NWSP area will be prezoned "Specific Plan District (SP)," which is consistent with the direction of the City's General Plan. Therefore the proposed NWSP is consistent with the prezoning designation of SP which zoning designation shall become effective at the same time the annexation becomes effective. Section 4. A duly noticed public hearing on the proposed NWSP was held on November 25, 2014. NOW, THEREFORE, BE IT FURTHER RESOLVED, THAT the City Council of the City of Rohnert Park does hereby adopt the Findings stated hereinabove and approve Application No. PLSP2014 -0004 for the Northwest Specific Plan as provided at Exhibit A and the proposed revisions as provided at Exhibit B, in their entirety, both attached hereto and incorporated by this reference. DULY AND REGULARLY ADOPTED on this 25th day of November, 2014. 2014 -157 ' v CITY OF ROHNERT PARK 19 Joseplk'Y. Ca`llifian, �- I8 (ii�1 2! P ATTEST: = �...._ .,� 'IT nne Buergler, C1ty Clerk Attachment: Exhibit A and Exhibit B �A BELFORTE :�,\ MAC'KF.NZIE;_�- S'I-AFFORD:p-- \�- A1- iANO'FU:,AV C:ALLINAN: Z*Al` AYES: (L-) NOES: (Q) ABSENT: (� ) ABSTAIN: (p) 2014 -157 Exhibit A Resolution 2014 -157 City of Rohnert Park NORTHWEST SPECIFIC PLAN Adopted November 25, 2014 City Council Resolution No. 2014 -157 City of Rohnert Park NORTHWEST SPECIFIC PLAN Adopted November 25, 2014 City Council Resolution No. 2014 -157 TABLE OF CONTENTS CHAPTERONE: INTRODUCTION ......................................................................................... ................................ PURPOSEOF THE SPECIFIC PLAN ...................................................................................... ..............................2 REGIONALAND LOCAL SETTING ...................................................................................... ..............................2 SPECIFICPLAN AREA ............................................................................................................ ..............................2 USEOF THE SPECIFIC PLAN. ............................................................................................................................. 2 STATUATORY REQUIREMENTS FOR THE SPECIFIC PLAN ........................................... ..............................6 RELATIONSHIPTO GENERAL PLAN ........................................................ ......................... . ..... .....................6 PLANCONTENTS .................................................................................................................... ..............................7 CHAPTER TWO: PLAN AREA CHARACTERISTICS ................................................................... ..............................9 PLANNINGCONTEXT ............................................................................................................ ..............................9 EXISTINGPLAN AREA LAND USES ................................................................................. ..............................1 I SURROUNDINGLAND USES .............................................................................................. .............................13 CIRCULATIONNETWORK ................................................................................................... .............................15 PEDESTRIANAND BICYCLE NETWORK .......................................................................... .............................19 TRANSITFACILITIES .......................... ............................... ................................................ .............................20 WATERINFRASTRUCTURE ................................................................................................. .............................21 WASTEWATERINFRASTRUCTURE ................................................................................... .............................23 STORMWATERINFRASTRUCTURE ................................................................................... .............................25 BIOLOGICALCONDITIONS ................................................................................................ .................... .........26 JURISDICTIONALBOUNDARIES ........................................................................................ .............................29 CHAPTER THREE: NORTHWEST SPECIFIC PLAN AREA VISION ............................................ .............................31 CONCEPTUALLAND USES .................................................................................................. .............................31 CONCEPTUALDEVELOPMENT PROGRAM ..................................................................... .............................39 ADDITIONAL LAND USE COMPONENTS ......................................................................... ....................... ......39 CIRCULATION, STREETSCAPE AND TRAIL CHARACTER ........................................... .............................41 CHAPTER FOUR: LAND USE ............................................................................................ ............................... 47 LANDUSE DESIGNATIONS ................................................................................................. .............................47 LANDUSE POLICIES ............................................................................................................. .............................50 CHAPTER FIVE: PERMITTED LAND USES & DEVELOPMENT STANDARDS ............................. .............................53 SPECIAL PARKING AND ACCESS STANDARDS ............................................................. .................. ...........66 DEVELOPMENT STANDARDS NOT ADDRESSED ........................................................... .............................66 CHAPTERSIX: CIRCULATION .............................................................................................. .............................67 PEDESTRIAN AND BICYCLE CIRCULATION ................................................................... .............................67 INTERSECTIONIMPROVEMENTS ...................................................................................... .............................77 Northwest Specific Plan November 2014 TABLE OF CONTENTS STREETSTANDARDS ........................................................................................................... .............................78 SIDEWALKIMPROVEMENTS ............................................................................................. .............................83 TRANSIT................................................................................................................................ ............................... 84 CIRCULATIONPOLICIES ..................................................................................................... .............................86 CHAPTER SEVEN: UTILITIES AND INFRASTRUCTURE.. .......................................................... .............................89 CONCEPTUALDRAINAGE PLAN ..................................................................................... ............................... 89 WATERPLAN ......................................................................................... ............................... ............................104 WASTEWATERPLAN ....................... . .. .. ........................... ........................................ .................... 108 RECLAIMED WATER SYSTEMS PLAN ............................................................................ .............................11 I DRY UTILITY SYSTEMS PLAN ........................................................... ............................... ............................111 UTILITIES AND INFRASTRUCTURE POLICIES ................................ ............................... ............................116 CHAPTER EIGHT. IMPLEMENTATION AND FINANCING ........................ ............................... ............................119 PLAN AREA CAPITAL IMPROVEMENTS.... .... .............. ...--- .......... ............................119 PHASING................................................................................................. ............................... ............................121 POSSIBLE FINANCING MECHANISMS .............................................. ............................... ............................122 FINANCINGREQUIREMENTS ............................................................. ............................... ............................127 APPENDIX k DESIGN GUIDELINES APPENDIX B: POLICIES APPENDIX C: ACKNOWLEDGEMENTS AND REFERENCES APPENDIX D: TECHNICAL APPENDICES 11 Novem bet 2014 Northwest Specific Plan TABLE OF CONTENTS Figures Figure1 -1 Regional Context .................................................................................................. ............................... 3 Figure1 -2 Specific Plan Area ................................................................................................. ..............................4 Figure1 -3 City Context .......................................................................................................... ..............................5 Figure 2 -1 Existing Land Use and Character ....................................................................... ............................... 12 Figure 2 -2 Local Circulation System ..................................................................................... .............................16 Figure2 -3 Water Infrastructure ........................................................................................... ............................... 22 Figure 2 -4 Wastewater Infrastructure .................................................................................. ............................... 24 Figure 2 -5 Rohnert Park Storm Drainage System ................................................................ ............................... 27 Figure 2 -6 Sonoma County Water Agency Facility Guide .................................................. ............................... 28 Figure 3 -1 Illustrative Land Use Plan .................................................................................. ............................... 32 Figure 3 -2 Illustrative Development Plan ............................................................................ ............................... 33 Figure4 -1 Land Use Designations ....................................................................................... ............................... 48 Figure 5 -1 Upper Story Setback Along Golf Course Drive West ........................................ ............................... 65 Figure6 -1 Circulation Plan .................................................................................................. ............................... 68 Figure 6 -2 Citywide and Regional Bicycle and Pedestrian Facilities .................................. ............................... 69 Figure6 -3 Bicycle Network ................................................................................................. ............................... 71 Figure6 -4 Trail Design ........................................................................................................ ............................... 72 Figure6 -5 Dowdell Avenue Bike Path.. ....................... ..................................................................................... 73 Figure 6 -6 Langner Avenue Bike Path ................................................................................ ............................... 73 Figure6 -7 Street Sections .................................................................................................... ............................... 80 Figure 6 -8 Potential Transit Network .................................................................................. ............................... 85 Figure7 -1 Existing Site Drainage .................. ............................... ...... ---............................................................ 92 Figure7 -2 Proposed Site Drainage ...................................................................................... ............................... 96 Figure 7 -3 Schematic of Detention Basin .......................................................................... ............................... 101 Figure 7 -4 Schematic of Vegetated Swale ......................................................................... ..... .......................... 103 Figure7 -5 Water Demand ...................................................................... ............................... ............................ 106 Figure 7 -6 Wastewater Facilities ....................................................................................... ............................... 109 Figure 7 -7 Existing Telecom Improvements ..................................................................... ............................... 112 Figure 7 -8 Existing PG &E Improvements ......................................................................... ............................... 113 Northwest Specific Plan November 3014 TABLE Of CONTENTS Tables Table 3 -1: Conceptual Development Program .................................................................... ............................... 39 Table5 -1: Permitted Uses ................................................................................................... ............................... 54 Table5 -2: Development Standards ..................................................................................... ............................... 64 Table7 -1: Runoff Coefficients ............................................................................................ ............................... 91 Table7 -2: Rainfall Intensity ................................................................................................ ............................... 91 Table7 -3: Peak Runoff Rates .............................................................................................. ............................... 94 Table 7 -4: Detention Design Criteria and Discharge Locations .......................................... ............................... 95 Table 7 -5: Detention Pond Size and Treatment Requirements ............................................ ............................... 97 Table 8 -1: Capital Improvements Cost Estimates ................................. ............................... ............................120 iv November 2014 Northwest Specific Plan TABLE OF CONTENTS Chapter One INTRODUCTION The Northwest Specific Plan Area is identified in the City's General Plan as an expansion area for the City. The General Plan called for a Specific Plan to be developed for this area ahead of eventual annexa- tion by the City of Rohnert Park. The Northwest Specific Plan Area, currently under the jurisdiction of Sonoma County, is within Rohnert Park's Sphere of Influence, meaning that it is land intended to eventu- ally be annexed by the City. The Rohnert Park General Plan states that a Specific Plan process should be undertaken for the Northwest Area to plan in more detail for a variety of land uses in this area. The General Plan states that the North- west Area should be developed with high density residential housing, commercial uses, offices, industrial uses, and parks. This Specific Plan is the culmination of a community process that looked at the North- west Area at a level of detail greater than that of the General Plan to determine precisely what uses are most appropriate within the Northwest Specific Plan Area. In doing so, the Northwest Specific Plan Area process provided the community with an excellent opportunity to decide what land uses are most appro- priate for this area and how new development in this area should contribute positively to the quality of life in Rohnert Park. The Golf Course Drive West Improvements Project, recently complete, widened the existing roadway previously called Wilfred Avenue between Stony Point Road and Dowdell Avenue and Golf Course Drive West between Dowdell Avenue and Redwood Drive. The City is working with the County to change the name of the entire length of the roadway to Golf Course Drive West, which corresponds to the name of the current roadway segments inside Rohnert Park's city limits; therefore, for consistency the portion of Wilfred Avenue that bisects the Specific Plan Area will be referred to as Golf Course Drive West throughout this Specific Plan. HOW TO USE THIS SECTION This chapter of the Specific Plan provides a simple introduction and background to acquaint the reader with the Specific Plan Area and the purpose of the Specific Plan. The reader should read this section in order to gain a firm background from which to review further chapters. Northwest Specific Plan Novembcr 2014 1 CHAPTER I: INTRODUCTION PURPOSE OF THE SPECIFIC PLAN This Specific Plan has been prepared consistent with the City of Rohnert Park's Municipal Code Chapter 17.06, Article VIII, Sections 17.06.290 -450, SP- Specific Plan District. This Specific Plan is intended to serve as the primary document and reference guide for the future development of the Northwest Specific Plan Area for an expected timeline of about 20 years. In addition to providing the community and deci- sion- makers with clear documentation of the vision for the Specific Plan Area, this Specific Plan is in- tended to provide a clear policy and regulatory framework by which future development projects and pub- lic improvements will be reviewed. Finally, this Specific Plan provides guidance on design, potential pub- lic investments, and implementation. It should be noted that a Specific Plan is not a detailed site plan or design plan and does not commit to any specific building design on any specific properties. This Plan is intended to provide a certain amount of flexibility to property owners and developers to allow for market - oriented solutions. REGIONAL AND LOCAL SETTING As shown on Figure 1 -1, Rohnert Park is located in Sonoma County along Highway 101, north of San Francisco. Rohnert Park shares a border with the City of Cotati and is located north of the City of Petalu- ma and south of the City of Santa Rosa. SPECIFIC PLAN AREA As shown in Figure 1 -2, the Northwest Specific Plan is located in unincorporated Sonoma County just outside the northwest city limits and west of Highway 101. The Specific Plan Area is approximately 100 acres in area (inclusive of existing roadways) and is bounded by Dowdell Avenue to the east, and stretch- es as far south as Business Park Drive to the south and as far north as Millbrae Avenue to the north. The westerly boundaries vary depending on the location, but go no further than Langner Avenue. The Plan Area is largely undeveloped with the exception of some small rural single- family homes. For more detail about the character of the Specific Plan Area, please refer to Chapter 2 of this Specific Plan. Figure 1 -3 shows the Plan Area within the context of the city. USE OF THE SPECIFIC PLAN After adoption by the Rohnert Park City Council, this Specific Plan will be a public document that estab- lishes the amount, type, and location of urban development that will be permitted in the Northwest Spe- cific Plan Area. The Specific Plan also provides development standards that regulate the built form of new development concerning height, building setbacks, parking requirements, and other similar develop- ment features. Additional requirements for development may be required under the regulations in the Municipal Code beyond this Specific Plan. November 2014 Northwest Specific Plan CHAPTER I: INTRODUCTION D[P_ OWA1 ef%UT[VT ■ 46LJIV 1 -li ..i V. V.\f1r \YBI0 MM t L.• l ' 1 1 � •ti Healdsburg Calistoga �. NAPA Santa - f 1 ' t�Q ROHNERT PARK Sonoma Napa 1 Petaluma Pacific Ocecn ` n 1, f { Vaile+i �Novato \�r - 11J 1 San Pablo Bay E -f � 'Son Rafael r� - cf��ond Mill Valley ' 5QU5pllf6 '�erkeley,• 00 1. i 5 11 MILES r CD[rl[Ir nit A \I AnrA 1-G: ON 16\11 1% 1 LAI\ R%n LA Millbrae Ave Q > v s C b0 � C � Sonoma J County O - 35 0 700 Feet Park Ct j City Limits Q Graton Rancheria Tribal Land } Sphere of Influence (SOQ Casino Site Northwest Specific Plan r ti 1 I O I rj- r zLr IC r Willis v, Ln v a� E E 0 U Figure 1 -3: CITY CONTEXT i C Scenic Ave v v v C 00 v b0 = L J Lowell Ave Horn Ave J v T N O a CruZ Way a'KwdJ Dr Wa q t :i,;un,; Dr -U Rohnert Park,Expy� !:sEn flr� Dr Enterprrse Dr v _ Copeland Creek TO h'irr,El St : %ts" "r' Ave Santa Alicia Dr Cam no Corto 1 Zelkova Ln a v Aden Dr J h11A!y Air,: �3 J ►9 p G' f�n��•�'•,��v; !� % % 11.5.11 T • ■ x 1,o,ylrial r'y. r � s 0 1 � Fairways t r 116 �° 1 A 1 v Weiss Ln i Isabel Dr Q� Flo` �e� Ja H, i,f;c.rml Dr 1 Iillr,Ct g v 00 000 `�� f Mana PI r ;•�I`- �uf rl�r 1 U� ; f Ave o Y Nice Dr 1 o Schoo /St Cascade Ct Nan Dr Alan C.5, =; 0 Dr S erragt Asi r . 1 ,;7 .. !;r .t,iir / 0 1 111 01 V. u G Walley House Drm 1 Sonoma Oa�aC ° c E r r� •Ke[ser +Ave, r r = t.rir.!lypiE: -Ave r�i Ld CCU � o �° Railroad Ave Sonoma QO V A Padre Pky Sant p O a CruZ Way a'KwdJ Dr Wa q t :i,;un,; Dr -U Rohnert Park,Expy� !:sEn flr� Dr Enterprrse Dr v _ Copeland Creek TO h'irr,El St : %ts" "r' Ave Santa Alicia Dr Cam no Corto 1 Zelkova Ln a v Aden Dr u � r= G' f�n��•�'•,��v; !� % % 11.5.11 T • ■ o V Alison Ave v o Rosana I r � 0 1 Cotah Ave 1 r 116 �° 1 A 1 v Weiss Ln i Isabel Dr qv o st e \a 1 e epJ g v 00 000 `�� f Mana PI N William Dr 1 Madro � f Ave o Y Nice Dr 1 o Schoo /St d Muir PI Nan Dr Alan C.5, =; 0 1 S erragt Asi r . 1 ,;7 .. !;r .t,iir / 0 1 111 V. u G Walley House Drm 1 Sonoma County = t.rir.!lypiE: -Ave Roblar Rd �° Railroad Ave Sonoma County , po 1 r yi Fern Ave y p a Ave 4 City Limits // Casino Site Sphere of Influence (S01) 0 Graton Rancheria Tribal Land Northwest Specific Plan All future development projects within the Northwest Specific Plan Area will be subject to review for consistency with the policies, standards, and requirements of this Specific Plan. If consistent with the Specific Plan, it is anticipated that future development will have already been assessed under the pro- grammatic environmental documentation prepared for this Specific Plan. However, each new develop- ment may need to conduct additional review depending on the site - specific details associated with the particular development. STATUATORY REQUIREMENTS FOR THE SPECIFIC PLAN This Specific Plan has been prepared in accordance with the requirements of California Government Code Section 65451. As prescribed by law, the Plan includes text and diagrams that generally describe the following: • The distribution, location and extent of all land uses, including open space. • The proposed distribution, location, extent, and intensity of major components of public infra- structure, such as transportation and drainage systems. • The standards and criteria by which development will proceed. • A program of implementation measures, such as financing measures, policies, regulations, and public works projects. • A statement of the relationship of the Specific Plan to the General Plan. Chapter 17.06, Article VIII of the City's Zoning Code provides several specific requirements for Specific Plans, which have been addressed in this Specific Plan to the extent feasible. Many of the zoning code requirements Chapter 17.06, Article VIII will need to be addressed on the project level when more detail about the specific details of new development are known. RELATIONSHIP TO GENERAL PLAN The City of Rohnert Park's General Plan provides a comprehensive statement of the objectives, themes, and policies which the community is seeking to achieve in the areas of land use, growth management, community design, transportation, open space, parks and public facilities, environmental conservation, health and safety, noise, and housing. This Specific Plan is one tool the City uses to implement the Gen- eral Plan. A General Plan amendment will be required as part of the of the Specific Plan approval. The recommen- dations in this Specific Plan are consistent with the broad goals of the General Plan. The General Plan's policies call for a mix of industrial, office, multi - family residential, commercial, and mixed uses in this area, as well as supporting open spaces. The goals, policies, and standards contained in this Specific Plan further these goals. 6 November 2014 Northwest Specific Plan CHAPTER I: INTRODUCTION PLAN CONTENTS The chapters described below follow this introduction. • Chapter Two: Plan Area Characteristics provides an overview of the existing setting of the Northwest Specific Plan Area, including a description of current land uses, circulation, infrastruc- ture, and governing jurisdictions. • Chapter Three: Northwest Specific Plan Area Vision provides a narrative description of the community - generated vision for the Northwest Specific Plan Area, as well as goals and policies that will guide implementation of the Specific Plan over the next 20 years. ■ Chapter Four: Land Use provides the Land Use Designations that will apply to parcels in the Specific Plan Area, as well as a description of the generally intended uses, allowable land use in- tensities, and residential densities allowed within each Land Use Designation. • Chapter Five: Permitted Land Uses and Development Standards provides a table of permitted land uses applicable to the Plan Area and specific standards for the built form and site planning components of new development, including features such as building heights, floor area ratios, setbacks, open space requirements, and other similar features. ■ Chapter Six: Circulation provides recommendations for all modes of travel. Focuses on pedes- trians, bicycles, and vehicular improvements that will be required to meet the needs of develop- ment called for in the Specific Plan. ■ Chapter Seven: Utilities and Infrastructure provides recommendations for stormwater, wastewater, and water infrastruture improvements. Chapter Eight: Implementation and Financing Plan discuss potential funding opportunities and financing strategies for improvements recommended in this Specific Plan. Northwest Specific Plan November 3014 7 CHAPTER I: INTRODUCTION November 2011 Northwest Specific Plan CHAPTER I: INTRODUCTION Chapter Two PLAN AREA CHARACTERISTICS This chapter provides a brief overview of the Plan Area as it existed during the writing of the Northwest Specific Plan. For the purposes of this chapter and this document, the Plan Area is referred to in two sub- areas: north district and south district. The north district includes all Plan Area properties north -of Golf Course Drive West and the south district includes all Plan Area properties south of Golf Course Drive West. HOW TO USE THIS SECTION This chapter of the Specific Plan is intended to acquaint the reader with the Specific Plan Area as it is to- day. The reader should use this chapter to understand the current character and constraints for the Specific Plan Area. PLANNING CONTEXT The immediate planning context of the Northwest Specific Plan includes a number of significant and rel- evant projects within and near to the Plan Area. These are described below. GRATON RANCHERIA RESORT AND CASINO The Graton Rancheria Resort and Casino opened for operation on November 5, 2013 just west of the Northwest Specific Plan Area's south district. The resort and casino are bounded to the west by Langner Avenue, to the south by Business Park Drive, and to the north by Golf Course Drive West. The project includes a full- service casino, lobby and bar, hotel (future phase), and a pool/spa area (future phase). WILFRED /DOWDELL VILLAGE SPECIFIC PLAN The Wilfred /Dowdell Village Specific Plan is a long -term plan adopted by the City of Rohnert Park for the area immediately east of the Northwest Specific Plan Area's south district. The Wilfred/Dowdell Plan Area includes one large parcel north of Golf Course Drive West and spans south of Golf Course Drive Northwest Specific Plan November 3014 9 CHAPTER 2: PLAN AREA CHARACTERISTICS West toward Business Park Drive, but does not include the last parcel that is immediately adjacent to Business Park Drive. The Plan calls for retail development just north of Golf Course Drive West as well as south of Golf Course Drive West. The portion of the Wilfred/Dowdell Plan Area north of Golf Course Drive West has an approved project, which includes a hotel and fast food service establishment. This pro- ject is not yet under construction. GOLF COURSE DRIVE WEST IMPROVEMENTS PROJECT The Golf Course Drive West Improvements Project was recently completed from Redwood Drive to Stony Point and the improved roadway is open and operating. Previously called Wilfred Avenue, the road is now referred to as Golf Course Drive West. The Golf Course Drive West Improvements project spanned approximately 1.79 miles, along what was the old Wilfred Avenue and now cur- rently Golf Course Drive West, from Stony Point Road to Red- wood Drive and approximately 0.14 miles of the road's length is within city limits. Approximately 1.65 miles are currently within Sonoma County. Golf Course Drive West bisects the Specific Plan Area between Dowdell Avenue and Langner Avenue, and the Wilfred/Dowdell Village Specific Plan Ar- ea between Redwood Drive and Dowdell Avenue. Upon agreement with Sonoma County, the entire length of the roadway will be renamed to Golf Course Drive West, which corresponds to the name of the current roadway segments inside Rohnert Park's city limits and west of Highway 101. The Golf Course Drive West Improvements generally widened Golf Course Drive West from Stony Point Road to Redwood Drive. The improvements also included the construction of a new pedestrian/bicycle bridge over Bellevue- Wilfred Channel, three new traffic signals, the modification of an existing traffic signal at Redwood Drive, construction of curbs and sidewalks for pedestrians for portions of the street, undergrounding overhead utilities in some locations, relocating overhead utilities in some locations, in- stalling new lighting, and constructing additional infrastructure improvements to ensure adequate drain- age. The Golf Course Drive West Improvements required the excavation of the existing roadway and swales, and the clearing of land needed to supply adequate right -of -way for the widening. 