2014/11/25 City Council Resolution 2014-164RESOLUTION NO. 2014 -164
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK,
CALIFORNIA, APPROVING AN AMENDED SPECIFIC PLAN AND DESIGN
GUIDELINES FOR THE SOUTHEAST SPECIFIC PLAN PROJECT LOCATED
SOUTH OF THE CANON MANOR SPECIFIC PLAN AREA, WEST OF PETALUMA
HILL ROAD, AND NORTH OF VALLEY HOUSE DRIVE (APN 047 - 111 -030)
WHEREAS, the applicant, Redwood Equities LLC filed Planning Applications
proposing a Specific Plan Amendment (PLSP2014- 0003), revised Final Development Plan
(PLFD2014- 0001), revised Development Area Plan (PLDP2014- 0001), Tentative Map
(PLSD2014- 0008), and amended Development Agreement (PLDA2014- 0005), for the Southeast
Specific Plan ( "SESP ") located south of the Canon Manor Specific Plan Area, west of Petaluma
Hill Road, and north of Valley House Drive (APN 047 - 111 -030), in accordance with the City of
Rohnert Park Municipal Code ( "RPMC "); and
WHEREAS, in conjunction with Planning Application No. PLSP2014 -0003, the Project
proposes approval of an amended Specific Plan and Design Guidelines, as provided in the
proposed Southeast Specific Plan attached to this Resolution as Exhibit A; and
WHEREAS, on October 23, 2014 the Planning Commission held a public hearing at
which time interested persons had an opportunity to testify either in support of or opposition to
the proposal; and
WHEREAS, at the October 23, 2014 Planning Commission hearing, the Planning
Commission reviewed and considered the amended Specific Plan and Design Guidelines and
recommended approval by the City Council; and
WHEREAS, the City Council of the City of Rohnert Park has certified the Final EIR
prepared for the Project and the City has otherwise carried out all requirements for the Project
pursuant to 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 encompassing 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, on November 25, 2014, the City Council held public hearings at which time
interested persons had an opportunity to testify either in support of or opposition to the proposal;
and
WHEREAS, the City Council has reviewed and considered the information contained in
Planning Application No. PLSP2014 -0003 for the proposed revised Southeast Specific Plan.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rohnert
Park makes the following findings and determinations with respect to the proposed specific plan
and design guidelines:
2014 -164
Section 1. That the above recitations are true and correct.
Section 2. Environmental Review:
A. On December 7, 2010, the City Council of the City of Rohnert Park certified the
Final EIR for this Project, including adoption of associated CEQA Findings, Statement of
Overriding Considerations, and the Mitigation Monitoring and Reporting Program, as described
in City Council Resolution No. 2010 -134, approved.
B. Further, CEQA Guidelines section 15162 provides that "no subsequent EIR shall
be prepared" for a project unless the lead agency determines that (1) "substantial changes are
proposed in the project which will require major revisions of the previous EIR "; or (2)
"substantial changes occur with respect to the circumstances under which the project is
undertaken "; or (3) "new information of substantial importance ... shows" one or more
significant effects not discussed in the original EIR, greater severity to previously - identified
substantial effects, or newly -found feasible mitigation measures that would substantially reduce
significant effects.
C. The proposed changes (removal of private alleys, removal of duplexes in favor of
duets, minor changes to development plan for lot width, setbacks, etc. and minor changes to
specifications for the water tank), are minor and will not result in any substantial changes to the
proposed project and no new information of substantial importance shows one or more
significant effects or newly found feasible mitigation measures that would substantially reduce
significant effects. Accordingly, no subsequent EIR need be prepared.
Section 3. Findings. The City Council hereby makes the following findings
concerning the amended Southeast Specific Plan proposed by Planning Application No.
PLSP2014 -0003 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 specific plan amendment would implement the General
Plan's goals for the Southeast Specific Plan Area as described in the Land Use
and Community Design Element. Under the proposed Development Agreement
and specific plan, the project will comply with the goals and policies of the City's
Housing Element by complying with the City's inclusionary housing ordinance.
It would also develop the property with a mixed use component that is consistent
with the goals and objectives of the General Plan for this area. The specific plan
proposes to meet the goals of the General Plan by providing for a variety of
housing types including low density, medium density, rural estate, and mixed use
allowing attached housing.
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 specific plan is not expected to have negative impacts on
the health or well -being of project residents or occupants of the surrounding land
2014 -164
uses. The proposed plan is in character with surrounding neighborhoods. New
residential areas include buffers from existing City neighborhoods to reduce
impacts from the new development. The proposed commercial development and
recreational facilities would benefit existing residents in the area, as well as new
residents of the project.
3. 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 project will be phased as shown in the proposed specific
plan. Each phase of the project is designed to provide for adequate infrastructure
and to be integrated with existing City public improvements, as described in the
specific plan. The timing of the construction of public facilities will be paced to
meet the needs of the development and is called out in the project's Development
Agreement, which terms are incorporated herein by this reference.
4. The specific plan or specific plan amendment identifies adequate financing
mechanisms for the infrastructure and public facilities required to support the
development.
Critefla Satisfied. The project 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;
Pavement Maintenance fees; Public Services Impact fees; and Maintenance of on-
site Infrastructure fees. These fees and funding mechanisms are also described in
the Development Agreement, which is incorporated by this reference. On -site
improvements shall be the responsibility of the developer.
5. 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 site is zoned "Specific Plan District (SP)," which is
implemented through the land use designations on the City's General Plan Land
Use Diagram. The proposed Specific Plan is consistent with these designations.
Section 4. A duly noticed public hearing on the proposed amended Southeast
Specific Plan and Design Guidelines 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 -0003 for the amended Southeast Specific Plan and Design
Guidelines as provided at Exhibit A, in its entirety.
2014 -164
DULY AND REGULARLY ADOPTED on this 25th day of November, 2014.
ARr�0g!,4 c.
ATTEST:
. w nne Buergler, City C lci
Attachment: Exhibit A
CITY OF RO I IN E I' ) PARK
Joseph V Cal I iilan, Mayor
/�Qg�NY
BELFORTE: MACKENZIE:PR` STAFFORD: '0�AHANOTU:t,4- CALLINAN :w`r
AYES: ( NOES: (o) ABSENT: ABSTAIN: (d )
ti 1
2014 -164
City of Rohnert Park
Southeast Specific Plan
Adopted December 2010
Amended November 25, 2014
Resolution No. 2014 -164
TABLE OF CONTENTS PAGE
A.
Background and Plan Purpose 1
B.
Planning Process 1
C.
Specific Plan Contents 2
D.
How to Use This Plan 2
E.
Statutory Authority 3
F.
Relationship to the General Plan 3
G.
Relationship to Other Plans and Regulations 4
2. DESCRIPTION OF PLAN AREA
A. Regional Setting 5
B. Local Setting 5
C. General Site Characteristics 5
D. Jurisdictions 7
3. LAND USE ELEMENT
A. Introduction 9
B. Land Use Policies 9
C. Land Use Designations 9
D. Land Use Designations Summary 14
E. Affordable Housing 14
4. DEVELOPMENT STANDARDS 16
5. CIRCULATION ELEMENT
A.
Existing Circulation
19
B.
Roadway Classifications and Standards
19
C.
Transit Service
19
D.
Pedestrian and Bicycle Circulation
19
E.
Private Drive / Lane
21
F.
Projected Traffic Volumes
21
G.
Emergency Vehicle Access
21
H.
Roadway Phasing
21
6.
PUBLIC SERVICES ELEMENT
A.
Introduction
25
B.
Access and Circulation
25
C.
Water Service
25
D.
Sanitary Sewer Service
26
E.
Storm Drainage System
26
7. DESIGN GUIDELINES 27
8. IMPLEMENTATION ELEMENT
SOUTHEAST SPECIFIC PLAN
A. Introduction 29
B. Actions Required for Adoption 29
C. Development Review and Approval Process 29
D. Financing 30
E. Amendments to the Specific Plan 30
LIST OF ATTACHMENTS
31
LIST OF RELATED TECHNICAL STUDIES 31
SOUTHEAST SPECIFIC PLAN
LIST OF FIGURES
Figure 2 -1 Specific Plan Areas 6
Figure 3 -1 Conceptual Land Use Plan 11
Figure 3 -2 Circulation Plan 12
Figure 5 -1 Conceptual Pedestrian and Bicycle Circulation Plan 22
Figure 5 -2 Conceptual Phasing Plan 23
LIST OF TABLES PAGE
Table 2 -1 SESPA Parcels 5
Table 3 -1 Permitted Uses 13
Table 3 -2 SESPA Land Use Program 14
Table 4 -1 Development Standards 17
SOUTHEAST SPECIFIC PLAN
IV
SOUTHEAST SPECIFIC PLAN
1. INTRODUCTION
A. Background and Plan Purpose
The present document has been prepared in response to the City of Rohnert Park's
Municipal Code Chapter 17.06, Article VIII, Sections 17.06.290 -450, SP- Specific Plan
District. This chapter outlines the requirements for the preparation, adoption and
implementation of Specific Plans in certain areas of the community. The Southeast
Specific Plan area, the subject of this Plan document, was identified in the City's General
Plan, as adopted in July of 2000 and amended in 2010. The purpose of the Plan,
consistent with the aims of Chapter 17.06, SP- Specific Plan District, is to provide a vehicle
for ensuring that this area of the City is master planned. It is also to ensure that the
phasing and ultimate development of the property involved is consistent with a vision that
is both compatible with the existing community and responsive to the vision of the General
Plan.
B. Planning Process
As outlined in the aforementioned Chapter of the Municipal Code, there are two primary
phases of activity that the Specific Plan process entails. The first of these is the
submission of a Preliminary Application that is then followed with a Specific Plan, the
subject of the present document. A Preliminary Application for the Southeast Specific Plan
was submitted to the City of Rohnert Park in February of 2002. In preparing the
Preliminary Application, the property owners, Redwood Equities, t-t-C, undertook the
preparation of a variety of engineering and technical studies to both document the existing
conditions on the site as well as to develop some preliminary concepts for the physical
development of the land uses and activities established for this area in the General Plan;
in addition, several meetings were held with representatives of the City of Rohnert Park to
discuss the proposed Specific Plan. Upon completion of the Preliminary Application and
presentation to the Planning Commission and the City Council, additional technical
studies were undertaken as well as a process of interaction with representatives of the
City of Rohnert Park to review more detailed information on the proposed development.
Following the Specific Plan procedure, the present document was submitted to the City of
Rohnert Park and a draft Environmental Impact Report was prepared. The present
document reflects, therefore, the information contained in the Preliminary Application as
well as the subsequent refinement of plan concepts and incorporates feedback from the
City's representatives. The present document will be submitted to the Planning
Commission and City Council for review and public hearings. Upon the approval of the
City Council the Plan will be implemented as an ordinance.
SOUTHEAST SPECIFIC PLAN
C. Specific Plan Contents
The present Plan contains the following four elements:
• Land Use, which establishes the land use pattern and standards for uses allowed in
the plan area;
• Circulation, which, based on the transportation requirements generated by the land
uses in the Plan area, establishes a circulation system necessary to accommodate
vehicular and pedestrian movements.
• Design Guidelines, which address recommended site planning, building and open
space relationship, architecture and land design and public access; and
• Implementation, which provides information on the actions needed to implement the
Plan, including General Plan and zoning changes, if needed, and phasing.
D. How to Use This Plan
As adopted by the City of Rohnert Park, the Plan represents a public document that
establishes the amount, type and location of urban development that will be permitted in
the Southeast Specific Plan area. The Plan also provides development standards and
design guidelines for the development and recommends specific actions to implement the
plan and financing methods and sources to fund improvements.
When the property owners move forward to implement the project, the detailed
development plans will be subject to review by the City for consistency with the Specific
Plan. It is anticipated that the future development plans for the area will be consistent with
the Specific Plan and therefore the environmental issues associated with development will
have been assessed in the environmental documentation which has been prepared as
part of the Specific Plan process. Further assessment, if required, can be limited to site -
specific impacts of the individual development plans.
Subsequent steps in the development process, including Development Area Plans,
subdivision and other procedures are administered according to the Municipal Code.
2
SOUTHEAST SPECIFIC PLAN
E. Statutory Authority
California Law, specifically Section 65450 -65457 of the Government Code, empowers
cities to employ specific plans to provide for the systematic implementation of the General
Plan by linking the implementing policies of the General Plan with the individual
development proposals in a defined area.
This Specific Plan conforms to the various principles and requirements of State Planning
and Zoning Law, Article 8, Specific Plans of Chapter 3. Local Planning by providing the
following information:
• (1) The distribution, location, and extent of the uses of land, including open space,
within the area covered by the plan.
• (2) The proposed distribution, location, and extent and intensity of major components
of public and private transportation, sewage, water, drainage, solid waste disposal,
energy, and other essential facilities proposed to be located within the area covered by
the plan and needed to support the land uses described in the plan.
• (3) Standards and criteria by which development will proceed, and standards for the
conservation, development, and utilization of natural resources, where applicable.
• (4) A program of implementation measures including regulations, programs, public
works projects, and financing measures necessary to carry out paragraphs (1), (2),
and (3).
• (5) A statement of the relationship of the specific plan to the general plan.
F. Relationship to the 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. The
current Specific Plan, as an instrument which promulgates and is an extension of the
General Plan, incorporates, by definition, the stated general objectives, themes and
policies and, where more specific objectives and policies are stated, makes reference to
such objectives and policies and provides further elaboration on the ways in which the
Specific Plan is responsive to this guidance.
A comprehensive discussion of the General Plan goals, policies, and programs that
provide direction and input to the Southeast Specific Plan and the various related
elements are included as Attachment C: General Plan Analysis.
3
SOUTHEAST SPECIFIC PLAN
G. Relationship to Other Plans and Regulations
The Southeast Specific Plan Area (SESPA) is within Sonoma County and within the City
of Rohnert Park's Sphere of Influence and 20 -year Urban Growth Boundary. Annexation
into the City of Rohnert Park is required. This action and all other actions required for the
adoption and implementation of the Specific Plan are discussed in greater detail in
Chapter 7: Implementation.
Policy documents and ordinances of both of Sonoma County and The City of Rohnert
Park provide guidance on the development process and requirements in the plan area.
State and regional agencies also exercise jurisdictional authority over development
activities in the plan area. The following City and County plans and policy documents
apply to the plan area:
• City of Rohnert Park General Plan
• City of Rohnert Park Zoning Ordinance
• Sonoma County General Plan
• Sonoma County Zoning Ordinance
rd
SOUTHEAST SPECIFIC PLAN
2. DESCRIPTION OF PLAN AREA
A. Regional Setting
The City of Rohnert Park is located in central Sonoma County approximately a one hour
drive north of the San Francisco Bay Area. With the Pacific Ocean to the west, the
community lies within the Cotati Valley and is bounded to the south by the City of Cotati
while the City of Santa Rosa lies to the north.
B. Local Setting
As shown in Figure 2 -1, The Southeast Specific Plan Area ( SESPA) lies in Sonoma
County, within the City of Rohnert Park's city limit in the extreme southeast corner of the
City's Sphere of Influence and 20 -year Urban Growth Boundary. The SESPA is bounded
to the north by the Canon Manor Specific Plan Area, to the east by Petaluma Hill Road
and undeveloped land, to the south Valley House Drive. and undeveloped land, and to the
west by Bodway Parkway and undeveloped land.
C. General Site Characteristics
The SESPA consists of relatively flat land rising gently from east to west with no
significant natural or manmade features or changes in topography.
1. Land Use
The majority of the land is currently unimproved and vacant. There is a large single - family
dwelling with several ancillary buildings located in the northeast corner of the plan area,
accessed via Petaluma Hill Road.
2. Parcelization and Ownership
The rectangular- shaped plan area consists of one parcel of land, which comprise
approximately 80 acres of land as shown in Table 2 -1.
Table 2 -1: SESPA Parcels
APN
Area (S.F.)
Acres
Owner
% of Total
Applicants
047 111 030
3,484,740
80.00
James and Deana Ratto, Redwood
99.9%
X
Equities Investments, LLC, James
Ratto Descendant's Trust, Deana
R. Ratto Descendants' Trust
5
SOUTHEAST SPECIFIC PLAN
Figure 2-1 Specific Plan Areas
-------------
tl
p
Northwest Wilfred/
Specific Dowdell
Plan I Specific
Area Plan Northeast
Area Specific Plan
Area -----------
University District
Specific Plan Area
r.
L
C 0 T A T i
S P H E R E 0 F
1 4 F L U E N C E
C Q T A T 11
1.1
Canon Manor
Specific Plan
Area
Specific Plan
Area
SOUTHEAST SPECIFIC PLAN
D. Jurisdictions
The SESPA falls entirely within the County of Sonoma, just beyond the city limits of the
City of Rohnert Park. The SESPA is within the City of Rohnert Park's Sphere of Influence
and 20 -year Urban Growth Boundary. Other government agencies with jurisdiction in the
plan area include:
• State of California Regional Water Quality Control Board, which reviews and regulates
activities that affect water quality in California;
• State of California Department of Fish and Game, which reviews projects affecting fish
and wildlife habitat; and
• Department of the Army - Corps of Engineers which regulates activities and
development in the navigable waters of the United States
• U.S. Fish and Wildlife Service, which reviews and regulates activities that affect habitat
of threatened and endangered species
7
SOUTHEAST SPECIFIC PLAN
SOUTHEAST SPECIFIC PLAN
3. LAND USE
A. Introduction
This section of the Specific Plan provides information and guidance on the range of land
uses and the general levels of development to be accommodated within the SESPA. Also
provided are development standards which provide more specific guidance on physical
development parameters such as setbacks, building height, FAR's, and the like.
B. Land Use Policies
Information on the Land Use policies for the SESPA, which have been established in the
General Plan, are provided in Attachment C: General Plan Analysis.
C. Land Use Designations
As shown in the City of Rohnert Park General Plan, the land uses intended for
development within the SESPA include residential and mixed -use as well as a park.