10 November 2014 Northwest Specific Plan CHAPTER 2: PLAN AREA CHARACTERISTICS EXISTING PLAN AREA LAND USES The Plan Area has a limited number of existing developed land uses, as shown in Figure 2 -1. This section describes the land uses that were found in the Plan Area based on field reconnaissance completed in May 2012. AGRICULTURE /GRATING Agricultural land uses within the Plan Area are concentrated in the south district. This land use category includes farming, including small acreage intensive farming and part time farming activities. Lot size varies from three to fifteen acres and no residential uses are pre- sent. Primary activity appears to be grazing. RURAL RESIDENTIAL Single Family Rural residential uses within the Plan Area are con- centrated in the north district. Lot size varies from one to seven acres. The primary use is detached single family homes with some agricultural activity such as grazing. SINGLE FAMILY RESIDENTIAL Single - family residential uses within the Plan Area are scattered in the south district, east of Labath Avenue and near the Dowdell Ave - nue/Millbrae Avenue Intersection. Lot sizes are generally an acre or less. VACANT /UNDEVELOPED Vacant land includes properties that are undeveloped and contain no usable structures. These lands may have been previously agricultur- al. Within the Plan Area, vacant/undeveloped land exists just north of Golf Course Drive West between Dowdell and Langner Avenue. Northwest Specific Plan November 2014 11 CHAPTER 2: PUN AREA CHARACTERISTICS Figure 2 -1: EXISTING LAND USE AND CHARACTER :�' "�r b City Boundary Agriculture/Grazing Single-Family Residential M Casino ;,,r Northwest Specific Plan —! Rural Residential F 1 Vacant/Undeveloped q,) Large Trees SURROUNDING LAND USES CASINO A full service casino with supportive retail and entertainment uses is provided within the Graton Rancheria Casino project immediate- ly adjacent west of the Plan Area's south district. Although not technically within the Plan Area, this important and critical use is shown in Figure 2 -1 to show its relationship relative to the North- west Specific Plan Area. SINGLE - FAMILY RURAL RESIDENTIAL Single - family rural residential uses near the Plan Area are located directly to the north and to the northwest of the Plan Area. These are mainly low density residential development on lands that are served by County maintained roads. The primary use in these areas is single family homes. SINGLE - FAMILY RESIDENTIAL Single - family residential uses near the Plan Area are concentrated mainly to the southwest bordered by Rohnert Park Expressway and the Redwood Creek Apartments to the east. The single family residential development is called Rancho Verde. There is more single- family residential to the east of the Plan Area across the Highway 101 next to the golf course. MULTI - FAMILY RESIDENTIAL Multi- family residential uses include apartment buildings, duplexes, townhomes and condominiums. Mul- ti- family use exists as an isolated apartment complex to the southwest of the Plan Area at Rohnert Park Expressway and Labath Avenue. The complex is called Redwood Creek. AGRICULTURAL Agricultural land uses near the Plan Area are concentrated to the south of Golf Course Drive West. This land use category includes farming, including small acreage intensive farming and part time farming ac- tivities. Lot size varies from six to seventy acres. The most common activity appears to be grazing. Northwest Specific Plan November 2014 13 CHAPTER 2: PLAN AREA CHARACTERISTICS OFFICE LARGE FORMAT RETAIL Large format retail uses surrounding the Plan Area include a Home Depot, Walmart, Costco, Linens n Things, PepBoys and Dollar Tree. These are located directly east of the Plan Area, adjacent to Highway 101 and fronting Redwood Drive. Costco is located fur- ther south of the Plan Area, along Redwood Drive. RETAIL Retail uses surrounding the Plan Area include restaurants, fast food chains, beauty supply stores, clothing stores and other similar uses. Additional retail uses are located to the southwest of the Plan Area inside of the Rohnert Park Business Park Industrial area described below. Another center is to the southeast of the Plan Area on the east side of Highway 101. More retail uses exist south of Rohnert Park Expressway. INDUSTRIAL Industrial uses include auto repair, storage facilities, research and development, manufacturing, warehouses and other similar uses. Industrial uses are mainly isolated to the southeast of the Plan Area adjacent to the east side of Highway 101 and within the Rohnert Park Business Park. COMMERCIAL AND ENTERTAINMENT Commercial uses include hotels, Scandia Fun Center, golf course and other uses ranging from department stores and specialty shops to space extensive businesses such as paint, tire, carpet, lumber, home materials, and feed stores. These uses exist mainly along the west side of Highway 101 from Golf Course Drive West to the Rohnert Park Expressway. The Scandia Fun Center is located di- rectly east of the Plan Area on the west side of Highway 101. The golf course is located on the east side of Highway 101, directly east of the Plan Area. Office uses are mainly located directly to the south of the Plan Area within Rohnert Park Business Park adjacent to the south side of Business Park Drive. Additional uses are located just east of this business park adjacent to the west side of Highway 101. 14 Novcn ,cr 301 I Northwest Specific Plan CHAPTER 2: PLAN AREA CHARACTERISTICS VACANT /UNDEVELOPED Vacant land includes properties that are undeveloped or contain vacant structures. These uses are isolated to the south of the Plan Area, directly south of agricultural areas. PUBLIC Public uses include government buildings, schools, hospitals and other social services. Public uses near the Plan Area are government owned. These uses include the Highway Patrol and City of Rohnert Park Administrative buildings. Highway Patrol is located just north of the Rohnert Park Expressway adjacent to Labath Avenue. The City of Rohnert Park buildings are located southeast of the Plan Area at J Rogers Lane. CIRCULATION NETWORK The Specific Plan Area is currently rural in nature. With the exception of Golf Course Drive West, which was widened in 2013, many of the roadways that traverse the area are typically two -lane streets with min- imal to no shoulders, and surface drainage ditches on each side. Approximately one - quarter to one -half mile to the east are a mix of transportation resources that provide local and regional access, including Highway 101 and the Golf Course Drive West interchange, multi -use pathways, bike lanes, sidewalks, the Caltrans Roberts Lake Road Park - and -Ride lot which provides 180 parking spaces, and bus transit lines. The local circulation system serving the Plan Area, including the intersections that were studied as part of the Specific Plan process, is shown in Figure 2 -2. More detail on the existing and future operations at these intersections can be found in the Northwest Specific Plan Draft Environmental Impact Report (EIR). 1. Stony Point Road /Millbrae Avenue (County of Sonoma) 2. Millbrae Avenue /Dowdell Avenue 3. Stony Point Road/Wilfred Avenue (County of Sonoma) 4. Golf Course Drive West' /Langner Avenue (County of Sonoma) 5. Golf Course Drive West / Labath Avenue 6. Golf Course Drive West /Dowdell Avenue 7. Golf Course Drive West /Redwood Drive 8. Golf Course Drive West/U.S. 101 South Ramps 9. Golf Course Drive /Commerce Boulevard 10. Golf Course Drive /Roberts Lake Road 11. Commerce Boulevard/U.S. 101 North Ramps 12. Business Park Drive /Dowdell Avenue 13. Business Park Drive /Redwood Drive 1 Was Wilfred Avenue prior to the renaming of Golf Course Drive Westin the summer of 2013. 2 Future intersection Northwest Specific Plan November 2014 CHAPTER 2: PLAN AREA CHARACTERISTICS 15 Figure 2 -2: LOCAL CIRCULATION SYSTEM Source: Whitlock & Weinberger Transportation, Inc. (W- Trans), 2013. A 4 3 I r J '0 a F- J 013I� I� a a f_ cv I F- — �m m .o O 0 'll �m o )i JIJ o� Following is a description of the key roadways within and surrounding the Plan Area. HIGHWAY 101 Highway 101 is the primary route connecting the City of Rohnert Park to the San Francisco Bay Area to the south and Santa Rosa to the north. Within Rohnert Park, Highway 101 is a six -lane freeway with aux- iliary lanes connecting on- and off -ramps at the Golf Course Drive and Rohnert Park Expressway inter- changes. These interchanges are provide convenient access to the Plan Area. REDWOOD DRIVE Redwood Drive is identified as a major arterial in the Rohnert Park General Plan. The corridor extends from SR 116 in Cotati to Millbrae Avenue. Redwood Drive includes four travel lanes, planted medians and /or two -way left turn lanes, bike lanes, and sidewalks in the Plan Area vicinity. The posted speed limit within Rohnert Park is 40 mph, except for the segment between Commerce Boulevard and Willis Road, which is currently posted at 35 mph. COMMERCE BOULEVARD Commerce Boulevard is identified as a major arterial in the Rohnert Park General Plan, and extends from SR 116 in Cotati to just north of Golf Course Drive West, where it turns west and crosses under Highway 101 and connects to Redwood Drive. Commerce Boulevard has posted speed limits of 35 and 40 mph. MILLBRAE AVENUE Millbrae Avenue is located primarily outside of the Rohnert Park city limits. The street is identified as a rural minor collector in the Sonoma County 2020 General Plan. The roadway has a paved width ranging from 20 to 24 feet, and serves rural residential uses between the City of Rohnert Park and Stony Point Road. The roadway is flanked by deep drainage swales and includes no curb, gutter, sidewalk, or bicycle facilities. The posted speed limit is 40 mph. LANGNER AVENUE AND LABATH AVENUE Within the Plan Area boundaries, both Langner Avenue and Labath Avenue are currently located outside of the Rohnert Park city limits. They are rural residential streets connecting rural residences to Millbrae Avenue and Golf Course Drive West. To the north of Golf Course Drive West, the two roadways have paved widths ranging from 14 to 18 feet, with a small section of Langner Avenue near Millbrae Avenue at approximately 20 to 24 feet wide. Like Millbrae Avenue, both roadways are flanked by deep drainage swales and include no curb, gutter, sidewalk, or bicycle facilities. The posted speed limit on Langner Av- enue is 30 mph. Northwest Specific Plan November 2014 17 CHAPTER 2: PLAN AREA CHARACTERISTICS DOWDELL AVENUE Dowdell Avenue has a 40 -foot paved width with sidewalk on the east side of the street between Millbrae Avenue and approximately 375 feet north of Golf Course Drive West. Approaching Golf Course Drive West, Dowdell Avenue narrows to a configuration similar to Millbrae Avenue on the continuing segments to the south. The two -lane street is designated as a two -lane minor collector in the Rohnert Park General Plan. STONY POINT ROAD Stony Point Road is a north -south rural arterial running through Sonoma County to the west of Rohnert Park. The corridor connects Santa Rosa to Petaluma and outside of these urban areas is largely configured as a two -lane highway. In the vicinity of Rohnert Park the roadway's posted speed limit is 50 mph. GOLF COURSE DRIVE Golf Course Drive is an east -west secondary arterial that connects the northeastern portions of Rohnert Park to Highway 101. On the east side of Highway 101, the corridor includes four lanes, on- street bicycle lanes, and sidewalks on both sides of the street except along the golf course, where the street has two lanes, on- street bicycle lanes, and a multi -use path on the north side of the street. Recently, Golf Course Drive was extended to Golf Course Drive West (Wilfred Avenue) on the west side of Highway 101 via a freeway underpass. The posted speed limit is 35 mph. GOLF COURSE DRIVE WEST Golf Course Drive West runs between Highway 101 and the western Rohnert Park city limits, and to the west of the city limits it was called Wilfred Avenue before being renamed Golf Course Drive West. The street includes two through lanes in each direction between Redwood Drive and Labath Avenue, two eastbound lanes and one westbound lane between Labath Avenue and Langner Avenue, and one lane in each direction between Langner Avenue and Stony Point Road. The entire length of the roadway includes on- street bicycle lanes. The segment between Langner Avenue and Redwood Drive includes sidewalks on the south side of the streets, as well as medians and left turn pockets at several locations. The posted speed limit is 40 mph. BUSINESS PARK DRIVE Business Park Drive is identified as an east -west minor collector in the Rohnert Park General Plan and connects nearby commercial neighborhoods to major arterials such as Redwood Drive. The street consists of two travel lanes with continuous sidewalks on the south side of the street. The posted speed limit is 40 mph. 18 November 20H Northwest Specific Plan CHAPTER 2: PLAN AREA CHARACTERISTICS PEDESTRIAN AND BICYCLE NETWORK With the exception of on- street bicycle lanes on Golf Course Drive West, as well as sidewalks along the south side of the Golf Course Drive West corridor, there are currently no pedestrian or bicycle facilities present within the boundaries of the Northwest Specific Plan. A developed network of pedestrian and bi- cycle facilities does, however, exist one - quarter to one -half mile to the east. A description of these facili- ties is provided below. Continuous sidewalks exist on the west side of Redwood Drive where the street abuts Highway 101 or the Sonoma -Mann Area Rail Transit (SMART) rail corridor, and on both sides of the street elsewhere. Con- tinuous sidewalks exist along the east side of Dowdell Avenue from Redwood Drive to the southern Home Depot driveway, and along the south side of Business Park Drive. The recently completed Golf Course Drive ur}derpass at Highway 101 includes sidewalks on both sides of the street. An eight -foot wide Class I multi -use pathway is also located on the south side of Commerce Boulevard under Highway 101. Marked crosswalks are provided on the south leg of the Redwood Drive /Golf Course Drive West intersection and on the west leg of the Redwood Drive /Business Park Drive intersection, but are other- wise not present at any of the study intersections near the Plan Area west of Highway 101. Class II on- street bicycle lanes are provided along the entire length of Redwood Drive within Rohnert Park, as well as along Golf Course Drive -Golf Course Drive West between Stony Point Road and the eastern city lim- its. Beyond the Specific Plan Area, Rohnert Park has a well - developed pedestrian network with sidewalks provided on both sides of most streets. Rohnert Park also has over seven miles of Class I multi -use path- ways throughout the city, most of which exist along creeks. A major off - street pathway running through the entire City is also planned to be constructed along the SMART rail corridor. The SMART pedestrian - bicycle network would ultimately extend the length of the rail line from Cloverdale to Larkspur using a combination of off - street pathways and on- street bicycle lanes. Near the vicinity of the Plan area, the SMART multi -use pathway would run along the east side of the railroad tracks, and accessible at the Golf Course Drive railroad crossing. SMART estimates that the segment of the pathway between Golf Course Drive and Todd Road may carry approximately 340 bicyclists per day. The Sonoma County Transportation Authority (SCTA) Countywide Bicycle & Pedestrian Master Plan, May 2008, designates existing and future bicycle and pedestrian facilities within Rohnert Park. The Plan includes both policy and physical project recommendations. Physical projects identified in the plan near the Northwest Specific Plan include the proposed Class I trail along Bellevue Creek; proposed Class II bike lanes on Stony Point Road, Millbrae Avenue, and Dowdell Avenue; as well as increased bicycle parking at the Roberts Lake Transit Park and Ride. The bicycle plan also depicts the SMART multi -use path as well as a future multi -use path along the Bellevue channel to the north of the Specific Plan area that will intersect the SMART path. Northwest Specific Plan November 2014 19 CHAPTER 2: PLAN AREA CHARACTERISTICS TRANSIT FACILITIES SONOMA COUNTY TRANSIT Sonoma County Transit (SCT) is the principal transit service within Rohnert Park, providing daily local and intercity service. SCT local Routes 10, 12, and 14 operate together to provide transit access to desti- nations on both the east and west sides of Highway 101. Each local route operates with approximately 90- to 120 - minute headways between 6:00 a.m. and 6:00 p.m. on weekdays, and 9:30 a.m. and 3:00 p.m. on Saturdays; no local service is provided on Sundays. SCT Routes 44 and 48, with service between Petaluma and Santa Rosa, provide intercity service to Roh- nert Park. These routes, which generally run along the same streets north of Cotati, operate with approxi- mately 40 to 120 minute headways between 6:30 a.m. and 8:30 p.m. on weekdays, with a combined headway of 30 to 60 minutes. On weekends, SCT Routes 44 and 48 operate with approximately two to four hour headways between 7:00 a.m. and 8:00 p.m. and a combined headway of one to two hours. The nearest SCT bus stops serving the Plan Area are located in the Walmart shopping center parking lot, Redwood Avenue /Commerce Boulevard, Golf Course Drive /Highway 101 Southbound Ramps, and Redwood Drive between Golf Course Drive West and Business Park Drive. On weekdays, the Plan Area is served by SCT Routes 14 and 44, with SCT Route 48 stopping a half -mile walk away at Golf Course Drive /Robert Lakes Road. On weekends, the Plan Area is served by SCT Routes 12, 44, and 48. All Sonoma County Transit buses are wheelchair lift- equipped and can transport two wheelchair passen- gers at a time. Sonoma County Transit allows bikes on all of its buses. Buses are equipped with a front - loading bike rack that accommodates either two or three bicycles. When the front - loading rack is full, bus drivers may allow up to two bikes inside the bus. GOLDEN GATE TRANSIT Golden Gate Transit (GGT) provides daily interregional service along the Highway 101 corridor between Santa Rosa and San Francisco. Route 72 provides weekday commuter service between Santa Rosa and San Francisco, with a southbound stop at Golf Course Drive West /Redwood Drive and both northbound and southbound stops at Golf Course Drive West/Robert Lakes Drive. Route 72 operates with 20- to 30- minute headways on weekdays only, with southbound service into San Francisco between 4:00 a.m. and 7:00 a.m. and northbound service from San Francisco between 3:30 p.m. and 7 :30 p.m.. GGT Routes 80 and 101 operate daily along the Highway 101 corridor between Santa Rosa and San Francisco, with a stop on Commerce Boulevard at Rohnert Park Expressway. Route 80/101 buses have approximately one -hour headways in each direction between 4:00 a.m. and 10:00 p.m. on both weekdays and weekends. All GGT buses are handicap accessible and equipped with a front loading bike rack that accommodates either two or three bicycles. On express buses, storage space for bicycles is provided beneath the coach. 20 Novembur 2014 Northwest Specific Plan CHAPTER 2: PLAN AREA CHARACTERISTICS DIAL -A -RIDE Dial -a -ride, also known as paratransit or door -to -door service, is available for those who are unable to in- dependently use the transit system due to a physical or mental disability. Sonoma County Paratransit is designed to serve the needs of individuals with disabilities within Sonoma County. Service days are Monday through Friday from 5:00 a.m. to 11:00 p.m., and Saturday and Sunday from 7:00 a.m. to 9:00 p.m.. WATER INFRASTRUCTURE In general, a water system is composed of three facets: supply /production/treatment, conveyance /storage, and transmission/distribution. Below is a discussion of each of these three facets as relates to this Plan. The discussion summarizes the existing facilities and also summarizes existing plans for improvements to these facilities. Water facilities are shown in Figure 2 -3. SUPPLY /PRODUCTION /TREATMENT There are two sources of potable water for the City of Rohnert Park: City groundwater wells and Sonoma County Water Agency (SCWA) surface water. One well (W -41), located south of Business Park Drive, approximately halfway between Labath Avenue and Redwood Drive, is connected to the distribution sys- tem on the west side of Highway 101. Per Table 4.1 of the 2010 Urban Water Management Plan (UWMP, prepared by Winzler and Kelly, June 2011), the production rate for this well is 285 gallons per minute. There are no other wells (active, inactive, or standby) within one -half mile of the Plan Area. There is one Sonoma County Water Agency (SCWA) turnout (163), connected to the distribution system on the west side of Highway 101. Per Tables 3.15 and 4.11 of the UWMP, there is sufficient capacity for all undevel- oped areas contemplated for growth through 2035, with diversions from SCWA increasing while groundwater pumping decreasing to meet these anticipated demands. According to the Water Model Study Summary Report (prepared by Brelje & Race, September 2004), piping improvements to SCWA turnout 163 will be needed to provide adequate water supply to the Plan Area. CONVEYANCE /STORAGE According to the Water Model Study Summary Report, the City has approximately 4.2 MG of storage. This does not reflect an additional 6.0 MGD that is assumed to be available based upon available water stored in SCWA tanks. The nearest City operated above - ground storage tank (Tank T -7) is located southwest of the Plan Area. According to the Water Model Study Summary Report, an additional 640,000 gallons of storage will be needed to provide adequate water storage for the Plan Area. Northwest Specific Plan Novucnbcr 3014 21 CHAPTER 2: PLAN AREA CHARACTERISTICS Figure 2 -3: WATER INFRASTRUCTURE ti IN Sonoma R County J. AAI AAI AI�IA�NIIIIIAA�II IA ■•A.,,..., 1111 IN 11. k Plan Area • Golf Course Drive Pest casino O ❑ I 0 p O rA O 9 0 t�•1 Q f' ; :. "s + • o O , p 4 O ,. v Hydrant Aqueduct Turnout Zone 1 8" Water Line Blow Off — Recycled Water 12" Water Line Line Valve 6" Water Line • IN • ■ - IN • • Northwest Specific Plan DISTRIBUTION There is an existing 12 -inch water main in Golf Course Drive West in the Plan Area that stretches from Redwood Drive to Langner Avenue. There are existing 8 -inch water mains located to the south of the Plan Area along Business Park Drive and east of the Plan Area along Dowdell Avenue and Redwood Drive. then northward on Dowdell to connect to the existing main behind the Home Depot. There are no water mains along the north or west side of the Plan Area. According to the Water Model Study Sum- mary Report, a new 8 -inch water main will need to be constructed along Redwood Drive, starting at the SCWA turnout and continuing south for 350 feet. In addition to the potable water mains, a 12 -inch recycled water main intersects the Plan Area along Golf Course Drive West, from Langner Avenue to Dowdell Avenue. WASTEWATER INFRASTRUCTURE In general, a wastewater system is composed of two facets: treatment/disposal and collection (mains and pump /lift stations). Below is a discussion of each of these facets as relates to this Specific Plan. The dis- cussion summarizes the existing facilities and also summarizes existing plans for improvements to these facilities. Wastewater facilities are shown in Figure 2 -4. TREATMENT /DISPOSAL AND ALLOCATION CAPACITY The City is one of five entities (City of Santa Rosa, City of Rohnert Park, City of Sebastopol, City of Co- tati, and the South Park County Sanitation District) that comprise the Santa Rosa Subregional Sewer Sys- tem. All wastewater treatment occurs at the Laguna Water Reclamation Plant located in Santa Rosa; the City of Rohnert Park does not treat any sewage. The Fifth Amendment to the Agreement for Use of the Santa Rosa Subregional Sewerage System (exe- cuted November 19, 2008) identified the allocation of treatment capacity to all of the entities. The City's treatment allocation is 5.08 MGD average dry weather flow (ADWF) and disposal allocation as 4.15 mgd. For calendar year 2011, ADWF (period of time not influenced by rainfall) was estimated at 2.85+ MGD. According to City staff3, the City has adequate reserve in their allocation to accommodate wastewater from the Plan Area. 3 Conference call with City Engineer, Patrick Barnes, on July 5, 2012. Northwest Specific Plan November 2014 23 CHAPTER 2: PIAN AREA CHARACTERISTICS Figure 2 -4: WASTEWATER INFRASTRUCTURE Chajinel MILLBRAE AVE 0. Uj 1...euur.r. W. 1: a• 0: ynnnnnn.unun.u.uu..uun.uNn.i Z. a; Z• Plan Area ¢Z: Q, GOLF COURSE OR W EST 10" -- -^ - ^--- �'rrnr.rrrnrrrre n rxrrrnnz• r.•: r "...l Northwest Specific Plan 0 man hole • interceptor sewer - -- interceptor sewer line Rohnert Park sewer pipes — 12" _ 6„ 15., 8„ 10" 0 0 0. 0 it 10" (0 0 C3 O W M U W. 0 CO M Source: City of Rohnert Park lV ^f y 1 W � a f�.............. 1 I f I II i 1 I j BUSIff PAFiWA Rohnert Park sewer pipes — 12" _ 6„ 15., 8„ 10" 0 0 0. 0 it 10" (0 0 C3 O W M U W. 0 CO M Source: City of Rohnert Park COLLECTION There are existing 8 -inch, 12 -inch, and 15 -inch sewer mains that serve the commercial areas to the east of the Plan Area. An 8 -inch main exists along Dowdell Avenue (extends northerly approximately 600 linear feet to the intersection of Dowdell Avenue and Millbrae Avenue). This 8 -inch main continues easterly along Millbrae Avenue, and then continues southerly along Redwood Drive. The sewer main size in- creases to 12 inches approximately 230 feet northerly of the intersection of Redwood Drive and Com- merce Drive. The sewer main continues south, and the main size increases to 15 inches at the intersection of Golf Course Drive West and Redwood Drive. The 15 -inch sewer main continues south to an existing lift station on J. Rogers Lane. In addition, there is an existing 10 -inch sewer main along Golf Course Drive West from Redwood Drive to Labath Avenue. There are no sewer mains along the north, south, or west side of the Plan Area. However, the casino de- velopment includes an 8 -inch force main running eastwardly along Business Park Drive to the lift station on J. Rogers Lane. This force main is only available to serve the casino and not other properties within the Plan Area. Furthermore, no sewer mains are located within the Plan Area. The City's force main dis- charge to the City of Santa Rosa Laguna Treatment plan runs northwardly along Labath Avenue from Business Park Drive, thence westerly along Golf Course Drive West. According to City staff4, per the Public Facilities Finance Plan the existing lift station will need to be expanded and the costs will be cov- ered by connection fees. STORMWATER INFRASTRUCTURE The Plan Area lies within the Laguna de Santa Rosa watershed, which encompasses an area of approxi- mately 250 square miles. Runoff from the Laguna de Santa Rosa eventually drains into the Russian River and ultimately into the Pacific Ocean. The Laguna is the center of a significant floodplain. During peak storms, flooding along Laguna de Santa Rosa impacts the City of Rohnert Park and surrounding area. There are no surface water bodies or blue line streams (intermittent streams that flow for most or all of the year) within the Northwest Specific Plan Area. REGIONAL DRAINAGE Regionally, creeks flow from the eastern ridge of the Sonoma Mountains through drainage channels westward across Rohnert Park and discharge into Laguna de Santa Rosa. Currently, drainage within the City is conveyed through a storm drainage and flood control collection system consisting of underground pipes and natural and constructed channels. This system is under joint management of the City of Rohnert Park and the Sonoma County Water Agency (SCWA). The City maintains responsibility for the system of underground pipes, while the SCWA maintains the system of open channels that divert flow to Laguna de 4 Conference call with City Engineer, Patrick Barnes, on July 5, 2012. Northwest Specific Plan November 2014 25 CHAPTER 2: PLAN AREA CHARACTERISTICS Santa Rosa. The City's storm drain system map is shown on Figure 2 -5, and the SCWA's map of convey- ance channels is shown on Figure 2 -6. LOCAL DRAINAGE Storm drain infrastructure within the Plan Area includes culverts, surface drainage ditches, and canals that convey runoff and are typically located adjacent to public roadways. Bordering the Plan Area to the south is a man -made drainage channel ( Labath Creek) along the north side of Business Park Drive. Beneath Business Park Drive are three 60 -inch underground drainage pipes that convey runoff from the City to Hinebaugh Flood Control Channel. Along the east side of the Plan Area, there is an subsurface 15- to 42- inch storm drain along Dowdell Avenue in the north district that flows to the north. Additionally, as part of the recent Golf Course Drive West Improvement Project, bioretention swales and a 30- to 42 -inch storm drain were recently installed along the south side of Golf Course Drive West that convey runoff to the west for eventual discharge into the Bellevue- Wilfred Channel. According to the Wilfred/Dowdell Village Specific Plan EIR, there presently is insufficient capacity in the Labath Creek Channel and Hinebaugh Flood Control Channel under 10 -year storm drainage conditions. BIOLOGICAL CONDITIONS This section discusses sensitive animal and plant habitat in the Plan Area. POTENTIAL WETLANDS Several potentially sensitive habitats which may be regulated under Section 404 (and 401) of the Clean Water Act were observed in the Plan Area. A routine protocol -level wetland delineation was conducted throughout some parcels of the Plan Area on May 6, 2013 to map the extent of these potentially sensitive habitats. This survey did not include all parcels due to property access issues. Several categories of wet- lands, including seasonal wetland depressions, seasonal wetland meadows, and vernal pools, were ob- served on the surveyed sites. It is possible that similar conditions exist on sites that were not surveyed. No non - wetland waters were observed during the delineation site visit. 