Following guidance provided by the General Plan, the proposed development to be
accommodated in the SESPA may be characterized as a residential community adjacent
to the existing Canon Manor residential development and bounded to the east by
Petaluma Hill Road, the south by Valley House Drive, and the west by Bodway Parkway.
Within the residential community, as contemplated in the General Plan and shown in
Figure 3 -1, different densities of housing will be accommodated. Adjacent to the
residential development will be a mixed -used area. Incorporated within the fabric of the
residential development will be a park to serve local residents. The Specific Plan has
established 6 specific plan land use designations. Each specific plan land use
designations is consistent with an existing general plan land use designation. Table 3 -1:
Permitted Uses identifies uses that are unconditionally permitted and those that require
special permits or approvals. Those uses not specifically listed are not permitted unless
determined by the planning and community development director to be substantially
similar to a listed use. A description of the specific plan land uses follows:
The Rural Estate Residential (RE) land use is the lowest density land use,
accommodating up to 2 single - family detached residential units per gross acre.
This district is intended for very low- density residential development on large estate
lots of typically 17,000 sq.ft. or larger in size. This district, located at the perimeter
of the city, is intended to provide a transition from the more urban development to
the open space /agricultural areas outside the city. This land use category is
consistent with the "Rural Estate Residential" General Plan designation.
• The Low Density Residential (LD) land use designation is also intended for
single - family detached residential units. The density for this land use designation is
between 4.0 and 6.0 units per gross acre. This land use category is consistent with
the "Low Density Residential" General Plan designation.
• The Southeast Medium Density or SE Medium Density (SEMD) classification
envisions detached single - family housing and /or duets with an overall density
9
SOUTHEAST SPECIFIC PLAN
ranges from 6.1 to 12.0 units per gross acre. This land use designation is
consistent with the "Medium Density Residential" General Plan designation. The
SE Medium Density Designation can accommodate a variety of lot types including:
➢ Conventional Lots: Units that take garage and front door access from the
public street.
➢ Motorcourt Cluster: Units that take garage access from a private drive /lane
and front door access from the public street and private drive /lane.
➢ Duets: Two attached units separated by a common lot line. duets can be
designed similar to conventional lots with garage access from the street or
private drive /lane.
The Mixed -Use (MU) land use classification envisions a development pattern that
encompasses businesses, retail shops, institutions, service organizations and
residences in a compatible, pedestrian environment. The appropriate residential
component of this land use will be multifamily (apartments) and attached single -
family units (townhomes). This land use allows for the development of integrated
centers that combine a supportive mix of land uses, either within the same building
or in clusters of buildings. This land use is consistent with the "Mixed Use" General
Plan Designation.
The Park (P) land use classification accommodates neighborhood -scale park
development to support the recreational needs of the adjacent residences. This
land use designation is consistent with the "Parks /Recreation" General Plan
designation.
• The Public Facility (PF) land use classification accommodates a water storage
tank. This land use designation is consistent with the "Public /Institutional" General
Plan designation.
In addition to the aforementioned land uses, Figure 3 -1 designates 3 view corridor areas
that have been sited to preserve and enhance views to the eastern ridgeline of the hills
east of Petaluma Hill Road. Each corridor shall consist of a 50 -foot wide area of land at
the terminus of the street. No structures shall be permitted within these corridors, except
for transparent (see- through) fences. No trees shall be planted within view corridors.
Berms shall be permitted as necessary for sound attenuation.
A 50 -foot buffer has also been designated along the length of Petaluma Hill Road to
preserve the scenic qualities of this roadway. In no case shall trees or shrubs that exceed
25 feet in height upon maturity be planted within the buffer to preserve views.
10
SOUTHEAST SPECIFIC PLAN
Figure 3 -1 Conceptual Land Use Plan
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SOUTHEAST SPECIFIC PLAN
Figure 3 -2 Circulation Plan
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SOUTHEAST SPECIFIC PLAN
Table 3 -1: Permitted Uses
Land Use Category
RE
LD
MD
MU
P
Single Family Home
P
P
P
Duets
P
Townhouse
P
Multi - Family Housing (Apartments)
P
Secondary Unit
P
Bed and Breakfast Inn
C
Accessory Structure (non - habitable) — Shall be subject to RPMC Section
17.10.060
I
1
1
Community Center
P
Small Day Care Home 8 or fewer children
P
P
P
P
Large Day Care Home 9 or more children
C
C
C
C
Community Gardens
P
Family Care Home /Residential Care Facility 6 or fewer people
P
P
P
P
Private School /Education
C
C
C
C
Single Room Occupancy Boarding House
A
A
A
Fraternity/Sorority Fraternity/Sorority
C
C
C
Religious Assembly
C
C
C
C
Antenna, Vertical /Satellite Dish, Communication Facility
C
C
C
C
Home Occupation
P
P
P
P
Amusement Center video games, billiards, theatre or indoor amusement
C
Animal Hospital / Veterinary Clinic — small animals only, no outdoor
facilities
C
Bank/Savings & Loan /Credit Union
P
Bar /Nightclub /Live Entertainment —subject to permitting requirements,
refer to Land Use Footnote "r" Section 17.07
C
Barber/Beauty Shop
P
Health and Beauty Spa/Massage Therapy
C
Clubs and Lodges/Public Assembly
C
Dry Cleaning (only minor processing on-site)/Laundromat/Tailor
P
Grocer /Food Market/Bakery
P
Restaurant (cafe, microbrewery, sit -down or take -out)- refer to land use
footnote R Section 17.07
P
Retail Sales Florist, Antiques, Interior Design, Hardware, clothing, etc.
P
Office Professional/ Administrative /Medial /Dental
P
Laboratory in conjunction with medical, dental or optical use
P
Professional Services small scale postal, copy, printing)
P
Medical Clinic
C
Pharmacy (drive-through windows not permitted
P
Art Studios /Galleries (Photography, fine arts
C
Public Facility Police, fire and other government uses
C
C
C
C
Studios Dance, Martial Arts
P
Health Club
P
Liquor Store (off -Sale) - subject to permitting requirements, refer to Land
Use Footnote "r" Section 17.07
C
Park, Playffi eId, playground, sport court
P
Detention Basin/Water Storage Facility
P
(P) Permitted (C) Conditionally permitted by Planning Commission (A) Administrative Permit (T) Temporary
Conditional Permit (I) Uses Allowed as incidental to Primary Use
13
SOUTHEAST SPECIFIC PLAN
D. Land Use Designations Summary
Table 3 -2: SESPA Land Use Program presents a comparison between the guidance
provided in Table 2.4 -3 Land Use Program: Southeast Specific Plan Area of the General
Plan and the proposed Specific Plan.
Table 3 -2: SESPA Land Use Program
Notes:
1. Gross Acreage includes all rights -of -way located within the project boundary, measured to the center line of the
street
2. Rural Estate residential unit count includes one existing unit.
3. In the Specific Plan, the SE Medium Density land use category is consistent with the Medium Density General Plan
Land Use Designation.
4. Includes a 5.0 net acre park and a 2.1 net acre basin (7.1 net acres total)
As indicated in the table, the proposed specific plan land uses are generally consistent in
terms of the General Plan's vision for the Specific Plan area.
E. Affordable Housing
The City of Rohnert Parks Affordable Housing Ordinance requires all new housing
projects of five units or more to provide at least 15% of all units as affordable. This
equates to 72 of the 475 total units within the SESPA. The ordinance provides a number
of options to meet this requirement ranging from on -site construction, land donation to a
non - profit developer, transfer of inclusionary unit credits and in -lieu fees for the
construction of off -site affordable units.
The SESPA has been designed to allow for either on -site or off -site construction of
affordable units. The Specific Plan's wide range of housing types including duets,
apartments, townhomes, and small single - family homes, which provides numerous
opportunities to provide on -site affordable housing consistent with the City's affordable
requirements. Affordable units may also be provided off site if an in lieu fee is approved
14
2000
General Plan
(As Amended
2010)
Specific
Plan
Non-
Residential
Approx.
Residential
`
`
111
`
` 111
Rural Estate
15 -20
30 -50
up to 2
n.a.
16.0
292
1.8 n.a.
Residential
Low Density
Residential
20 -22
145 -165
4 -6
n.a.
21.0
128
6.0 n.a.
Medium
Density
26 -29
180 -220
6 -12
n.a.
27.3
237
8.7 n.a.
Residential3
Mixed Use
Development
5 -10
55 -75
n.a.
10
7.0
81
n.a. 10
Public Facility
<1
n.a.
n.a.
n.a
0.3
n.a.
n.a. n.a.
Parks
5 -8
n.a.
n.a.
7.94
n.a.
n.a. n.a.
Total
80
475 Max.
n.a.
180 -220
79.5
475
n.a. 10
Notes:
1. Gross Acreage includes all rights -of -way located within the project boundary, measured to the center line of the
street
2. Rural Estate residential unit count includes one existing unit.
3. In the Specific Plan, the SE Medium Density land use category is consistent with the Medium Density General Plan
Land Use Designation.
4. Includes a 5.0 net acre park and a 2.1 net acre basin (7.1 net acres total)
As indicated in the table, the proposed specific plan land uses are generally consistent in
terms of the General Plan's vision for the Specific Plan area.
E. Affordable Housing
The City of Rohnert Parks Affordable Housing Ordinance requires all new housing
projects of five units or more to provide at least 15% of all units as affordable. This
equates to 72 of the 475 total units within the SESPA. The ordinance provides a number
of options to meet this requirement ranging from on -site construction, land donation to a
non - profit developer, transfer of inclusionary unit credits and in -lieu fees for the
construction of off -site affordable units.
The SESPA has been designed to allow for either on -site or off -site construction of
affordable units. The Specific Plan's wide range of housing types including duets,
apartments, townhomes, and small single - family homes, which provides numerous
opportunities to provide on -site affordable housing consistent with the City's affordable
requirements. Affordable units may also be provided off site if an in lieu fee is approved
14
SOUTHEAST SPECIFIC PLAN
by the City and paid by the developer. The final method for providing affordable housing
within the SESPA will be determined by the development agreement for the project.
In the event that the required 72 units are constructed on -site, these units will be
distributed throughout the SESPA. The City's affordable requirement states that half of
the units shall be designate as low- income and the other half as moderate income. Since
an affordable housing provider typically manages low- income rental units, the 36 low -
income units need to be located near one another to ensure efficient management of the
property; therefore, these units have been located within the mixed -use parcel. The
timing of their construction will be determined by the development agreement and the
agreement with the affordable housing provider. The remaining 36 units have been
distributed throughout the SE Medium Density and mixed use townhouse land use
designation. These units will likely be duets and /or subsidized units that look similar to the
adjacent market rate units. The construction phasing of these units will occur at the same
time as the adjacent market rate units. Figure 5 -2: Phasing Plan indicates the general
location of affordable units by phase.
15
SOUTHEAST SPECIFIC PLAN
4. DEVELOPMENT STANDARDS AND REGULATIONS
This Chapter describes standards for the development of each designation within the plan
area. Table 4 -1: Development Standards, sets forth the minimum requirements for lot
area, coverage, floor area ratios, height, and setbacks, except as allowed through the City
development and design review process, planned area process, or as otherwise indicated
by the Specific Plan. The intention of these standards is to provide quantifiable guidance
on the development desired in each of the land use categories.
For issues not specifically addressed by the development standards or the Specific Plan,
the City of Rohnert Park Zoning Code shall apply and shall be based upon the most
compatible zoning designation as determined by the planning director or his /her designee.
Park development standards are intentionally excluded from Table 5 -1: Development
Standards. Park development standards shall be the same as those specified in the
Parks (P -1) zoning district of the City of Rohnert Park Zoning Code.
16
SOUTHEAST SPECIFIC PLAN
Table 4 -1: Develooment Standards
Development Requirement
Minimum Lot Area (SF)
Rural Estate
17,000
L�m Density
5,000
Conventional Lot MotorcourtClu�;ter
3,000 3,000sf
Duets( 1)
Mixed-Use
n1a
1,800sf
Minimum Lot width (feet) (2)
90
50
35
50
30
nla
Minimum Lot Depth (feet) (2)
100
90
80
55
60
nla
Maximum Residential Density (dulacre)
2
6
120 (3)
12.0(3)
120 (3)
24
Maximum Building Height (feet)
Primary Building (4)
35
35
35
35
35
45
Aocessory Structure (5)
12(6)
12
12
nla
nla
n1a
Minimum Front Setback (feet)(7)
Porch
20
10
5 (0)
5 (B)
5(a)
nla
Primary Building
20
15
10
8
8
10
Garage (accessed from public street)
20
20
20
20
18
nla
Garage (accessed from private aisletlane)
nla
nla
18
18
18
nla
Minimum Side Setback (feet) (7)
Primary Building (interior lot line)
10
5
4
4
018 aggregate (10)
nla
Primary Building (comer lot line)
20
10
10
7
10
10
Minimum Rear Setback (feet) (7)
Primary Structure
25
15 (11)
10
10
5 (12)
10
Garage (detached)
5
5
5
n1a
nla
n1a
Minimum Private Open Si Per Unit (SF)
nla
750
400 (14)
350 (14)
250 (14)
50 (15)
Maximum Floor Area Ratio Factor FAR
nla
nla
nla
nla
nla
2.0 commercial/
1.15 Resid. (16)
Maximum Lot Coverage ( %)
30°%
50%
50°%
60°%
70%
80°%
Parking (17)
2 covered per
unit (Plus 1 per
secondary
dwelling unit)
2 covered per
unit (Plus 1 per
secondary
dwelling unit)
2 covered per unit
(Plus 1 per
secondary dwelling
unit)
2 covered per unit
1 covered and 1
uncovered per unit
Refer to City of
Rohnert Park
Zoning Code
Fencel Garden or Courtyard Wall Max Height
(feeQ
Front Yards
4
4
4
4
4
4
Rear/ Side yards (18)
6
6
6
6
6
6
Secondary Dwelling Units (19)
Max Height (feet)
28
nla
nla
nla
nla
nla
Min Size (SF)
350
nla
nla
nla
nla
nla
Max Size (SF)
700
nla
nla
nla
nla
nla
17
SOUTHEAST SPECIFIC PLAN
Table 4 -1: Development Standards Table 4 -1 Notes:
1. Duets are two attached units located on two separate lots.
2. Dimensions are measured at the center of the lot. Flag lots are permitted.
3. Maximum Residential Density refers to the gross overall density for the overall specific plan land use district.
4. Towers, spires, cupolas, chimneys, elevator penthouse, water tanks, monuments, and similar structures and necessary mechanical
appurtenances covering not more than twenty percent of the top floor roof area may exceed the maximum permitted height in the
underlying zoning district by ten feet by conditional use permit.
5. Accessory structures are defined as detached structures such as sheds and small out structures not intended to serve as a living
quarters. These are not permitted on duet lots, on mixed -use parcels, or within the 50 -foot Petaluma Hill Road setback. All accessory
structures shall meet the requirements of Rohnert Park Zoning Code section 17.10.060 as it pertains to accessory structures. For
purposes of this specific plan, detached garages are not considered accessory structures.
6. All homes backing up to Petaluma Hill road shall be single story. No structures are permitted within the 50 -foot setback, which is
measured from existing right -of -way.
7. Minor projections such as bay windows, fireplaces, balconies, dormers and other minor architectural projections may encroach up to 2
feet into the front yard setback and up to 3 feet into side and rear yard setbacks. However, projections are allowed on one side yard
only as one side must maintain at least 4' clear for full firepacks.. Intrusions into setbacks shall not exceed more than 30% of the total
length of one wall only .Full clearance on opposing side yard setback without overhangs is needed.
8. Front yard setback and Public Utility Easements may need to be expanded in specific locations to accommodate additional room for
utility boxes, transformers, and other infrastructure pursuant to the requirements of the public utility company.
9. Duet garages may be accessed either directly from the street or private drive /lane
10. Minimum setback to property line may be 0' or 3' minimum; however, the aggregate distance between buildings shall be no less than 8
feet.
11. Dimension may be reduced to a minimum of 10 feet for up to 55% of the width of the building.
12. Due to the configuration of duet units, the rear setback is often synonymous with the side yard setback. Garages may be setback a
minimum of 5 feet in either condition; however, living areas shall be setback a minimum of 10 feet when adjacent to another lot's private
rear yard.
13. Garage access from a private drive /lane shall have a minimum driveway apron dimension of 5 feet or less or 18 feet or more to deter
parked cars from blocking the drive aisle. This dimension shall be measured from the edge of the drive aisle/ lane to the face of garage
door.
14. Private open space shall provide a minimum dimension of 10 feet in any one direction. Private open space may be provided in the
front, rear or side yards as long as the area is defined by a fence or wall and may be split into two areas if necessary. Private open
space areas may be split into two separate areas as long as the minimum dimension is met for all spaces and the cumulative area of all
spaces meets the minimum area requirement.
15. This requirement applies to residential uses only and may be provided in the form of balconies, porches or decks. The minimum
dimension shall be 6 feet.
16. FAR for commercial buildings shall not exceed 0.4. FAR for residential building shall not exceed 1.15 and shall have a minimum
density of 12.2 du /ac. Mixed use buildings, if proposed, are permitted to increase the FAR in accordance with the General Plan.
17. Tandem spaces are permitted in order to meet the parking requirements.
18. Wall and fence heights may be increased to allow for sound attenuation per the recommendation of an acoustical study.
19. Secondary units are defined as either an attached or detached unit intended for use as a separate living unit but under the same
ownership as the primary unit. Secondary units must include separate access, a bathroom, a kitchenette, and a separate parking
space. This space may be provided as a tandem garage space or an uncovered space but must be located on the same lot as the unit.
Secondary units shall be subject to the same minimum setbacks as the primary structure. Secondary units are only permitted on Rural
Estate Lots.