26 Ni vembcr 2014 Northwest Specific Plan CHAPTER 2: PLAN AREA CHARACTERISTICS Figure 2 -5: ROHNERT PARK STORM DRAINAGE SYSTEM 42 w MILUPRAE"E We /.iel rlrrl Q w z u; Sonoma County i a a i L2 a arr.rnr�..��.. as rr■nnrurf f.. +nfrirrrr...�.r c� LL[RA[ A4[. i{2 � M 1 V % I K N - •=; K� i r �k Plan Area -- M e � T r e !4 r a • 70 30 S �r.f rya rrrr 1. r.rf /�1la. rrf i.l �.■ Golf Course Drive est r a [ N, ■ K r K r C8tsLnO R 1R0 � n Ld i f LA1ATk CRM If H :r--A aa10 - rlr r Source: Sonoma County, revised 11 -96, Place Works 2014 O Catch Basin • Man Hole ......... Northwest Specific Plan ■ Drop Inlet • — Drainage Ditch Figure 2 -6: SONOMA COUNTY WATER AGENCY FACILITY GUIDE q• Hem4"nuu Warrington Creek Dodd Channel n Wilfred Channel r a � t Wffro d Channel Coleman Creek Charr+lvl � µ qua eo Wilfred Channel E en rs on. s a ■ r r ■� —� � �mN1n d[Yra� t'� L:Pferllrrl Cr-�h •, w.r ��• "' Doak Creek'•. -�',1�1( 1 �r ■ + Cook Creek Conduit �Ifre� Spivok Condu�r� �,� "'° 1.0 �l � � •� � 1 rrrr■ r ' UN n , Ay ue Court C.... odr C DAw, GmcC.... _� Rohnert Park creek Rant pa Five Creek Perk Coon! • a 1e] Labath Creek k 3 Oorat•� Cirde ZJ Creek Hinebaugh Creek r �� a Creek Mncbauah Creek j%*,,n Perk ryrrefty , r � M Copeland Creek Rotw'werS • Grcm $ [.d _land Cseek y yip •.. Awm Senfa AJ r Drlr- 5, � Am- Washo Creek Ar4lnAren,pe ''`"4ia"w� South Fork Copeland Creek l Aran Avenue y Illlaan Af.eryia r .Ak1en AVtrstue �. ns Flekerr a Otati•System � A1melwarwe Ta : 4 Conduit ! cps g � � � - � s Laguna de SantafRosa Cotati System C- 2;Conduir at Burton Avenue Ditch uwi% M•" A* Ave r s Owned in Fee - Engineered Channel Easement Modified Channel Source: Sonoma County � Access Easement Easement Natural Channel Waler Agency, 2007 * Easement Engineered Channel e No a E 0 0 Northwest Specific Plan SPECIAL STATUS PLANT SPECIES Based on observed habitat and site conditions, the Plan Area has the potential to support 12 special - status plant species: Sonoma sunshine (Blennosperma bakeri), dwarf downingia ( Downingia pusilla), hayfield tarplant (Hemizonia congesta ssp. congesta), Burke's goldfields (Lasthenia burkei), Contra Costa gold- fields (Lasthenia conjugens), legenere (Legenere limosa), Sebastopol meadowfoam (Limnanthes vincu- lans), marsh microseris (Microseris paludosa), Baker's navarretia ( Navarretia leucocephala ssp. bakeri), Lobb's buttercup (Ranunculus lobbii), showy rancheria clover (Trifolium amoenum), and Saline clover (Trifolium hydrophilum). Though no special - status plant species were observed during biological re- sources assessments, no determination regarding presence or absence can be made as no protocol -level rare plant surveys have been conducted within the Plan Area. SPECIAL STATUS WILDLIFE SPECIES Two special - status wildlife species were observed within the Plan Area, Northern harrier (Circus cya- neus) and Whitetailed kite (Elanus leucurus). In addition, based on the habitats and site conditions ob- served, six additional species have a moderate or high potential to occur within the Plan Area: hoary bat (Lasiurus cinereus), golden eagle (Aquila chrysaetos), loggerhead shrike (Lanus ludovicianus), grass- hopper sparrow (Ammodramus savannarum), California tiger salamander (CTS, Ambystoma cali- forniense), and vernal pool andrenid bee (Andrena blennospermatis). Similar to the special - status plant species discussed above, no determination of presence or absence can be made for the six wildlife species with potential to occur as no protocol -level surveys were conducted for these species. The US Fish and Wildlife Service issued a final rule on Critical Habitat for the Sonoma County Distinct Population Segment (DPS) of CTS on August 31, 2011 (Federal Register 50 CFR Part 17; 76 FR 54346). The ruling designated approximately 47,383 acres as critical habitat and includes the entire Plan Area. JURISDICTIONAL BOUNDARIES The Northwest Specific Plan Area falls entirely within the jurisdictional boundaries of the County of Sonoma. The current Rohnert Park city limits meet the Plan Area's eastern boundary. The Plan Area is entirely within the City's Sphere of Influence, which means that it is land that is ultimately planned for annexation into Rohnert Park. Other government agencies with jurisdiction in the Plan Area include: • Regional Water Quality Control Board • State of California Department of Fish and Game • Army Corps of Engineers • United States Fish and Wildlife Service It is intended that the City of Rohnert Park will seek annexation of the Plan Area into the City following adoption of the Specific Plan. Northwest Specific Plan November 2014 29 CHAPTER 2: PUN AREA CHARACTERISTICS 30 November 2014 Northwest Specific Plan CHAPTER 1: PLAN AREA CHARACTERISTICS Chapter Three NORTHWEST SPECIFIC PLAN AREA VISION This chapter describes the overall vision for the Plan Area. It presents the Land Use Concept and some of the primary recommendations for the Plan Area. The Land Use Concept diagram in this chapter is illus- trative only and is not intended as zoning or as official land use designations. Land use designations and zoning standards are provided in Chapters Four and Five, respectively. Through an extensive public engagement process, the community and landowners made it clear through the process that the Plan Area should be developed with an attractive mix of commercial uses, new higher density residential uses (especially north of the busy arterial of Golf Course Drive West), and a limited amount of light industrial uses. As shown on Figure 3 -1, the Illustrative Land Use Plan envisions a mix of all these uses to be served primarily by Dowdell Avenue and Golf Course Drive West. This section pro- vides an overview of the overall land use vision for the Northwest Specific Plan Area. HOW TO USE THIS SECTION This chapter is intended to "tell the story" of the future of the Northwest Specific Plan Area. The reader should use this section as a means to understand the major community goals for the area and the planning and design concepts proposed by this Specific Plan to achieve those goals. CONCEPTUAL LAND USES The Illustrative Land Use Plan (Figure 3 -1) shows a broad -level representation of the land uses envi- sioned for the Plan Area by dividing the Plan Area into conceptual land use districts. The Illustrative De- velopment Plan (Figure 3 -2) depicts a conceptual physical buildout based on this vision. Table 3 -1 shows a conceptual development program for overall square footage of new development categorized by use. The development program shown serves as a basis for program level technical analysis required as part of the State - required environmental review process. The program is conceptual in nature and may not be built out exactly as depicted over the next twenty years. Northwest Specific Plan NovcmUcr 2014 31 CHAPTER 3: NORTHWEST SPECIFIC PLAN VISION Figure 3 -1: ILLUSTRATIVE LAND USE PLAN 4 J — S- USiNESS PARR DRIVE 1� 0 ssZ� o too Fir lk 1n; 0 1 1 464F� 1 _li , z z We i d 0 W 0 W Q H N J N H1 <t0 W I I rili «I+rr r�e�r r` L,~ r I z I I la '� 4 � I i z z z W o �sJ H � M'c oa 'ao � �s I I I I I I 1 � YIYYY d� Brishle ft mirk Or Me NF N �y I� a � 1 _ � w � S y6 = 6 1 f . Will - s iLC W� �c c W� fi �a O O a oa a _T C O L1. H �� ? 3 7 � MIXED USE SOUTH The Plan Area is envisioned as having a significant amount of mixed -use development, which could include a variety of retail, office, hotel, and residential uses. Mixed -use is envisioned for al- most all of the land in the south district and also for some of the properties in the north district. As shown in in the Illustrative Development Plan (Figure 3 -2), new mixed -use development in the south district is envisioned to occur around an interior "main street." It is envisioned that mixed -use areas in the south district would include a mix of pure retail and entertainment uses in single -story buildings, as well as ground floor retail and entertainment uses within multi -story buildings that inte- grate residential, hotel, or office uses on upper floors. The character of this area is envisioned to have a "main street" feel with active and transparent ground floor frontages, wide sidewalks, public pla- zas, and tree -lined streets with parallel on- street parking. Northwest Specific Plan November 2014 35 CHAPTER 3: NORTHWEST SPECIFIC PLAN VISION MIXED USE NORTH In the north district, the mix of uses is envisioned to include higher density residential uses, small offices (such as a medical), and a limited amount of retail uses. It is anticipated that mixed -use areas in this area are more likely to accommodate a horizontal mix of uses where different uses may occur side -by -side. Upscale Recrea- tional Vehicle (RV) camping and other uses may be appropriate as an interim use in these areas. 36 November 201=4 Northwest Specific Plan CHAPTER 3: NORTHWEST SPECIFIC PLAN VISION RETAIL A commercial area is envisioned for parcels that front the north side of Golf Course Drive West. This land use is intended to ensure that new development takes advantage of its visible location along Golf Course Drive West, but commercial uses at this location also serves as a buffer between the planned casino and potential resi- dential uses that may occur in the mixed -use areas in the north dis- trict. The regional - serving stores, or other uses envisioned, would take advantage of the visibility from Golf Course Drive West. The retail format envisioned for the north district generally requires vis- ible and ample parking dedicated to each building. Commercial areas could also potentially accommodate regional - serving enter- tainment uses, such as live theater, music venues, IMAX theater, or similar uses. Northwest Specific Plan November 2014 37 CHAPTER 3: NORTHWEST SPECIFIC PLAN VISION FLEX The northernmost section of the north district, which fronts Millbrae and Dowdell Avenue, is envisioned as a self - contained flex district that could include a mix of office, commercial service, industrial, or light industrial buildings. Flex uses are intended to serve and supplement the proposed adjacent retail and entertain- ment uses. Exalnples may include businesses such as caterers or commercial laundry services, but more traditional industrial uses and offices are envisioned to be appropriate in this area as well. 38 November 2014 Northwest Specific Plan CHAPTER 3: NORTHWEST SPECIFIC PLAN VISION CONCEPTUAL DEVELOPMENT PROGRAM Table 3 -1 below provides a conceptual estimate of the potential net new dwelling units and commercial square footage that is expected to occur in the Plan Area through buildout. Buildout is defined as a future year when all parcels that are called for new development in the Specific Plan have been fully developed and none are left vacant or undeveloped. The development program is a projection and may occur differ- ently as actual projects come forward. Table 3 -I: CONCEPTUAL DEVELOPMENT PROGRAM Land Use Type Dwelling Units (du) or Square Feet (sf) Residential 398 du Office 58,400 sf Office /Light Industrial 218,200 sf Commercial 458,700 sf Hotel 100 rooms Parks /Recreation* 4.8 Acres (209,088 sf) *To be provided as part of open space, trail system, and adjacent to detention areas throughout the Plan Area ADDMONAL LAND USE COMPONENTS RAINWATER DETENTION Significant stormwater detention areas will be required to accom- modate new impervious surfaces created with the development of the Plan Area. Detention is envisioned as being divided into three sections. All of the parcels in the south district are envisioned to drain into one detention area in the southernmost portion of the Plan Area. In the north district, commercial uses and mixed -uses on the western portion are envisioned to drain onto an approxi- mately 100' wide linear detention area between Langner Avenue and halfway- between Labath and Dowdell Avenue. Commercial uses and flex uses in the east portion of the north district are envisioned to drain onto a detention area midway between Golf Course Drive West and Millbrae Avenue. The conceptual detention areas are envisioned to occur on portions of multiple par- cels and near the three southern, western, and northern ends of the Plan Area — Business Park Drive, Langner Avenue, and Millbrae Avenue — as much as possible to take advantage of current water flow. In the south district, detention is shown at the furthest southern part of the Plan Area. However, the areas shown for detention are conceptual in nature and are not yet determined. Exact locations for detention ba- sins will be determined as properties develop and in coordination with landowners. More information re- garding conceptual financing strategies related to detention areas can be found in Chapter 9, Implementa- tion and Financing. Northwest Specific Plan November 2014 39 CHAPTER 3: NORTHWEST SPECIFIC PLAN VISION PARKS AND RECREATION An east -west trail is envisioned to connect Langner Avenue to Dowdell Avenue, including along the linear detention areas shown on Figure 3 -2. This east -west trail will connect to a proposed Class I multi -use path on the east side of Langner Avenue connecting us- ers south to Golf Course Drive West. The eastern terminus of the east -west trail will intersect with a proposed Class I multi -use path on the west side of Dowdell Avenue that connects Millbrae Avenue to Business Park Drive. In dry seasons, the detention areas are en- visioned to function as open space, or even recreation areas, subject to City approval. The estimated buildout of the Specific Plan would require 4.8 acres of park land per the General Plan. The Illustrative in Figure 3 -2 illustrates how a portion of this could be achieved through a conceptual 1 to 2 acre park associated with potential res- idential uses in the north district; the exact location and design of the 4.8 total acres of park land will be determined as projects come forward, in coordination with landowners. 40 Novo nbcr 201=4 Northwest Specific Plan CHAPTER 3: NORTHWEST SPECIFIC PLAN VISION CIRCULATION, STREETSCAPE AND TRAIL CHARACTER DOWDELL AVENUE /GOLF COURSE DRIVE WEST GATEWAY This intersection provides direct access to the center of the Plan Area from Highway 101. The intersection should be treated as a major gateway to the Northwest Specific Plan Area. To the extent feasible, special design features should be used to signify this en- try. This could be executed in a variety of ways, including with landscaping, special signage, special building features, special pavers and pavement colors, or other similar features, as shown in the drawing below. New development projects located in this area should incorporate design features that accentuate this intersection. Depending on the timing of future projects, coordination with the Wilfred /Dowdell Village Specific Plan development along Golf Course Drive West should be considered to achieve one major gateway feature signifying entry to northwest Rohnert Park. De- pending on the wishes of project proponents, gateway features could be appropriate at both locations. OTHER POTENTIAL GATEWAYS Other potential gateway features may also be appropriate to signify entry into the Northwest Specific Plan Area, however these may be more minor than is recommended for Golf Course Drive West /Dowdell Av- enue. It is recommended that gateway features at other entry points be limited to special landscaping or monument signage located at the corners within the setbacks in private development. Gateway locations to be considered include Millbrae Avenue /Dowdell Avenue, Business Park Drive /Dowdell Avenue, and Langner Avenue /Golf Course Drive West. Northwest Specific Plan November 3014 41 CHAPTER 3: NORTHWEST SPECIFIC PLAN VISION GOLF COURSE DRIVE WEST CORRIDOR The Golf Course Drive West corridor is the primary roadway that will bring vehicular, pedestrian, and bicycle traffic in and out of the Plan Area. New development along Golf Course Drive West should in- clude features that are oriented toward the road. New commercial development on the north side of Golf Course Drive West should face the road. Where buildings are set back from the street, generous landscap- ing should be provided within setbacks to provide visual interest along the road and highlight its im- portance. In the south district, located south of Golf Course Drive West, the Specific Plan envisions that new mixed -use development will be oriented toward a new interior roadway. This may result in some sur- face parking and smaller retail uses being located along Golf Course Drive West in the south district. Where this occurs, generous landscaping and street trees should be provided along the roadway to mini- mize views to surface parking from Golf Course Drive West. WILLIS AVENUE ENTRY The Wilfred/Dowdell Village Specific Plan, located to the east of Dowdell Avenue, south of Golf Course Drive West, and west of Redwood Drive, proposes a new internal circulation network that would extend Willis Avenue from its current location to Dowdell Avenue. The Northwest Specific Plan recognizes this proposed in- tersection and proposes a special entry to the south district be lo- cated to align there. The exact location is likely to vary given de- velopment constraints at the project level, but it is preferable that a new special intersection be created at this location to the extent fea- sible. This will help tie the two Specific Plan Areas together and create a network that ties into Redwood Drive to the east. 42 November 2011 Northwest Specific Plan CHAPTER 3: NORTHWEST SPECIFIC PLAN VISION LABATH AVENUE AND LANGNER AVENUE DEVELOPMENT Two new mixed -use areas are proposed adjacent to Labath Avenue and a third is proposed adjacent to Langner Avenue. These developments are envisioned to be separated from the new commercial areas along Golf Course Drive West by a new linear detention basin, as shown in the drawing on this page. It is proposed that development in these mixed -use areas be designed to orient toward either Labath Avenue or Langner Avenue. New development should provide entries that face these roadways, as well as windows, significant architectural features, and building articulation. Given the shape of these mixed -use areas and their minimal frontage along these roads, it is likely that there will be additional buildings located further away from these roads as well. New landscaping should be provided within building setbacks to provide a buffer from residential development and a visually - pleasing streetscape. TRAIL SYSTEM Pedestrian travel is proposed along roadways throughout the majority of the Plan Area. Every improved road shall have sidewalks on both sides and provision for bicycle travel. In addition, a new pedestrian and bicycle trail is proposed to be provided along with new development that would connect Langner Avenue to Dowdell Avenue through the Plan Area, as shown in the drawing on this page. It is proposed that a new trail be provided along the proposed detention areas and in concert with new development. This amenity for employees and residents in the area would provide for improved non - motorized circulation. The new trail should and incorporate landscaping at key locations, mid -block crossings at intersections with roadways, and appropriate lighting, as necessary. The trail system is shown in a conceptual location within the context of the entire Plan Area on Figure 3 -2. The exact location will need to be determined. Northwest Specific Plan November 2014 43 CHAPTER 3: NORTHWEST SPECIFIC PLAN VISION MIXED -USE MAIN STREET A new, pedestrian - oriented "main street' is envisioned to connect Golf Course Drive West to the Willis Avenue entry as a means to provide pedestrian and vehicular circulation and access through the south dis- trict. This is shown conceptually in Figure 3 -2: Illustrative Plan; however, this new street could take dif- ferent forms and configurations. As shown in the drawing below, the "main street' is the spine of the south district, with retail, hotel, and residential uses facing onto it. The street is envisioned as a narrow, cozy emir -air leiit where cars are encouraged Lo sloe' �.:lown. W ide sidewalks, 0Utdoor seating, and parallel parking are proposed to emphasize pedestrian activity. 44 November 201=4 Northwest Specific Plan CHAPTER 3: NORTHWEST SPECIFIC PLAN VISION BICYCLE CIRCULATION SYSTEM The Northwest Specific Plan Area is envisioned to accommodate all mode of travel, including bicyclists. As mentioned above, the Specific Plan recommends that all new roads accommodate bicycle travel, either with bicycle lanes or with off - street Class I bicycle paths. The existing and recommended bicycle facilities for the Northwest Specific Plan Area and surroundings are discussed in detail and shown in Chapter 6, Figure 6 -3. The Plan Area bicycle circulation system is envisoned to be ac- commodated primarily on Golf Course Drive West, Dowdell Ave- nue, and Business Park Drive. Bicycle lanes currently exist on Golf Course Drive West. The Plan designates future bicycle lanes on Business Park Drive and an off - street path along Dowdell Avenue. These recommendations are consistent with the Countywide Bicy- cle and Pedestrian Master Plan in most cases. In some cases, this Specific Plan proposes bicycle facilities more significant than are called for in the Bicycle and Pedestrian Master Plan. As shown on Figure 6 -3, a continuous Class I bike path is proposed along Dow - dell Avenue and east -west through the north district that will fully connect the area. Additionally, there are several opportunities that should be explored to create connections to the future SMART Multi -Use Path along the SMART rail line. Northwest Specific Plan November 2014 45 CHAPTER 3: NORTHWEST SPECIFIC PLAN VISION 46 November 201=4 Northwest Specific Plan CHAPTER 3: NORTHWEST SPECIFIC PLAN VISION Chapter Four LAND USE This chapter describes the land use designations applicable within the Northwest Specific Plan Area. Parcels in the Plan Area are designated with existing Rohnert Park General Plan Land Use Designations. Figure 4 -1 shows land use designations and associated acreages for the Plan Area. The map and acreages as shown reflects the most recent parcel information at the time of this Plan preparation, and assumes that the proposed Dowdell Avenue realignment as it approaches Business Park Drive as completed. HOW TO USE THIS SECTION This chapter is intended to provide the reader with the Land Use Designations for lands in the Plan Area. The reader should review the land use designations in this section to gain an overall understanding of the broad uses and building densities and intensities that are allowed in various subareas within the Northwest Specific Plan Area. LAND USE DESIGNATIONS The classifications in this section represent adopted City policy. They are meant to be broad enough to give the City flexibility in implementing this City policy in the Northwest Specific Plan Area, but clear enough to provide sufficient direction to achieve the overall vision for the Plan Area. The next chapter and the City's zoning ordinance contain more detailed provisions and standards to implement these classi- fications. MIXED -USE This designation accommodates a variety of compatible businesses, stores, institutions, service organiza- tions, hotels, and residences in a pedestrian- oriented setting. Allowable uses include multi - family resi- dences (up to 24 dwelling units per acre), retail shops, financial, business and personal services, and res- taurants. This designation is intended to accommodate these uses in a pedestrian- oriented environment that provides access to residents' basic everyday needs and is designed to promote walkability. Uses in this area may be accommodated in the same building or horizontally mixed. Maximum floor -area ratios Northwest Specific Plan November 3014 47 CHAPTER 4: LAND USE Figure 4 -1: LAND USE DESIGNATIONS Acreage :Y Commercial - R 27.8 ac MILLBRAE AVE Mixed -Use 47.4 ac liF Industrial 14.3 ac i Parks /Recreation* 1.3 ac-A� *3 5 additional park acres are to be provided er rA�� as part of the open space, trail system, and a adjacent to detention areas throughout the Plan Area. G W W ' cc Sonoma County a Z cc °�• 5 � i► City of Rohnert Pork - - — - OLF COURSE DR WEST CO r� %f Carona f! i O 0 30- 0 600 Feet Q Northwest Specific Plan Land Use Designations 0 Industrial City Boundary N Commercial - R 0 Parks /Recreation L -t Sphere of Influence (S01) 0 Mixed -Use for commercial uses are allowed up to 1.5 for commercial and mixed -use projects that do not include res- idential. Mixed -use projects containing residential and commercial uses are allowed to a total FAR of 2.0. COMMERCIAL-11 This designation is intended to provide sites for retail areas containing a wide variety of businesses, in- cluding: retail stores, eating and drinking establishments, commercial recreation, financial, business and personal services, hotels and motels, and educational and social services. Maximum permitted FAR is 1.5 for hotels and 0.4 for all other uses. Shopping centers typically include department stores or big -box stores, which attract consumers from outside the city. INDUSTRIAL This designation accommodates campus -like environments for corporate headquarters, research and de- velopment facilities, offices, light manufacturing and assembly, industrial processing, general service, warehousing, storage and distribution, and service commercial uses. Retail is permitted as an ancillary use only. Maximum FAR is 0.5, but discretionary increases may be permitted up to a total FAR of 1.0. PARKS /RECREATION This designation provides for parks for active and passive recreation, recreation complexes, community fields, public golf courses, stadiums, arboretums, and greenways. Ancillary facilities such as concession stands, clubhouses, and equipment rental are also allowed. Northwest Specific Plan No% -ember 2014 49 CHAPTER 4: LAND USE LAND USE POLICIES The following policies are intended to be considered when reviewing proposed projects within the Specif- ic Plan Area. Though intended to guide the implementation of the vision of the Plan, in some cases the policies must be followed for new development to achieve the overall vision and to respect existing phys- ical surroundings. LAND USE COMPATIBILITY AND COMMUNITY CHARACTER Policy LU -1.1 New residential development shall not front Dowdell Avenue. Policy LU -1.2 New residential development is encouraged to line the western boundaries of the North District to take advantage of views to the west. Policy LU -1.3 Developers in the Mixed -Use areas in the North District are en- couraged to consider smaller retail components given the dis- tance from Golf Course Drive West. However, if market condi- tions support such a use, retail uses must be buffered from pre- existing residential uses, using screening methods described in the City of Rohnert Park Design Guidelines. Policy LU -1.4 New commercial, mixed -use, and multi - family development must follow the current City of Rohnert Park Design Guidelines for Commercial, Mixed -use, and Multi- family Buildings ap- proved by the Rohnert Park City Council. Policy LU -1.5 New commercial development adjacent to Golf Course Drive West must provide at least one accentuated entry driveway off of Golf Course Drive West. Policy LU -1.6 New development adjacent to Golf Course Drive West is en- couraged to locate parking areas away from the street frontage. If parking areas along the street are necessary, they shall be screened from Golf Course Drive West by the consistent plant- ing of trees and appropriate landscaping measures. Commercial pads of at least 7,500 square feet shall be placed along the street for every 500 linear feet of parking frontage. 50 Novcmbcr 2014 Northwest Specific Plan CHAPTER 4: LAND USE OPEN SPACE Policy LU -1.7 New development shall provide new park uses per citywide re- quirements, preferably including a park in the northern area as- sociated with residential uses. PARKING Policy LU -1.8 New mixed -use development should create a parking assessment district to accommodate increased parking demand and allow flexible arrangement of parking for compact development. HOUSING Policy LU -1.9 Encourage multi - family and mixed -use housing in the Plan Area as a means to bring increased vitality and provide additional af- fordable housing options. STORMWATER RUNOFF Policy LU -1.10 Encourage development to minimize impervious surfaces and other mechanisms to reduce stormwater runoff. Northwest Specific Plan Nmcmbcr 3014 51 CHAPTER 4: LAND USE 52 November 2014 Northwest Specific Plan CHAPTER 4: [AND USE Chapter Five PERMITTED LAND USES Ft DEVELOPMENT STANDARDS This chapter discusses the permitted, conditional, and prohibited land uses, and the development stand- ards for each land use designation provided in the previous chapter, including Commercial, Mixed -Use, and Industrial. Refer to the City's Zoning Code for permitted uses and regulations regarding Parks /Recreation uses. The development standards establishes the requirements for new development and takes precedence over the City's zoning ordinance in the case of any conflict. These standards are intend- ed to implement the vision outlined in Chapter Three. For any issues not specifically addressed by the de- velopment standards in this Specific Plan, please refer to the City of Rohnert Park Zoning Code. In the case of a conflict with the Zoning Code, this Specific Plan's development standards apply. The most compatible zoning designation should be used for such issues as determined by the Planning Director. HOW TO USE THIS SECTION This chapter is intended to provide the reader with an understanding of the specific uses allowed in the Plan Area and the applicable standards for new development in the Plan Area. ■ Table 5 -1: Permitted Uses. The reader should use this section to determine what specific uses would be allowed within a new potential new project in the area. This table establishes permitted, conditional, and prohibited uses in the various districts in the Plan Area. Uses not shown are pro- hibited unless determined by the Planning Director to be consistent with the Specific Plan. ■ Table 5 -2: Development Standards. The reader should use this section to understand how a build- ing must be designed respective to building height, building placement on a site, landscaping, set- backs, and other areas. Northwest Specific Plan November 2014 53 CHAPTER 5: PERMITTED LAND USES & DEVELOPMENT STANDARDS Table S -I: PERMITTED USES COMMERCIAL -R Land Use Category C -R Amusement Center (e.g. miniature golf, golf driving Uses not shown are prohibited range, bowling alley, cyber cafe) (B) unless determined by the " Small (e.g., indoors; commercial shopping center) A Planning Director to be ■ Large (e.g., indoors or outdoors; stand alone fa- consistent with the Specific cility) C Plan. Animal HospitalNeterinary Clinic C P - Permitted Antique Store P C - Conditionally - permitted by Arcade Games /Cybercafes (B) P/A Planning Commission Automobile Service Station (C) C A - Administrative Permit Bakery (Retail Sales) P Z - Certificate of Zoning Bank/Savings & Loan/Credit Union (see Drive - Through Compliance Windows) (I) P T - Temporary Conditional Permit Bar/Nightclub (R) C I - Uses Allowed as Incidental Barber /Beauty Shop /Tanning Salon P to a Primary Use Bath House /Spa C Billiards Parlor (R) P If the listed land use is followed Broadcasting Studio C by a letter or a section reference in parenthesis, that Clubs &Lodges C number or reference directs the Commercial Filming Studio C reader to the corresponding Communication Facility (F) C/A land use footnote or special Convention Center C provision in Municipal Code Cultural Institution (e.g. museums) C Section 17.07.020. Day Care Center (Non - Residential) C Drive - Through Window (any use) (1) C Drive - Through Window (pharmacy) (1) C Dry Cleaning Outlet P Firearm Dealers and Firearm Ammunition Dealers (J) C Florist P Food Store ■ Convenience Store C N Supermarket C Furniture Store ■ Small /Custom Order C ■ Large C Health Club A 54 November 2011 Northwest Specific Plan CHAPTER S: PERMITTED LAND USES & DEVELOPMENT STANDARDS Land Use Category C -R COMMERCIAL -R Homeless Shelter (M) • Small (6 or less persons) P Uses not shown are prohibited • Large (7 or more persons) P unless determined by the Hotel /Motel (No in -room food preparation unless applied Planning Director to be for and approved as part of project approval or separate- P consistent with the Specific Plan. ly.) Interior Decorator P P - Permitted Kennel (Commercial) (0) C C - Conditionally - permitted by Laboratory Planning Commission ■ In conjunction with a medical, dental or optical A - Administrative Permit P(I) Z - Certificate of Zoning use Compliance Laundromat T - Temporary Conditional Liquor Store (Off -Sale) (R) C Permit Live Entertainment C I - Uses Allowed as Incidental Massage Therapy (see Chapter 9.80 of Zoning Code) P to a Primary Use Microbrewery with restaurant P If the listed land use is followed Office by a letter or a section • Professional and Administrative C reference in parenthesis, that • Medical and Dental C number or reference directs the Parking Lot (Commercial) C reader to the corresponding Pharmacy (see Drive - Through Window) (I) (Does not land use footnote or special include a Medical Marijuana Dispensary, which is a pro- P provision in Municipal Code hibited use within the City.) Section 17.07.020. Photography Studio P Printing & Blueprinting • Small Copy Center P • Print Shop P Private /Public Utility Facility (F) • Minor Z/C • Major C Public Assembly A Public Facility- Non -city owned or proposed (see also P Public Utility) Public Facility -City owned or proposed (subject to Plan- P ning Commission review on referral from City Council) Northwest Specific Plan November 20W 55 CHAPTER S: PERMITTED LAND USES 6 DEVELOPMENT STANDARDS Table 5 -I: PERMITTED USES COMMERCIAL -R Land Use Category C -R Recovery Facility Uses not shown are prohibited ■ Small (6 or less persons) A unless determined by the ■ Large (7 or more persons) C Planning Director to be Recycling Facility (V) consistent with the Specific Plan. a Reverse Vending Machines P ■ Small Collection Facility A P - Permitted Religious Assembly C C - Conditionally - permitted by Residential Care Facility Planning Commission A - Administrative Permit Congregate Care /Assisted Living C Z - Certificate of Zoning ' Convalescent Hospital C Compliance ■ Senior Housing (Independent Living) C T - Temporary Conditional Restaurant Permit I - Uses Allowed as Incidental ' General p to a Primary Use ' Fast Food (see also Drive - Through Window- I) C ■ Outdoor & Sidewalk Cafe (S) A If the listed land use is followed ■ Take Out/Delivery p by a letter or a section . With Bar & Live Entertainment (R) C reference in parenthesis, that number or reference directs the Retail, General and Specialty P reader to the corresponding 0 Department or Big Box Retail P land use footnote or special Retail Warehouse Store (e.g., big box) C provision in Municipal Code Sign Shop Section 17.07.020. Small (e.g., typically located in a small of- fice /retail space) _.......... C ■ Large C Single Room Occupancy Living Unit Facility (Z) A Single Room Occupancy Residential Hotel (Z) A Studio (e.g. Dance, Martial Arts) P Tailor p Tattoo /Piercing Studio p Telecom Center Temporary Use /Event (EE, see also DD) • Arts & Crafts Show T • Circus /Carnival T • Flea Market/Swap Meet A 56 November 2014 Northwest Specific Plan CHAPTER S: PERMITTED LAND USES & DEVELOPMENT STANDARDS Land Use Category C -R COMMERCIAL- R • Live Entertainment A • Outdoor Exhibit T Uses not shown are prohibited • Recreation Event A unless determined by the • Religious Assembly A Planning Director to be consistent with the Specific • Retail Sales T Plan. • Seasonal Lot/Activity (e.g. Christmas trees, T pumpkins) P - Permitted • Trade Fair T C - Conditionally - permitted by Theater C Planning Commission A - Administrative Permit Thrift Shop P Z - Certificate of Zoning Transit Facility C Compliance Upholstery Shop A T - Temporary Conditional Permit I - Uses Allowed as Incidental to a Primary Use If the listed land use is followed by a letter or a section reference in parenthesis, that number or reference directs the reader to the corresponding land use footnote or special provision in Municipal Code Section 17.07.020. Northwest Specific Plan Novcmbcr 2014 57 CHAPTER 5: PERMnTED LAND USES i DEVELOPMENT STANDARDS 58 November 2014 Northwest Specific Plan CHAPTER S: PERMITTED LAND USES & DEVELOPMENT STANDARDS Table 5 -I: PERMITTED USES MIXED-USE Land Use Category M -U Amusement Center (e.g. video games, other indoor Uses not shown are prohibited amusements) C unless determined by the Antique Store C Planning Director to be Bakery (Retail Sales) C consistent with the Specific Bank/Savings & Loan/Credit Union (drive - through win - Plan. dows not permitted) C P - Permitted Bar/Nightclub (R) C C - Conditionally - permitted by Barber /Beauty Shop C Planning Commission Bath House /Spa C A - Administrative Permit Bed & Breakfast Inns (D) C T - Temporary Conditional Billiards Parlor (R) P Permit I - Uses Allowed as Incidental Communication Facility (F) C/A to a Primary Use Cultural Institutions (e.g. museums) A Day Care Center (Non- Residential) C If the listed land use is followed Dry Cleaning Outlet P by a letter or a section Florist P reference in parenthesis, that number or reference directs the Food Store reader to the corresponding E Under 15,000 square feet P land use footnote or special ■ Between 15,000 sq. ft. and 40,000 sq. ft. C provision in Municipal Code Health Club P Section 17.07.020. Hotel .(100 rooms or less) (No food preparation unless applied for and approved as part of project approval or C* separately.) Interior Decorator P Laboratory ■ In conjunction with a medical, dental or optical P(I) use Laundromat P Liquor Store (Off -Sale) (R) C* Live Entertainment (R) C* Massage Therapy (see Chapter 9.80 of Zoning Code) P Medical Clinic A Microbrewery (with restaurant) C* Office *Not Allowed in the north district Professional and Administrative P 58 November 2014 Northwest Specific Plan CHAPTER S: PERMITTED LAND USES & DEVELOPMENT STANDARDS Land Use Category M -U MIXED -USE ■ Medical and Dental P Pharmacy (drive - through windows not permitted) (Does Uses not shown are prohibited not include a Medical Marijuana Dispensary, which is a P* unless determined by the prohibited use within the City.) Planning Director to be Photography Studio P consistent with the Specific Plan. Printing ■ Small Copy Center P P - Permitted Public Assembly C C - Conditionally - permitted by Public Facility (e.g. police and fire stations, community C Planning Commission centers, government offices) A - Administrative Permit Religious Assembly A T - Temporary Conditional ■ Homeless shelter (6 or less persons) P Permit I - Uses Allowed as Incidental Residential Facility to a Primary Use • Congregate Care /Assisted Living A • Convalescent Hospital A If the listed land use is followed • Single Room Occupancy Living Unit Facility (Z) P by a letter or a section reference in parenthesis, that • Single Room Occupancy Residential Hotel (Z) P number or reference directs the • Senior Housing (Independent Living) P reader to the corresponding Residential Use land use footnote or special • Live /Work (P) P provision in Municipal Code • Multi- Family P Section 17.07.020. • Townhouse P Restaurant • General P • Outdoor & Sidewalk Caf6 (S) A • Take Out /Delivery (drive - through windows not P permitted) • With Bar & Live Entertainment (R) C Retail, General and Specialty P School • Elementary or Secondary C ** • High School C ** • Trade School C ** *Not Allowed in the north district * *Only in the north district. Not Allowed in the • College C ** Studio (e.g. Dance, Martial Arts) A south district. Northwest Specific Plan November 3014 59 CHAPTER 5: PERMITTED LAND USES & DEVELOPMENT STANDARDS *Not Allowed in the north district C0 November 2014 Northwest Specific Plan CHAPTER 5: PERMITTED LAND USES & DEVELOPMENT STANDARDS Table 5 -I: PERMITTED USES MIXED -USE Land Use Category M_U Tailor P Uses not shown are prohibited Tattoo /Piercing Studio C unless determined by the Temporary Use /Event (EE; see also DD) Planning Director to be consistent with the Specific Arts & Crafts Show T Plan. ' Circus /Carnival T ■ Flea Market/Swap Meet T P - Permitted ■ Live Entertainment T C - Conditionally - permitted by a Outdoor Exhibit T Planning Commission A - Administrative Permit Recreational Event T T - Temporary Conditional ' Religious Assembly C Permit ■ Retail Sales T I - Uses Allowed as Incidental ■ Seasonal Lot/Activity (e.g. Christmas trees, to a Primary Use pumpkins) T ■ Trade Fair T If the listed land use is followed by a letter or a section Theater (under 500 seats) C* reference in parenthesis, that Transit Facility (e.g. bus or train station) C number or reference directs the Visitor Center P reader to the corresponding land use footnote or special provision in Municipal Code Section 17.07.020. *Not Allowed in the north district C0 November 2014 Northwest Specific Plan CHAPTER 5: PERMITTED LAND USES & DEVELOPMENT STANDARDS Land Use Category I -L INDUSTRIAL Agricultural Processing (includes viticulture) C Agricultural Services A Uses not shown are prohibited Aircraft Related Industry A unless determined by the Planning Director to be Animal Hospital/Veterinary Clinic A consistent with the Specific Ambulance Service A Plan. Appliance Repair Service P Auto Parts Sales & Installation P P - Permitted Automobile Service Station (C) C C - Conditionally - permitted by Planning Commission Beverage Bottling Plant P A - Administrative Permit Boat, RV, and Outdoor Storage Facility (E) C Z — Certificate of Zoning Boat Building P Compliance Brewery /Distillery/Winery (R) A T - Temporary Conditional Permit Broadcasting Studio A I - Uses Allowed as Incidental Car Wash P to a Primary Use Clubs & Lodges C Commercial Filming Studio P If the listed land use is followed Communication Facility (F) C/A by a letter or a section reference in parenthesis, that Contractors' Storage Yard C number or reference directs the Convention Center C reader to the corresponding Cooperage P land use footnote or special Cultural Institution (e.g. museums) C provision in Municipal Code Dairy Products Processing P Section 17.07.020. Day Care Center (Non - Residential) C(I) Dry Cleaning Plant A Exterminator P Food Processor C Fuel Storage C Funeral Parlor /Mortuary C Health Club P(I) Household Hazardous Waste Facility C Household Services /Contractors (e.g. plumbing, painting, P electrical, interior decorating) Kennel (Commercial) (0) C Laundries /Linen Supply Service P Northwest Specific Plan November 2014 61 CHAPTER 5: PERMITTED LAND USES & DEVELOPMENT STANDARDS Table 5 -I: PERMITTED USES INDUSTRIAL Land Use Category I -L Light Manufacturing and /or Assembly (Laboratory re- Uses not shown are prohibited quirements to Biosafety Levels 1 and 2) P unless determined by the Lumber Yard P Planning Director to be Massage Therapy (see Chapter 9.80 of Zoning Code) P(I) consistent with the Specific Medical Laboratory A Plan. Microbrewery P - Permitted ■ with restaurant C C - Conditionally - permitted by ■ without restaurant P Planning Commission Nursery (Horticulture) P A - Administrative Permit Office A Z – Certificate of Zoning Compliance Parking Lot (Commercial) C T - Temporary Conditional Parcel Delivery Service P Permit Personal Services I - Uses Allowed as Incidental to a Primary Use ■ As a Principal Use A ■ As an Incidental Use I If the listed land use is followed Photographic Plant P by a letter or a section Printing & Blueprinting P reference in parenthesis, that Private /Public Utility Facility (F) number or reference directs the ■ Minor Z/C reader to the corresponding land use footnote or special Major C provision in Municipal Code Public Assembly C Section 17.07.020. Public Facility— Non -City owned or proposed (see also Public Utility) C Public Facility -City owned or proposed (subject to Plan - ning Commission review on referral from City Council) P Publishing P Recycling Facility (V) ■ Reverse Vending Machines P ■ Small Collection Facility A ■ Large Collection Facility C ■ Light Processing Facility C Religious Assembly C Research and Development (Laboratory requirements to Biosafety Levels 1 and 2 only) P Restaurant (1) 62 November 3014 Northwest Specific Plan CHAPTER 5: PERMITTED LAND USES & DEVELOPMENT STANDARDS Land Use Category I -L INDUSTRIAL ■ As an Incidental Use A Retail Use Uses not shown are prohibited As an Incidental Use A unless determined by the Planning Director to be Retail Warehouse C consistent with the Specific School Plan. • Trade School A • High School C P - Permitted Security Guard Residence I C - Conditionally - permitted by Planning Commission Self - Storage Facility (Y) C A - Administrative Permit Sign Shop P Z — Certificate of Zoning Stone Works P Compliance Studio (e.g. Dance, Martial Arts) A T - Temporary Conditional Permit Taxidermist A I - Uses Allowed as Incidental Telecom Center A to a Primary Use Temporary Use /Event (EE, see also DD) ■ Arts & Crafts Show T If the listed land use is followed a Circus /Carnival T by a letter or a section reference in parenthesis, that Flea Market/Swap Meet A number or reference directs the ■ Live Entertainment A reader to the corresponding ■ Outdoor Exhibit A land use footnote or special ■ Recreational Event A provision in Municipal Code M Religious Assembly A Section 17.07.020. ■ Retail Sales A ■ Seasonal Lot/Activity (e.g. Christmas trees, T pumpkins) ■ Trade Fair T Towing Service /Impound Yard A Trucking Terminal (including moving & storage) A Upholstery Shop P Vehicle Storage Yard A Vehicular Dealerships /Rentals (incl. boats, farm & con- A struction equip.) (FF) Vehicle Repair/Body Shops (GG) P Warehousing /Wholesaling P Northwest Spccific Plan November 2014 63 CHAPTER 5: PERMITTED LAND USES & DEVELOPMENT STANDARDS Development standards in Table 5 -2 are specific to the districts in the Northwest Specific Plan Area. The districts are shown in Figure 4 -1 of Chapter 4, and include Commercial -R, Mixed -Use, and Industrial. Refer to the City's Zoning Code for regulations regarding Parks /Recreation uses. For any issues not spe- cifically addressed by the development standards in this Specific Plan, please refer to the Zoning Code. In the case of a conflict with the Zoning Code, this Specific Plan's development standards apply. The most compatible zoning designation should be used for such issues as determined by the Planning Direc- tor. Table 5 -1: DEVELOPMENT STANDARDS Development Requirement Commercial -R Mixed -Use Industrial Maximum Residential Density (du /acre) N/A 24 N/A Maximum Building Height - Primary Structure 35 or 2 (vertical feet)1 35 or 2 Stories 46 or 4 Stories Stories Maximum Building Height - Accessory Structure (vertical feet)2 16 16 16 Minimum Setback - Dowdell Avenue (feet) 15 N/A 20 Minimum Setback - Golf Course Drive West (feet) 10 10 N/A Minimum Setback - Labath Avenue (feet) 5 5 N/A Minimum Setback - Langner Avenue (feet) 15 15 N/A Minimum Setback - Milbrae Avenue (feet) N/A N/A 15 Maximum Sctback - Future Interior Mixed -Use Street (feet)3 0 -10 0 -10 N/A Minimum Side Setback - Interior (feet) 10 0 15 Minimum Side Setback - Exterior (feet) 5 0 20 Minimum Rear Setback - Primary Structure (feet) 10 10 15 1 lowers, spires, cupolas, chimneys, elevator penthouses, %vater tanks, monuments, and similar structures and necessary mechanical appurtenances covering not more than hventy percent of the top floor roof area may exceed by eight feet the maximum permitted height in the zoning district by conditional use permit. "Building height" means the vertical distance from the finished grade to the highest point of the structure, excluding chimneys and vents. 2 See Section 17.10.060 for additional requirements for accessory structures. 3 Future interior mixed -use streets are publicly- accessible private streets, to be coordinated by the developer at the discretion of the City. For more information, refer to Appendix A: Design Guidelines. 64 November 2014 Northwest Specific Plan CHAPTER 5: PERMITTED LAND USES & DEVELOPMENT STANDARDS Development Requirement Commercial -R Mixed -Use Industrial Minimum Rear Setback - Accessory Structure (feet) 5 5 10 Minimum Upper Story Stepback (above second story or 28 feet, whichever is more restrictive) - 10 10 N/A Golf Course Drive West (feet)4 1.5 for commercial and office mixed -use Maximum Floor Area Ratio (FAR)5 0.4 areas; 2.0 for resi- 0.5 dential uses mixed with office or com- mercial Upper story stepback is an additional setback beyond the front setback line. *See illustration above. 5 Per the Rohnert Park General Plan, FARs for mired -use classifications are for combined residential and nonresidential development; no separate residential density limitations are specified. Figure S -I UPPER STORY SETBACK ALONG GOLF COURSE DRIVE WEST waumv zwa ffim %COWv r 10 / 10 'r PROPERTY uWP (AojAaw fo GOLF COQ neat: ve5n Northwest Specific Plan November 2014 65 CHAPTER 5: PERMITTED LAND USES A DEVELOPMENT STANDARDS SPECIAL PARKING AND ACCESS STANDARDS The following are special parking standards to promote more pedestrian - friendly development and to discourage providing more parking than is necessary. SHARED PARKING Parking can be shared between multiple uses in a mixed -use or commercial environment provided that project proponents show that parking demand will be adequately met at all times and not result in spillo- ver or other parking - related issues. The Planning Director may determine that overall parking require- ments can be reduced if parking is shared. CENTRALIZED PARKING In mixed -use areas or multi- tenant commercial areas, single parking structures or lots may be used to accommodate several uses within a single area. Shared or central parking facilities like this must be shown to adequately address parking need for a given area thereby reducing the need for dedicated on- site parking for each individual parcel, building, or use. RECIPROCAL ACCESS AGREEMENTS Where adjacent parking lots for two developments occur, parking lots should be connected to one anoth- er and shared with reciprocal access agreements. The use of parking spaces in this situation shall also be reciprocal. DEVELOPMENT STANDARDS NOT ADDRESSED Additional development standards are required that are not provided for in this section. In addition to complying with the development standards above, new development shall comply with the existing Zon- ing Code in the following areas. In the case of a conflict with the Zoning Code, this Specific Plan's de- velopment standards apply. • Fences, Walls, and Landscaping (Municipal Code Chapter 17.14 Fences, Walls, and Landscape Standards) • Lighting (Municipal Code Chapter 17.01 Land Use Footnotes /Special Provisions; Municipal Code Chapter 17.27 Signs; and Municipal Code Chapter 17.12 Performance Standards) • Required Parking (Municipal Code Chapter 17.16 Off - Street Parking Requirements) • Bicycle Parking (Municipal Code Section 17.16140 Bicycle Parking) • Signage (Municipal Code Chapter 17.27 Signs) • Industrial Performance Standards (Municipal Code Chapter 17.12 Performance Standards) 66 Novcmbcr 2014 Northwest Specific Plan CHAPTER 5: PERMITTED LAND USES & DEVELOPMENT STANDARDS Chapter Six CIRCULATION This chapter describes the circulation improvements proposed for the Northwest Specific Plan Area, in- cluding pedestrian, bicycle, and vehicular improvements. HOW TO USE THIS SECTION This chapter is intended to provide the reader with an understanding of the traffic related improvements that will be required to accommodate new development in the Specific Plan Area, as well as recommen- dations for new multi -modal transportation improvements for bicyclists and pedestrians. The reader should use this section to determine which roads will need to change in the future and how these roads will change. The reader should also use this chapter to determine if and how new developments will be expected to contribute to the success of the overall circulation concept for the Northwest Specific Plan Area. Figure 6 -1 shows the overall conceptual circulation network plan for the Plan Area and its immedi- ate vicinity, including vehicular, bicycle, and pedestrian facilities and improvements, as described in the following sections. PEDESTRIAN AND BICYCLE CIRCULATION This section describes major pedestrian and bicycle improvements proposed as part of the Specific Plan. It is important to note that the recommendations for pedestrian and bicycle improvements in this chapter are intended to coordinate and fit in with wider regional efforts. Figure 6 -2 shows existing and planned citywide and regional bicycle and pedestrian facilities. PEDESTRIAN CROSSINGS Pedestrian crossings at intersections should be provided and identified at all signalized intersections at a minimum. Crossings may also be appropriate at potential non - signalized intersections or at mid -block lo- cations, if necessary. Crossings can be identified with a variety of methods, including special pavement or various striping techniques, but should be clearly visible to motorists. Northwest Specific Plan Nmcmbcr 3014 g] CHAPTER 6: CIRCULATION Figure 6 -1: CIRCULATION PLAN Northwest Specific Plan Two Lanes per Direction with Median /Turn Pockets Multi Purpose Trail --- One Lane per Direction with Median /Turn Pockets Bike Lanes One Lane per Direction Bike Route ;;: Intersection Improvement Enhanced Trail Crossing 0 Traffic Signal MILLBRAE AVE C, L J� 4 �j a� W c r°o W o� W � W � 3 W = F 4 Z s 4 J 5 1 10 GULF COORS OR WEST ' r eight Turns Only m 0 CASINO RuSIHESS PART{ dR 0 300 600 Feet Northwest Specific Plan Two Lanes per Direction with Median /Turn Pockets Multi Purpose Trail --- One Lane per Direction with Median /Turn Pockets Bike Lanes One Lane per Direction Bike Route ;;: Intersection Improvement Enhanced Trail Crossing 0 Traffic Signal Fi'rure 6 -2: CITYWIDE AND REGIONAL BICYCLE AND PEDESTRIAN FACILITIES i J u a t .3 • LEGEND Bike Routes •CL ASS I, EXISTING ♦ CLASS PROPOSED'-- II• r. cuss II •EXISrwG • • CLASS II PROPOSE. ...... • •CLASS III,EXISTING + ` • ' • • CLAS5111 —SED Hq,19 ---the Re .I NeMad< Bicycle Amenities lY /Rhe PaMriq ProposeE ®Ghw„�Lau.a PrnP�ad Pedestrian Crossing Enhancements IAI P rsTl " -o�os Pauenhlan Oftenicc] Aiwa Peremra� asarua ran C,X- Multimadal Connections ® E-TING ® PROPOSED 'h•neporlaean Feahae Hehxay � Frxway --d Geographic Elements ary Sri-,w I—. Inagora 1. .4 a City —1. PudXry O.vrnl LaiM CGy Ha16 © Ho - Nq 7 Schools IOTHER ELEMENTARY gMIDDLE tHIGH SCHOOL T : ■laps ■a. ,,, � y y IK,Nype �,r it O ■ r x �IJ o�• Sy 4. 1. .• ... irr.....■sr.neaa�a7iti : INS. ■y ■ P � ■■ ..,.I.,.,.,......r . ,., .............. ti - c : ••r.-Ii't6� �.. ate• s.7. ■ Zff- z� ■ ■ irr�.■W�..�Y L 4-J }'A�t '■ 'v • v ■: ° a ■ dl•• ■+ •r.. ■ • • y a•W✓'k•ae .IMF h _ - ilia, • • ■ A kw..mnmrna IF • OAJA ■a• r i NOTE: Proposed facilities outside of RohneR Park City limits are shown to illustrate connectivity with the countywide system. The City of RohneR Park has no jurisdiction over projects outside of City limits. Any proposed facilities shown outside of Rohnert Park City limits have been proposed by other jurisdictions. 4— A .■ �F a,I • : • : ■ s ■ sonoma county transportation authority New traffic signal improvements proposed in the Plan Area should provide traffic signalized (protected) pedestrian crossings as appropriate and accommodate bicyclists, ultimately providing easier and safer ac- cess. Further discussion of treatments where multi - purpose trails intersect public streets appears below. ACCESSIBLE PEDESTRIAN FACILITIES Automobile, pedestrian, and transit facilities within the Northwest Specific Plan Area shall be designed to maintain compliance with Americans with Disabilities Act (ADA). Ramps at crossings should allow for safe access for all users. BICYCLE CIRCULATION NETWORK As shown in Figure 6 -3, a comprehensive bicycle network is proposed for the Plan Area that would tie into existing and planned bicycle facilities in the Plan Area. Class I bike paths are proposed along the west side of Dowdell Avenue and between Langner Avenue and Dowdell Avenue in the north district. It is proposed that these facilities be provided as multi - purpose trails that can accommodate bicyclists and pedestrians simultaneously and tie into the Class II and Class III facilities proposed throughout the Plan Area as shown on Figure 6 -3. CONNECT TO SMART MULTI -USE PATH As shown, connections between the bike network proposed and the pending SMART Multi -use Path (MUP) should be established to the fullest extent possible. There are multiple options for achieving this connection, most of which have unique challenges. They are as follows: Connection by Golf Course Drive West. This connection point is already established since Golf Course Drive West provides on- street Class II bike lanes that will establish clear connections to the SMART MUP on the east side of Highway 101. This connection can be made as soon as the SMART MUP is in operation as there is an at -grade crossing already established. Connection by Millbrae Avenue at Bellevue - Wilfred Channel. A future Class I bike path is planned along the Bellevue - Wilfred Channel according to the Countywide Pedestrian and Bicycle Master Plan. Once established, this would provide another opportunity to connect bicyclists to the SMART MUP. A significant engineering effort will be needed since it will require a crossing over or under the SMART tracks where the Channel meets them. ■ Connection North of Millbrae Avenue to the Bellevue - Wilfred Channel. This approach would be similar to the one discussed above, but would provide a more direct connection to the Channel with a new path that extends directly north from the Dowdell Avenue /Millbrae Avenue intersec- tion. This will face similar challenges mentioned above, but will also require a path on private lands that are outside of the Plan Area, north of Millbrae Avenue. 