18
SOUTHEAST SPECIFIC PLAN
5. CIRCULATION ELEMENT
A traffic noise assessment was performed as part of the SESPA planning process to
determine the extent to which traffic along the major thoroughfares adjacent to the area
had the potential to generate noise levels in excess of established standards. The findings
of this assessment are that noise generated by traffic along Petaluma Hill Road, Bodway
Parkway, and Valley House Drive is anticipated to be such that mitigation measures such
as sound walls, berm, setbacks, or any combination of these would be required. The
precise design and configuration of these measures will be developed in collaboration with
City representatives.
The Design Guidelines, presented in Chapter 6 of this document provide additional
guidance and direction in planning for new development
A. Existing Circulation
Existing circulation in the vicinity of the SESPA is provided via three principal roadways
including Petaluma Hill Road, located on the eastern boundary of the site which is the
principal north /south regional roadway, Valley House Drive to the south serving east -west
traffic, and Bodway Parkway to the west, also serving north /south movements. The
interior of the SESPA has no existing roads.
B. Roadway Classifications and Standards
The General Plan provides guidance on the sizing and physical and functional
characteristics of roadways within the City of Rohnert Park. For the SESPA, the General
Plan's Master Street Plan (Figure 4.1 -1 in the General Plan) indicates the following
classifications for roadways shown on the Plan:
Bodway Parkway: Major Collector (4 lanes) [Proposed]
Valley House Drive: Minor Arterial (4 lanes) [Proposed]
Petaluma Hill Road: Minor Arterial (2 lanes) [Existing]
The street sections which correspond to these classifications are shown in Attachment A:
the Public Services Plan.
C. Transit Service
Transit services in the vicinity of the SESPA are provided by Sonoma County Route 44
that operates on Petaluma Hill Road. The project, when implemented, will add
incrementally to the demand for transit services that can be met by the transit provider.
D. Pedestrian and Bicycle Circulation
Pedestrian and bicycle circulation within the SESPA will be facilitated by a network of
sidewalks and bicycle lanes which will be developed along with the roadway system. This
system is demonstrated in Figure 5 -1: Conceptual Pedestrian and Bicycle Circulation
19
SOUTHEAST SPECIFIC PLAN
Plan. The local street system has been designed as a grid network of streets with
sidewalks, short blocks, and multiple intersections to maximize connectivity and allow
pedestrians to maneuver easily throughout the SESPA. A direct east -west connection
has been provided in the form of a through street that extends from the park/mixed use
area and the Rural Estate neighborhood. This connection along with one through north -
south connection has been designated as a "Major Pedestrian Corridor ". Major
Pedestrian Corridors are intended to provide direct connections through the site for
pedestrians traveling along these sidewalks. Neck -downs or bulb -outs shall be provided
at key intersections to promote safer pedestrian street crossings.
In addition to improved connectivity within the site, an 8 -foot multi -use trail along Valley
House Drive and a 6 -foot sidewalk along Bodway Parkway provide both bicyclists and
pedestrians with easy access to adjacent neighborhoods. The multi -use trail will be
grade- separate from the street, providing a safer environment for trail- users. Both the
Valley House and Bodway pedestrian corridors are also considered Major Pedestrian
corridors and should be carefully designed to minimize driveway accesses and vehicular
interruptions. This may be achieved through the use of motor court homes or by siding
homes onto these roadways.
The Valley House Drive and Bodway Parkway pedestrian corridors have also been
designed to promote connectivity with existing and planned adjacent neighborhoods by
providing direct connection to existing sidewalks and providing enhanced pedestrian
crossings to future development planned just west of the SESPA. Figure 5 -1
demonstrates the conceptual location for these crossings. Crossing enhancements may
include features such as bulb -outs, enhanced paving materials, lighted crosswalks or
other design features that alert vehicles of a pedestrian presence and encourage drivers
to slow down. The final designs of these intersections are subject to future review and
approval by the City of Rohnert Park.
20
SOUTHEAST SPECIFIC PLAN
E. Private Drive/ Lane
5,6
CL /LL
\ ' COMMON F]RIVF AISI F SHAT . 3F
�� MAINAINLU BY EIIHEH A 1VECIAL FAY
COMMQN DRIVE .s "SLE n. DIS -RICT, SPECIAL MAINTENENCE
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MOTOR COURT COMMON DRIVEWAY
NO SCALE
Dead end lanes are allowed if lane length does not exceed 150'.
Maximum 6 residential units.
No parking shall be allowed.
Lanes shall connect to streets that provide minimum 20' clear width.
Access shall be through a Standard 250 A, C, or D curb cut unless otherwise approved by the City Engineer.
Lighting shall meet the City's minor street requirements for uniformity ratio and minimum maintained foot candle
specifications. All street lights shall be LED.
Signs will be posted with "No Parking Fire Lane"
F. Projected Traffic Volumes
In order to assess the potential demands for transportation services in the SESPA and
given the possibility of different types of commercial development within the mixed -use
area, two alternative scenarios were used. One examined the development of the 20,000
s.f. of space for a small retail center while the other analyzed the requirements for office
development. Under the first scenario, the retail center, an average of about 5,000 daily
vehicle trips would be generated while under the second scenario, the office development,
the trips would be somewhat lower. Refer to the Southeast Specific Plan Traffic Impact
Study, which is on file with the City of Rohnert Park Planning Division (File numbers 2003-
031, -054 and —005).
G. Emergency Vehicle Access
Access for emergency vehicles, including police and fire, will be provided via the network
of streets that will be developed as part of the project.
H. Roadway Phasing
As shown in Figure 5 -2, Conceptual Phasing Plan, the project will be developed in several
phases according to market demands. At each stage of development, roads will be
constructed to provide access to the new residences while ensuring a logical roadway
pattern is available for utility services, fire access, and life safety equipment as needed
and appropriate.
21
SOUTHEAST SPECIFIC PLAN
Figure 5 -1: Conceptual Bicycle and Pedestrian Plan
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SOUTHEAST SPECIFIC PLAN
Figure 5 2 :Conceptual Phasing Diagram
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24
SOUTHEAST SPECIFIC PLAN
6. PUBLIC SERVICES ELEMENT
A. Introduction
In support of the residential, mixed -use and park development within the SESPA, public
services will be required. These services include access and circulation, water service,
sanitary sewer service, and storm drainage management. The Public Services Plan,
provided as Attachment A, describes the delivery approach concepts for each of these
systems. Following are brief summaries of the planned improvements for each service.
B. Access and Circulation
The existing roadways which provide primary access to the SESPA, i.e. Petaluma Hill
Road, Valley House Drive, and Bodway Parkway, will require different levels of
improvement in order to accommodate the future transportation demands generated by
the new development. In the case of Petaluma Hill Road, which is a fully improved county
highway, the project will include the installation of additional pavement to allow for the
installation of an 8 -foot bike lane constructed according to County Standards along the
project's frontage. A traffic signal at the Petaluma Hill Road/Valley House Drive
intersection already exists as well as a new left and right turn lanes at the traffic signal.
South of Valley House Drive, additional pavement will also be added to accommodate
longer deceleration lanes. Bodway Parkway will be upgraded from its existing situation
(which includes two traffic lanes, a median and a bikeway /sidewalk on the western side of
the roadway) to include a new 6 -foot sidewalk on the east side of the parkway along the
frontage of the SESPA. Finally, with the elimination of the property on the south side of
Valley House Drive from the Urban Growth Boundary, the existing improvements to Valley
House Drive are adequate to serve the proposed traffic flow. Improvements to both
Bodway and Valley House are not included in the Public Facilities Financing Plan.
Streets and sidewalks required for internal circulation within the SESPA will be developed
in accordance with the City of Rohnert Park 2005 Manual of Standards, Details and
Specifications.
C. Water Service
This project proposes to provide a 438,000 gallon tank and pumping station in accordance
with the water system designed by Brelje and Race, Consulting Civil Engineers. It is
estimated that this facility will cost approximately $700,000 and would be part of the
project improvements. As part of the Specific Plan process the Rohnert Park Final Water
Supply Assessment ,(Winzler and Kelly, January 2005) was prepared to determine the
availability of water needed to serve the project area. The Specific Plan also considers
water conservation and a water conservation plan was prepared. Both the water
assessment and the water conservation plan are on file with the City of Rohnert Park
Development Services Department (File numbers 2003 -031 and -054). Consistent with
the objective of water conservation, low flow devices will be installed within the new
homes and drought tolerant
25
SOUTHEAST SPECIFIC PLAN
landscaping materials will be utilized. The developers of the SESPA will continue to work
with the City of Rohnert Park to construct appropriate water saving and water generating
projects.
D. Sanitary Sewer Service
The owners of the SESPA property have entered into an agreement with the County of
Sonoma and the developers of the Sonoma Mountain Village to provide a collector sewer
system for Canon Manor, the Southeast Specific Plan, and the lands formerly owned by
Agilent Technologies. This system consists of a gravity main from the intersection of
Bodway Parkway and Camino Colegio, a sewerage lift station, and a force main to an
adequately sized trunk line sewer provided by the Public Facilities Financing Plan.
E. Storm Drain System
Storm water, which requires management within the SESPA, will be collected and
conducted via a system of catch basins, manholes, and pipes to a detention facility that
will be located in the park. The storm water will be metered to a system that currently
exists in Bodway Parkway to ensure that discharge into the existing collection system will
be at the same rate as it is at present. In addition to attenuating the peak runoff, the
detention facility will also provide a means of infiltration for ground water recharge and an
improvement in water quality by settling of sediment. The upstream collection facilities will
be funded by the developers of the SESPA. A Preliminary Stormwater Mitigation Plan has
also been prepared as part of the Specific Plan process and can be found on file at the
City of Rohnert Park Planning Divisions (File numbers 2003 -031 and -054).
26
SOUTHEAST SPECIFIC PLAN
7. DESIGN GUIDELINES
The Design Guidelines are presented as Attachment B to this document.
27
SOUTHEAST SPECIFIC PLAN
28
SOUTHEAST SPECIFIC PLAN
8. IMPLEMENTATION ELEMENT
A. Introduction
The Specific Plan will be implemented through a combination of private and public
actions, although the public actions will largely be confined to the review and approvals
process, while the responsibility for the development of the facilities and services within
the project area will be the responsibility of the private sector. This element identifies the
regulatory, financial, and development actions which are required to implement the
Specific Plan. The Implementation Element is comprised of three parts, as follows:
• Actions required for adoption of the Specific Plan
• Development review and approval process
• Financing
B. Actions Required for Adoption
The City of Rohnert Park and Sonoma County will need to undertake the following actions
prior to the adoption of the Southeast Specific Plan:
• Certify the Southeast Specific Plan EIR.
• Annex the Specific Plan into the City of Rohnert Park.
• Amend the City of Rohnert Park General Plan and adopt rezoning as necessary.
• Amend the Sonoma County General Plan and adopt rezoning as necessary.
C. Development Review and Approval Process
As stipulated in the City of Rohnert Park's Municipal Code, Chapter 17.57 SP- Specific
Plan District, upon approval of the Specific Plan by the City Council by ordinance, the Plan
will enter into effect. Subsequent to the Plan being approved, a Development Area Plan or
Plans will be the next step in the development process. The Development Area Plan
Application(s) may be submitted at any time subsequent to submittal of the Specific Plan
Application, except that the entire project area or the first phase of a multi -year
development may be submitted concurrently with the Specific Plan Application. Other
applicable project applications, such as a subdivision map, may be submitted concurrently
with Development Area Plan applications. The approval of a Development Area Plan is
contingent upon a finding by the City Council that the proposed development conforms to
the Specific Plan and that public infrastructure and services can be provided concurrently
with the development, unless an exception is granted.
The Development Area Plan provides more specific information about the proposed
development including preliminary architectural plans and elevations as well as site
information on plots and landscaping. A tentative subdivision map is also part of this
procedure.
29
SOUTHEAST SPECIFIC PLAN
Architectural and design review will be completed to ensure that development is
consistent with the Development Area Plan and the Specific Plan.
D. Financing
It is anticipated that the developers of the SESPA will fund the installation of public
services in the SESPA and will also contribute through the City of Rohnert Park Public
Facilities Financing Plan and agreements with the County of Sonoma for the funding of
off -site services. These fees also include school mitigation fees, park fees, sewer and
water connection fees, storm drain fees, engineering plan check fees, grading plan and
permit fees, building plan and permit fees, housing in -lieu fees, traffic signal fees, and
area -wide impact fees.
The maintenance of open spaces, landscape medians and other similar features will be
financed through the creation of an appropriate district mechanism such as a Community
Services District or a Landscape Assessment District. The Development Agreement will
determine the financing mechanism.
E. Amendments to the Specific Plan
Amendments to this Specific Plan shall be made in accordance with applicable sections of
the Rohnert Park Municipal Code, Chapter 17.06, Article VIII, Section 17.06
30
List of Attachments:
Attachment A: Public Services Plan, Civil Design Consultants, Inc. October 27, 2010
Attachment B: City of Rohnert Park Southeast Specific Plan Design Guidelines,
prepared by William Hezmalhalch Architects, Inc. Amended November 2014
Attachment C: General Plan Analysis
List of Related Technical Studies (on File at the City of Rohnert Park Planning
Division File no. 2003 -031, -054, and —005)
• City of Rohnert Park Southeast Specific Plan Preliminary Application, presented by
Redwood Equities, LLC, February 2002
• Final Report — Southeast Specific Plan Market Analysis, Economic & Planning
Systems, Inc. February 2002.
• Final Report — Southeast Specific Plan Market Analysis, Economic and Planning
Systems, February 2002; a revision to this report was prepared in 2006.
• Updated Geotechnical Engineering Investigation — Proposed Residential Development
7279 Petaluma Hill Road, Rohnert Park, California, Southeast Specific Plan,
Michelucci & Associates, Inc. December 2002.
• Results of 2001 Survey for Special- Status Plant Species, Southeast Specific Plan
Area, Rohnert Park, California; Laurence P. Stromberg, Ph.D., Wetlands Consultant;
May 2001.
• Jurisdictional Delineation — Redwood Equities, LLC Property, Gibson & Skordal, LLC,
Wetlands Consultants, June 2002
• Letter: from Calvin C. Fong, Chief, Regulatory Branch, Department of the Army, San
Francisco District, Corps of Engineers, to Tom Skordal.
• A Cultural Resources Evaluation of the Southeast Specific Plan Area, in Rohnert Park,
Sonoma County, California, submitted by Archaeological Resource Service, January
2002.
• Southeast Specific Plan Traffic Impact Study for the City of Rohnert Park, Whitlock &
Weinberger Transportation, Inc. January 2003.
• Addendum to SESPA Traffic Impact Study, Whitlock & Weinberger Transportation,
March 6, 2003.
• Environmental Site Assessment, Phase 1 Investigation, Harris & Lee, Environmental
Sciences, March 2001.
• Traffic Noise Assessment, Illingworth & Rodkin, Inc. April 6, 2003.
• Public Facilities Financing Plan, Harris and Associates, May 25, 2004
• Public Services Plan, Civil Design Consultants, Inc. 2003.
• Rohnert Park Final Water Supply Assessment, Winzler and Kelly, January 2005
• Water Conservation Plan for Southeast Specific Plan. John Olaf Nelson Water
Resources Management, May 2008
• Preliminary Stormwater Mitigation Plan, Civil Design Consultants, Inc., 2008
Preliminary Stormwater Mitigation Plan
31
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/VILLIAM HEZMALHALCH
A R C H I T E C T S I N C.
This document has been produced by William Hezmalhalch Architects, Inc. for Willow Glen Partners for
the sole use of the Rohnert Park Southeast Design Guideline Document. All rights reserved. No part of
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02014 WILLIAM HEZMALHALCH ARCHITECTS, INC.
20011981
Amended November 2014
(Resolution No. 2014 -164)
Table of Contents
A. Introduction ... ..........
B. Community Design Principles
1. Community Structure ............................................
2. Public Spaces and Streetscapes .....................................
C. Single - Family Detached Residential, Duet design guidelines
1. Basic Principles ...................................................
2. Authenticity .....................................................
3. Architectural Massing ...........................................
Concept.................... ...............................
Building Form .............. ...............................
Variable Setbacks in Elevation ...............................
One -story Homes ...........................................
Four -Sided Architectural Treatments .......................
Secondary unit ............. ...............................
4. Streetscape Plotting and Massing .................................
Concept.................... ...............................
Corner Lot Homes ........... ...............................
Duets....................... ...............................
Roof Forms ................. ...............................
Major Street Edge Treatment ...............................
Conceptual Plotting Studies ................................
5. Garage Placement & Treatments ...................................
Concept.................... ...............................
Varied Garage Placement - Front Loaded Garages ............
Varied garage Door Appearance .............................
Optional Garage Treatments ................................
PRIVATE Drive /LANE (MOTORCOURT) Access ...................11
6. Colors and Materials ............................................
7. Architectural Styles ..............................................
Concept.................... ...............................
Style Selection ............................................
Cottage Style ......... ...............................
i Rohnert Park Southeast Specific Plan Design Guidelines - November 2014
1
1
2
3
4
4
4
5
5
5
5
5
6
6
10
10
10
11
11
12
13
13
13
14
Table of Contents (con't)
Craftsman Style .. ...............................
16
Spanish Colonial Style . .........................
18
Italianate Style ... ...............................
20
Farmhouse Style .. ...............................
22
Traditional Style . ...............................
24
D. Mixed Use Design Guidelines .... ...............................
26
1. Site Planning ................ ...............................
27
Orientation ........... ...............................
27
Parking Areas .......... ...............................
27
Driveways ............. ...............................
27
Service and Storage Areas .............................
27
Refuse Containers, Utility and Mechanical Equipment ..
27
2. Building Design ............. ...............................
28
Massing............... ...............................
28
Roof Forms ............ ...............................
28
Entry Design .......... ...............................
28
Color and Materials ... ...............................
28
3. Open Space and Landscaping . ...............................
29
Plazas, Paseos and courtyards .........................
29
Site Accessories ........ ...............................
29
Landscaping........... ...............................
29
Fence and Wall Design . ...............................