70 November 3014 Northwest Specific Plan CHAPTER 6: CIRCULATION Figure 6 -3: BICYCLE NETWORK �Q MILLBRAE AVE 1, G ♦, � 1 �, ��s op • 00 00 rc 1 1 1 f � M f 1 1 f GOLF (00RSE 0R WEST f 1 1 f 1 1 1 CASINO 1 L BUSINESS PARK DR 0 300 600 Feet Northwest Specific Plan Potential Connection to SMART Multiuse Path n 0 lr n3 m W O Existing Class I Bicycle Facilities Existing Class III Bicycle Facilities Proposed ■ ■ (Separated path) Proposed ■ ■ (Shared road) Existing Class II Bicycle Facilities Proposed ■ ■ (Striped lanes) ■ Connection East of Millbrae Avenue. This approach would provide a Class I bike path that would extend directly east from the Millbrae Avenue /Dowdell Avenue intersection to connect to the SMART MUP. This may be the most challenging of the four connection options since it would require a new at -grade crossing of the SMART tracks, requiring approval of the California Public Utilities Commission (CPUC). The City should coordinate with SMART, Sonoma County Transportation Authority, Sonoma County Water Agency, CPUC, and others in planning for potential connections to this important regional bike facility. EAST -WEST MULTI - PURPOSE TRAIL It is recommended that new development in the north district incorporate an east -west multi - purpose trail that can accommodate both bicyclists and pedestrians. The proposed trail is shown on Figure 3 -2 in Chap- ter Three. Figure 6 -4 shows one potential design for the trail. EASE -Mt5f MIDI -U5e PAIL (LOOKIN6 M5f) Figure 6 -4 TRAIL DESIGN .i SJ 1 n 14 E/ 61� R MLL114a PA1H W/ "MR 2-POO4 WIDE DECOMPOSED a"11E 5HOILDEP5 16 110N AMA 72 November 20 t=4 Northwest Specific Plan CHAPTER 6: CIRCULATION CLASS I BIKE PATH ON DOWDELL AVENUE AND LANGNER AVENUE Building on the east -west multi - purpose trail discussed before, it is proposed that new development ac- commodate a Class I Bike Path connecting Millbrae Avenue to Business Park Drive along Dowdell Ave- nue (Figure 6 -5). This would provide for seamless off - street bicycle connectivity along this north -south street and also tie into the wider bicycle circulation system proposed for the Plan Area. Additionally, it is proposed that a Class I Bike Path be provided along Langner Avenue from the east -west multi - purpose trail to Golf Course Drive West within the existing right -of -way (Figure 6 -6), connecting to a future sig- nal at the Langner Avenue /Golf Course Drive intersection. Li AMAZE — qV "11-U PAM W/ T 0007 W" siouW7 r fit} C WOKM NORM) F Mii E PAkM 066- OF-WAY Figure 6 -5 DOWDELL AVENUE BIKE PATH WMWAY i GJ2— M> AM MW- CF-WAY f.' WAPWAY SWN.E j 28 CUP5 jjjj to hull-UT PATH WI a-rM MR s I.ANM AVCNIZ (WO" NORM) — EX AN6 W r-OP -WAY Figure 6 -6 LANGNER AVENUE BIKE PATH Northwest Specific Plan November 2014 73 CHAPTER 6: (IRMAIION CLASS II BIKE LANES ON GOLF COURSE DRIVE WEST, MILLBRAE AVENUE, LABATH AVENUE, AND BUSINESS PARK DRIVE Class II bicycle lanes have been included in the recent Golf Course Drive West improvements, and are proposed for Labath Avenue, Millbrae Avenue, and Business Park Drive as part of the overall Plan Area bicycle circulation system. This recommendation is consistent with the County -wide Pedestrian and Bicy- cle Master Plan. Class II bicycle facilities are striped lanes for exclusive use by bicyclists. Bike lanes should be provided at a minimum width of 6 feet. CLASS III BIKE ROUTE ON LANGNER AVENUE A Class III shared bicycle route is proposed for Langner Avenue connecting from the east -west multi- purpose trail north through the Plan Area and eventually onto Millbrae Avenue. Vehicle traffic volumes on Langner Avenue are projected to be remain at low to moderate levels, making effective bicycle circu- lation possible with the use of a bike route designation, rather than widening to establish designated on- street lanes. TRAIL CROSSINGS Trail crossing design is an evolving discipline that should rely on state -of -the- practice design techniques such as those depicted in the NACTO Urban Bikeway Design Guide, published by the National Associa- tion of City Transportation Officials, as well as the Guide for the Development of Bicycle Facilities, pub- lished by AASHTO. The ultimate selection of crossing facilities and their configurations should be de- termined by the City Engineer in consideration of the latest design practices. 74 • East -West Multi- Purpose Trail Crossings. The east -west multi - purpose trail in the north district would cross Labath Avenue and Dowdell Avenue. It is proposed that mid -block crossings be provided on each street to strengthen the path- way network and clearly signify the path crossings. As de- termined appropriate by the City, the crossings should in- clude features such as high - visibility markings, curb exten- sions or bulb -outs, and warning lights such as Rapid Rec- tangular Flashing Beacons (RRFB). • Golf Course Drive Crossings. The Plan includes a multi- purpose path linkage between the western terminus of the east -west multi - purpose path and Golf Course Drive West, at the Langner Avenue intersection. The Plan includes future installation of a traffic signal at this location, which would provide pro- tected crossings of Golf Course Drive for pedestrians and cyclists. Since there would be potential for bicycle and pedestrian crossings of Golf Course Drive West to occur at this location before in- stallation of a signal, a trail crossing should be designed on an interim basis with enhancements (such as a raised median refuge) and possibly warning lights (such as an RRFB system or equiva- November -1014 Northwest Specific Plan CHAPTER 6: CIRCULATION lent) once a demonstrated pedestrian and bicyclist crossing demand exists. The Specific Plan depicts a street connecting the mixed -use area in the south district to Golf Course Drive, approximately midway between Labath Avenue and Dowdell Avenue. This intersection would be restricted to right -turns in and out for vehicles, but given the 1,100 spacing between Labath Avenue and Dowdell Avenue, it would be desirable to establish a pedestrian - bicycle crossing on Golf Course Drive West at this location to reduce walking distances and enhance connectivity. The design of this crossing will be somewhat dependent on the final development pattern and level of pedestrian activity that emerg- es in the Plan Area. The crossing should include a pedestrian- activated signal The design of the Dowdell Avenue multi - purpose trail crossing of Golf Course Drive West will need to be carefully considered. The design should include added features such as "bike boxes" that allow cyclists to navigate between the multi - purpose trail and the bicycle lanes on Golf Course Drive West. Bike boxes are designated spaces at the limit lines of signalized intersections that allow cyclists to position them- selves in front of motor vehicles during a red light, and facilitate movements from a right -side bicycle a4 i Example of Pedestrian Hybrid Beacon Signal. Source: NACTO Urban Bikeway Design Guide, Second Edition, 2012. lane into a left -turn pocket. The multi - purpose trail crossing of Golf Course Drive West should also in- clude special markings that clearly communicate to drivers that a two -way bikeway is present. Both bike boxes and designated pathway crossings typically make use of green - colored pavement treatments, simi- lar to those installed near the Rohnert Park Expressway freeway interchange. Signal phasing at the inter- Northwest Specific Plan Noveml ci 301 75 CHAPTER 6: CIRCULATION section would also be adjusted as warranted by traffic patterns and /or pedestrian and bicyclist volumes to safely accommodate pedestrian and bicyclist movements. Example of Bike Box.. Source: NACTO Urban Bikeway Design Guide, Second Edition, 2012. 76 Novcmbcr 2014 Northwest Specific Plan CHAPTER 6: CIRCULATION INTERSECTION IMPROVEMENTS SPECIFIC PLAN INTERSECTIONS Following is a description of intersection improvements within the Plan Area that shall be completed in order to accommodate future growth. Development adjacent to these intersections shall be responsible for completing frontage roadway widening to accommodate the ultimate intersection "footprints." The instal- lation of traffic control devices (such as signals) shall occur when deemed by the City Engineer to be war- ranted in order to accommodate traffic demand. In some cases development may be required to install the traffic control device, and reimbursed by the City for the portion of the cost that is calculated to be be- yond the project's proportional share. ■ Golf Course Drive West/Langner Avenue. Install a traffic signal when warranted by future growth. Widen the westbound approach to include separate left, through, and right -turn lanes, and widen the eastbound approach to include a left -turn pocket and shared through - right -turn lane. Widen the southbound ap- proach to include a left -turn lane and shared through -right lane. ■ Golf Course Drive West/Labath Avenue. Modify the Golf Course Drive West/Labath Avenue intersection by widening the westbound approach to include two through lanes and two left -turn lanes. Widen the southbound approach to include a left lane and through -right lane. Signal operations shall be changed to split - phasing on Labath Avenue (northbound and southbound traffic would run during different phases rather than concur- rently). ■ Golf Course Drive West/Dowdell Avenue. Modify the Golf Course Drive West/Dowdell Avenue intersection by widening the southbound approach to include dual southbound left -turn lanes, adding a right -turn pocket with right -turn overlap signal phase on the eastbound approach, and reconfiguring the north- bound approach to include separate left, through, and right -turn lanes with a right -turn overlap signal phase. These improve- ments would be in addition to the widening of Golf Course Drive West to include left -turn pockets and dual through lanes in each direction, which are included in the City's Public Facili- ties Finance Plan. Northwest Specific Plan Novcmbcr 2014 %% CHAPTER 6: CIRCULATION ■ Business Park Drive/Dowdell Avenue. Install a traffic signal when warranted by future traffic growth, and construct an eastbound left -turn pocket. These improvements are included in the 2011 Public Facilities Finance Plan. OFFSITE INTERSECTIONS In addition to the intersection improvements described above that are included in this Specific Plan, sev- eral intersection improvements outside of the Plan Area are needed to support future growth in the area. Several of the improvements are already included in the City's 2011 Public Facilities Finance Plan, while others will be incorporated into future updates of the Finance Plan. Development within the Specific Plan area shall be responsible for contributing its proportional share of the costs associated with completing the following offsite improvements. ■ Golf Course Drive West/Redwood Drive. An approved pro- ject will construct a southbound right -turn lane at the intersec- tion as part of its frontage improvements. Additional improve- ments that will be required to support buildout of the Plan and surrounding area include modifying the southbound approach to include dual left -turn lanes and a single through lane (in ad- dition to the new right -turn lane described above), changing the existing eastbound right -turn lane to become a through -right- turn lane (and relocating the bike lane to curbside), constructing a new westbound right -turn pocket on the westbound approach, and adding a right -turn overlap signal phase on the northbound approach. ■ Golf Course Drive West/US 101 South Ramps. The southbound off -ramp approach shall be re- striped to include a through- left -turn lane, through - right -turn lane, and right -turn lane. This .modi- fication is included in the 2011 Public Facilities Finance Plan. STREET STANDARDS The following roadway improvements shall be incorporated in the design of public streets in the Plan Ar- ea. At a minimum, development within the Plan area shall be responsible for constructing frontage road- way improvements that are consistent with the ultimate street configuration as described below, though in some cases the City may require development to complete improvements beyond frontages for operation- al or safety needs. While sidewalks will be required within the Plan Area on public streets to achieve the community's vision of a pedestrian- friendly environment, they will occur within private property once new development occurs. The new sidewalks will then be acquired into the public right -of -way. Sidewalk requirements are discussed in the following section. Figure 6 -7 shows typical sections, including road- ways and sidewalks for all streets in the Plan Area. 78 November 2014 Northwest Specific Plan CHAPTER 6: CIRCULATION GOLF COURSE DRIVE WEST As the Golf Course Drive West Widening Project construction was recently completed, this Specific Plan does not address specific improvements necessary to Golf Course Drive West, except for the following: ■ Golf Course Drive West shall be widened from Labath Avenue to 250 feet east of Labath Avenue to include dual westbound left -turn lanes at buildout of the Specific Plan. Westbound roadway widths shall be as follows: 6 -foot bicycle lane adjacent to the curb, two 12 -foot through lanes, two 11 -foot left -turn lanes, and a 2 -foot median. The eastbound widths shall be as follows: 6 -foot bi- cycle lane adjacent to the curb and two 12 -foot through lanes. This is a unique recommendation only applicable at the identified location. The cross section shown in Figure 6 -7 shows a typical condition. DOWDELL AVENUE The following roadway improvements shall be implemented on Dowdell Avenue, envisioned as a collec- tor street to facilitate travel to and through the Plan Area. In some cases, these recommendations differ from road segments identified in the 2011 Public Facilities Finance Plan. • From Millbrae Avenue to 375 feet north of Golf Course Drive West. Northbound roadway widths shall include an 8 -foot parking lane and an 11 -foot through lane. The southbound roadway widths shall mirror the northbound widths, and be separated with a 14 -foot median that allows for left -turn pockets provided at Millbrae Avenue as well as any major driveways deemed by the City Engineer to be appropriate for median openings. On the west side of Dowdell Avenue, a swale will need to be provided to treat stormwater runoff from the street. A multi - purpose trail running the north -south distance of the Plan Area shall be constructed along the west side of Dowdell Av- enue. Driveways along the west side of Dowdell Avenue shall be minimized and consolidated to the degree possible in order to minimize vehicle conflicts with the multi - purpose trail. • From 375 feet north of Golf Course Drive West to Golf Course Drive West. Northbound roadway widths shallinclude a 14 -foot through lane. Southbound roadway widths shall include an 11 -foot through/right -turn, two 11 -foot left -turn only lanes cut into the median, and a 5 -foot medi- an. • From Golf Course Drive West to 150 feet south of Golf Course Drive West. The northbound roadway shall include a 12 -foot right -turn lane adjacent to the curb, an 11 -foot through lane, and 11 -foot left -turn lane. The southbound roadway shall include a 14 -foot through lane, and a 5 -foot median. Northwest Specific Plan November 2014 79 CHAPTER 6: CIRCULATION i CTDCCT CCrTMLIC V- /: FII\LLI JL�IIV I \J WCOMMMOMW lwf/1JV(A fm GQ51tl"i SQ7C1kKF H,lAJfi rh%� L!' PON UAV N9MDNORM0111E NI.FlED MOM RM Fl.AN 15 %MM ML rmot%mm 50r DOMU AVM 1WtrWWM NM MINE 60"w w M M"MIMED PO MU MM RAN. S O M OANV D AWa 1AOLM WN. N!r{7 f0 Dr M O M DY RORICES ON m rw SUE m Mat NNW. , NILil4j%PAM 9AOIX 1A1� VAVM AVYWIA 1VAVM. PAS I� QMR5 it --i4 if MNO NwMMO RlRltx r o /FPGf71NM L4 WAY >>1 ---------- NNW 11 WI-AWAY um am WOM AMMM :6OOWONO D BN15N1YWW-01•WAY rA%MGQ1NW 14 6 01500 rHec DIOVC (WE core EI0511Y Ag1f�r -WAY DIO: 7Vd. 1RAVEL DILL SWN.L 5M �r�5 ! MLWM AVE (WOKING WO Lmim i7wr -R -WAY From 150 feet south of Golf Course Drive West to Business Park Drive. Northbound roadway widths shall include an 8 -foot parking lane and an 11 -foot through lane. The southbound roadway widths shall mirror the northbound, separated by a 14 -foot median that allows for left -turn pockets provided at Business Park Drive as well as any major driveways deemed by the City Engineer to be appropriate for median openings. As in the northern segment described above, a Swale will need to be provided on the west side of the street to treat stormwater runoff, and driveways will need to be consolidated in order to minimize vehicle conflicts with the multi - purpose trail. LABATH AVENUE Per the General Plan, Labath Avenue is designated as a minor collector within the Plan Area. This plan stipulates roadway widths for Labath Avenue in the Plan Area north of Golf Course Drive West, to ac- commodate anticipated traffic going into the north district. ■ Labath Avenue north of Golf Course Drive West shall consist of the following roadway widths. The northbound roadway shall include a 6 -foot bicycle lane and an 11 -foot through lane. The southbound roadway shall mirror this configuration, separated by a 14 -foot turn lane, or a median if deemed by the City Engineer to be appropriate. Swales will need to be provided along either side of the street to collect and treat stormwater. A 6 -foot sidewalk is proposed on either side of the street. LANGNER AVENUE The following roadway improvements are recommended for Langner Avenue. From the northern Plan Area boundary to 150 feet north of Golf Course Drive West, the roadway widths shall include 12 -foot through lanes in each direction. Two -foot shoulders should be pro- vided in each direction adjacent to travel lanes. A Swale should be provided on the east side of the street to collect and treat stormwater. A multi - purpose trail is recommended to connect from Golf Course Drive West to the east -west bike path proposed in the north district. From 150 feet north of Golf Course Drive West to Golf Course Drive West, the roadway shall in- clude a 13 -foot northbound through lane, a 13 -foot southbound shared right - turn/through lane, and a 12 -foot southbound left -turn only lane. The total curb -to -curb width is 38 feet. Two -foot shoul- ders should be provided in each direction. A Swale should be provided on the east side of the street to collect and treat stormwater. BUSINESS PARK DRIVE The following roadway improvements are recommended for Business Park Drive. Business Park Drive shall be restriped within the existing roadway dimensions to change to two 14 -foot through lanes in each direction, and two 6 -foot bicycle lanes in each direction. 82 November 2014 Northwest Specific Plan CHAPTER 6: CIRCULATION MILLBRAE AVENUE The following roadway improvements are recommended for Millbrae Avenue. ■ Millbrae Avenue roadway widths shall include 12 -foot through lanes in each direction, and 6 -foot bicycle lanes on both sides. A Swale should be provided on the south side of the street to collect and treat stormwater. A 6 -foot sidewalk should also be provided along the south side of the street. SIDEWALK IMPROVEMENTS The following sidewalk improvements reflect the minimum standards that shall be constructed by new development as it occurs. Sidewalks are anticipated to be provided adjacent to the curb line, as discussed in the previous section, and could require right -of -way dedication. The following minimum standards in- clude sidewalk and/or landscaping widths. Refer to Figure 6 -7 in the previous section, which shows typi- cal sections, including roadways and sidewalks for all streets in the Plan Area. GOLF COURSE DRIVE WEST (NORTH SIDE) The north side of Golf Course Drive West shall include the following sidewalk components: ■ 4- foot -wide landscape strip buffer adjacent to the back of the existing or future Swale. ■ 6- foot -wide sidewalk adjacent to the back of the landscape strip. DOWDELL AVENUE Dowdell Avenue shall include the following sidewalk components: 14 -foot multi - purpose trail along the west side of the street, which would include a 10 -foot path and 2 -foot decomposed granite shoulders on either side of the path. Large canopy trees should be planted at regular intervals of 30 feet on center within private development setbacks. LABATH AVENUE Labath Avenue shall include the following sidewalk components: ■ Drainage swales adjacent to the back of curb. ■ 6- foot -wide sidewalks adjacent to the back of the drainage Swale Medium canopy trees should be planted at regular intervals of 20 to 30 feet on center within private de- velopment setbacks. The new drainage swales should connect with the existing or future drainage swales along the north side of Golf Course Drive West. Northwest Specific Plan November 3014 83 CHAPTER 6: CIRCULATION LANGNER AVENUE Langner Avenue shall include the following sidewalk components: ■ Drainage Swale adjacent to the back of curb. ■ A 14- foot -wide multi - purpose trail adjacent to the back of the Swale. Medium canopy trees should be planted at regular intervals of 20 to 30 feet on center within private de- velopment setbacks. The new drainage Swale is to connect with the existing or future drainage swales along the north side of Golf Course Drive West. BUSINESS PARK DRIVE Improvements to Business Park Drive are intended to occur within the curb -to -curb roadway. No side- walk improvements are anticipated. MILLBRAE AVENUE Millbrae Avenue shall include the following sidewalk components: ■ Drainage swales adjacent to the back of curb. ■ 6- foot -wide sidewalks adjacent to the back of the drainage Swale Large canopy trees should be planted at regular intervals of 30 feet on center within private development setbacks. TRANSIT Sonoma County Transit (SCT) provides local and inter -city service within Rohnert and Sonoma County, with routes that currently pass adjacent to portions of the Plan Area. As future growth occurs, it is likely that SCT will expand service into the Plan Area by altering current bus routes or potentially introducing new bus routes. Current SCT routes run along Redwood Drive, Business Park Drive, Commerce Boule- vard, and Golf Course Drive West to the east of Redwood Drive. Based on the proposed development pattern within the Specific Plan and current transit routes, the streets most likely to accommodate new bus service in the Plan Area are Golf Course Drive West and Dowdell Avenue. Future projects within the Plan Area that include frontages on these streets will need to coordi- nate with the City and SCT to determine the optimal locations of transit stops, bus shelters, and other transit- supportive amenities. Figure 6 -8 shows the locations of current transit routes and stops, as well as the potential locations of fu- ture transit service and new bus stops. New bus stops are shown conceptually on Golf Course Drive West at the intersections of Dowdell Avenue, Labath Avenue, and Langner Avenue, as well as along Dowdell Avenue near the east -west multi - purpose path and near the future extension of Willis Avenue. New stops are also shown on Business Park Drive near the Dowdell Avenue intersection. 84 Novcmbcr 3014 Northwest Specific Plan CHAPTER 6: CIRCULATION Fig,,, 6 -8: POTENTIAL TRANSIT NETWORK MILLBRAE AVE � 1 Northwest Specific Plan miiiiiiiiiiiiiii Existing Transit Route O Existing Transit Stop — — = Potential Transit Route 0 Potential Transit Stop �o s o 1 1 �$14 O� W a W 4 = W H Afi 4 10 Oi i i GOLF COURSE DR WEST 0 i OP i CASINO r r r BUSINESS PARK DR a O O�- r 0 300 600 Feet Northwest Specific Plan miiiiiiiiiiiiiii Existing Transit Route O Existing Transit Stop — — = Potential Transit Route 0 Potential Transit Stop �o s o 1 CIRCULATION POLICIES This section provides an overview of circulation policies that shall be followed by private developers and /or the City of Rohnert Park during implementation of this Specific Plan. MEDIANS Policy CIR -1.1 Median breaks on Dowdell Avenue shall be provided only at public intersections and major driveways, as deemed appropriate by the City Engineer. Policy CIR -1.2 Center turn lanes and /or turn pockets shall be provided on the segments of Labath Avenue and Langner Avenue within the boundaries of the Specific Plan, accommodating full access to adjacent parcels. Policy CIR -1.3 Raised medians with a minimum length of 150 feet shall be con- structed, where needed, to restrict left -turn access on approaches to public intersections. Policy CIR -1.4 Construct a raised median on Golf Course Drive West within the Specific Plan Area, allowing median breaks with turn pockets only at public street intersections. Policy CIR -1.5 Construct a raised median on Dowdell Avenue within the Spe- cific Plan Area, allowing median breaks with turn pockets only at public street intersections and major driveways, as deemed appropriate by the City Engineer. Driveway openings shall be minimized to the degree possible. Policy CIR -1.6 Restrict vchicle movements at all driveways within 150 feel of public intersections to right -turns in and out, using raised medi- ans, where deemed appropriate by the City Engineer to reinforce turn prohibitions. TRANSPORTATION DEMAND MANAGEMENT Policy CIR -1.7 Encourage developments within the Northwest Specific Plan Area to reduce traffic demand through transportation demand management (TDM) mechanisms including, but not limited to: ■ Implementation and/or coordination of shuttle services to the Graton Rancheria Resort Casino and SMART. a Provision of employee transit pass subsidies. 86 Novcmber 3014 Northwest Specific Plan CHAPTER 6: CIRCULATION ■ Creation of enhanced onsite bicycle and pedestrian ameni- ties. ■ Commitment to allowing alternative work and telecommute schedules. ■ Establishment of employee rideshare programs. TRANSIT SERVICE Policy CIR -1.8 The City shall routinely coordinate with and encourage Sonoma County Transit to establish transit routes and stops within the Northwest Specific Plan Area as development occurs. TRANSIT FACILITIES Policy CIR -1.9 Individual projects within the Northwest Specific Plan Area shall incorporate bus pullouts, transit shelters, and supporting transit facilities at appropriate locations. Suggested locations are shown on Figure 6 -7, though final placement of bus stops and shelters shall be determined by Sonoma County Transit. STREETS AND INTERSECTIONS Policy CIR -1.10 The new interior "main streets" proposed to connect through the south district should be designed to create a pleasant, intercon- nected pedestrian environment. Policy CIR -1.11 All streets in the Plan Area, whether existing streets that are be- ing redesigned or new streets, should be constructed as "com- plete streets" that accommodate vehicles, bicycles, pedestrians, transit use, and parking if allowed. Policy CIR -1.12 All intersections in the Plan Area should be designed so that they are accommodating of pedestrians and bicyclists. Policy CIR -1.13 Trail and multi -use path crossings of public roadways shall be designed using state -of -the- practice techniques to maintain pe- destrian and bicyclist safety, such as those published by the Na- tional Association of City Transportation Officials (NACTO) in the Urban Bikeway Design Guide and Urban Street Design Guide. Policy CIR -1.14 New development within the Plan area shall be responsible for funding and constructing all onsite roadway and intersection im- provements identified in the Northwest Specific Plan. Northwest Specific Plan Novcmbcr 2014 87 CHAPTER 6: CIRCULATION Policy CIR -1.15 The City shall update the Public Fdcilities Finance Plan to in- corporate the offsite intersection and roadway improvements identified in the Northwest Specific Plan, allowing future devel- opment within the Plan area to contribute its proportional share of the costs associated with these improvements., 88 Novcmbcr 2014 Northwest Specific Plan CHMTEA d: UAWUTION Chapter Seven UTILITIES AND INFRASTRUCTURE This chapter describes the utility improvements required to implement the vision identified in this Specif- ic Plan. Improvements are identified for site drainage, water, waste water, reclaimed water, and dry utility systems. HOW TO USE THIS SECTION The reader should use this section to gain an understanding of the infrastructure requirements that will be necessary to accommodate new growth projected for the Plan Area. The reader should also use this to un- derstand infrastructure- related policies that new development may need to follow. CONCEPTUAL DMINAGE PLAN DESIGN CRITERIA New development and redevelopment within the Plan Area will result in an increase in impervious sur- faces and a reduction in the porous or pervious surfaces. Hydrology changes can include reduced infiltra- tion, increased runoff volume, velocity, increased flow frequency and duration, and less time to reach peak flow. The design criteria specified in the City of Rohnert Park's Storm Drain Design Standards and the Sono- ma County Water Agency's (SCWA) Flood Control Design Criteria were used in this conceptual drain- age study. The modified rational method was used to analyze existing and proposed conditions using the following equation: Q= C *I *A *K Where: Q = flow (cubic feet per second, cfs) C = composite runoff coefficient (unitless) I = rainfall intensity for design storm (inches/hour) Northwest Specific Plan November 2014 89 CHAPTER 7: UTILITIES AND INFRASTRUCTURE A = drainage area (acres) K = factor for mean seasonal precipitation (unitless) The runoff coefficient (C) ranges between 0.30 and 0.90, depending on land use, soil characteristics, and slope of the terrain. Table 1.1 of the City of Rohnert Park's Storm Drain Design Standards was used to determine existing and proposed runoff coefficients that were weighted in proportion to the areas of each land use. Existing land use was assumed to be approximately 3% impervious to be consistent with the as- sumptions in the Golf Course Drive Improvements Project and Graton Rancheria hydrology reports. Fig- ure 7 -1 shows the location of four tributary areas in the Plan Area. The runoff coefficients used in the analysis for the tributary areas are summarized in Table 7 -1; backup documentation is provided in Ap- pendix A. The rainfall intensity for the 10 -year and 100 -year storms was computed using the equation provided in the City of Rohnert Park's Storm Drain Design Standards as follows: I = 5.12 * Y0. ] 469 * i 0.528 Where: I = rainfall intensity in inches per hour Y = recurrence interval (10 or 100 years) t = time of concentration (duration in minutes) The time of concentration was taken from the City of Rohnert Park's Storm Drain Design Standards to be 15 minutes for existing conditions (open space or residential with less than two units per acre) and 7 minutes for proposed land uses (commercial, industrial, and residential with more than 8 units per acre). The rainfall intensities used in the calculations are summarized in Table 7 -2. The mean seasonal precipitation (K) factor for this project was determined to be 1, based on Plate B -4 in the SCWA's Flood Control Design Criteria manual and that the mean seasonal precipitation in the City of Rohnert Park is approximately 30 inches per year. EXISTING SITE DRAINAGE The topographic gradient at the site is generally from east to west, although the Plan Area is so flat that drainage also occurs to the north and south. Stormwater runoff in the area currently is conveyed by over- land sheet flow prior to reaching the roadways. There are roadside ditches along both sides of Labath Av- enue and Langner Avenue, and along the south side of Millbrae Avenue, north side of Golf Course Drive West, north side of Business Park Drive, and west side of Dowdell Avenue. These ditches convey runoff from the Plan Area with eventual discharge into Bellevue- Wilfred Channel. Additionally, the recent Golf Course Drive West improvements include a subsurface 15- to 42 -inch storm drain pipe along the south side of Golf Course Drive West from Dowdell Avenue to the Wilfred - Bellevue Channel, designed to ac- commodate runoff from new development. The existing drainage patterns for the four tributary areas, as shown on Figure 7 -1, are discussed in the following paragraphs. 