29
4. Signage and Lighting ........ ...............................
30
Lighting.............. ...............................
30
Signage............... ...............................
30
11 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
DESIGN GUIDELINES
A. Introduction
The Design Guidelines presented in the following sections are intended
as recommended principles and practices, which supplement the
Development Standards presented in subsection E of Chapter 4— Land
Use of the South East Specific Plan. The purpose of these guidelines
is to provide design direction to home builders that will guide the
development of high quality living environments. The intent of
these guidelines is to ensure that neighborhoods within the SESPA
demonstrate individuality, a high quality of design and construction, and
value -added appeal. These guidelines are not intended to be overly
restrictive or limiting, but to help achieve neighborhoods with a higher
level of living quality.
B. Community Design Principles
Community design principles include design principles that apply to
the design of the South East Specific Plan Area (SESPA) as a whole. These
principles are intended to create and define the SESPA as a unique place
and establish the overall character or "sense of place" The following
principles ensure that the SESPA not only provides an internally
consistent and integrated neighborhood but also ensure that proposed
development within the SESPA is sensitive to the existing uses that
surround the site.
Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
1. Community Structure
a. Site design, scale of buildings, and the orientation of structures
and physical spaces should relate to the surrounding environment
on three scales:
• Neighborhood: Relating to the area defined by all structures and
areas from which it is possible to view the construction;
• Contiguous parcels: Relating to all parcels of land touching the
parcel on which the construction is located; and
• On -Site: Relating to the parcel on which the construction is
located
b. Neighborhood design, including components such as land use,
development intensity, and street layouts should be responsive to
natural and institutional elements including:
• Urban edges: Providing transition from urban intensities to
open space east of Petaluma Hill Road, and
• Surrounding uses: Promoting connections with adjacent
neighborhoods by integrating street networks, and responding to
existing landscape and visual treatments. (General Plan Policy
CD -i6)
c. Disruption of existing views should be minimized by new
development and streets should be maintained as view corridors.
(General Plan Policies CD -7 and CD -8)
d. To the extent feasible, the street pattern should connect with
streets in adjacent developments.
e. Residents should be able to easily and safely walk or bicycle to a
store, school, or park.
f. The pedestrian network should link buildings in residential areas to
commercial uses and the park.
g. The potentially intrusive impact of motor vehicles upon the
privacy of office, other workspace, and residential environments
should be minimized while maintaining convenient access
between units and parking.
2. Public Spaces & Streetscapes
a. Design treatment at the edge of urban uses should result in
"soft" edges by avoiding the appearance of one continuous solid
blank wall along Petaluma Hill Road. This may be achieved in any
number of ways including but not limited to the following:
• Fronting lots onto Petaluma Hill Road or an adjacent frontage
road;
• Siding lots onto Petaluma Hill Road and providing short segments
of concrete masonry wall as necessary to buffer noise in private
yard areas with transitions to transparent or no fencing where
sound attenuation is unnecessary (i.e. in front yards and streets);
or
2 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
• Backing lots onto Petaluma Hill Road and providing additional
setback area between the wall and the roadway to accommodate
a landscaped berm to attenuate noise, providing additional
setbacks pursuant to the recommendations of an acoustical
study, or providing a concrete masonry wall or fence in
combination with a berm and landscape screening.
b. Edges of the Specific Plan area should be designed to minimize
the visual impact of walls along Valley House Drive and Bodway
Parkway by implementing one or more of the following design
techniques:
• Break up large expanses of wall by introducing decorative
precast pilasters with concrete caps spaced at even intervals;
• Include materials such as stone, tile, or other rustic materials in
the design of walls to add texture and create variety and interest;
• Create an undulating setback between the wall and the edge of
the roadway to provide articulation in the wall plane; or
• Provide additional setback between the roadway and the wall to
accommodate trees, shrubs and vines that screen the wall from
public view.
c. Landscaping, signs, lighting, monumentation and other streetscape
design technique along streets should be used to announce
gateways into the City and the Specific Plan area. (General Plan
Policy CD -3)
d. Fencing, walls, monumentation, street lighting, benches, signs,
sidewalks, pathways and other street furniture exposed to public
rights -of -way, public spaces, common open space areas and other
areas visible to the public, should all be given special design
considerations to enable the maximum identity and uniqueness of
character and should be consistent throughout the SESPA to create
a unifying theme; Public art may be considered in large public
areas, as appropriate.
c. The scale and layout of structures and physical spaces should relate
to a human scale and provide ample opportunities for pedestrian
and handicapped access and circulation.
f. Pedestrian paths should be buffered from fast - moving traffic and
large expanses of parking.
g. Trees and landscaping should enhance streets, sidewalks, private
drives /lanes, and parking lots.
h. Development sites should be lighted with fixtures which relate
to the scale and design of the development and which have an
intensity high enough to maintain security and low enough to avoid
being a nuisance.
3 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
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C. Single Family Detached Residential, and Duet Design
Guidelines
1. Basic Principles
The architecture of a house is comprised of several basic components,
regardless of its architectural style. These architectural components
consist of elevations, roof forms, garages, and architectural elements.
When these components are designed appropriately, a cohesive, yet
diverse residential neighborhood environment will be realized.
The following architectural criteria have been created to help develop
architecture that reflects quality in design, simplicity in form, and
contributes to the charm and appeal to the neighborhoods of Southeast
Rohnert Park.
2. Authenticity
The design criteria in these guidelines are offered to encourage good
architecture through the use of authentic elements. Although detail
elements may be used to further convey the character of a style, the
overall massing and appropriate roof forms should be used to establish a
recognizable style. Proper scale and proportion of architectural elements
and appropriate choice of details are all factors in achieving authenticity.
4 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
g. Architectural Scale and massing
Concept
The following basic elements and criteria are intended to develop
variations in appearance and a sense of individuality for each home.
Neighborhoods that have nearly identical homes and streets without
variation in product placement and form will not be approved in the
City's Site Development Review. This section lists architectural massing
techniques that will create a quality environment.
• Building Form
• Variable Setbacks In Elevation
• One -Story Homes
• Four -Sided Architectural Treatments
• Secondary Unit*
(Only permitted on Rural Estate Lots)
Building Form
Variety in building forms is encouraged to provide diversity and visual
interest to the neighborhood street scene. The following
recommendations are encouraged when designing front, sides and rear
elevations of residential structures:
• Articulation of wall planes
• Projections and recesses to provide shadow and depth
• Combinations of one and two story forms
• Variations in roof forms, heights or mass, or the inclusion of roof
elements such as dormers and turrets to break up the roof. Dormers
should be placed no closer than two feet (z') to building sidewalls.
Variable Setbacks In Elevations
Where authentic to style, variable setbacks to different parts of the home
should be provided to encourage vertical and horizontal massing breaks.
Second floors should not completely cover the first floor without
providing a single story element or massing relief. Alternative garage
locations, from shallow to deep, and alternate plan configurations
should be provided within each neighborhood. Front setbacks should be
varied and porches should be designed to provide a transition between
the structure and the sidewalk. (General Plan Policy CD-20)
One -Story Homes
Some one -story homes should be provided within the rural estate
portion of the SESPA. For purposes of this Specific Plan, homes with
"nested" habitable living space within the roof or attic space may be
considered a one -story home. If dormers are used, they should be
located entirely within the roof mass and offset a minimum of two feet
Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
'Vested"
Living Space
Dormers
One -Story Home w/ "nested" habiable
living space within roof /attic space
(2') from the wall plane of the one -story fa4ade below.
Four -Sided Architectural Treatments
All homes within the SESPA should include four -sided architectural
treatments. Four -sided architecture is defined as the inclusion of
window surrounds, materials, colors and other architectural details on
all publicly visible elevations including side and rear facades. The intent
is to avoid the appearance of superficial front elevations. Four sided
architecture can be achieved in the following ways:
• Wrapping materials and continuing articulation around to the exterior
side and rear facades facing public rights -of -way, public open spaces
and common open spaces.
• Wrapping materials and colors to the interior side elevation a minimum
of four feet or to the beginning of the fence line.
• Transitioning material changes on an inside corner or at logical
transition location such as changes in wall planes, recesses or pop -
outs.
• Giving particular consideration to the treatment of second stories and
roof elements, as these are the elements most visible to public view
• Including a variety of window treatments, roof projections, roof
forms and architectural details on publicly visible elevations to
provide interest.
Secondary Unit
The appearance and scale of a secondary unit should be uniform and
consistent to the architectural style of the primary residence. Certain
restrictions and development standards are emphasized below:
• Only permitted on Rural Estate Lots
• Minimum square footage of 275 square feet and a maximum
square footage of s,000 square feet;
• Requires one additional off - street parking space, tandem space
permitted;
• The secondary unit shall be designed in such a way that the
appearance of the combined secondary unit and primary residence
is that of a single - family residence.
6 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
4. Streetscape Plotting & Massing
Concept
Creating a street scene that functions well and has visual variety is a
key community objective. Variable front yard setbacks and variable
side yard setbacks are encouraged when possible to avoid
contributing to a repetitious street scene. As street slopes allow,
plans should be reversed and plotted so that garages and entries are
adjacent to each other to create an undulating setback. This pattern
should occasionally be broken to avoid monotony. To the greatest
extent possible, the placement of similar front elevations immediately
adjacent to or across the street from one another should be avoided.
Consideration should be given to placement of the house on the lot
in terms of privacy between adjacent homes. Direct window conflicts
across side and rear property lines should be avoided. The floor plans
of residential units should have proper orientation, access, and views
to adjacent private and public open space.
The home and front yard, rather than the garage, should be the
primary emphasis of the front elevation. The main entrance should
be oriented to the street or otherwise enhanced with architectural
elements, lighting or landscaping to promote an active pedestrian
environment and clearly define entries. Architectural elements such as
front porches, living space and front courtyards should project forward
of the garage.
Corner Lot Homes
Neighborhood quality will be enhanced by adding an elevation
designed specifica I ly for corner lots, or bye nhancing an interior lot plan
for use on the corner with additional architectural elements and/or
details as found on the front elevation.
Varied roof forms are encouraged on corner lot homes and may
include front -to -back or side -to -side gables and hipped roofs. Three -
dimensional elements such as fireplaces, pop -outs for media niches
and bay widows also provide additional articulation to break up the
mass of the side elevation. Other elements to consider include:
• A corner related front entry door placement; and
7 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
• A wraparound porch or pop -out side gable.
Duets
Each should be designed for compatibility within itself, using a blend of
building types, compatible architectural styles, and a tastefully balanced
palate of colors and materials to avoid clashing and achieve a restful
uniformity within each community.
The following general concepts should be considered when planning for
duets:
Design and site buildings with a strong physical relationship to
public areas of the community.
Minimize building "ends" and blank, singular planes oriented
toward public views. Provide architectural elements on all sides of
building.
Design buildings to define outdoor spaces, with floor plans that
have a logical and functional relationship between indoor spaces
and outdoor spaces.
Roof Forms
Rows of homes seen from a distance or along major roads are perceived
by their contrast against the ridge line or background. The dominant
impact is the shape of the building and roof line. The building mass
and roof lines between plans should be articulated to express a variety
of conditions and minimize the visual impact of repetitious flat planes,
similar building silhouettes and similar ridge heights. This can be
achieved by using a variety of front to rear, side -to -side, gables and
hipped roofs and /or by the introduction of a one -story or nested two -
story home.
` Roof Line ________i
Roof Line . .' �.� '� Ro o f Line i
Two -Story One -Story 2 -story 2 -story
Major Street Edge Treatment
Homes backing up to major streets should be designed to reduce the
apparent mass of the building by using some or all of the following
techniques:
• Incorporate one -story elements as part of the rear elevation;
• Provide varied rear yard setbacks; or
• Include a variety of window treatments, roof projections, a variety
of hipped and gabled roofs and architectural detail to provide
variety (See Architectural Massing Section)
Conceptual plotting studies
The conceptual plotting studies on the following page provide examples
Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 201¢
Conceptual plotting studies
Low Density Residential
e5 er 3e
�3
Medium Density (Option a - Zipper Lots Configuration)
8�
Medium Density (Option C - MOTORCOURTS)
Medium Density (Option D- MOTORCOURTS)
9 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
z
Rural Estate Residential
LEGEND
Single Story Massing
- Second Story Massing
Private Open Space
P
73h $
1g
Medium Density (Option B - Duet
kq
for each of the proposed single family home types and demonstrate
the intended application of first and second story massing, variation in
setbacks for different portions of the building, variation in garage
placement, and the other design guidelines discussed in this Chapter.
5. Garage Placement & Treatments
Concept
The impact of repetitive, street -front garages can be reduced by using
the following techniques:
• Varied garage placement from plan to plan;
• Varied garage door appearance;
• Provide optional garage treatments,- and
• Private Drive /Lane (Motorcourt) access
Varied Garage Placement - Front Loaded Garages
A variety of garage placements are available including, but not limited to
the following:
• Shallow Recessed: A front facing garage that has been setback a
minimum of 4' from the front facade of the house, not excluding
porches, in order to reduce the overall visual mass of the garage.
• Mid - Recessed: A front facing garage that has been setback behind
the adjacent living space facade of the house, excluding porches,
or mid -point of the home to allow maximum living space forward
while the garage remains attached to the house.
• Deep Recessed: An front facing attached or detached garage
located near the rear of the lot to achieves more living space
toward the street and creates additional usable side yard outdoor
space.
• Swing -in: A garage that has been oriented sideways to remove the
garage door from the front elevation and reduce the visual impact of
the garage door on the streetscape. The resulting street - facing
garage wall shall be articulated with the same level of detail as
the front facade of the home including windows, trim, etc. Swing -
in garages are prohibited on lots less than 55' wide and require a
minimum back -up area of 24 feet.
• Split: A garage that has been split to reduce the length of a single
garage door facing the public street. Split garages may occur in
combination with swing -in garages except on lots less than 55' wide.
If a split garage is combined with a swing -in garage, a minimum
back -up area of 24 feet shall be required.
• 3 -Car Tandem: A garage that has been designed to provide one
parking space in front of another. Tandem garages are permitted
to provide additional parking for secondary units on Rural Estate
Lots or for the use of the primary residence.
• Forward: A front facing garage that projects forward beyond the
adjacent living space facade of the house. Forward garages should
10 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
I
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be used less frequently than other garage placements and should
be accompanied by a front porch or garden wall /courtyard that
extend to or beyond the garage plane when possible.
Varied Garage Door Appearance
Garage door pattern, windows and /or color should be varied as
appropriate to individual architectural styles. Additional treatments
are encouraged to buffer direct view of the garage door. Garage
doors shall be the roll -up type with a variety of panel break -ups to
correspond with the elements of the architectural style. All garage
doors shall be recessed a minimum of 6" behind the garage wall
plane.
Optional Garage Treatments
Additional treatments can be added to garages to reduce their visual
impact on the streetscene and create diversity between adjacent
homes. The following is a list of optional garage treatments:
• Porte Cochere: This structure can be added to a deep recessed
garage plan to create an additional screened parking space and
occasional outdoor private spaces
• Single car garage doors: A two car garage door can be replaced
with two - single -car garage doors to reduce large expanses of
garage doors.
• Trellises: A trellis can be secured to the walls surrounding the
garage door and planted with vines to soften the impact of the
garage door on the streetscene.
Private Drive /Lane (Motocourt) Access
Lanes lined with homes and garages that have a diverse mixture
of facades, varied setbacks, an assortment of roof lines, and several
different color schemes are required to ensure an attractive and
dynamic lane. Although lanes are thought of as merely a transitional
vehicular space, they also provide garage and sometimes direct
residential access and other daily uses.
Therefore, when designing lanes, both functional and aesthetic issues
are to be considered. It is the intent to provide a pleasant experience
for daily users by incorporating both in the elements of lane design.
In order to achieve this, the following requirements must be met:
• Vary garage door appearance by using door patterns, colors,
and windows appropriate to individual architectural style.
11 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
6. Colors and materials
A variety of materials and colors provides diversity and visual interest to
the streetscene while unifying homes within each neighborhood. Color
palettes should be selected to reflect traditional architectural themes or
may be slightly varied to convey a modern interpretation
a. Each elevation should have a minimum of three colors; for
example, one primary color, one trim color and one accent color.
b. Individual color schemes should be appropriate to the
architectural styles with a harmonious selection of accent
materials, roof profiles and colors.
c. Each neighborhood should have a minimum of two different
roofing colors.
d. No adjacent single - family home should have the same color
scheme.
e. Color and materials should be carefully applied to each home to
convey the impression of high quality architecture and create
depth and contrast for design features and building articulation.
f. Materials, textures, and colors employed should be compatible
and consist of high quality building materials suitable for the
manner of construction proposed.
12 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
7. Architectural Styles
Concept
The style information on the following pages provides the builder
and design consultants with the tools to create attractive authentic
architectural designs that embrace the integrity of each style.
Each architectural style is defined by elements that are typical
characteristics of that style. (See individual style matrices for appropriate
required elements).
Style Selection
The design character of the neighborhoods will be one of continuity,
individuality and compatibility. These concepts bring about
neighborhood designs that "feel right "and are embraced by those who
live and work in the community.
The architectural styles selected have a regional historic background
and /or context in keeping with the character of Rohnert Park. Each
neighborhood builder shall select and utilize a minimum of three of the
following architectural styles:
• Cottage
• Craftsman
• Spanish Colonial
• Italianate
• Farmhouse
• Traditional
13 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
Cottage Style
Cottage is a picturesque style derived from medieval Norman and
Tudor domestic architecture. The resulting English and French
inspired "cottage" became extremely popular nationwide after the
adoption of stone and brick veneer techniques in the igzo's.
Although the cottage is looked upon as small and not costly, it was
recognized as one of the most popular styles in suburban America.
The design of the home was reflected in the rural setting that they
evolved in.
Roof pitches are typically steeper than traditional homes and
comprised of gables, hips and half -hip roof forms. The overhangs
are minimal with either tight fascias or rafters exposed or trimmed
with a fascia board. The primary material is stucco, typically used
with stone and /or brick, and occasionally wood as an accent.
The most recognizable details are the stucco accents of recessed
elements and swooping sculptured walls at the front elevation
and around the chimney stack.
14 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
Cottage Style Guidelines
Element I Description
Form
Roof
Walls
Windows
Details
Colors
• Asymmetrical 1 -2 story massing with some
recessed 2nd floor area (may be recessed
behind front porch)
• Main roof with intersecting
gable roofs
• Front facing gable with steep roof and
possible swooping roof line
• 5:12 to 8:12 roof pitch
• o "to 12" eaves with tight rakes
• Smooth flat or shake appearance concrete tiles
with slate or shake appearance or premium
grade composition shingle
• Stucco with light to medium sand finish
• Possible stone or brick accents
• Vertical multi -paned windows (true divided
lites or inserts) on front, sides and rear
elevations where visible from streets.
• Simple 4" min. window and door trim
cementitious wood on siding, foam on stucco
• Shutters
• Surface mounted light fixtures on front elevations
must complement architectural style
• Cementitious wood siding may be used as an
accent in eaves
• Possible balcony with cementitious wood or
wrought iron detailing as an attachment to the
building plane
• The stucco field colors shall range from white
to earth tones of light beige or brown, with trim,
fascia and surrounding porch elements providing
contrasting accent colors;
• Stucco will be a Medium Dash finish and contrast
with the siding color.
15 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
Craftsman Style
The Craftsman style was inspired by the English Arts and Crafts
Movement of the late :19th century. The style stressed the
importance of insuring that all exterior and interior elements
receive both tasteful and "artful" attention. The movement
influenced numerous California architects such as Green and
Green, and Bernard Maybeck.
The resulting Craftsman style responded with extensive built -in
elements and by treating details such as windows or ceilings as if
they were furniture. The overall affect was the creation of a
natural, warm and livable home.
The style is further characterized by the rustic texture of the
building materials, broad overhangs with exposed rafter tails
at the eaves and trellises over the porches. In California, the
Craftsman style spun out of bungalows that were the production
home of the time. This unique predominant look promoted hand
crafted quality; thus the name Craftsman.
16 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
Craftsman Style Guidelines
Element I Description
Form
Roof
Walls
Windows
Details
Colors
• z -story massing, with a significant single
story element
• Basic gabled roof with cross gables
• 3:12 to 6:12 low roof pitch
• Unenclosed eave overhang (18 "to 30 ") with
exposed rafter tails
• Smooth flat or shake appearance concrete tiles
or premium grade composition shingle or shake
• Horizontal wood or cementitious wood siding
• Plain cementitious wood shingle siding on
accents or stucco
• Stone or brick base
• Stone and /or brick accent on facade,
balustrades, pilasters and chimneys
• Stucco with smooth or light to medium sand
finish
• Ribbon windows - 3 or more ganged
• Single hung windows
• Mullion upper half of window
• Simple 4" min. window and door trim -
cementitious wood on siding or shingle, foam
on stucco
• Stone and /or brick accents
• Decorative ridge beams and purlins
• Triangular knee braces
• Entry door with basic geometric pattern
• Porches covering the front door area or the full
front elevation may be used and are typically
supported by battered pilasters with upper
columns and enclosed by a balustrade
• Surface mounted fixtures on front elevations
must compliment architectural style.
• The siding and /or stucco colors shall range from
lighter creams and tans, to richer earth tones of
sage and brown. Contrasting colors will be used
on trim, fascia, porch posts and
exposed beams;
• Stucco will be a Medium Dashed finish to a
heavier texture. Stucco may either match the
siding, or be a contrast to it.
P] Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
Spanish Colonial Style
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Spanish Colonial, also known as Spanish Eclectic is an adaptation
of Mission Revival enriched with additional Latin American details
and elements. The style attained widespread popularity after its
use in the Panama - California Exposition of 1915.
The simple courtyards of the Spanish Colonial heritage with
hanging pots, a flowering garden and sprawling shade trees
are hardly surpassed as foreground design elements. Further
architectural distinction was established through the use of
tile roofs, stucco walls, heavily textured wooden doors and
highlighted ornamental ironwork.
The plans were informally organized around a courtyard with the
front elevation very simply articulated and detailed. The charm
of this style lies in the directness, adaptability and contrast of
materials and textures.
18 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
Spanish Colonial Style Guidelines
Element I Description
Form
Roof
Walls
Windows
Details
Colors
• Asymmetrical i and z story massing
• 3:12 to 5:12 roof pitch
• 12"to 18" overhangs
• May use tight rake and exposed rafter tails
• Simple hip or gable roof with intersecting
gable roof
• Barrel or`S'shape concrete tiles
• Stucco with smooth or light to medium sand
finish
• Brick or ceramic Spanish tile maybe used
as decorative accent material
• Vertical multi -paned windows (true divided lites
or inserts) on front, sides and rear elevations
where visible
• Simple window and doortrim- stucco over
foam, or recessed 4 "to 6 "with no trim
• Windows recessed on front elevation
• Stucco over foam window and door trim
• Arched stucco column porches
• Surface mounted fixtures on front elevations
must complement architectural style
• Optional stucco garden wall /courtyard
consistent with color of main residence
• Balconies may be used to break up the front
mass of the building and should be articulated
with woodor wrought iron details
• Porches may be wrapped around courtyard
elements and are typically accented by arches,
columns, walls and gates
• Entry; deeply recessed doorway or covered and
enclosed by porch or courtyard
• Simple door with lites or stucco trim and
may be articulated with side lites
• Wood trim and /or fascias and exposed rafter
tails shall have a darker contrasting color from
the field stucco;
• Stucco fascia will be integral or close to the
field stucco color which will range from whites,
to creams, to light beige or pale pinks;
• Shutters will have a contrasting range of color
from aqua, to blue, to green, or ochre and red;
• Stucco will be a Light Sand finish
19 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
ff
Italianate Style
The Italianate style began as part of the picturesque movement,
a shift away from a strict classical direction in art and architecture.
Although few American architects could afford to travel to
Italy in the mid - nineteenth century, the European influence
came through English buildings and pattern books. Old world
prototypes were refined, adapted and embellished, evolving into
a classic revival period style.
Although the new period style generated less formality,
traditional classical elements such as the symmetrical fagade,
squared tower entry forms, arched windows, quoined corners and
bracketed eaves persisted as the enduring traits of this style.
When cast iron became a popular building material, it became
a part of the Italianate vocabulary, embellishing homes with a
variety of designs for porches, balconies, railings and fences.
Of the three styles of Italian homes built in America; the Villa,
Italianate and Brownstone, the Italianate became the most
popular. Its sophisticated fagade and graceful details made it easily
recognizable, but the decorative brackets that articulate the eaves
became such a prominent feature that it sometimes was known as
the "Bracketed" style.
20 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
Italianate Style guidelines
Element I Description
Form
C••
Walls
Windows
Details
Colors
• 2 -story massing with vertical and /or horizontal
break, combined with single story elements
• Main hip roof with minor intersecting hip roofs
• 31/2:12 to 41/2:12 roof pitch
• 12 "- 24" overhangs, stucco soffit or decorative
brackets
• Barrel or`S'shape concrete tile
• Stucco with fine to light sand finish
• Cut stone maybe added as an entire surface
material or as entry and corner accents
• Vertical multi -paned windows (true divided lites
or inserts) at front elevations, often ganged in
pairs
• Single -paned windows or multi -paned windows
(may be true divided lites or inserts) on side and
rear elevations where visible at street levels
• Simple 4" min. window and door trim-
cementitious wood or stucco over foam, or
recessed 4 "to 6" without trim
• Arched and curved window tops used
predominately above rectangular windows
• Tapered round or square simple columns
• Pronounced entry with detailed doors surround,
and cementitious wood or stone, or a portico or
formal, square, vertical porch
• Arched windows
• Optional stucco garden wall /courtyard
consistent with color of main residence
• Balconies with highly decorative wrought iron
elements or concrete with balustrades
• The stucco colors shall be medium saturation
warm earth tones with contrasting lighter or
aged white trim;
• Shutters and other embellishments and /or
accents shall be darker than the adjacent field
color;
• Stucco will be a Light Sand finish.
21 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
Farmhouse
The American Farmhouse represents a practical and picturesque
country house. Its beginnings are traced to both Colonial styles from
New England and later the Mid -west. As the American Frontier
moved westward, the American Farmhouse style evolved according
to availability of materials and technological advancements, such as
balloon framing.
Predominant features of the style are large wrapping front porches with
a variety of wood columns and railings. Two story massing, dormers
and symmetrical elevations occur most often on the New England
Farmhouse variations. The asymmetrical, casual cottage look, with
a more decorated appearance, is typical of the Midwest American
Farmhouse. Roof ornamentation is a characteristic detail consisting of
cupolas, weather vanes and dovecotes.
22 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
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The American Farmhouse represents a practical and picturesque
country house. Its beginnings are traced to both Colonial styles from
New England and later the Mid -west. As the American Frontier
moved westward, the American Farmhouse style evolved according
to availability of materials and technological advancements, such as
balloon framing.
Predominant features of the style are large wrapping front porches with
a variety of wood columns and railings. Two story massing, dormers
and symmetrical elevations occur most often on the New England
Farmhouse variations. The asymmetrical, casual cottage look, with
a more decorated appearance, is typical of the Midwest American
Farmhouse. Roof ornamentation is a characteristic detail consisting of
cupolas, weather vanes and dovecotes.
22 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
Farmhouse Style guidelines
Element Description
Form
Roof
Walls
Windows
Details
Colors
• Simple plan form massing and simple roof
design
• 6:12 to 12:12 roof pitch. 4:12 pitch roofs are
acceptable
• Front to back main gable or hip roof
• 3.2"-16" overhangs with open eaves
• Concrete tiles with smooth flat or shingled
appearance
• Board and batten or horizontal siding may be
combined with stucco
• Material changes must occur at an inside
corner
• Vertical multi -paned windows (true divided
lites or inserts) at front elevations
• Multi -paned windows (true divided
lites or inserts) on side and rear elevations in
highly visible public view areas
• Porches with simple cementitious wood columns
and railings
• Minimum 2x4 window and doortrim -
cementitious wood on siding, foam on stucco
• Surface mounted fixtures must complement
architectural style
• Garage door patterns to compliment style
• Shutters and layered header trims at front
elevation
• Cupolas or dormers
• The siding and /or stucco colors shall range
from white, to cream, to soft yellows, to light
beige, to light blue and gray, with contrasting
white trim on the fascia, columns and wood
railing at the porch. Shutters will be accented
with contrasting colors for each field color
respectively;
• Stucco will be a Medium Dash finish and match
the siding color.
23 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
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Traditional Style
The American Traditional style, which evolved in the early twentieth
century, was influenced by American Colonial styles as formal as
Georgian Revival and those as simple and functional as Cape Cod, New
England Colonial, and Farmhouse.
With respect to American traditions and specific regional culture, the
Colonial Revival vocabulary of white-painted columns, clapboards and
shuttered windows were combined with the less symmetrical,
unpretentious massing and functional forms of the Cape Cod and
farmhouse. Combined one and two story massing with single story
wings, gabled roofs with dormered windows, or occasional saltbox
roof forms were favored solutions, later becoming classic forms of the
traditional style. These inspirations yielded a truly American inspired
architecture for a more relaxed, yet still dignified style that would
become the new American dream.
The characteristic elements and details of this style further demonstrate
the blend of American Colonial influences. Use of brick or wood siding
with somewhat formal character elements and generous trim above the
doors and windows is typical. Some of these character details include
dormered windows, wood shutters, rounded or squared columns at
porch or entry statement and decorative broken pediment trim and
painted wood vents in gables.
24 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
1
Traditional Style guidelines
Element I Description
Form
C••
Walls
Windows
Details
Colors
• Asymmetrical massing with vertical and
horizontal breaks
• 5:12 to 12:12 roof pitch
• Gable or hip roof with intersecting
hip or gable roof
• 12 "to 24" overhangs
• Concrete roof tiles with smooth flat premium
grade composition shingle
• Board and batten or horizontal cementitious
wood siding may be combined with stucco
• Material changes must occur at an inside
corner
• Vertical multi -paned windows (true divided
lites or inserts) at front elevations
• Multi -paned windows (true divided
lites or inserts) on side and rear elevations in
highly visible public view areas
• Simplified cornice trim at gable ends
• Header window cementitious wood accent
trim
• Window and door trim - cementitious wood
siding, foam on stucco
• Surface mounted fixtures that compliment
architectural style
• Cementitious wood porches or balconies
• Garage door pattern to compliment style
• Brick veneer
• Square wood columns
• The siding and /or stucco colors shall range from
white, cream or soft yellows to light beige, to
brown and gray, with contrasting color on trim,
fascia, columns and wood railing at the porch;
• Shutters will be accented with contrasting colors
for each field color respectively;
• Stucco will be a Medium Dash finish and match
the siding color.
25 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
D. Mixed use Design Guidelines
The mixed -use land used within the Southeast Specific Plan provides an opportunity to develop a unique pedestrian
oriented community. Mixed -use developments are much like small villages, combing living environments with
retail, neighborhood services, or office space in one centralized location. Mixed -use developments also provide the
opportunity to create distinctive pedestrian spaces and community gathering places by utilizing two and three story
structures to create strong vertical edges. The key to successful place making within mixed -use developments is the
selection of an appropriate architectural theme and style.
Inspiration and guidance in the selection of an architectural theme should be drawn from the styles selected for the
surrounding single - family neighborhoods as well as from existing traditional neighborhoods within Rohnert Park.
Traditional neighborhood styles provide a character in keeping with the design intent of the Southeast Specific Plan
and bring about architectural designs that "feel right" and are embraced by the greater community.
A consistent architectural character should be used throughout the mixed -use development to create a sense of
continuity. Acceptable styles generally respond to the region's climate including such features as shade windows,
outdoor circulation, and outdoor courtyards or plazas, recessed window frames, awnings, arcades, loggias, and
trellises. Related elements, such as trellises, planters, light- standards, windows, doors, etc. should also adopt
detailing that is compatible with the selected architectural style.
The mixed -use community will likely consist of at least two or more buildings. Some buildings may be entirely retail,
some entirely residential or some a combination of both. Regardless of use, individual buildings within the mixed- use
community should be designed for variety and compatibility with one another by using a creative blend of
architectural treatments, variety in building placement and a carefully balanced color palette that provide subtle yet
noticeable contrast.
The following Mixed -Use Design Guidelines Section is organized into the following components:
• Site Planning
• Building Design
• Architectural Details
• Open Space and Landscaping
26 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
J Y�
1. Site Planning
Orientation
Buildings should be designed and sited to provide strong physical
relationships to the public streets, common open spaces, paseos and other
pedestrian areas. Buildings should be oriented for best visibility from
Bodway Parkway and Valley House Drive. Windows and entries should
face both streets, avoiding blank walls which could dominate public views.
Commercial or office spaces with entries not visible from these streets
should be oriented towards pedestrian open spaces such as plazas,
courtyards, or paseos.
Streetside buildings, or those with no parking separating them from the
street, should use windows, landscape elements, and /or entry features to
soften the building's appearance from the street. Chapter 4 of the South
East Specific Plan provides specific setback requirements for mixed -use
developments. Mixed -use buildings should not be more than ioo -feet
long without a pedestrian plaza or walkway breaking the building mass
and connecting the parking lot with the street. On corners, buildings
should utilize massing elements to anchor the corner.
Parking Areas
Parking lots should generally be placed away from streets and /or behind
buildings. Street frontages should not consist of a continuous parking lot,
but should be broken up with buildings, landscaping, plazas, and other
pedestrian features if possible. Any parking along street edges should be
set back with a landscaped bufferto minimize the dominant feeling of
the automobile along the street. No more than six (6) consecutive spaces
shall be allowed in any row of parking without a tree well or finger.
Driveways
The site shall be provided with a limited number of driveways to reduce
the traffic impact along Valley House Drive and Bodway Parkway.
Pedestrian crossing distances should be minimized at driveways. To
increase safety for pedestrians, a raised median as a pedestrian island
should be provided between travel lanes, especially those entries with
more than one lane in any direction. Driveways should be paved with
asphalt, concrete or an enhanced paving material such as brick or
concrete block.
Service and Storage Areas
Loading areas, garages and storage areas are to be located behind or to
the side of buildings, siding onto secondary access and not primary
streets. These features must be screened with walls and landscaping as
much as possible from public view of streets, residences, pedestrians
walkways and connecting trails. Loading docks and storage areas should
not conflict with pedestrian walkways.
Refuse Containers, Utility and Mechanical Equipment
Refuse containers and equipment should be easily accessed by service
vehicles but screened from view of the streets, parking lots, and
connecting walkways through roof forms, walls and /or landscaping.
Screening details should incorporate elements that are compatible with
27 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
the architectural style of the building. Proper landscaping, including trellises, also may help to screen these elements.
Equipment and enclosures shall not be located near pedestrian walkways.
2. Building Design
Massing
With larger buildings, appropriate massing becomes more important to maintain the human -scale of the
development and create a visually pleasing environment. Facades that are visible from adjacent streets or walkways
should display visual interest by using architectural elements that break up the massing of large buildings, such
as windows, arcades, awnings, porticos, and other architectural features. Stepped buildings, height changes and
setback variations further reduce the apparent mass of a building as well as indicate entries and store locations to
customers. Tower elements or monumental features are encouraged at focal points, such as corners, plazas, major
entrances, or where walkways meet streets.
Roof Forms
Hipped and gable roofs are encouraged. Roof pitches should be compatible with the architectural style of the
building. Flat roofs should vary in height and be accompanied by cornice, trim or other accent features.
Entry Design
Building entries should be prominent and easily identified. Various elements can be used to enhance the entry
features including massing variation, materials and color change, change in roof form, and awnings. For smaller
commercial buildings, as part of a cluster or strip, arcades, awnings, and simple signage may be acceptable entries.