90 Novcmber 2014 Northwest Specific Plan CHAPTER 1: UTILITIES AND INFRASTRUCTURE Table 7 -I: RUNOFF COEFFICIENTS Runoff Area Location Description Coefficient (acres) Area A Existing — Agricultural and Rural Residential 0.32 24.7 Area A Proposed — Mixed Use 0.78 24.7 Area B Existing — Agricultural and Rural Residential 0.32 9.7 Area B Proposed — Mixed Use 0.84 9.7 Area C Existing — Agricultural and Rural Residential 0.32 38.2 Area C Proposed — Mixed Use /Commercial 0.79 38.2 Area D Existing — Agricultural and Rural Residential 0.32 18.2 Area D Proposed— Flex (Industrial and Office) 0.80 18.2 Table 7 -2: RAINFALL INTENSITY Time of Rainfall Intensity — Rainfall Intensity — Concentration 10 Year Storm 100 Year Storm Description (minutes) (inches /hour) (inches /hour) Existing 15 1.72 2.41 Proposed 7 2.57 3.60 Area A Area A consists of the southernmost 24.7 acres south of Golf Course Drive West (south district) that drains south into Labath Creek. There are no existing drainage improvements within this area. The casino site to the west is drained via an internal private drainage system that discharges to protected agricultural lands west of the casino. There is an existing triple 60 -inch storm drain system beneath Business Park Drive that conveys runoff from City properties to the east. However, this system is isolated from Labath Creek and is not designed to take runoff from the Specific Plan Area. Runoff from Area A currently is conveyed via overland flow to the south, where it enters Labath Creek or runoff flows into the roadside ditches along Labath Avenue or Dowdell Avenue with eventual discharge into Labath Creek. Area B Area B is also located in south district but consists of the northerly 9.7 acres that drains to the north to Golf Course Drive West. Runoff from this area is directed into a bioretention Swale that discharges via catch basins to the existing 30 -inch to 42 -inch storm drain line located along the south side of Golf Course Drive West. This line was installed as part of the Golf Course Drive West improvement project. Northwest Specific Plan November 2014 91 CHAPTER 1: UTILITIES AND INFRASTRUCTURE Figure 7 -1: EXISTING SITE DRAINAGE The storm drain line extends west from Dowdell Avenue to an outfall at the Bellevue- Wilfred Flood Con- trol Channel. The storm drain beneath Golf Course Drive West was designed to accommodate runoff from the 10 -year storm for the 9.7 acres in a fully developed condition. Therefore, the detention requirements for future development in the Plan Area will be to not exceed the peak runoff for the post - development 10 -year storm of 20.9 cfs. Area C This area is in the north district of the Plan Area and consists of the southerly 38.2 acres that drains south to Golf Course Drive West. The topography in the north district is extremely flat. The differentiation be- tween Area C and Area D is presumed to be the Plan Area boundary line, approximately 700 feet north of Golf Course Drive West. Existing drainage improvements in this area consist of roadside ditches on both sides of Labath Avenue and Langner Avenue, as well as a ditch along the north side of Golf Course Drive West. Improvements were made to facilitate drainage within this ditch by replacing culverts and removing accumulated sedi- ment as part of the Golf Course Drive West Improvement Project. Runoff from this area appears to flow in a westerly direction, where it is intercepted by roadside ditches along Labath Avenue or Langner Avenue, which flow to the south and into the ditch along the north side of Golf Course Drive West. Some of the runoff from Area C flows directly to the south and into the ditch along Golf Course Drive West. Runoff in this ditch flows to the west with eventual discharge into the Bellevue- Wilfred Flood Control Channel. At the intersection of Golf Course Drive West and Whistler Avenue, there are three 24 -inch cross culverts that equilibrate flows between the ditch on the north side of the street and the enclosed 42 -inch storm drain pipe on the south side of the street. The Golf Course Drive West storm drain line was designed to accommodate flow from the 10 -year storm for 13 acres of Area C (not the entire 38.2 acres) in the existing undeveloped condition. Therefore, deten- tion requirements for Area C will be based on not exceeding the pre - development peak runoff of 7.7 cfs for 13 acres, which is what the storm drain system was designed to accommodate. Area D Area D is in north district and consists of the most northerly 18.2 acres that drain north to Millbrae Ave- nue. Runoff from this area flows to the north toward Millbrae Avenue and to the west toward Labath Av- enue. Existing drainage facilities include a roadside ditch along the south side of Millbrae Avenue and a roadside ditch along the east side of Labath Avenue, which drains to the north and connects to the Millbrae Avenue ditch. Runoff in the Millbrae Avenue ditch flows to the west and enters an outfall for the Bellevue- Wilfred Flood Control Channel, located approximately 600 feet west of Labath Avenue. There is also an existing 36 -inch to 42 -inch storm drain along the east side of Dowdell Avenue in the vi- cinity of Area D. It expands to a 60 -inch pipe just north of Area D and carries runoff to the north, eventu- Northwest Specific Plan November 2014 93 CHAPTER T: UTILITIES AND INFRASTRUCTURE ally discharging into an outfall for the Bellevue- Wilfred Flood Control Channel. This storm drain was designed to handle flow from areas east of Dowdell Avenue and was not sized to handle runoff from the Plan Area. However, there are several existing inlets on the west side of Dowdell Avenue that connect to lateral pipes that, in turn, connect to the 36 -inch storm drain. Future street improvements along the west side of Dowdell Avenue should be able to discharge to this storm drain. However, this system will not be able to accommodate runoff from the future development within Area D. Existing drainage conditions are shown on Figure 7 -1. Calculations were performed to determine peak runoff rates for existing and proposed development conditions for each tributary area. The detailed calcu- lations are provided in Appendix A and summarized in Table 7 -3. Table 7 -3: PEAK RUNOFF RATES PROPOSED SITE DRAINAGE The drainage plan for the Plan Area will preserve the four tributary area boundaries and discharge points described in the previous section. Construction of detention ponds and in some cases off -site drainage improvements will be needed for each tributary area. The Conceptual Drainage Plan describes the appli- cable design criteria and provides an example of a drainage plan for the Plan Area that would meet the applicable design criteria and preserve the four tributary area boundaries and discharge points characteriz- ing the Plan Area. The location of the detention basins and storm drainage infrastructure is described for conceptual purposes only and the ultimate size and location of the basins and storm drain lines will be determined based on proposed specific development proposals and coordination between landowners. Readers should use the Proposed Site Drainage section of this Conceptual Drainage Plan as an example of the type of system wide improvements that may be considered within the Plan Area. The proposed project will result in a change in land uses from agricultural and rural residential to mixed use, commercial, and flex, which will result in an increase in impervious surfaces and peak runoff rates 94 November 2014 Northwest Specific Plan CHAPTER 7: UTILITIES AND INFRASTRUCTURE Existing Proposed Existing Proposed 10 -Year 10 -Year 100 -Year 100 -Year Area Storm Storm Storm Storm Area Location (acres) (cfs) (cfs) (cfs) (cfs) South Half, Drains South to Business A 24.7 13.5 49.4 18.9 69.3 Park Drive South Half, Drains North to Golf B Course Drive West 9.7 5.3 20.9 7.4 29.3 North Half — Drains South to Golf C 38.2 20.8 77.6 29.2 108.8 Course Drive West North Half — Drains North to D Millbrae Avenue 18.2 9.9 37.5 13.9 52.6 PROPOSED SITE DRAINAGE The drainage plan for the Plan Area will preserve the four tributary area boundaries and discharge points described in the previous section. Construction of detention ponds and in some cases off -site drainage improvements will be needed for each tributary area. The Conceptual Drainage Plan describes the appli- cable design criteria and provides an example of a drainage plan for the Plan Area that would meet the applicable design criteria and preserve the four tributary area boundaries and discharge points characteriz- ing the Plan Area. The location of the detention basins and storm drainage infrastructure is described for conceptual purposes only and the ultimate size and location of the basins and storm drain lines will be determined based on proposed specific development proposals and coordination between landowners. Readers should use the Proposed Site Drainage section of this Conceptual Drainage Plan as an example of the type of system wide improvements that may be considered within the Plan Area. The proposed project will result in a change in land uses from agricultural and rural residential to mixed use, commercial, and flex, which will result in an increase in impervious surfaces and peak runoff rates 94 November 2014 Northwest Specific Plan CHAPTER 7: UTILITIES AND INFRASTRUCTURE and volumes. Therefore, detention basins, vegetated swales, and/or other drainage improvements will be provided within each tributary area that can contain runoff from the 100 -year storm and release it at flow rates that are much less than pre - development conditions. The drainage design criteria and discharge loca- tions are summarized in Table 7 -4 and shown on Figure 7 -2. The detention basins for each tributary area were initially sized to contain the difference in runoff be- tween pre- and post - development conditions for the 100 -year storm. For Areas B and C, the constraints in runoff rates based on the design of the existing storm drain infrastructure beneath Golf Course Drive West were used to limit discharge from the detention pond to either the 10 -year storm for developed con- ditions (Area B) or 10 -year storm for 13 acres in the undeveloped condition for Area C. The computer model HydroCAD was then used to fine tune the detention pond acreages and outlet pipe sizes. Each de- tention pond was designed to have a maximum pond liquid level of approximately 1.5 feet, a freeboard of 1.0 foot, and side slopes of 3:1. Also, the Santa Rosa Stormwater Calculator was used to determine the treatment area required to capture 100 percent of the 85th percentile, 24 -hour storm event. For this analy- sis, it was assumed that no low impact development (LID) features were incorporated into Plan Area de- sign plans. The results are provided in Appendix A and summarized in Table 7 -5. The following para- graphs discuss the design for each tributary area in further detail. Table 14: DETENTION DESIGN CRITERIA AND DISCHARGE LOCATIONS Design Criteria — Base Flow Design Criteria — Base Flow Area Discharge Location 10 -Year Storm (cfs) 100 -Year Storm (cfs) No Net Increase No Net Increase Labath Creek at Business A 13.5 18.9 in Runoff in Runoff Park Drive Existing 42 -inch storm drain B No Net Increase 20 a No Net Increase 20.9a beneath Golf Course Drive in Runoff in Runoff West at Labath Avenue Existing drainage ditch on No Net Increase b No Net Increase north side of Golf Course C in Runoff 7.7 in Runoff 29.2 Drive West at Langner Av- enue Existing drainage ditch on south side of Millbrae Ave- nue and then via storm drain D No Net Increase 9.9 No Net Increase 13.9 extension in Millbrae Ave - in Runoff in Runoff nue West to Bellevue - Wilfred Flood Control Channel a Base flow for Area B is set at 20.9 cfs (the post - development runoff for the 10 -year storm) since the existing storm drain pipe in Golf Course Drive West was sized to handle runoff from the 9.7 acres in Area B in a fully developed condition. b Base flow for Area C is limited to 7.7 cfs, which is the existing flow from the southerly 13 acres of Area C, based on design of the storm drain system in Golf Course Drive West to handle runoff for 13 acres for the 10 -year storm in an undeveloped condition. Northwest Specific Plan November 2014 '95 CHAPTER T: UTWTIES AND INFRASTRUCTURE Figure 7 -2: PROPOSED SITE DRAINAGE 1,100' of new storm drain in Millbrae Avenue MILLBRAEAVE Area D Detention (Acres): 3.0 acres Detention (Volume): 5.775 acre -feet Treatment (Volume): 0.75 acre -feet Discharge Point: Existing ditch on south side of Millbrae Avenue and new storm drain west to Area ❑ Bellevue - Wilfred Flood Control channel { 8 2 8c K Area C jArea C Detention (Acres): 5.5 acres 38 3C Detention (Volume): 13.32 acre-feet III GOLF COARSE OMYE WEST Treatment (Volume): 1.6 acre-feet Discharge Point: Existing ditch on Area B north side of Golf Course Drive 9 ac West at Langner Avenue K at Area B AreaA Detention (Acres): 0.6 acres 24.7 ac Detention (Volume): 1.1 acre-feet Treatment (Volume): 0.4 acre-feet Discharge Point: Existing 42" storm drain on south side of Golf Course Drive West at Labath Avenue B SIN£ SSPARK.DRIVE Northwest Specific AreaA Plan Detention (Acres): 4.5 acres Detention (Volume): 10.85 acre-feet Treatment (Volume): 1.01 acre -feet Discharge Point: Labath Creek at Business Park Drive 600 1,200 Feet Table 1 -5: Area DETENTION POND SIZE AND TREATMENT REQUIREMENTS Detention Detention (acres) (acre -feet) LID Treatment (acre -feet) A 4.5 10.85 1.01 B 0.6 1.1 0.40 C 5.5 13.32 1.60 D 3.0 5.775 0.75 Area A Area A will drain to a detention basin, which is sized with a surface area of 4.5 acres, a storage volume of 10.85 acre -feet, a maximum depth of 1.6 feet, and a freeboard of 1 foot. The discharge pipe was sized to be 14 inches in diameter and is planned to discharge the runoff at a maximum rate of 5.15 cfs to Labath Creek on the north side of Business Park Drive. This is well below the calculated peak flow rate of 13.5 cfs for the 10 -year storm under pre - development conditions. The Dowdell Avenue extension from Business Park Drive north to Golf Course Drive West will require a culvert or bridge crossing of Labath Creek. Improvements along Dowdell Avenue will require a storm drain system to convey street runoff. In addition, a portion of the Wilfred /Dowdell Village Specific Plan area east of Dowdell Avenue will also drain southerly toward Labath Creek. Design of the Area A deten- tion and drainage system will need to be coordinated with both the Dowdell Avenue improvements and also the Wilfred /Dowdell Village Specific Plan drainage. The discharge points for all three systems should be consolidated at a single outfall into Labath Creek, adjacent to the Dowdell Avenue cul- vert/bridge. This will allow the work in Labath Creek to be coordinated into a single set of resource agen- cy permits and avoid duplication of efforts. Area B Area B will drain to a detention basin, which is sized with a surface area of 0.6 acres and a storage vol- ume of 1.1 acre -feet. The maximum depth is approximately 1.6 feet with a freeboard of 1 foot. The dis- charge pipe was sized to be 20 inches in diameter and is planned to discharge the runoff, which is limited to less than 20.9 cfs based on the existing storm drain design, to the existing 42 -inch storm drain on the south side of Golf Course Drive West. The detention basin will have a maximum outflow rate of 9.3 cfs, which is well below the limit of approximately 21 cfs. Subsurface detention strategies should be consid- ered as long as it in keeping with a high quality aesthetic character along Golf Course Drive West. Area C Area C will drain to a detention basin, which is sized with a surface area of 5.5 acres, a storage volume of 13.32 acre -feet, a maximum depth of 1.6 feet, and a freeboard of 1 foot. Discharge will be to the existing drainage ditch along the north side of Golf Course Drive West. Northwest Specific Plan November 2014 97 CHAPTER 7: UTILITIES AND INFRASTRUCTURE The Golf Course Drive West drainage system was designed to handle only the southerly 13 acres of the 38.2 acres within Area C. Therefore, in order to avoid overloading the ditch during a 10 -year storm, de- tention will need to be provided with a discharge not to exceed 7.7 cfs, which is the existing discharge rate from the southerly 13 acres in an undeveloped condition. The detention basin has been designed with a 18 -inch diameter culvert, which will result in a maximum outflow of 7.7 cfs during the 10 -year storm. For the 100 -year storm, flows are presumed to overtop the ditch and the goal is to protect downstream properties. Therefore, the detention for the 100 -year storm is designed to use flows from the entire 38.2 acres in an undeveloped condition as the base flow. According to the calculations provided in Appendix A, the peak discharge for the 100 -year storm for Area C under existing (pre - development) conditions is 29.2 cfs. Area D Area D will drain to a detention basin, which is sized for a surface area of 3.0 acres, a storage volume of 5.8 acre -feet, a maximum depth of 1.6 feet, and a freeboard of 1 foot. Discharge of runoff from Area D will be to the existing ditch on the south side of Millbrae Avenue. The discharge pipe was sized to be 12 inches in diameter with a maximum outflow of 4.0 cfs. Runoff from Area D may be conveyed via a drainage system within the Plan Area and/or a new drainage system along the west side of Dowdell Avenue. However, this system will be isolated from the existing 36 -inch storm drain pipe on the east side of Dowdell Avenue, which is conveying runoff from areas east of Dowdell Avenue and is currently at capacity. The existing Millbrae Avenue ditch is presumed to be hydraulically inadequate and too shallow to allow gravity discharge of flow from Area D. Construction of a closed storm drain system in Millbrae Avenue from Area D to a new outfall into the Bellevue - Wildred Flood Control Channel will most likely be need- ed. Construction of the storm drain system and outfall will require approvals from the County of Sonoma and the Sonoma County Water Agency as well as permitting by the resource agencies. PROPOSED STREET DRAINAGE The following recommendations address stormwater strategies to manage new rainwater runoff that will occur with the expansion of roads identified in this Specific Plan. Rainwater runoff from streets will be treated by swales between the street and sidewalk. Overflow will be drained into parallel pipes along the following street segments: ■ The north side of Golf Course Drive West should contain matching and mirroring swale and stormwater conveyance mechanisms as the existing south side. ■ The west side of Dowdell Avenue should contain a Swale between the road and sidewalk for treatment. Stormwater overflow should drain under the road and feed the existing storm drain on the east side of the road. In the south district, a new storm drain will have to be constructed. South of Golf Course Drive West, potential swales on the east side of Dowdell will need to be coordi- 98 Novcmbcr 201=4 Northwest Specific Plan CHAPTER 7: UTILITIES AND INFRASTRUCTURE nated with the Wilfred/Dowdell Village Specific Plan. ■ Both sides of Labath Avenue and the east side of Langner Avenue should contain swales between the road and sidewalk for treatment, and stormwater should drain into parallel pipes that feed into the Golf Course Drive West conveyance system. These swales should be sized to contain the street stormwater flow from the 100 -year storm. ■ The south side of Millbrae Avenue should also contain a Swale between the road and sidewalk for treatment. This Swale should be sized to contain the street stormwater flow from the 100 -year storm. STORMWATER RUNOFF TREATMENT The City of Rohnert Park has adopted the City of Santa Rosa and County of Sonoma Storm Water Low Impact Development Technical Design Manual (LID Manual, 2012) to address stormwater quality and quantity from new development or redevelopment projects. The "design goal" requires that 100 percent of the 85" percentile, 24 -hour storm event runoff generated from the developed site be captured and retained on -site to be infiltrated or reused. The required acreage for stormwater runoff treatment for each tributary area is presented in Table 7 -5. The acreage was determined using the Santa Rosa Stormwater Calculator. The Specific Plan Conceptual Land Use Plan does not allocate land for stormwater runoff treatment measures. Treatment measures should be incorporated into the developed portions of the site, using best management practices (BMPs) such as vegetated swales incorporated into landscaping, flow - through planters to treat roof runoff, previous pavement, and other measures that are specified in the LID Manual. Final land use plans will need to confirm that adequate areas are provided for treatment. DETENTION BASIN LOCATION Detention basins and a lineal detention swale have been incorporated into the Specific Plan land use plan. The basins and swales are located within Areas A, C, and D. The aggregate acreage for the detention fa- cilities is in accordance with the detention requirements specified in. Table 7 -5. (However, additional acreage will need to be set aside for a detention facility of 0.6 acres in Area B. This is assumed to be in the form of a subsurface detention facility and will ultimately depend on further study and design. The subsurface detention facility is not shown in the Illustrative Land Use Plan in Chapter 3.) Final drainage design for each area will need to preserve existing flow boundaries and discharge points. Final design of each area may require shifting of the detention facilities depending on the topography and /or the order of development of the individual parcels within each area. The City of Rohnert Park does not allow pumping in conjunction with private drainage facilities. Final detention facility and drainage system design, as well as site grading, will need to allow for gravity dis- charge of all stored runoff. Fill may be needed to elevate the onsite drainage systems above backwater effects and to allow gravity drainage. The backwater effect of downstream drainage facilities has not been addressed in this preliminary design document. It can be presumed that flows in both Labath Creek and Northwest Specific Plan November 2014 99 CHAPTER 1: UTILITIES AND INFRASTRUCTURE the Bellevue- Wilfred Flood Control Channel will be near the top of the banks for both facilities during a 10 -year storm. DETENTION BASIN DESIGN The detention basin for each tributary area is designed to reduce impacts on existing drainage facilities by reducing post - development peak discharges to resemble pre - development peaks. The detention basins are also designed to drain within 48 hours to minimize vector control issues. A schematic of an extended de- tention basin and its design features is provided in Figure 7 -3. The following features should be incorporated into the design of the detention basins: ■ Basin Shape. Always maximize the distance between the inlet and outlet. A longer flow path from inlet to outlet will minimize short circuiting and improve the reduction of total suspended solids (TSS). It is preferable to have a length to width ratio of no less than 2:1. ■ Basin Side Slopes. Basin side slopes should be stable and gentle to facilitate maintenance and ac- cess. Side slopes should be no steeper than 3:1 for grass stabilized slopes. The size of the deten- tion ponds for each tributary area assumed the side slopes would be 3:1. ■ Inlet. Flow energy at concentrated points of inflow should be dissipated. This will limit erosion and promote particle sedimentation. Energy dissipation should be included in the inlet design to reduce re- suspension of accumulated sediment. ■ Forebay. The forebay provides an opportunity for larger particles to settle out in an area that can be easily maintained and is an optional component of the EDB design. The length of the flow path through the forebay should be maximized and the slope minimized to encourage settling. The forebay outlet should be sized to release 2 percent of the undetained peak 100 -year discharge by way of a wall/notch or berm /pipe configuration. ■ Trickle Channel. Low flows should be conveyed from the forebay to the micropool with a trickle channel. The trickle channel should have a minimum flow capacity equal to the maximum release from the forebay outlet. A concrete trickle channel will help to establish the bottom of the basin and also facilitate regular sediment removal. It can be a V- shaped concrete drain pan or a concrete channel with curbs. A flat - bottomed channel facilitates maintenance. A slope between 0.4 percent and 1 percent is recommended to encourage settling while reducing the potential for low spots. A soft -bottom trickle channel can provide an alternative to concrete. However, maintenance of soft bottom trickle channels require mechanical removal of sediment and vegetation and can provide mosquito habitat. It is recommended that soft bottom trickle channels be designed with a con- sistent longitudinal slope from forebay to micropool and that they not meander. The recommended minimum depth of a soft bottom trickle channel is 1.5 feet to limit the potential for wetland growth. ■ Micropool. Although many detention basins incorporate micropools in their design, CASQA guidance recommends that micropools not be included because of vector concerns. 100 November 201=4 Northwest Specific Plan CHAPTER 1: UTILITIES AND INFRASTRUCTURE 1-3 IMMAnc Ur Uf:1f:lrnuN 51111111111 Side Slopes No Steeper Than 3:1 (H:V) Top of Berm SEDIMENT — — FOREBAY Low Flow Channel (Optional) Inflow Energy pissipator _ Trash Rack RIi rr� p ` Water Quality Storage ainren8n� Spillway SEDIMENT Forehay Trash Rack Peak Attenuation Storage - E=mbankment ��- Water Quality Storage Cutlet E nerg Rundown`' — _Water — ~ -- — — Dissip with Baffles Low Flow Channel Invert FlIprap (Optional) Baffle Swore: WDEP. 2004. ■ Outlet Structure. The outlet should be designed for complete drawdown of the water over a 48- hour period. The outflow structure can be equipped with a valve so that discharge from the basin can be halted in case of an accidental spill within the watershed. The valve also could be used to regulate the discharge from the basin. Alternatively, the outlet pipe may be sized to limit flow from the detention basin or an orifice plate can be used. A trash rack or screen of sufficient size should be installed at the outlet to prevent clogging at the entrance of the outlet pipe. The trash rack should be sized so it does not interfere with the hydraulic capacity of the outlet pipe. ■ Vegetation. Vegetation provides erosion control and sediment entrapment. Basin bottom, berms, and side slopes should be planted with turf grass. Xeric grasses with temporary irrigation are rec- ommended to reduce maintenance requirements. ■ Access. Provide appropriate maintenance access to the forebay and outlet works. For larger ba- sins, this may require stabilized access for maintenance vehicles. Routine maintenance activities for detention basins are often thought to be sediment and trash removal. However, over 90 percent of the total maintenance activities are related to vegetation management and routine mowing. Typ- ical maintenance activities are as follows: Northwest Specific Plan November 2014 101 CHAPTER 7: UPUTIES AND INFRASTRUCTURE ■ Schedule semi - annual inspections for the beginning and end of the wet season for standing water, slope stability, sediment accumulation, trash and debris, and presence of burrows. ■ Remove accumulated trash and debris in the basins and around the outlet pipe during semian- nual inspections. The frequency of this activity may be altered to meet site - specific require- ments. ■ Trim vegetation at the beginning and end of the wet season and inspect monthly to prevent es- tablishment of woody vegetation and for aesthetic and vector control reasons. ■ Remove accumulated sediment and regrade about every 10 years or when the accumulated sediment volume exceeds 10 percent of the basin volume. Inspect the basin every year for ac- cumulated sediment volume. VEGETATED SWALE Vegetated swales are open, shallow channels with vegetation covering the side slopes and bottom that collect and slowly convey runoff to downstream discharge points (in this case, into a detention pond). Vegetated swales can be designed to convey high flow as well as water quality flow. The longest flow path for the Swale shall have a minimum retention time of 12 minutes for conditions when the treatment flows enter the vegetated Swale uniformly along the swale length. Longitudinal slopes of not less than 1 percent and trapezoidal channels are recommended. A diverse selection of low- growing plants that thrive under specific site, climate, and watering conditions should be specified. Vegetation whose growing season corresponds to the wet season is preferred. Drought tolerant vegetation should be considered for swales that are not part of a regularly irrigated land- scaped area. The maximum treatment width of the vegetated Swale should be no greater than 10 feet and side slopes should be no greater than 2:1. A schematic of vegetated swale and its design features is pro- vided in Figure 7 -4. Maintenance for vegetated swales should include the following: • Mow grass to maintain a height of 3 to 4 inches. Litter should always be removed prior to mow- ing. Clippings should be composted. • Irrigate during dry weather, or when necessary, to maintain the vegetation. • Provide weed control, as necessary, to control invasive species. • Remove obstructions, litter, branches, rocks, trash, and other debris from vegetated Swale. • Repair any damaged areas within the channel identified during inspections. Erosion rills or gullies should be corrected, as needed. Bare areas should be replanted as necessary. 