Colors and Materials
Recommended materials include stucco, exterior plaster, brick, cementitious wood siding, tile, or stone. Exterior
materials that appear pre- fabricated are not recommended. Selected materials and detailing should have an
enduring appearance and should be compatible with the architectural style of the building. Special materials, such
as ceramic tile, granite, stone, and marble, are encouraged on the base of buildings that face streets or connecting
walkways, especially adjacent to major entries.
Roofing materials that are generally acceptable include metal standing seam, asphalt shingles, concrete tile, ceramic
tile and slate or slate -like materials. Roofing materials and colors should also be compatible with the architectural
style of the building.
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28 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
Color selection should be consistent with the selected architecture style
and should be selected to provide interest and variety to the streetscene.
Color schemes should include at least 2-3 compatible colors (i.e. One
primary color with additional color(s) for trim and accents.
3. Open Space and Landscaping
Plazas, Paseos and Courtyards
Plazas, paseos and courtyards are encouraged to emphasize a pedestrian -
friendly environment by creating locations within the mixed -use
development that allow people to gather. These open space amenities
create a more inviting feeling to pedestrians, allowing them to feel safe
from the vehicular dominated parking lot. These outdoor places may
include water features, landscaping, and other elements to create a
comfortable place to sit. Plazas and courtyards are encouraged where high
levels of pedestrian activity are expected, such as adjacent to major
entrances and nearby uses that allow for more interactivity with the plaza
such as delis, cafes, restaurants, bakeries and other food services, and
entries to residential uses above. Pasoes and Walkways throughout the
mixed -use development should connect the various buildings to each
other and to the sidewalks along Bodway Parkway and Valley House Drive.
Use of trellises, landscaping, sitting areas and the site planning of buildings
adjacent to one another will encourage pedestrian activity within the mixed -
use area. Public art should be included in public spaces, where appropriate,
to enhance the space.
Site Accessories
Site accessories, such as recycling bins, bike racks, litter cans, planters, and
benches, should employ materials and colors that provide an architectural
character consistent with the overall project. These accessories should be
graffiti- resistant with materials that are easy to clean and paint.
Landscaping
Landscaping helps to soften the feel of the buildings and parking areas
while enhancing the visual quality of the site. The following landscaping
techniques may be used:
• Provide special landscaping treatment at all project entries and
building entries.
• Provide shade /canopy trees within parking areas.
• Use plants to define outdoor spaces such as edges, outdoor plazas,
or movement paths between parking and building entrances.
• Chosen plantings should provide a continuity of form across the
entire project.
Fence and Wall Design
Chain link fencing, barbed wire, corrugated metal fencing and "tennis
windscreens" are not permitted. Fences and walls should be built with
attractive, durable materials, including (but not limited to) redwood,
cedar, wrought iron, textured concrete block, brick, or formed concrete
with reveals. Fences or walls should be consistent with architectural style,
materials and designs used throughout the project. Walls and fences
29 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
should not exceed a height of six feet (6').
Avoid long expanses of uninterrupted fences and walls. Use of an
opening, planter box, material change, pilaster or post is acceptable.
Openings shall be provided to connect walkways directly to the street
and to allow pedestrians to avoid long, inconvenient walking paths.
These pedestrian portals should be announced by pilasters, trellis,
special landscaping, or other special features.
4. Signage and Lighting
Lighting
Lighting should provide adequate illumination throughout the site during
the nighttime hours while minimizing the impact on surrounding
residential uses. Lighting fixtures within the mixed use development
should be designed to be compatible with the architectural styles selected
for the area. Street lighting along public rights -of -way should
be consistent with the remainder of the Specific Plan Area. Buildings
and landscaping can be illuminated indirectly to create a strong positive
image. Along pedestrian walks, lighting should provide appropriate
illumination at a human scale without glare. Lighting within larger
parking lots should provide safe visibility. All street lighting within the
Specific Plan Area shall be LED.
Signage
Signage within the mixed use development should be carefully
coordinated so that it conveys necessary information without
dominating the streetscene. Signage shall be subject to the City of
Rohnert Park's Zoning Ordinance and shall be subject to review and
approval by the City of Rohnert Park. Signage should be consistent
in size, style, material, color, and location throughout the mixed use
development.
30 Rohnert Park Southeast Specific Plan Design Guidelines - Novemher 2014
Southeast Specific Plan
General Plan Analysis
The following provide summary-level information on the ways in which the Southeast
Specific Plan is responsive to the General Plan. References to the General Plan are noted
preceding the individual statements of goals and objectives.
A. Land Use
GOALS: LAND USE
LU -G Require preparation of specific plans for strategic new growth areas with complex
land use programs. The present Specific Plan, having been prepared expressly for
the purpose of addressing the planned development of the Southeast Specific Plan
area, is fully responsive to this goal.
Table 3 -1: General Plan Goals, Policies and Programs and
Southeast Specific Plan Elements
Element
Land Use
Goal
LU: A, B, D, G, H, I
Policy
LU: 2, 5, 6, 8 to10
Program
10A -D, 22 to 26
Growth Management
GM: A to H
GM: 2 to 7, 9 to 15
GM2: 1.2, 1.3, 1.4, 1.5
Community Design
CD: A to F
CD: 4 to 13
(Urban Form)
Community Design
CD: G to I
CD: 15 to 30, 49 to 52
(Neighborhoods)
Community Design
CD: K and L
CD: 55 and 56
(Commercial Centers)
Community Design
CD: M
CD: 57 and 58
(Art)
Transportation
TR: A to F, H
TR: 1, 2, 4, 5, 10, 19 to 21, 21A
(Streets)
and 21 B
Transportation
TR:K
TR:25
(Demand)
Transportation
TR: N to S
TR: 37, 38,40 to 43
(Pedestrians /Bikes)
Open Space
OS: F to H
OS: 11, 12, 15 to 17
(Parks)
Public Facilities
PF: A
PF: 1
(Schools)
Public Facilities
PF: D
PF: 7 to 9
(Wastewater)
Public Facilities
PF: E to G
PF: 11, 14 to 17, 19, 21 and 23
(Water)
Env. Conserve
EC: A
EC: 1, 3
(Archaeology)
Env. Conserve
EC: B to D
EC: 4, 5, 7, 10 and 11
(Habitat /Biology)
Table 3 -1: General Plan Goals, Policies and Programs and
Southeast Specific Plan Elements (Continued)
Source: City of Rohnert Park, December 2005.
POLICIES: LAND USE
USE CLASSIFICATIONS AND LAND USE PROGRAM
LU -2 Require sites designated as Mixed Use — University District, City Center, Southwest
Shopping Center, and near Bodway Parkway /Valley House Road —to be developed
with a variety of residential and non - residential uses, in accordance with the
delineated land use program for the Specific Plan areas in this chapter. The
SESPA, as a designated site for Mixed Use, is to be developed with a variety of
residential uses; the non - residential uses include a neighborhood park, as required
by the General Plan. Other non - residential uses include retail, commercial and
related activities, depending upon available market supports.
LAND USE PATTERN
LU -6 Locate new Medium and High Density Residential development adjacent to parks,
creekways or other open space, in order to maximize residents' access to
recreational uses, or adjacent to a Mixed Use or Neighborhood Commercial Center,
to maximize access to services. The Conceptual Land Use and Circulation Plan for
the SESPA, shown in Figure 4 -1, places medium and higher density housing
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS
Element
Env. Conserve
(Water)
Goal
EC: E to G
Policy
EC: 15, 17 and 19
Program
Env. Conserve (Air)
EC: L
EC: 24 and 26
Health and Safety
(Services)
HS: A
HS: 1 and 2
Health and Safety
(Drainage)
HS: B and C
HS: 4 to 11
Health and Safety
(Solid Waste)
HS: D
HS: 12, 13 and 15
Health and Safety
(Hazardous)
HS: E to G
HS: 17 and 19
Health and Safety
(Emergency)
HS: H
HS: 24
Noise
NS: A and B
NS: 1, 2, 4, 6 and 7
Housing (Supply)
HO: A
HO: 2 and 3
HO: 2.3, 3.1 and 3.2
Housing (Balance of Housing
Types)
HO: B
HO: 4
HO: 4.1
Housing (Affordable Types)
HO: C
HO: 5, 6, 8 and 9
HO: 5.1, 5.7, 5.9 and 5.12; 6.1 to
6.3, 8.1 to 8.5 and 9.1
Housing (Special Needs)
HO: E
HO: 12, 13, 14, 15, 17 and 17a
HO: 12.1, 13.1, 14.1, 14.3 and
14.4; 15.1; 17A.2 and 17A.3
Housing (Fair Housing)
HO: F
HO: 18
HO: 18.1, 18.2, 18.5 to 18.8 and
18.10
Housing (Energy Conserve)
HO: H
HO: 24
HO: 24.1 and 24.2
Housing (Attaining Housing Goals)
HO: I
HO: 26 and 27
HO: 26.1 and 26.2; 27.1 and 27.2
Source: City of Rohnert Park, December 2005.
POLICIES: LAND USE
USE CLASSIFICATIONS AND LAND USE PROGRAM
LU -2 Require sites designated as Mixed Use — University District, City Center, Southwest
Shopping Center, and near Bodway Parkway /Valley House Road —to be developed
with a variety of residential and non - residential uses, in accordance with the
delineated land use program for the Specific Plan areas in this chapter. The
SESPA, as a designated site for Mixed Use, is to be developed with a variety of
residential uses; the non - residential uses include a neighborhood park, as required
by the General Plan. Other non - residential uses include retail, commercial and
related activities, depending upon available market supports.
LAND USE PATTERN
LU -6 Locate new Medium and High Density Residential development adjacent to parks,
creekways or other open space, in order to maximize residents' access to
recreational uses, or adjacent to a Mixed Use or Neighborhood Commercial Center,
to maximize access to services. The Conceptual Land Use and Circulation Plan for
the SESPA, shown in Figure 4 -1, places medium and higher density housing
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS
adjacent to a park as well as the Mixed -Use site.
LU -7 Encourage new neighborhood commercial facilities to be located to maximize
accessibility to all residential areas. The site layout is responsive to both the
General Plan's designation of the area to be used for Mixed Use as well as the
residents' needs for access to these types of facilities by providing a street and
sidewalk network for vehicular, pedestrian and bicycle circulation.
LU -8 Require that residential development projects comply not only with the stipulated
maximum density for the range, but the minimum density as well. The range of
densities contemplated for development in the SESPA is generally consistent with
the direction provided by the General Plan.
SPECIFIC PLAN AND OTHER AREAS
LU -1 OA Coordinate the adoption of each specific plan in a manner that provides for the
systematic implementation of the General Plan, as is consistent with the growth
management and public facilities goals and policies of this General Plan. In order to
carry out this policy, the City Council may elect to adopt one specific plan at a time,
determine priorities for the adoption of each specific plan, initiate the preparation of
a specific plan, or otherwise take action to ensure that the adoption of specific plans
adhere to the growth management and public facilities goals and policies of this
General Plan. The preparation of the Preliminary Application and Final Specific Plan
document have been undertaken in close coordination with City of Rohnert Park
representatives. The adoption of the Plan will be subject to City Council action.
Require that all specific plans prepared pursuant to this General Plan include the
following components:'
• A land use program as specified for each Specific Plan area in the General Plan,
including the maximum and minimum development for each land use type. In the
present document, Section 4 — Land Use Element, C. Land Use Designation
provides the required information.
• A detailed traffic study, prepared by a City- approved traffic /transportation planner,
and reasonable mitigation measures to mitigate traffic impacts resulting from the
development; See Southeast Specific Plan Traffic Impact Study for the City of
Rohnert Park, January 2003, Whitlock & Weinberger Transportation, Inc., which is
on file at the City of Rohnert Park Planning Division (File numbers 2003 -031, -054
and —005). In addition, the EIR provides details of mitigation measures. See: City
of Rohnert Park Southeast Specific Plan Project EIR, section 3.10 Traffic and
Circulation, Impacts and Mitigation Measures, p. 3.10 -25.
Policy GM -9 also requires preparation of a Public Facilities Financing Plan.
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS
• The proposed location and capacity of major infrastructure components, including
wells, sewage, water, drainage, solid waste, disposal, energy, and other essential
facilities proposed to be located within the area covered by the Specific Plan; . A
summary of the plans for these improvements is provided in Section 6 - Public
Services Element, more detailed information is provided in documents submitted to
the City of Rohnert Park by Civil Design Consultants (draft transmittal letter dated
27 February, 2006).
• A site - specific biological assessment of wetlands, habitat areas, and creeksides
by a City- approved biologist and a program for conservation /mitigation to the extent
feasible; SeeJurisdictional Delineation — Willowglen Partners Property, June 2002,
Gibson & Skordal, LLC., on file at the City of Rohnert Park Planning Division (File
numbers 2003 -031, -054 and —005).
• Survey for California tiger salamander, both in breeding habitat and adjacent
upland aestivation habitat, with appropriate mitigation, including avoidance and
minimization measures; See the Site Assessment prepared by H. T. Harvey, on file
at the City of Rohnert Park Planning Division (File numbers 2003 -031, -054 and —
005).
• Program for conservation of the natural resources along creeks and standards for
the conservation, development, and utilization of natural resources where
applicable; There are no creeks or other significant natural resources within the
boundaries of the site.
• Park and open space in accordance with the General Plan designation, including
access and connections to the bicycle system. The Conceptual Land Use and
Circulation Plan indicates the location of the neighborhood park to be developed as
part of the project, bicycle circulation within the development would be via streets
and sidewalks and is generally illustrated on Figure 4 -1 in the present document.
• Hydrology and drainage for the area, with a goal to minimize runoff, and drainage
practices to be incorporated as part of individual projects to meet the specific plan
objectives; and See Section 6, Public Services Element.
• Plan to prevent stormwater pollution, including measures to be incorporated as
part of development on individual sites. See Section 6, Public Services Element.
• Demonstration of adequate water supply;2 The water supply for the SESPA will
come from existing City sources. Additional information concerning the
improvements planned in connection with the water supply for the project is
contained in Section 6, Public Services Element.
2 This demonstration of adequacy should be consistent with policies PF -11 through PF -14, relating to water
supply.
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 4
LU -1 OB Include within each specific plan, standards and criteria by which development
will be phased and standards for the conservation, development, and utilization of
natural resources. The site does not contain significant natural resources, as
documented in various site surveys presented in the Appendices. Phasing shall
be as indicated in the Figure 5 -2: Conceptual Phasing Plan presented in Section
5.
LU -1 OC Permit hospitals, schools, police and fire stations, parks and other facilities that
serve a vital public interest, subject to findings and necessary environmental
review, to be located in a specific plan area, even if a specific plan for the area
has not been adopted. The Specific Plan, consistent with the General Plan,
provides for the location of a neighborhood park within the SESPA.
LU -1 OD As part of development of specific plans, through site planning and other
techniques, ensure adequate transitions between incompatible uses, while
promoting the General Plan intent of integrated development of compatible uses.
The General Plan provides guidance on the types of land uses that are to be
accommodated within the SESPA and there are no incompatible uses included.
The layout of the land uses within the SESPA contemplates the creation of a
neighborhood that accommodates, in an integrated manner, various densities of
residential development, a mixed -use component, as well a neighborhood park.
SOUTHEAST SPECIFIC PLAN AREA
LU -22 Require preparation of a Specific Plan prior to approval of any development in the
southeast area.3 The present Plan has been prepared expressly for and in
response to this policy.
LU -23 Permit neighborhood- oriented retail, offices, financial, business and personal
services, and other similar neighborhood - compatible uses. The Mixed -use
component of the Specific Plan addresses this policy.
LU -24 Permit a maximum FAR of 0.4 for retail -only development, and 1.0 for mixed use
development. As the Mixed -use component of the SESPA is developed, this policy
directive will be implemented.
LU- 250nly land devoted to non - residential uses shall be counted towards establishing the
non - residential FAR requirements. Allow residential uses, as long as they do not
front Bodway Parkway. As per LU -24, when the Mixed -Use component of the
project is implemented, this policy can be implemented. The current conceptual
site layout provides for residential uses which would front onto local streets within
the development and not onto Bodway Parkway.
LU- 26AIlow the Mixed -Use area to be developed with a mix of residential and commercial
uses, or with either one of those uses without the other. The Mixed -Use area within
3 The Specific Plan shall include a neighborhood park approximately five to eight acres in size, as specified
in OS -12. Development shall be in accordance with the development program outlined in Table 2.4 -3 [of the
General Plan].
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS
the SESPA contemplates the development of residential units, retail or a
combination of both.
C. Growth Management
GOALS: GROWTH MANAGEMENT
GM -A Recognize the availability of housing as a vital issue of statewide importance.
Cooperate with other local governments and the State in addressing regional
housing needs, and balance regional and State considerations with the community's
interest in preserving Rohnert Park's quiet, safe, small -town feeling and desire for
carefully planned and managed growth. The Specific Plan provides for the
development of a range of housing types within a planned environment; the project
will be phased according to market conditions and the allowable number of units
which the City determines are available for implementation according to the growth
management strategy which is in place. The range of housing types to be included
in the project is described in Section 4, C. The Specific Plan recognizes the
inclusionary requirement in the Rohnert Park Municipal Code which requires that at
least fifteen percent of all new dwelling units in a residential development of five or
more units shall be affordable, and shall be constructed and completed not later
than the related market rate units. In a for -sale project the affordable units shall be
affordable to low- and moderate - income households.
GM -D Maintain a balance of land uses and a variety of housing types over time. The
balance of land uses in the SESPA, as established in the General Plan, as well as
the variety of housing types, will be maintained as the project is implemented.
GM -E Promote contiguous urban development and maintain a compact form over
successive stages of the city's development. The SESPA lies at the southeast
boundary of the City and its development within the overall General Plan framework
will be consistent with this goal.
GM -F Ensure all new development provides necessary public facilities to support the
development. The SESPA will accommodate a variety of public facilities including a
neighborhood park and streets and sidewalks.