102 November 2014 Northwest Specific Plan CHAPTER 7: UTILITIES AND INFRASTRUCTURE 1-4 Jl,WAlll, Ut WitIAltU IWALt RESIDUAL CAPACITY FOR LARGER FLOODS 2 —YR WSE 6. .0 FPS 4" (MIN) SANDY LOAM — ' 11" MIN 12' MIN BOTTOM WIDTH (W) IC:' • I b: �: �•\ Same: 0r•han Swim Drainage 04terta .L/annal, Vohune 3. GRADE CONTROL STRUCTURE BEYOND 1 4 MIN, GRADE CONTROL STRUCTUREI BEYOND Q UNDERDRAIN AND SANDY LOAM RECOMMENDED FOR LONGITUDINAL SLOPES < 2.0%. 4" SLOTTED PIPE MEETING TABLE GS -3 WITH CDOT CLASS C FILTER MATERIAL ALL AROUND OR PERFORATED HOPE PIPE WITH AASHTO #67 ALL AROUND CONTAINED WITHIN GEOTEXTILE FABRIC. ASTM D4751 —AOS US STD. SIEVE /50 TO #70, ASTM D4533 MIN. TRAPEZOIDAL TEAR STRENGTH 100 X 60 LBS, MINIMUM COE SPECIFIED OPEN AREA OF 4%. Plant an alternative grass species if the original grass cover has not been successfully established. Reseed and apply mulch to damaged areas. ■ Remove all accumulated sediment that may obstruct flow through the swale. Sediment accumulat- ing near culverts or in channels should be removed when it builds up to 3 inches at any spot, or covers vegetation, or once it has accumulated to 10 percent of its original design volume. Replace the grass areas damaged in the process. ■ Rototill or cultivate the surface of the sand /soil bed of dry swales, if the Swale does not draw down within 48 hours. ■ If ponding is observed, grading will be required to restore positive drainage. Inspection activities include the following: ■ Post - construction. Inspect after seeding and after the first major storm for any damage. ■ Monthly. Look for obstructions and trash, draining of ponded flow within 48 hours after a rainfall event, and condition of grasses. Inspect for signs of erosion, damage to vegetation, channelization of flow, and areas of sediment accumulation. Northwest Specific Plan November 2014 103 CHAPTER 1: UTILITIES AND INFRASTRUCTURE WATER PLAN A majority of the Plan Area is primarily undeveloped. Water utilities to serve the existing residents and businesses are not present, as these parcels are served by individual wells. Once developed, the area will be served by the City, with wholesale service provided by the Sonoma County Water Agency (SCWA). This section briefly discusses the three facets that are included in a water system: sup - ply/production/treatment, conveyance /storage, and transmission/distribution; the estimated water demand for the Plan Area; proposed water system improvements for the Plan Area; and estimated costs. For the purposes of the utility assessment and recommendations, the Plan Area has been divided into four areas as shown in Figures 7 -5 and 7 -6. Development assumed to occur in each area is as follows: • Area 1. Flex usage, consisting of 75 percent light industrial and 25 percent office (218,000 square feet). • Area 2. Mixed -use and commercial usage, consisting of 78 multi - family dwelling units, approxi- mately 60 percent retail and 40 percent office (136,000 square feet). • Area 3. Mixed use and commercial usage, consisting of 105 multi - family residential units and 134,000 square feet retail. • Area 4. Mixed use, consisting of 205 multi - family dwelling units, a 100 room hotel, and 247,000 square feet retail. SUPPLY /PRODUCTION /TREATMENT There are two sources of potable water for the City of Rohnert Park: City groundwater wells and Sonoma County Water Agency (SCWA) supply. One well (W -41), located south of Business Park Drive, approx- imately halfway between Labath Avenue and Redwood Drive, is connected to the distribution system on the west side of Highway 101. Per Table 4.1 of the 2010 Urban Water Management Plan (UWMP)1, the production rate for this well is 285 gallons per minute. There are no other wells (active, inactive, or standby) within one -half mile of the Plan Area. There is one SCWA turnout 163, connected to the distri- bution system on the west side of Highway 101. Per Tables 3.15 and 4.11 of the UWMP, there is suffi- cient capacity for all undeveloped areas contemplated for growth through 2035, with diversions from SCWA increasing while groundwater pumping decreasing to meet these anticipated demands. According to the Water Model Study Summary Report (WMSSR)2, piping improvements to SCWA turnout 163 will be needed to provide adequate water supply to the Plan Area. CONVEYANCE /STORAGE According to the WMSSR, the City has approximately 4.2 MG of storage; an additional 640,000 gallons of storage will be needed to provide adequate water storage for the Plan Area. This does not reflect an additional 6.0 MGD that is assumed to be available based upon available water stored in SCWA tanks. The nearest City operated above - ground storage tank (Tank T -7) is located southwest of the Plan Area. Prepared by Winzler and Kelly, June 2011. a Prepared by Brelje & Race, September 2004. 104 November 2014 Northwest Specific Plan CHAPTER 1: UTILITIES AND INFRASTRUCTURE DISTRIBUTION There are existing 8 -inch water mains located to the south of the Plan Area along Business Park Drive and east of the Plan Area along Dowdell Avenue and Redwood Drive. In addition, the recent widening of Golf Course Drive West include a 12 -inch water main to the west boundary of the Plan Area, with 8 -inch stubs at Langner and Labath Avenues. A 12 -inch main is also planned to extended northward on Dowdell Avenue to connect to the existing main behind the Home Depot. There are no water mains along the north or west side of the Plan Area. According to the WMSSR, a new 8 -inch water main will need to be con- structed along Redwood Drive, starting at the SCWA turnout and continuing south for 350 feet. In addition to the potable water mains, an 18 -inch recycled water main intersects the Plan Area along Golf Course Drive West, from Langner Avenue to Dowdell Avenue. ESTIMATION OF WATER DEMAND FOR NORTHWEST AREA All new development within the City is expected to achieve significant levels of water conservation by using new, high efficiency appliances. By utilizing these measures, the estimated water demand for the Plan Area is approximately 0. 148 mgd for both the multi- family and non - residential uses. The water de- mands for each of the four areas are shown on Figure 7 -5. Usage per multi - family unit was estimated at 92 gallons per day. Significant assumptions used in the cal- culation of multi - family usage are: • All irrigation demands would be met with reclaimed water. • Indoor usage, before conservation measures, per Maddaus report of 54 gallons per capita per day (gpcd). ■ Per Maddaus report, 2.4 persons per unit. ■ Four conservation measures implemented to further reduce usage: • ND 3 — High efficiency toilets (50 percent water usage reduction): Savings estimated at 7.2 gallons per person per day. • ND 4 — High efficiency dishwasher (34 percent water usage reduction): Savings estimated at 0.3 gallon per person per day. • ND 5 — High efficiency clotheswasher (50 percent water usage reduction): Savings estimated at 5.9 gallons per person per day. • ND 7 — High efficiency faucets and showerheads (15 percent water usage reduction): Savings estimated at 2.6 gallons per person per day. Northwest Specific Plan November 2014 105 CHAPTER 7: UTILITIES AND INFRASTRUCTURE Figure 7 -5: WATER DEMAND 7 w x r 1 1 1 T1RL-/ J 15,000 GPD 1 1 8 "STUB 1 GOLF COURSE DR. WEST ❑ wn 600 HORIZONTAL SCALE: 1' =600' WATER SYSTEM LEGEND MILLBRAE AVE. -.�. PROJECT AREAS 8" I AREA 1 EXISTING 8 INCH MAIN 1 1 EXISTING 12 INCH MAIN 1 EXISTING 18" RECYCLED 68,000 GPD 1 WATER MAIN j > a a � '• ......•••. SCWA TURNOUT #163 j SCWA TURNOUT a 1 3 oo #163 OPEN SPACE/ STORMWATER MGMT. AREA I 1 1 1 1 T1 R �1 3 1 i 20,000 GPD 1 E 1 � � 8" STUB T -- 12" STUB — - 8" STUB 1 — 12" 1 1 POSSIBLE 1 t l A 1 EASEMENT� 1 REQUIRED r � r "•� 1 r 1 45,000 GPD - - - - - -- WATER SYSTEM LEGEND PROJECT AREAS APPROXIMATE PROPERTY LINE EXISTING 8 INCH MAIN 1 1 EXISTING 12 INCH MAIN 1 EXISTING 18" RECYCLED 1 WATER MAIN j - - - • — PROPOSED WATER MAIN 1 (12" ASSUMED) 1 ......•••. SCWA TURNOUT #163 j 350' OF 8" PARALLEL PIPE OPEN SPACE/ 1 NOTES: 1. MINIMUM NEW MAIN SIZE IS 12" FOR COMMERCIAL; 8" STUBS TO BE REPLACED WITH 12" MINIMUM. 2. FINAL WATER STORAGE TANK LOCATION TO BE DETERMINED. LOCATION SHOWN IS SUBJECT TO DESIGN CONFIRMATION. NORTHWEST SPECIFIC PLAN STORMWATER r WATER MGMT. AREA STORAGE TANK BUSINESS PARK DR Source: Coastland Civil Engineering, 2014. In order to determine the percentage of water used by fixture type in the non - residential uses, the study titled "Commercial and Institutional End Uses of Water ", prepared by the AWWA Research Foundation in 2000; was utilized. These percentages were then applied to the water usage reduction percentages by fixture type discussed above. Other noteworthy assumptions used in the calculation are: • All irrigation demands would be met with reclaimed water. • Hotel usage of 90 gallons per occupied room per day, with 80 percent occupancy rate. • Hotel domestic plumbing usage of 24 percent, with ND 3 and ND 7 applicable for hotel usage. • In hotels, 10 percent of usage from toilets and 90 percent of usage from faucets and showerheads. • Office usage of 12 gallons per square foot per year. • Office, retail, and light industrial domestic plumbing usage of 37 percent, with ND 3 applicable for usage. • Retail usage of 0.11 gallons per day per square foot. • Light industrial usage of 0.62 gallons per day per square foot (medical offices). Calculations of water usage and water conserved are included in Appendix C. SUMMARY OF IMPROVEMENTS City standards require that water mains in all commercial development areas are a minimum size of 12 inches, and water main sizing is primarily based on fire flow standards of 3,000 gallons per minute (gpm) for commercial uses. The total length of 12 -inch water mains presented in Figure 7 -5 is estimated at al- most 1.2 miles. Other improvements include a 640,000 - gallon water storage tank and a new, parallel 350 linear foot, 8 -inch water main from the SWCA turnout identified in the 2004 Water Model Study Sum- mary Report. The water main in Dowdell Avenue is included in the PFFP and is subject to a Fee Credit. The water demand increases will trigger the need for significant water improvements, as existing facilities will be undersized at build -out or do not presently exist. The required minimum improvements are identi- fied as: • 1.2 linear miles of 12 -inch water main • One water storage tank (at 640,000 gallons) ■ 350 linear feet of 8 -inch water main ESTIMATED COSTS OF IMPROVEMENTS Based on the above summary of needed water improvements, planning level estimates of probable con- struction costs were prepared. Recent bid information for nearby water main improvement projects was evaluated. Per linear foot cost for the 12 -inch water mains were estimated at $265. Recent estimates on water storage tanks of the size proposed is about $1.12 Million. Both include a multiplier of 1.35 to re- Northwest Specific Plan November 2014 107 CHAPTER 7: UTILITIES AND INFRASTRUCTURE fleet costs associated with engineering, environmental, construction management, and contingency. The per - linear -foot cost includes other ancillary costs, such as valves, fire hydrants (with valves), tie -ins, and re- connections for services. The new, parallel 350 linear foot, 8 -inch water main is estimated at $200,000. The estimated total cost of water system improvements is $4.1 Million. Note these costs are for major trunk mains and storage, and do not reflect costs for internal water or fire protection lines, or for water services to individual buildings. WASTEWATER PLAN This section briefly discusses the two facets that are included in the wastewater system: treat - ment/disposal and collection (mains and pump /lift stations); and the proposed wastewater system im- provements for the Plan Area. For the purposes of the utility assessment and recommendations, the Plan Area has been divided into four areas. Wastewater facilities are shown in Figure 7 -6. TREATMENT /DISPOSAL AND ALLOCATION CAPACITY The City is one of five entities (City of Santa Rosa, City of Rohnert Park, City of Sebastopol, City of Co- tati, and the South Park County Sanitation District) that comprise the Santa Rosa Subregional Sewer Sys- tem. All wastewater treatment occurs at the Laguna Water Reclamation Plant located in Santa Rosa; the City of Rohnert Park does not treat any sewage. The Fifth Amendment to the Agreement for Use of the Santa Rosa Subregional Sewerage System (exe- cuted November 19, 2008) identified the allocation of treatment capacity to all of the entities. The City's treatment allocation is 5.08 MGD average dry weather flow (ADWF) and disposal allocation as 4.15 mgd. For calendar year 2011, ADWF (period of time not influenced by rainfall) was estimated at 2.85+/ - MGD. The City has adequate reserve in their allocation to accommodate wastewater from the Plan Area.3 COLLECTION There are existing 8 -inch, 12 -inch, and 15 -inch sewer mains that serve the commercial areas to the east of the Plan Area. An 8 -inch main exists along Dowdell Avenue and extends northerly approximately 600 linear feet to the intersection of Dowdell Avenue and Millbrae Avenue. This 8 -inch main continues east- erly along Millbrae Avenue, and then continues southerly along Redwood Drive. The sewer main size increases to 12 inches approximately 230 feet northerly of the intersection of Redwood Drive and Com- merce Drive. The sewer main continues south, and the main size increases to 15 inches at the intersection of Golf Course Drive West and Redwood Drive. The 15 -inch sewer main continues south to an existing lift station on J. Rogers Lane. The City recently extended a 10 -inch sewer main west on Golf Course Drive West from the intersection of Dowdell Avenue to the intersection of Labath Avenue. J Conference call with Coastland Civil Engineering, Inc. and City Engineer, Patrick Barnes, on July 5, 2012. 108 November 2014 Northwest Specific Plan CHAPTER 7: UTILITIES AND INFRASTRUCTURE Fig,,,, 7-6: WASTEWATER FACILITIES MILLBRAE AVE. W Z (n ¢ d J J ; *I AR &1 17,000 GPD y GOLF COURSE DR. WEST 0 300 600 HORIZONTAL SCALE: 1" =600' SEWER SYSTEM LEGEND ARJE A 3 22,000 GPD 2,4001I GPD 4,800 GPD AR�i% I 49,000 GPD y� �I 12" o� a 12" W A EEA "l APPROXIMATE PROPERTY LINE + 68,000 GPD! e., 1 r^ EXISTING 10 INCH MAIN ¢ f J LS O OPEN SPACE /, STORMWATER PROPOSED FORCE MAIN AND FLOW DIRECTION MGMT. AREA I' f— ARJE A 3 22,000 GPD 2,4001I GPD 4,800 GPD AR�i% I 49,000 GPD y� �I 12" o� a 12" Source: Coastland Civil Engineering, 2014. PROJECT AREAS APPROXIMATE PROPERTY LINE + EXISTING 8 INCH MAIN 1 r^ EXISTING 10 INCH MAIN EXISTING 12 INCH MAIN LS EXISTING 15 INCH MAIN 15" PROPOSED SEWER MAIN (8" ASSUMED) e Ssi'n PROPOSED FORCE MAIN AND FLOW DIRECTION OPEN SPACE/ f— DIRECTION OF SEWER FLOW FROM "SHED" STORMWATER • PROPOSED MANHOLE MGMT. AREA LS PROPOSED LIFT STATION" GPD ESTIMATED SEWER FLOW FROM "SHED" (ADDWF) NORTHWEST SPECIFIC PLAN BUSINESS PARK DR Source: Coastland Civil Engineering, 2014. There are no sewer mains along the north or west side of the Plan Area. The plans for the casino devel- opment depicted an 8 -inch force main running eastwardly along Business Park Drive to the lift station on J. Rogers Lane. The City's force main discharge to the City of Santa Rosa Laguna Treatment Plant runs northwardly along Labath Avenue from Business Park Drive, then westerly along Golf Course Drive West. Per the Public Facilities Finance Plan, the existing lift station will need to be expanded and the costs will be covered by connection fees.4 Furthermore, up to two new lift stations will likely be needed within the Plan Area. ESTIMATION OF WASTEWATER FLOWS FOR NORTHWEST AREA The City serves as the wastewater provider within the Plan Area. As such, the City is responsible for op- eration and maintenance of the collection system. Wastewater is collected from individual services into the City's collection system. For wastewater flows, the assumption was made that all domestic water usage would be sent to sewer. These demands were increased for peaking factors and inflow /infiltration per City direction. The wastewater flows for each of the four areas are shown on Figure 7 -6. SUMMARY OF IMPROVEMENTS The City modeled the existing 8 -inch and 12 -inch sewer main along Dowdell Avenue and Redwood Highway north of Golf Course Drive West to determine if sewer flows from Area 1 could be sent to this sewer main. The analysis indicated that peak flows exceed City standards in the 8 -inch main segments. Therefore, per City direction, all flows from the Plan Area would be sent to the 10 -inch main constructed in Golf Course Drive West. In order to serve the four subareas, a total of three 8 -inch mains are proposed with a total length of 4,400 linear feet. The sewer main in Dowdell Avenue is also included in the PFFP and is subject to a Fee Credit. The City also modeled the 12 -inch and 15 -inch main south of Golf Course Drive West. The model indi- cated that all flows from the Plan Area could be accommodated in the existing 12 -inch and 15 -inch mains on Redwood Avenue, south of Golf Course Drive West; therefore, no downstream improvements are pro- posed. City standards allow for sewer mains with a minimum slope of 0.005 ft/ft. As discussed above, the sewer mains on Dowdell Avenue, north and south of Golf Course Drive West, will tie into the new 10 -inch main on Golf Course Drive West. This main is approximately 11 feet below ground surface at the point of connection. Based on the length of the northern sewer main, a lift station will be required. A lift station may not be needed on the southern sewer main, but for the purposes of this study, one is assumed given the unknowns about building lateral depth, site topography, and other related issues such as potential utili- ty conflicts. ' Conference call with Coastland Civil Engineering, Inc. and City Engineer, Patrick Barnes, on July 5, 2012. 110 November 201=4 Northwest Specific Plan CHAPTER 7: UTILITIES AND INFRASTRUCTURE The water demand increases will trigger the need for significant wastewater improvements, as existing facilities will be undersized at build -out or do not presently exist. The needed improvements are identified as: ■ 4,400 linear feet of 8 -inch sewer main • One or two sewer pump stations • One reclaimed water booster pump station and storage tank ESTIMATED COSTS Based on the above summary of needed wastewater improvements, planning level estimates of probable construc- tion costs were prepared. Recent bid information for nearby wastewater main improvement projects was evaluated, and feedback from a local contractor that has completed projects in the Plan Area was obtained. Per linear foot costs for 8 -inch wastewater mains was estimated at $281. Recent lift station project estimates were also evaluated, and a cost of $400,000 is estimated for each lift station. This includes a multiplier of 1.35 to reflect costs associated with engineering, environmental, construction management, and contingency. This per linear foot costs includes other ancillary costs, such as sewer manholes and reconnections for services. The estimated total cost of sewer sys- tem improvements is $2.0 million. Note these costs are for the major trunk mains and lift stations, and do not re- flect costs of internal /site sewer lines that may be required within the areas or laterals to individual buildings. RECLAIMED WATER SYSTEMS PLAN Based on discussions with City staff, pressures for the existing reclaimed water main in Golf Course Drive West are very low. Therefore, a booster pump station and storage will be needed for the irrigation system for the Plan Area. A formal analysis of an irrigation system, and hence a reclaimed water internal distribution system, is not within the scope of this study. However, it is assumed that a small tank and booster pump station will be necessary, and costs for this facility will be approximately $200,000, including soft costs. In addition to the water demand increases triggering the need for significant wastewater improvements, there is a desire to improve the City's use of reclaimed water. One reclaimed water booster pump station and storage tank would be needed to improve the city's reclaimed water. DRY UTILITY SYSTEMS PLAN This section briefly discusses the existing cable and telecommunication systems and improvements in the Plan Ar- ea. Comcast and AT &T provide telecommunication, cable television, and internet services; infrastructure is located both above ground on utility poles and below ground. PG &E provides electric and natural gas services. Electrical infrastructure in the Plan Area is located above ground on utility poles, as well as below ground. Natural gas pipelines are belowground. In addition, dry utilities were under construction in Golf Course Drive West at the time of this report. See Figure 7 -7 and 7 -8 for dry utilities. Northwest Specific Plan November 2014 111 CHAPTER T: UTILITIES AND INFRASTRUCTURE rigtire 7-7: EXISTING TELECOM IMPROVEMENTS I MILLBRAE AVE. �nuT I a ;w III I a � J Ig OHI 7 z I E1 II I GOLF COURSE DR. WEST � I I rrII o. O 300 600 HORIZONTAL SCALE: 1' -600' I I II TELECOM SYSTEM LEGEND (As of 2012) NORTHWEST SPECIFIC PLAN APPROXIMATE PROPERTY LINE —OHT— EXISTING AT &T OVERHEAD — T(UG)— EXISTING AT &T UNDERGROUND —TV— EXISTING COMCAST OVERHEAD - TV(UG)- EXISTING COMCAST UNDERGROUND I I BUSINESS PARK DR I � s� �Q Source: Coastland Civil Engineering, 2014. Figwe 7 -8: EXISTING PG &E IMPROVEMENTS MILLBRAE AVE. 0 I J � W w1� z to Q � 11, I r GOLF COURSE DR. WEST W �� 0 300 son HORIZONTAL SCALE: 1 "-600' PG &E SYSTEM LEGEND (As of 2012) NORTHWEST SPECIFIC PLAN APPROXIMATE PROPERTY LINE — OHE — EXIST. ELECTRIC OVERHEAD (OH) — E(UG)— EXIST. ELECTRIC UNDERGROUND (UG) — —G— EXISTING GAS UNDERGROUND (UG) BUSINESS PARK DR Source: Coastland Civil Engineering, 2014. AT &T AT &T has primarily aerial facilities in the Plan Area, which are located along Golf Course Drive West, Labath Avenue, and the west side of Dowdell Avenue. There are underground facilities along the east side of Dowdell Avenue between Millbrae Avenue and Golf Course Drive West, which serve the com- mercial developments east of Dowdell Avenue. Existing telecom facilities are shown in Figure 7 -7. AT &T has indicated that as soon as the type of proposed development is known, or preliminary plans are available, they can review and comment on the system. They have stated that it would be difficult to do a capacity review at this time, without any knowledge of the type and extent of plans. COMCAST Comcast has minimal capacity at present for expansion into the Plan Area. They would extend service into the area if it was cost - efficient. For example, if residential development occurs, they would extend the system as the land is developed. For commercial, they would look at who is requesting the service, how far it is from the existing system, how many customers are requesting service, and what it would cost to extend the system. Comcast only has ring fiber in the area now and it could not be used to service any facilities. Ring fiber carries traffic from hub to hub in each town or city and serves as a redundant path in the event of a cable being cut. Separate fiber or coaxial lines would need to be extended to service the Plan Area. The existing ring fiber is located underground from Business Park Drive, under the ditch to the first pole on Labath Avenue, and then continues overhead on Labath Avenue to Golf Course Drive West and to Millbrae Avenue. The fiber is also located underground on Redwood Drive at Golf Course Drive West and then runs underground westerly on Golf Course Drive West to Langner Avenue. There are no facili- ties on Dowdell Avenue. Proposed development of the Plan Area would likely involve new telecommunication facilities being in- stalled underground. GAS & ELECTRIC SYSTEMS Electrical infrastructure in the Plan Area is located primarily above ground on utility poles. There are some underground facilities along the east side of Dowdell Avenue. Existing PG &E facilities are shown in Figure 7 -8. The following is a summary of the current electrical facilities: ■ Millbrae Avenue. 12 kilovolts (kV), 3 -phase on north side on joint poles. Dowdell Avenue. 21 kV, 3 -phase underground on the east side from Millbrae Avenue to the Home Depot; single phase on the west side on joint poles. South of Home Depot, there is 12 kV, single phase along the west side on joint poles to the south terminus south of Golf Course Drive West. 114 November 2014 Northwest Specific Plan CHAPTER T: UTILITIES AND INFRASTRUCTURE • Golf Course Drive West. 12 kV, single phase on south side on joint poles. Line terminates west of Labath Avenue. • Labath Avenue. 12 kV, 3 -phase on east side on joint poles. • Business Park Drive. 21 kV, 3 -phase underground along the south side. Natural gas infrastructure is as follows: ■ Millbrae Avenue. 2 -inch line along the south side of the street. ■ Dowdell Avenue. Mostly 4 -inch line along the east side from Millbrae Avenue to north of Golf Course Drive West; 2 -inch line southward across Golf Course Drive West to the terminus south of Golf Course Drive West. ■ Golf Course Drive West. 2 -inch line along the south side of the street between Dowdell Avenue and Labath Avenue; none exists west of Labath Avenue. During the recent improvements to Golf Course Drive West, the 2 -inch main was replaced to Labath Avenue, but no main was extended west of Labath Avenue. ■ Labath Avenue. 2 -inch line along the west side of the street. ■ Business Park Drive. 4 -inch line along the south side of the street. SUMMARY OF IMPROVEMENTS Infrastructure improvements will be needed to adequately serve the Plan Area at build -out. 5 These im- provements would be determined on a project- specific basis and required to be constructed by the appli- cant or utility provider. In conjunction with development, it may be desirable to underground some of the existing overhead facilities to improve the aesthetics and reliability of the utilities. According to PG &E, improvements are typically identified on a project -level (after service applications are submitted) and not on a planning -level basis.6 It is likely that upgrades to the single phase electrical infrastructure will be required, as well as undergrounding of the improvements and removal of the exist- ing infrastructure serving the private residences. The 2 -inch gas mains may not be sufficient to serve the development of the area. PG &E has, however, indicated that their overall "backbone" infrastructure in the vicinity is adequate. Dry utility providers (AT &T, Comcast, and PG &E) indicated that infrastructure improvements will be needed to adequately serve the Plan Area at buildout. These improvements would be determined on a pro- ject- specific basis and required to be constructed by the applicant or utility provider. As such, no cost should be borne by the City. If there is sufficient demand, it is possible that there would be no cost to the applicant. 5 Conversations between Coastland Civil Engineering, Inc. and AT &T and Comcast representatives. 