POLICIES: GROWTH MANAGEMENT
ADEQUATE PUBLIC FACILITIES
GM -9 Require that each specific plan include a Public Facilities Financing Plan that
explains how streets, water, wastewater, solid waste, and parks, all meeting City
standards, will be provided to the project. The Plan must demonstrate, to the
satisfaction of the City Manager, based upon criteria developed in the Growth
Management Ordinance, that completion of all necessary public facilities
concurrently with completion of the specific plan is economically, physically, and
legally feasible. See Section 6, Public Services Element for a summary of the
approach to developing required public services; a more detailed description is
provided in Attachments A, the Public Services Plan prepared by Civil Design
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 6
Consultants. In addition, a Public Facilities Financing Plan has been prepared as
part of the SESPA planning process and is part of the Specific Plan and is on file at
the City of Rohnert Park Planning Division (File numbers 2003 -031, -054 and —
005).
GM- 10Require that economic, physical and legal feasibility (Policy GM -9) include the
method of financing or otherwise paying for the facilities and the plan for receiving
approval of all regulatory agencies. A Public Facilities Financing Plan that provides
for the project's fair share of the financing for the necessary public facilities, but
does not provide for the completion of the public facilities prior to completion of the
development due to lack of contribution by other responsible parties, will be
deemed complete but will not be approved as part of development project approval
unless the exceptions included in GM -11 or GM -12 apply. The aforementioned
Public Facilities Financing Plan identifies the sources of financing for the public
facilities requirements and is on file at the City of Rohnert Park Planning Division
(File numbers 2003 -031, -054 and —005).
GM- 13Require that new development maintain parkways, creeksides, and open spaces
that are part of the development or are required to support it, and consider
establishing multi - purpose assessment districts or other financing mechanism in
order to assign the cost of infrastructure improvements equitably to benefiting sites.
The Public Facilities Financing Plan outlines the approach to assessment districts
which the project will undertake. This Plan is on file at the City of Rohnert Park
Planning Division (File numbers 2003 -031, -054 and —005). There are no
creeksides or open spaces, other than the neighborhood park, which are included in
the SESPA.
GM -14 Require new development to dedicate land to the City in the appropriate amount
and location for parks and recreational space, in accordance with the General Plan
Diagram, the Specific Plan for the area, and the City's park dedication
requirements. A neighborhood park is included in the Conceptual Land Use and
Circulation Plan that will be dedicated to the City, the location of the park is shown
in Figure 4 -1.
LAND USE BALANCE
GM -16 As part of preparation and approval of specific plans and any other implementing
ordinances, regulations and development agreements, and allocation of
development entitlements for areas of new development, balance non - residential
development with residential development over the different phases and require
that the contemplated balance of housing types is attained at buildout. The Specific
Plan envisions the development of a Mixed -Use component that constitutes the
primary potential for non - residential development. Depending upon market
conditions, the size and phasing of this non - residential and residential development
will be undertaken in a manner which serves to achieve the planned balances of
land uses and housing types.
D. Community Design
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 7
GOALS: URBAN FORM, VIEWS AND EDGES
CD -A Create pedestrian- oriented activity centers that serve as community focal points.
The Specific Plan site layout is organized to promote opportunities for pedestrians
to circulate within the community providing a park and Mixed -Use development area
as key activity centers and focal points.
CD -B Establish strong connections between adjacent neighborhoods and between
neighborhoods and activity centers, in order to encourage walking and biking. The
potential for a street linking the existing Canon Manor area and the SESPA is
provided for in the Specific Plan site layout. Sidewalk, pedestrian crossings and
trail connections on Valley House Drive, Petaluma Hill Road and Bodway Parkway
provide connections to existing and planned neighborhoods surrounding the site.
CD -C Establish an open space network that links residential neighborhoods, parks, and
open space areas. The grid network of streets, short block lengths and the
associated sidewalks provide the desired linkages between residential areas and
the park.
CD -D Preserve and enhance views of the eastern ridgeline. The east -west orientation of
interior streets in the Specific Plan site layout provide the major opportunity for
enhancing views of the eastern ridgeline from vantage points within the
development. Valley House Drive, as shown in Figure 3.2 -13 in the General Plan,
would also provide opportunities for views of this ridgeline.
POLICIES: URBAN FORM, VIEWS AND EDGES
VIEWS
CD -4 Designate Petaluma Hill Road as a scenic corridor throughout its stretch along
Rohnert Park. The Specific Plan incorporates this policy for the segment of roadway
that extends between Valley House Road and Canon Manor.
CD -5 Ensure that any landscape treatment along Petaluma Hill Road does not obstruct
views of the eastern ridgelines from the street. The Specific Plan incorporates this
policy for the segment of roadway that extends between Valley House Road and
Canon Manor.
CD -6 As part of any development along Petaluma Hill Road, ensure planting, if any, does
not obstruct views of the ridges from the city's eastern neighborhoods. In no case
shall trees or shrubs that exceed 25 feet in height upon maturity be used.4 The
Specific Plan incorporates this policy for the segment of roadway that extends
" A maximum height of 25 feet will permit views of the ridgelines above 1.000 -foot elevation from a
horizontal distance of about 1,000 feet from the open space edge. If trees are taller, views of the
ridgelines from the eastern neighborhoods will be disrupted. Site specific characteristics may
necessitate heights shorter than 25 feet or no planting at all to ensure that views are preserved.
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 8
between Valley House Road and Canon Manor.
CD -7 Minimize disruption of existing views by new development.
Along Bodway Parkway, north of Valley House Drive, require any new
development on the eastern side of the street, with the exception of the
Mixed Use center, to be set back at least 50 feet from the edge of the street
right -of -way. The Specific Plan site layout provides that a neighborhood park
be located north of the Mixed -Use center, thus responding to this policy for
this portion of the Parkway. At the Planning Commission hearing held on
November 8, 2007, the Commission voted 5 -0 to move the remaining 50 -foot
buffer area north of the park to the buffer located adjacent to Petaluma Hill
Road, indicating that they felt this buffer land would better serve the scenic
corridor along Petaluma Hill Road.
CD -8 Maintain streets as "view corridors" by:
Where appropriate, keeping the northern and eastern terminus "open" by not
allowing buildings or tall trees to be placed at street ends; The Conceptual
Land Use and Circulation Plan observes this policy, as conceptually shown in
Figure 4 -1.
• Either leaving the eastern edge of the north -south streets at the city's eastern
edge to remain unplanted, or ensuring that tall branching trees that permit
views from vehicles. The Specific Plan incorporates this policy for
implementation as more detailed design is undertaken including selection of
plant materials.
EDGES
CD -9 Ensure that development intensities provide adequate transition from urban to open
space uses on the city's eastside, as indicated on the General Plan Diagram. The
Specific Plan follows the General Plan guidance on a general transition of urban
densities from east to west, from rural estate to mixed -use.
CD -10 As part of implementing plans and programs, permit clustering of Estate
Residential development, with resultant pockets of open space along the city's
eastern edge. The SESPA Conceptual Land Use and Circulation Plan places the
Rural Estate area along the city's eastern edge and provides a 50 -foot buffer
between Petaluma Hill Road and adjacent rural estate homes as shown in Figure
4 -1, therefore responding to this policy.
CD -11 Require all development along the city's eastern edge to plant trees and other
vegetation along the city edge, in order to maintain the open space appearance
along Petaluma Hill Road.S The Specific Plan addresses the edge treatment matter
s See also Policy CD -5 pertaining to height of vegetation along Petaluma Hill Road.
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 9
in Section 7.0 Design Guidelines (Attachment 8).
CD -12 As part of the Zoning Ordinance establish setback requirements for development
adjacent to open space buffers along city edges. The Specific Plan recognizes the
existence of an Open Space area to the east of the property along Petaluma Hill
Road and provides a 50 ft. setback from the boundary of the property (see Figure
4 -1 Conceptual Land Use and Circulation Plan).
CD -13 Allow only Rural Estate Residential uses or open space and recreation uses along
Petaluma Hill Road. The SESPA site plan, consistent with the General Plan,
provides for Rural Estate Residential uses and a 50 -foot landscape buffer in this
location.
CD- 14 Ensure that design treatment at the edge of urban uses results in "soft" edges by:
• Prohibiting the use of solid walls along these edges (i.e., fences must be
visually permeable);
• Using materials and design to promote soft edges (such as use of wooden or
other rustic materials for fences, etc.); and
The Specific Plan addresses the edge treatment matter in Section 7.0 Design
Guidelines, subsection 8 Community Design Principles, 2. Public Spaces and
Streetscapes.
FOCUS AREAS
In addition to policies that apply across the City, the General Plan includes policies
targeted at design issues specific to the Southeast Area.
GOALS: NEIGHBORHOODS AND FOCUS AREAS
CD -G Encourage development of diverse and distinctive neighborhoods that build on the
patterns of the natural landscape and are responsive in their location and context.
The SESPA site plan is designed in such a manner as to create a cohesive, well -
organized neighborhood, responsive to the surrounding land uses.
CD -H Promote a mix of uses and a variety of housing types and sizes within residential
neighborhood s.6 The Specific Plan, following the direction of the General Plan,
provides for a variety of housing types and sizes as well as a mixed -use area and a
neighborhood park and is, therefore, responsive to this goal.
CD -I Ensure that neighborhood streets provide an attractive physical environment for
6 The General Plan Diagram establishes a mix of uses within areas of new development and promotes a mix
of housing types by allowing a range of residential densities within the same areas. This goal and the
subsequent policies build on the overall direction established in the diagram.
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 10
motorists, pedestrians, and cyclists, The Specific Plan provides a street pattern and
landscape design that is responsive to this goal.
POLICIES: NEIGHBORHOODS AND FOCUS AREAS
NEIGHBORHOOD STRUCTURE
CD -16 Require neighborhood design — including components such as land use,
development intensity, and street layouts —to be responsive to natural and
institutional elements, including:
• Urban edges: Ensure transition from urban intensities to open space; The Specific
Plan implements the General Plan guidance on location and types of land uses to
achieve this policy.
• Integration with the surroundings: Promote connections with adjacent
neighborhoods by integrating street networks, and responding to existing
landscape and visual treatments. The Specific Plan provides for a potential
connection with the Canon Manor area to the north via an extension of Sturdevant
Street. In addition, the sidewalk which will be developed along the eastern side of
Bodway Parkway, will provide access to the north for pedestrians and bicycles.
Pedestrian crossings at the Valley House Drive /Bodway Parkway intersection and
a mid -block crossing between the proposed park and the property to the west
provide access for future planned residential and commercial uses. A detailed
description of this connection is provided in the Public Services Plan, which is
included as Attachment A.
CD -17 Allow townhomes and multifamily dwellings to be integrated with single - family
residences. The Specific Plan site layout is responsive to this policy by placing
duplexes (duets) in selected locations within single family residential areas.
STREET /BUILDING RELATIONSHIP
CD -19As part of updating the City's zoning regulations or applicable specific plans, adopt
standards to foster pedestrian orientation of new development in Mixed -Use and
Neighborhood Commercial areas by:
• Developing a coherent set of standards for buildings, such that building facades
and entrances define the streetscape and promote street activity;
• Maintaining volumetric building standards that require buildings to be located at
the street by establishing maximum setback or "build -to lines ", with appropriate
step -backs for upper stories;
• Ensuring that primary entrances of buildings face the street;
• Requiring that parking be provided in the interior of the block, screened by the
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 11
building or landscaping;
• Requiring awnings and canopies for pedestrian comfort, where appropriate; and
• Establishing building transparency from sidewalks.
These policies have been implemented in the Specific Plan via the Development
Standards (Section 4. Land Use Element, Subsection D. Development Standards)
and the Design Guidelines provided in Section 7 (Attachment 8).
CD -20 Encourage buildings to foster a sense of place by providing transitions between the
street and building, front setback variation for residential development, and building
articulation and massing, as part of development standards or any design
guidelines that may be prepared. This policy has been implemented in the Specific
Plan via the Development Standards (Section 4. Land Use Element, Subsection D.
Development Standards) and the Design Guidelines provided in Section 7.
CD -21 Minimize the visual dominance of garages by maintaining appropriate development
standards in the City's zoning and subdivision regulations and /or design guidelines.
The Specific Plan implements this policy through the provision of Design Guidelines
in Section 7.
CD -22 Provide streets at the edges of each phase of development in order to provide
flexibility, and better continuity for later phases. The phasing of the development of
the project will depend upon market conditions and other factors. At such time as
individual phases are proposed for implementation, this policy can be implemented.
A Conceptual Phasing Plan is provided in Figure 5 -2.
CD -23 Establish design guidelines for Estate Residential uses to ensure new buildings are
consistent with surrounding areas. The Specific Plan implements this policy through
the Design Guidelines in Section 7, although the surrounding areas are almost
totally undeveloped and therefore the new development will be a more significant
determinate of street/building relationships than the existing and surrounding
development.
STREETS AND STREET NETWORK
CD -24 Ensure that the Subdivision Regulations encourage a fine - grained and integrated
pattern of streets that provide continuity between neighborhoods, have a human
scale, and enhance the character of neighborhoods and activity centers. Ensure
that the Subdivision Regulations:
• Require the continuity of major streets between neighborhoods. The Specific Plan
provides for a potential connection to Sturdevant Street in the Canon Manor area.
• Limit use of cul de sacs to: No more than ten percent of the length of all streets in
a subdivision map; and a 150 -foot maximum length, to prevent their use as a
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 12
substitute to through streets. This requirement will be addressed by the subdivision
map. It should be noted that the Land Use and Circulation Plan includes only one
cul -de -sac, which makes up less than 2% of the length of all streets within the
SESPA (See Figure 4 -1).
• Where cul de sacs are used, integrate pedestrian and bicycle connections
through the end to the adjacent area. This requirement will be addressed when a
detailed site layout for the SESPA is prepared and submitted to the city.
• Promote closer spacing between the intersections of local streets, as defined in
Chapter 4: Transportation, with a maximum spacing of 1 /8th mile (660 feet) that will
strengthen pedestrian connections. The Specific Plan is responsive to this policy.
With the exception of blocks that are constrained by the configuration of the park
and adjacent existing residential lots to the north, all blocks within the Conceptual
Land Use and Circulation Plan are less than 660 feet in length (See Figure 4 -1).
CD -25 Use traffic calming measures to reduce traffic speeds in residential areas rather
than limiting street connections. Intersections have been designed to provide
pedestrian bulbouts. Pedestrian bulbouts extend the corner sidewalk at the
intersection by eliminating on street parking and narrowing the street to the travel
lane curb -to -curb width at the intersection. Reducing the width of the street
improves pedestrian safety by alerting the driver that an intersection is about to
occur, shortening the distance required to cross the street, and improving the
visibility of the pedestrian. Corner radii are also reduced, forcing drivers to slow
down during turning movements.
CD -26 Design local streets to not only accommodate traffic, but also to serve as
comfortable pedestrian environments. These should include, but not be limited to:
• Street tree planting adjacent to curb and between the street and sidewalk to
provide a buffer between the pedestrian and the automobile, where appropriate;
• Minimum curb cuts along streets; and
• Sidewalks on both sides of streets, where feasible.
The Specific Plan is responsive to this policy by providing sidewalks on both sides
of all streets as detailed in Section 5 Circulation Element, subsection C and the
Public Services Plan (Attachment A). Designated multi -use trails and key pedestrian
corridors, where driveway cuts are minimized through neighborhood designs,
further implement this policy.
CD -27 Allow soundwalls only for development along US 101 and NP Railroad, as shown
in figure 3.2 -6. A review of the calculated noise levels and traffic counts along RP
arterials, coupled with implementation of other tools such as larger setbacks,
suggests that sound walls will not be necessary along proposed arterials.
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 13
Restrictions on use of sound walls will allow neighborhoods to be less inward
focused and allow them to be perceived as more open and welcoming to passers
by. The Specific Plan does not contemplate the use of extensive sound walls and is
therefore generally consistent with the intent of CD -27. Street patterns have been
intentionally designed to allow units to side onto Valley House Drive and Bodway
parkway to avoid the need for long expanses of soundwall. Instead, side and rear
yards abutting these streets will be attenuated by side yard fencing or short
courtyard walls rated to mitigate noise to an acceptable level. Although these short
distances will be attenuating noise, they will not appear as a solid soundwall that
closes off the community. Along Petaluma Hill Road, the Specific Plan proposes a
combination of landscape berm and wall to provide sound attenuation to the
adjacent rural estate. The landscape berm will allow the wall to be no taller than 4
feet in height. The berm will also create a softened edge along this corridor. This
concept is described in the Design Guidelines, Page 3.
PARKING
CD -29To establish flexibility in parking standards, review residential parking requirements
in the Zoning Ordinance, and consider implementing the following provisions and
exceptions, where appropriate:
• Reduced off - street parking requirements for High Density Residential uses;
• Reduced off - street parking requirements for residential sites adjacent to the linear
park, where on- street parking is more available;
• Reduced parking requirements for development with a mix of uses, to account for
differences in peak hour parking demand between the uses.
• Reduced parking requirements in areas designated as Mixed Use, where mix of
uses and compact development favors pedestrian and bicycle access.
• Allowing on- street parking to count toward parking requirements for development in
mixed use areas.
The Specific Plan provides information concerning parking requirements in the
Development Standards found in Table 4 -4. As more detailed planning and design is
undertaken of the residential and Mixed Use areas, consideration can be given to the
provisions and exceptions as noted and as necessary and appropriate.
CD -30 Encourage development of parking assessment districts for the mixed -use areas.
Upon establishment and participation in such a district, do not require parking on
individual sites .7 As more detailed planning is undertaken for the Mixed -Use area
and the ultimate development program is defined, consideration can be given to the
This policy allows flexibility in the arrangement of parking within mixed -use areas. On- street or off - street
parking can be located off -site, allowing more compact development.
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 14
need for and appropriateness of implementing this policy.