6 Coastland Civil Engineering, Inc. contacted the PG&E representative (Mike Miller) to discuss the process for planning improvements. His response indi- cated that information generated to date will provide for a broad description of improvements needed to serve the Area at build -out, but the current level of infor- mation is insufficient to ascertain specific improvements needed. Northwest Specific Plan November 2014 115 CHAPTER 1: UTILITIES AND INFRASTRUCTURE UTILITIES AND INFRASTRUCTURE POLICIES This section provides an overview of utilities and infrastructure policies that should be followed by pri- vate developers and/or the City of Rohnert Park during implementation of this Specific Plan. DRAINAGE Policy UTIL -1.1 Provide detention basins for each tributary area within the Spe- cific Plan Area (Areas A through D) that can contain runoff from the 100 -year storm and release it at flow rates that are less than pre - development conditions or do not exceed City or Coun- ty storm drain design criteria in order to ensure that or off -site properties are protected from flooding. The design of these de- tention facilities will be subject to the approval of the City of Rohnert Park, the Sonoma County Water Agency, and the North Coast Regional Water Quality Control Board. In the event that development occurs in separate phases over time, the project ap- plicants shall demonstrate that each phase avoids any increases in peak storm flows and does not exceed the capacity of storm drainage facilities. Since the Specific Plan Area is located on very flat terrain, fill may be needed to elevate the individual par- cels to gravity drain to vegetative swales or directly to the deten- tion facilities. Alternatively, stormwater discharge from the par- cels can be piped to the detention basins. Suitable areas of open space that can accommodate detention basins designed to con- tain runoff from the 100 -year storms have been designated in each portion of the Specific Plan. Final design may require the shifting of detention facilities depending on the topography and /or the order of development of individual parcels within each tributary area. The basins have been designed to drain with- in 48 hours of the 100 -year storm to provide vector control and also can be used for recreational opportunities during the dry season. Policy UTIL -1.2 Future development projects permitted under the Specific Plan shall be required to incorporate LID design features and BMPs into the site design, as per requirements of the MS4 permit and Sonoma County Low Impact Development Technical Design Manual. Policy UTIL -1.3 Provide the detention basins recommended in this Plan in the north and south portions of the Specific Plan Area to effectively capture and convey the runoff produced by the 100 -year storm 116 Novcmbcr 2014 Northwest Specific Plan CHAPTER 1: UTILITIES AND INFRASTRUCTURE so that post - development flow rates will be less than pre - development flow rates. Policy UTIL -1.4 Provide a vegetated swale to convey runoff from the areas west and south of the detention basin to the basin in the designated area within the Specific Plan Area. Policy UTIL -1.5 Coordinate with the City of Rohnert Park and Sonoma County Water Agency to determine the preferred discharge location. WATER Policy UTIL -1.6 Adhere to the Citywide policy that all new development within the City is expected to achieve significant levels of water con- servation by using new, high - efficiency appliances. Policy UTIL -1.7 All development in the Specific Plan Area shall meet or exceed City standards for water mains and fire flow standards. WASTEWATER Policy UTIL -1.8 Provide sufficient wastewater facilities to meet City standards prior to or during development to meet the water demand in- creases; existing facilities will be undersized at build -out or do not presently exist. RECLAIMED WATER Policy UTIL -1.9 Provide the necessary facilities to improve the City's use of re- claimed water. Policy UTIL -1.10 All development in the Specific Plan Area shall meet their irri- gation demands with reclaimed water. DRY UTILITIES Policy UTIL -1.11 All development in the Specific Plan Area shall include tele- communication facilities to meet the anticipated demand; wher- ever possible, these facilities shall be installed underground. Policy UTIL -1.12 All dry utility improvements shall be determined on a project - specific basis and required to be constructed by the applicant or utility provider. As such, no cost should be borne by the City. Northwest Specific Plan November 2014 117 CHAPTER T: UTILITIES AND INFRASTRUCTURE 118 November 2014 Northwest Specific Plan CHAPTER 7: UTILITIES AND INFRASTRUCTURE Chapter Eight IMPLEMENTATION AND FINANCING The vision for the Northwest Specific Plan will be developed over a period of twenty years or more. In order for the entire Plan Area to be developed in an orderly fashion, a program of implementation measures is necessary. This chapter outlines a financing program for the Plan Area. Each property owner or developer will pay for and construct all on -site capital improvements and, when required elsewhere per Rohnert Park Municipal Code, dedicate those to the public. In addition, each property owner or developer will pay for their proposed development's fair share of off -site capital im- provements in accordance with the 2011 Update to the Public Facilities Finance Plan (PFFP). This section of the Specific Plan describes how property owners and developers will pay for off -site capital improve- ments in the Plan Area when those improvements are not otherwise covered by the 2011 PFFP. HOW TO USE THIS SECTION The reader should use this to understand the array of financing and funding opportunities that are availa- ble for realizing the vision outlined in this Specific Plan. The reader should review this section to learn what potential partnering opportunities exist for financing new infrastructure and other improvements that will be required to support new development, and the costs of these new facilities. PLAN AREA CAPITAL IMPROVEMENTS The capital improvements listed below may serve more than one property or project in the Plan Area and would likely constitute an off -site improvement. The financing tools discussed in this section would apply to these Plan Area capital improvements. As summarized in Table 8 -1 below, the preliminary estimate is that the identified Plan Area capital improvements could cost a total of $12.7 million. These estimates are preliminary and are intended to provide an idea of the magnitude of capital investment needed to provide public facilities and services for the Plan Area. Northwest Specific Plan Novcmber 2014 119 CHAPTER 8: IMPLEMENTATION AND FINANCING Table 8 -I: CAPITAL IMPROVEMENTS COST ESTIMATES Improvement North Side Share South Side Share Total Cost Water /Sewer /Reclaimed Water $3,790,000 $1,650,000 $5,440,000 Road Improvements $2,745,000 $2,745,000 Stormwater Detention $2,216,000 $1,320,000 $3,536,000 Land for Parks and Open Space $800,000 $200,000 $1,000,000 Total $9,551,000 $3,170,000 $12,721,000 WATER SYSTEM As described in Chapter 7: Utilities and Infrastructure, buildout of the Specific Plan will require the in- stallation of almost 1.2 miles of 12 -inch water mains, as shown in Figure 7 -5; a 640,000 gallon water storage tank; and a new parallel 350 linear foot 8 -inch water main from the Sonoma County Water Agen- cy (SCWA) Turnout. The preliminary cost estimate for water system improvements is $3.2 million. SEWER SYSTEM As described in Chapter 7, buildout of the Specific Plan will require the installation of 4,400 linear feet of 8 -inch sewer mains and two lift stations, as shown on Figure 7 -6. The preliminary cost estimate for sewer system improvements is $2 million. RECLAIMED WATER SYSTEM As described in Chapter 7, it is assumed that a small tank and booster pump station will be necessary for the reclaimed water system in the Plan Area. The preliminary cost estimate for the reclaimed water sys- tem improvements is $200,000, including soft costs. ROAD IMPROVEMENTS As described in Chapter 4: Circulation, buildout of the Specific Plan will require improvements to ap- proximately 750 feet of Labath Avenue; 750 feet of Langner Avenue; 550 feet of Milbrae Avenue; and 1,800 feet of Dowdell Avenue. The preliminary cost estimate for these road improvements is $2,745,000. Other road improvements will be necessary for Golf Course Drive West and the remainder of Dowdell Avenue, but these improvements have already been included in the 2011 PFFP. STORMWATER DETENTION As described in Chapter 7, regional stormwater detention facilities will be required for buildout of the Specific Plan. Development of these facilities involves land acquisition for the basins, construction costs 120 November 2014 Northwest Specific Plan CHAPTER B: IMPLEMENTATION AND FINANCING for the basins, and the cost of the conveyance system from individual properties to the basins. The prelim- inary cost estimates for the stormwater facilities improvements is $3.5 million. PARKS AND TRAILS The Specific Plan proposes about 5 acres for park facilities and trails, not including pedestrian and bicycle facilities associated with roads. The preliminary cost estimate for parks and trails is $1 million. In addi- tion to the capital costs for parks and recreation facilities, the Plan Area capital improvements may also include the long -term operations and maintenance costs for parks, trails, and recreation facilities in the Plan Area. OTHER CAPITAL IMPROVEMENTS As development begins and proceeds in the Plan Area, other necessary capital improvements may come to light. Although such improvements are not specified in this list and the necessity of such improvements might not have been known at the time the Specific Plan was prepared, the finance tools discussed in this section would apply to other unforeseen capital improvements. PHASING The Plan Area south of Golf Course Drive West, or the south district, is under unified control. In contrast, the north district (north of Golf Course Drive West) is split among many different property owners. With different property owners, development of the north part of the, Plan Area will likely either be delayed because it would take time for a developer to acquire all of the separate properties or be accomplished in pieces as different owners decided to sell or develop their properties at different times. There is no physical reason why the Specific Plan should be developed in phases. With the difference in ownership patterns on either side of Golf Course Drive West, though, it is likely that the south district will develop first and as a single project. It is also likely that the north district will develop later than the area to the south and develop as several unrelated projects. Accounting for the likely different development scenarios in the Plan Area is a key to how the Plan Area capital improvements may be financed. Two illustrative examples are described below. Master Community Facilities District (CFD). Because it is likely that the south district will de- velop first, one scenario is that the property owner(s) in this area would establish a CFD. The CFD would sell bonds to buy the land needed for and to construct the stormwater detention facilities. Each year, the property owners in the CFD would pay an additional property tax to repay the bonds. At some point later in time, the CFD could be expended to include some of the properties on the north side of Golf Course Drive West. It would be the same CFD, and it could once again sell bonds to buy the land for and construct a stormwater detention facility. But now, the detention facility would serve the properties on the north side, and only those properties would pay the addi- Northwest Specific Plan Nomnbcr 3014 121 CHAPTER B: IMPLEMENTATION AND FINANCING tional property tax necessary to repay the bonds. Northside CFD. It might be reasonable to expect that some of the properties on the north side of Golf Corse Drive want to develop before the other properties on the north side. Those wanting to develop could petition to establish a CFD that includes their properties as well as some of the oth- er properties needed to generate sufficient revenue to repay the bonds. As long as the vote on the CFD receives two- thirds approval, the CFD would be established and include some properties not ready to development. Nevertheless, all of the properties within the district would have to pay an additional property tax to repay bonds sold to finance a stormwater detention facility. POSSIBLE FINANCING MECHANISMS It is the City's intent that the development allowed under the Specific Plan pay the cost of the Plan Area capital improvements. While the City may consider any and all financing mechanisms and tools author- ized under State law, the most likely financing tools are described below. DEVELOPMENT AGREEMENTS The City will require a development agreement for any and all development projects proposed under the Specific Plan, pursuant to Chapter 17.21 of the Rohnert Park Municipal Code. The development agree- ment will stipulate how the proposed project will pay its fair share of the Plan Area capital improvements and ensure that the proposed project will be served by adequate public infrastructure and services, among other issues identified in the Municipal Code. The issues to be addressed in a development agreement may include, but not be limited to, the following: • Water tanks • Detention basins • Reimbursement of landowners for parks, drainage, and other infrastructure • Affordable housing • Mitigation and other impact fees DEVELOPMENT IMPACT FEES The City charges development impact fees pursuant to the 2011 Update to the PFFP. The City may amend the 2011 PFFP subsequent to adoption of the Specific Plan, and such amendment(s) may impose additional impact fees to cover Plan Area capital improvement identified in the Specific Plan. DEVELOPER- FUNDED IMPROVEMENTS In some cases, the development of one or more parcels in the Specific Plan Area may require the con- struction of off -site infrastructure improvements, the size of which may be larger than what is needed to serve just the proposed development. In such cases, if the City does not have the funds available to pay for the additional infrastructure capacity, the property owner or developer may agree, through a develop- 122 November 2014 Northwest Specific Plan CHAPTER 8: IMPLEMENTATION AND FINANCING ment agreement, to pay for the full cost of the off -site infrastructure improvement and to be repaid as ad- ditional development occurs. The development agreement would stipulate the terms of such repayment. If the cost of infrastructure improvements is to be repaid to a property owner, developer, or other entity that paid the upfront cost, the City may prohibit other development under the Specific Plan until the pro- ject applicant has paid the required infrastructure cost repayment fee in accordance with the terms of the development agreement. ASSESSMENT DISTRICTS Assessment districts can finance the construction of public improvements on public property, public rights -of -way, and public easements. The public must pay for the portions of the improvements that pro- vide general benefit to the public at large, but real property that receives a special benefit may be assessed for the costs, proportional to the level of benefit received. Three different provisions of State law authorize assessment: ■ Improvement Bond Act of 1915 (Streets and Highways Code Sections 8500 et seq.) • Improvement Act of 1911 (Streets and Highways Code Sections 5000 et seq.) • Municipal Improvement Act of 1913 (Streets and Highways Code Sections 10000 et seq.), which contains only provisions for establishing assessment districts Assessment districts are intended to finance construction of physical improvements. They cannot pay for operations and maintenance, or additional services. If additional improvements are desired after an as- sessment district is established, the entire process is required for those additional improvements. Assessment districts may be used to finance improvements in one of two general ways. The assessments may repay the City or an initial developer for the upfront costs of infrastructure. The City may also issues bonds pursuant to an assessment district and use the proceeds to fund the infrastructure improvements and use the assessments to repay the bonds. Generally, assessment districts can be used to finance the following improvements: • Local streets • Streetlights • Parks • Landscaping • Sidewalks • Sanitary sewers • Water supply and distribution facilities Northwest Specific Plan Novcmbcr 301=4 123 CHAPTER 8: IMPLEMENTATION AND FINANCING ■ Gas and electric power ■ Flood control and drainage improvements ■ Parking facilities The City has formed an assessment district under the auspices of the Act of 113 to secure new develop- ments' share of its Interceptor Outfall project. This existing fixed lien has been placed on property within the Northeast Specific Plan Area, the University District Specific Plan Area, the Southeast Specific Plan Area, and the Stadium Lands and Sonoma Mountain Village Planned Development. The City may form one or more assessment districts for the Northwest Specific Plan Area to pay for the costs of the Plan Area capital improvements. Establishment of an assessment district cannot occur if a majority of the affected property owners (weighted by the value of the proposed assessment) object. As- sessment districts might be a viable method to fund off -site infrastructure improvements in the south dis- trict. They could prove to be difficult to use in the north district, though, because the area has multiple property owners who might not be willing to develop their property at the same time and /or willing to begin paying for infrastructure improvements at the same time. Nevertheless, under the authorizing legis- lation, the establishment of an assessment district in a portion of the Plan Area may include properties not proposed for development as long as a majority of the property owners (weighted by the value of the pro- posed assessment) do not object. The City may propose creative district boundaries to ensure that proper- ty within the Plan Area pays for the cost of needed infrastructure. COMMUNITY FACILITIES DISTRICTS Community Facilities Districts (CFDs) can fund the planning, design, purchase, construction, expansion, improvement, or rehabilitation of capital facilities, defined as having a useful life of five or more years. CFDs can also fund the provision of a variety of public services, such as public safety, parks and recrea- tion, schools, library and cultural facilities, landscape maintenance and lighting, flood control, and site remediation. The Mello -Roos Community Facilities Act of 1982 (Government Code section 53311 et seq.) authorizes the establishment of CFDs. However, these districts are not assessment districts, as discussed in the pre- vious section, and differ in several important ways. CFDs levy a special tax instead of a special assessment. This tax may be applied to the value of each property, rather than assessed based on the level of special benefit received. However, because it is a spe- cial tax, a two- thirds majority vote is required to approve the levy of the special tax. If the district has twelve or more registered voters, the election polls voters with each having an equal vote. If there are less than twelve registered voters, the election polls property owners with each vote weighted by acreage owned within the district boundary. Properties within the district need not necessarily be contiguous. Fi- nally, establishing a CFD requires only a general description of the facilities, services, and costs associat- ed with the district, not the detailed engineer's report required for assessment districts. 124 November 201=4 Northwest Specific Plan CHAPTER 8: IMPLEMENTATION AND FINANCING CFDs may fund the construction of the following types of facilities: • Local park, recreation, parkway, and open -space facilities. • Elementary and secondary school sites and structures. • Libraries. • Childcare facilities. • Transmission/distribution facilities for water, natural gas, telephone, electrical energy, and cable television. • Flood and storm protection, and storm drainage facilities. • Other governmental facilities the legislative body creating the district is authorized by law to con- tribute revenue toward, construct, own, or operate. • Work to bring public or private buildings or real property into compliance with seismic safety standards and regulations. CFDs may also fund the following types of services: • Police protection services. • Fire protection and suppression services, and ambulance and paramedic services. • Recreation program services, library services, maintenance services for elementary and secondary school sites and structures, and the operation and maintenance of museums and cultural facilities. • Maintenance of parks, parkways, and open space. • Flood and storm protection services including, but not limited to, the operation and maintenance of storm drainage systems and sandstorm protection systems. • Removal or remedial action services for the cleanup of any hazardous substance released or threatened to be released into the environment. When the Specific Plan was prepared, there were fewer than twelve registered voters in the south district. Establishment of a CFD in this area could be accomplished with a simple vote by the property owners. In contrast, the north district included more than twelve registered voters. Establishing a single CFD for the north district or for the entire Plan Area would require a two - thirds affirmative vote by registered voters residing in the proposed district. The City may choose to seek to establish a CFD for a portion of the Plan Area and define the district area to include less than 12 registered voters in order to simplify the process of establishing the district. The City could also choose to seek to establish a CFD for all or a portion of the Plan Area and define the dis- trict area to include more than twelve registered voters, if the City believes that resident registered voters might be more likely to approve the CFD than property owners. Northwest Specific Plan November 2014 125 CHAPTER 8: IMPLEMENTATION AND FINANCING The City could establish multiple CFDs across the Plan Area to accommodate phased growth. The City could also establish one CFD, and require expansion of or annexation into the single CFD for later devel- opment. LANDSCAPING AND LIGHTING MAINTENANCE DISTRICTS Landscaping and lighting maintenance districts (LLMD) can fund the construction of certain public im- provements and the operation and maintenance of public improvements. LLMDs are authorized by the Landscaping and Lighting Act of 1972 (Streets and Highways Code section 22500 et seq.). An LLMD requires annual assessment process for any assessments other than previously approved as- sessments to pay previously approved and issued debt. The annual assessment process is similar to that used to establish assessment districts. But the majority protest only matters if the proposed assessment is an increase. The improvements and services provided by LLMDs include: • Landscaping. • Statuary, fountains, and other ornamental structures. • Public lighting, including traffic signals. • Appurtenant facilities, including grading, clearing, removal of debris, the installation or construc- tion of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facili- ties. • Park or recreational improvements. • Land preparation. • Lights, playground cquipment, play courts, and public restrooms. • The maintenance or servicing, or both, of any of the foregoing. • Acquisition of land for park, recreational, or open -space purposes. • Acquisition of existing improvements. • Acquisition or construction of any community center, municipal auditorium or hall, or similar public facility for the indoor presentation of performances, shows, stage productions, fairs, con- ventions, exhibitions, pageants, meetings, parties, or other group events, activities, or functions, whether those events, activities, or functions are public or private. LLMDs can be expanded over time, following a process similar to that used to establish the district. For instance, the initial LLMD could incorporate the south district, and the LLMD could be expanded to pro- vide improvements and ongoing operations and maintenance as areas proposed for development in the north district. 126 Novcmbcr 2014 Northwest Specific Plan CHAPTER 8: IMPLEMENTATION AND FINANCING An LLMD would be well suited to the operation and maintenance of parks and recreational and trail facil- ities within the Plan Area. In the absence of an agreement to form or join an LLMD, the City may require a proposed development to create a homeowners association to own, maintain, operate, and assume liabil- ity for required parks and recreation facilities. FINANCING REQUIREMENTS It is the intent of the Specific Plan that property owners and developers within the Plan Area pay the full cost of the Plan Area capital improvements. The City may prohibit development under the Specific Plan in the absence of adequate infrastructure or in the absence of a means to pay for the necessary infrastruc- ture. The implementation of possible financing mechanisms may require some property owners to begin paying for infrastructure improvements prior to the time when they might choose to develop their proper- ty. The use of the possible financing mechanisms may result in higher costs to property' owners and de- velopers that delay proceeding with development. Through a development agreement, the City may ac- cept the dedication of land for rights -of -way, easements, or other public use as pre - payment for future de- velopment impact fees, special assessment levies, or special taxes. The City may condition annexations into the City's jurisdiction on parallel annexations into new or existing CFDs, LLMDs, or other funding or financing mechanisms intended to pay for off -site infrastructure and public improvements. Northwest Specific Plan November 3014 127 CHAPTER 3, IMPLEMENTATION AND FINANCING 128 November 2014 Northwest Specific Plan CHAPTER 8: IMPLEMENTATION AND FINANCING Exhibit A Resolution 2014 -157 City of Rohnert Park NORTHWEST SPECIFIC PLAN Adopted November 25, 2014 City Council Resolution No. 2014 -157 xhibit B - Resolution 2014 -157 EXHIBIT 7: TEXT REVISIONS TO NORTHWEST SPECIFIC PLAN ally discharging into an outfall for the Bellevue- Wilfred Flood Control Channel. This storm drain was designed to handle flow from areas east of Dowdell Avenue and was not sized to handle runoff from the Plan Area. However, there are several existing inlets on the west side of Dowdell Avenue that connect to lateral pipes that, in turn, connect to the 36 -inch storm drain. Future street improvements along the west side of Dowdell Avenue should be able to discharge to this storm drain. However, this system will not be able to accommodate runoff from the future development within Area D. Existing drainage conditions are shown on Figure 7 -1. Calculations were performed to determine peak runoff rates for existing and proposed development conditions for each tributary area. The detailed calcu- lations are provided in Appendix A and summarized in Table 7 -3. Table 1 -3: PEAK RUNOFF RATES Existing Proposed Existing Proposed 10 -Year 10 -Year 100 -Year 100 -Year Area Storm Storm Storm Storm Area Location (acres) (cfs) (cfs) (cfs) (cfs) South Half, Drains South to Business A 24.7 13.5 49.4 18.9 69.3 Park Drive South Half Drains North to Golf B 9.7 5.3 20.9 7.4 29.3 Course Drive West North Half — Drains South to Golf C 38.2 20.8 77.6 29.2 108.8 Course Drive West North Half — Drains North to D 18.2 9.9 37.5 13.9 52.6 Millbrae Avenue PROPOSED SITE DRAINAGE The drainage plan for the Plan Area will preserve the four tributary area boundaries and discharge points described in the previous section. Construction of detention ponds and in some cases off -site drainage improvements will be needed for each tributary area. The Conceptual Drainage Plan describes the appli- cable design criteria and provides an example of a drainage plan for the Plan Area that would .meet the applicable design criteria and n.rese a Llze four tributary area boundaries and discharge points characteriz- in r th lap Area. The location of the detention basins and storm dr�iina infra tru tur is described tar conceptual u only i ate size and location of the basins and storm drain lines will be determined based on proposed specific_ development proposals and coordination between landowners. Readers should use the Proposed Site Drainage, i n 1 f UliS CQUf1ePtL' 1 ❑raint� a Flan as n exam le a the type of system wide improvements that may be considered within the Plan Area. The proposed project will result in a change in land uses from agricultural and rural residential to mixed use, commercial, and flex, which will result in an increase in impervious surfaces and peak runoff rates 94 June 2014 Northwest Specific Plan CHAPTER I: UTILITIES AND INFRASTRUCTURE Revised 9/11/14 tional property tax necessary to repay the bonds. Northside CFD. It might be reasonable to expect that some of the properties on the north side of Golf Corse Drive want to develop before the other properties on the north side. Those wanting to develop could petition to establish a CFD that includes their properties as well as some of the oth- er properties needed to generate sufficient revenue to repay the bonds. As long as the vote on the CFD receives two- thirds approval, the CFD would be established and include some properties not `ready to development. Nevertheless, all of the properties within the district would have to pay an additional property tax to repay bonds sold to finance a stormwater detention facility. POSSIBLE FINANCING MECHANISMS It is the City's intent that the development allowed under the Specific Plan pay the cost of the Plan Area capital improvements. While the City may consider any and all financing mechanisms and tools author- ized under State law, the most likely financing tools are described below. DEVELOPMENT AGREEMENTS The City ,will require a development agreement for any and all development projects proposed under the Specific Plan, pursuant to Chapter 17.21 of the Rohnert Park Municipal Code. The development agreement will stipulate how the proposed project will pay its fair share of the Plan Area capital im- provements and ensure that the proposed project will be served by adequate public infrastructure and ser- vices, among other issues identified in the Municipal Code. The issues to be addressed in a development agreement may include but not be limited to the following: • Water tanks • Detention basins • Reimbursement of landowners for parks, drainage, and other infrastructure • Affordable housing • Mitigation and other impact fees DEVELOPMENT IMPACT FEES The City charges development impact fees pursuant to the 2011 Update to the PFFP. The City may amend the 2011 PFFP subsequent to adoption of the Specific Plan, and such amendment(s) may impose additional impact fees to cover Plan Area capital improvement identified in the Specific Plan. DEVELOPER- FUNDED IMPROVEMENTS In some cases, the development of one or more parcels in the Specific Plan Area may require the con- struction of off -site infrastructure improvements, the size of which may be larger than what is needed to serve just the proposed development. In such cases, if the City does not have the funds available to pay for the additional infrastructure capacity, the property owner or developer may agree, through a develop- 122 Junc 2014 Northwest Specific Plan CHAPTER 8: IMPLEMENTATION AND FINANCING