SOUTHEAST SPECIFIC PLAN AREA
CD -49 Locate the proposed Mixed -Use Commercial area along Bodway Parkway to
increase accessibility. Require buildings to front on Bodway with parking located
behind buildings. The Specific Plan site layout is responsive to this policy as
indicated in the site layout and described in Section 6 Design Guidelines,
subsection D Mixed Use Design Guidelines.
CD -50 Provide Medium Density Residential uses adjacent to mixed - use /commercial
areas. Require the commercial center to provide landscaping to screen parking and
provide a buffer between the residential and commercial uses. The Specific Plan
site layout is responsive to this policy and the Design Guidelines in Section 7,
subsection D Mixed Use Design Guidelines provide additional guidance on this
subject.
CD -51 Ensure that the proposed neighborhood park is located adjacent to the Medium
Density Residential area. The Specific Plan is responsive to this policy, as shown
on the Conceptual Land Use and Circulation Plan Figure 4 -1.
CD- 52AIlow only Estate Residential uses along Petaluma Hill Road in order to provide
transition between developed and undeveloped areas. The Specific Plan is
responsive to this policy as shown on the Conceptual Land Use and Circulation
Plan, Figure 4 -1.
POLICIES: PUBLIC ART
CD -58 Include art and cultural components in areas of new development and
redevelopment. The Specific Plan indicates two areas where art and cultural
components can be incorporated in the development: the park and the mixed use
area. Depending upon the final landscaping and site designs for these areas,
cultural and art features can be incorporated into the projects.
E. Transportation
GOALS: STREET SYSTEM
TR -A Promote safe and efficient vehicular circulation throughout Rohnert Park. The
Specific Plan provides an appropriate hierarchy of roads that will effectively
separate through from local traffic providing residents with convenient, safe access
to their homes while facilitating vehicular movements within the SESPA.
TR -B Maintain high levels of mobility along all major street segments and at major
intersections. The Specific Plan incorporates the results of a traffic study that
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 15
provides guidance on improvements needed to implement this goal. s
TR -C Build new roads and improve existing roadways, where necessary, in conjunction
with new development. The Specific Plan is responsive to this goal, upgrading the
existing roadways located on the east, south and west while developing a new
network of roads for internal circulation within the SESPA.
TR -E Discourage high -speed traffic and trucks from using local streets. The Specific Plan
site layout discourages high -speed and truck traffic by reducing the possibilities for
through movement to the potential linkage with Canon Manor via Sturdevant Street.
TR -F Encourage alternative modes of travel — including transit, bicycles, and walking —by
coordinating land use planning and development with transportation and by
promoting compact, mixed -use development in targeted areas. The Specific Plan is
responsive to this goal by providing a network of sidewalks and roads that can be
used by bicyclists and pedestrians.
POLICIES: STREET SYSTEM
STREET CLASSIFICATIONS AND STANDARDS
TR -I Establish LOS C as the minimum standard for all arterial and collector roadway
segments ( "segments ") and intersections, except for (1) those specified segments
and intersections for which allowable LOS standards are otherwise established
below; and (2) segments and intersections that are operating at LOS D or lower at
the time an application for a development project or a specified plan is submitted if
no feasible improvements exist to improve the LOS. The then - existing LOS may be
permitted to be the standard for those segments and intersections in category (2),
provided that the LOS not be permitted to deteriorate further due to the proposed
development project or specific plan. The General Plan identified the segment of
Petaluma Hill Rd. from Valley House Rd. to East Railroad Ave. as having a Level of
Service of "E/A". The analysis of this condition is included in the EIR in Section
3.10 Traffic and Circulation.
TR -2 Require mitigation measures, as needed, for new development that increases
traffic such that LOS levels fall below the established minimum standard. Ensure
that mitigation measures are coordinated with roadway improvements programmed
for funding through transportation- related impact fees.9 As part of the Specific Plan
process, a Traffic Impact Study has been prepared and is on file with the City of
Rohnert Park Planning Division (File numbers 2003 -031, -054 and –005). This
study provides the required analysis and recommendations as to mitigation
8 See: Southeast Specific Plan Traffic Impact Study for the City of Rohnert Park, Whitlock & Weinberger
Transportation Inc.
9 Chapter 2: Land Use and Growth Management of the General Plan requires project proponents to pay for
transportation improvements made necessary by development. Policy TR -1 establishes minimum LOS
standards. A traffic analysis will be required for each specific plan area and mitigation measures will be
required, as appropriate, both within and outside the City limits.
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 16
measures that will be funded as part of the development project. Additional
information is provided in Section 3.10 Traffic and Circulation of the EIR.
TR -4 Establish roadway classifications, as shown in Table 4.1 -3 of the General Plan,
Require right -of -way dedications and design roadway improvements based on
these classifications and Figure 4.1 -1 in the General Plan. The Specific Plan
provides roadway classification information in Section 5, Circulation Element in
subsection C. Roadway Classification Standards. Additional details of the roadway
characteristics are described in the Public Services Plan (See Attachment A).
TR -5 Require provision of local streets in accordance with the City's Subdivision
Ordinance and the policies and standards in Chapter 3: Community Design. The
Specific Plan is responsive to this policy by providing a local street network to serve
the new development.
ROADWAY IMPOROVEMENTS
TR -10 (related to Bodway Parkway) "Where street widening is proposed and the City
owns an existing right -of -way that exceeds the minimum width required according
to the roadways classifications shown in Fig 4.1 -3, the additional width shall be
used for a greenway along one side of the street that has bikeways, pedestrian
paths, and landscaping." No modification of the Bodway Parkway is proposed.
INTER - JURISDICTIONAL COORDINATION
TR- 19Work with Sonoma County to coordinate improvements to major roads in the
unincorporated parts of the Rohnert Park Planning Area. 10 The Specific Plan
recognizes the needs for coordination with Sonoma County in the development of
Valley House Drive in as much as this roadway corridor lies in both the City of
Rohnert Park and the County's jurisdiction.
TR -21 B. Work with the City of Cotati and Sonoma State University to determine feasible
measures to mitigate impacts of increased traffic on East Cotati Avenue (within the
City of Cotati, beginning with the La Plaza intersection) associated with the
proposed growth assumed in the 2000 General Plan. These measures shall be
based on detailed (intersection - level) traffic studies that will be prepared with each
specific plan. The Southeast Specific Plan shall include a detailed analysis of
intersections within and outside of the city that are projected to be impacted by the
specific plan project area; an analysis of the traffic impacts of the specific plan
project area on East Cotati Avenue; a cumulative impact analysis; and feasible
mitigation measures for lessening the potential traffic impacts.
10 Major roads include Petaluma Hill Road, Railroad Avenue, Stony Point Road, Wilfred Avenue, Millbrae
Avenue, and the Old Redwood Highway.
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 17
Contribute the City's fair share to the feasible mitigation measures identified in the
Southeast Specific Plan; provided that (1) the City's fair share is roughly
proportional to the traffic impacts of development beyond the 1999 incorporated
limits of the City of Rohnert Park; and (2) other jurisdictions that approve
development that impacts traffic congestion at the impacted intersections on East
Cotati Avenue contribute their fair share. In the event that the City of Cotati and /or
SSU approve development that impacts East Cotati Avenue traffic congestion but
do not contribute their fair share to fund the feasible mitigation measures, the City
and City of Cotati will evaluate alternative feasible mitigation measures that can be
implemented. The City's financial commitment is also contingent upon legal
authority to collect payments through specific plans, development agreements,
assessment districts, and /or ordinances to raise funds for needed improvements on
East Cotati Avenue.
The SESPA planning process has included preparation of a Traffic Impact Study to
analyze the effects of the development on traffic on East Cotati Avenue. See:
Southeast Specific Plan Traffic Impact Study for the City of Rohnert Park, Whitlock
& Weinberger Transportation, Inc, which is on file with the City of Rohnert Park
Planning Division (File numbers 2003 -031, -054 and —005) In addition, this matter
has been reviewed in the course of preparing the EIR.
F. Open Space
GOALS: OPEN SPACE
OS -D Maintain and enhance the Petaluma Hill Road scenic corridor. The Specific Plan,
following the guidance of the General Plan, provides for the development of the
West Side of Petaluma Hill Road for Rural Estate residential uses and a 50 -foot
wide buffer. In addition, the Design Guidelines in Section 7, subsection 8 2. Public
Spaces and Streetscapes provides additional information concerning the planned
design treatment along Petaluma Hill Road.
GOALS: PARKS
OS -F Provide an integrated system of parks and trails throughout the City to meet the
community's recreational needs. The Specific Plan is consistent with this goal by
providing a neighborhood park, multi -use trials along Valley House Road and
Petaluma Hill Road, sidewalks on both sides of all streets and connections to
adjacent existing and proposed adjacent neighborhoods.
OS -G Develop additional parkland in the city to meet the standards of required park
acreage for new residents. The Specific Plan is consistent with this goal by
providing a neighborhood park for new residents of the SESPA.
OS -H Ensure adequate funding for parks and recreation facilities acquisition,
development, and maintenance. As part of the Specific Plan preparation, a Public
Facilities Financing Plan was prepared by Harris & Associates and is on file with the
City of Rohnert Park Planning Division (File numbers 2003 -031, -054 and —005)
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 18
POLICIES: OPEN SPACE
OS -6 Require property developers adjacent to sites where agricultural use is permitted or
being conducted to inform subsequent buyers of potential continued agricultural
production and the lawful use of agricultural chemicals, including pesticides and
fertilizers. In accordance with California law, prospective buyers of properties will
be provided with a list of disclosures including information regarding agricultural
activities in surrounding areas wherein certain chemicals may be used.
POLICIES: PARKS
OS- 12Acquire and develop new parks in the approximate locations and sizes shown on
Figure 5.2 -1 and Table 5.2 -2 in the General Plan. The Specific Plan is consistent
with the General Plan in providing a new neighborhood park for the SESPA. 11
RECREATION FACILITIES
OS -16 Expand the city's network of bike and pedestrian paths in areas of new
development. The Specific Plan is consistent with this policy as the implementation
of the actual development will entail the creation of new streets and sidewalks.
OS -17 Ensure that parks and recreation facilities are safe secure areas. The City should
request Department of Public Safety review and comment on park and recreation
facility projects. The design and construction of these facilities should allow for
safety, security, and reliable patrol and response. Representatives of the City have
participated in the review of design concepts for the location and features of the
park.
G. Wastewater
GOALS: WATER SUPPLY AND CONSERVATION
PF -D Ensure that adequate wastewater facilities and services are available to meet the
needs of existing and new development. A summary description of the planned
improvements is provided in Section 6.0 Public Services Element and the Public
Services Plan (Attachment A)
GOALS: PARKS
PF -G Continue to encourage water conservation through use of reclaimed water and
reduction of water consumption and discharge, for both existing and new
development. Reclaimed water is not available to the SE Specific Plan Area.
11 Figure 5.2 -1 indicates the location of the park incorrectly as spanning Canon Manor and the SESPA.
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 19
PF -H Ensure that groundwater withdrawal does not exceed safe yield. No groundwater
withdrawal is proposed
POLICIES: WASTEWATER
PF -9 Require developers to install or pay for new sewer lines and other sewer
improvements needed to accommodate new development. 12 The Public Facilities
Financing Plan provides information on the financing of sewer lines for the SESPA.
PF- 10Continue to work with residents in Canon Manor to coordinate the provision and
timing of wastewater services and facilities. See Section 6.0 Public Services
Element for a general description of plans concerning the development of a
collector sewer system for Canon Manor as part of the development of the SESPA.
POLICIES: WATER SUPPLY AND CONSERVATION
WATER SUPPLY
PF- 14Require developers to dedicate new well sites in locations identified by the City and
to pay for the cost of new wells, water lines, and other water supply infrastructure
needed to accommodate new development. 13 At the present time, it is assumed
that the water supply for the SESPA will be provided from existing sources. The
conceptual approach to providing water to the development is described in the
Public Services Plan (Attachment A).
CONSERVATION
PF- 15Continue to require water - conserving devices for all new development. 14 The Public
Services Plan describes the types of measures that will be implemented to
conserve water such as low flow devices within the homes and drought resistant
landscaping.
PF- 16Require non - residential uses to implement water conservation practices as a
condition of development. At the time detailed plans for the non - residential uses are
prepared, the policy can be implemented.
PF -21 Continue to use reclaimed wastewater to irrigate parks, recreational facilities, and
landscaping. 15
12 Sewer mains on the eastside will need to be expanded in order to accommodate new
development. Developers shall be required not only to install on -site sewers, but also to contribute
to the cost of improvements to sewer mains. Chapter 2: Land Use and Growth Management of the
General Plan includes specific policies for assessing costs and prioritizing and implementing
infrastructure improvements. The Public Services Plan describes the approach to developing and
financing these improvements.
13
14 Devices include low -flush toilets and low -flow showers and faucets.
15 Landscaping includes trees and vegetation planted along streets, as well as private business facilities
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 20
H. Environmental Conservation
POLICIES: HISTORIC AND ARCHAEOLOGICAL RESOURCES
EC -1 Undertake an inventory of historic resources to determine sites or buildings of
federal, State, or local historic significance. As part of the Specific Plan preparation
process, a study was undertaken to identify the potential for historic resources. See
A Cultural Resources Evaluation of the SESPA in Rohnert Park, Sonoma County,
California, Archeological Resource Service, January 2002, which is on file with the
City of Rohnert Park Planning Division (File numbers 2003 -031, -054 and —005)
EC -2 Insure the protection of known archaeological resources in the city by requiring a
records review for any development proposed in areas that are considered
archaeologically sensitive for Native American and /or historic remains. Require
construction activities and development adjacent to sites of historic or
archaeological resources to avoid degradation by:
• Studying the potential effects of development and construction in the resource;
• Requiring pre- construction surveys and monitoring during any ground
disturbance for all development in areas of historical and archaeological
sensitivity; and
• Implementing appropriate measures to avoid the identified impacts.
As part of the Specific Plan preparation process, a study was undertaken to identify
the potential for historic resources. See: A Cultural Resources Evaluation of the
SESPA in Rohnert Park, Sonoma County, California, Archeological Resource
Service, January 2002, which is on file with the City of Rohnert Park Planning
Division (File numbers 2003 -031, -054 and —005). As development proceeds, the
policy can be implemented.
POLICIES: HABITAT AND BIOLOGICAL RESOURCES
WETLAND CONSERVATION
EC -5 Require development in areas with high and moderate wetlands potential and
habitat areas delineated in Figure 6.2 -1 of the General Plan, as well as other areas
where wetland or habitat for special- status species is present, to complete
assessments of biological resources. As part of the Specific Plan preparation
process, a jurisdictional delineation study was performed which was submitted to
the Department of the Army, Corps of Engineers resulting in a determination that
Department of the Army authorization will not be required (i.e. wetlands not present
on the site). This study is on file with the City of Rohnert Park Planning Division
(File numbers 2003 -031, -054 and —005).
NATIVE SPECIES
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 21
EC -7 Encourage planting of native vegetation in new development sites, parks, public
areas and open space. Landscaping to be included in the Specific Plan area will be
selected from a variety of plant types, which will be responsive to climate, soil
conditions, water consumption and maintenance requirements. Consideration will
be given to native vegetation, which is responsive to these criteria.
VEGETATION
EC -10 As part of development approval in any new growth area, require participation in a
landscape assessment district, with responsibility for maintaining open spaces,
landscaped medians, and other similar features. 16 As the development moves
forward, consideration will be given to creating an appropriate district mechanism
(either a Community Services District or a Landscape Assessment District) to
assume responsibility for this activity. See: Public Facilities Financing Plan, on file
with the City of Rohnert Park Planning Division (File numbers 2003 -031, -054 and —
005).
GOALS: AIR QUALITY
EC -L Encourage land use and transportation strategies that promote use of alternatives
to the automobile for transportation, including bicycling, bus transit, and carpooling.
The Specific Plan is responsive to this goal with respect to creating opportunities for
pedestrian circulation and bicycling by providing a network of sidewalks and streets
which can accommodate and encourage walking and bicycling.
I. Seismic and Geologic Hazards
POLICIES: SEISMIC AND GEOLOGIC HAZARDS
HS- 1 Require new construction to utilize site preparation, grading, and foundation
designs in accordance with site - specific soil conditions. Require submittal of a
preliminary soils report, prepared by a registered civil engineer. As part of the
Specific Plan preparation effort, a geotechnical engineering investigation of the site
was performed. See: Updated Geotechnical Engineering Investigation — Proposed
Residential Development — SESPA, Michelucci & Associates, Inc. December 2002,
on file with the City of Rohnert Park Planning Division (File numbers 2003 -031, -054
and —005)
POLICIES: DRAINAGE, EROSION, STORMWATER, AND FLOODING
HS -5 As part of the building permit process, require all development projects to comply
with hydrology and drainage policies incorporated in the applicable Specific Plans.
Require the project proponent to design and construct a storm drain system in
16 Planting of native vegetation with minimal water demand will be included in the district
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 22
accordance with the SCWA Flood Control Design Criteria (latest revision), specific
LA to the project. Encourage the use of environmentally sensitive drainage
improvements including flow reduction and flood bypass systems in order to ensure
protection of surface water quality and stream integrity. 1' As part of the Specific
Plan preparation, engineering studies have been conducted to determine potential
means of retaining storm water on -site. Use of a portion of the park site for this
purpose is currently under consideration.
POLICIES: SOLID WASTE MANAGEMENT AND RECYCLING
HS -15 Require new multifamily residential and all non - residential development to
incorporate attractive and convenient interior and exterior storage areas for
recyclables into new buildings, to make recycling activities more convenient for
those who use the buildings. The Specific Plan is responsive to this policy and
provides guidance on this subject in Section 6 Design Guidelines.
POLICIES: EMERGENCY MANAGEMENT
HS -24 Require adequate access for emergency vehicles, including adequate street width
and vertical clearance, on new streets. The Specific Plan is responsive to this
policy. See Section 5. Circulation Element, C. Roadway Classifications and
Standards.
GOALS: NOISE
NS -B Minimize the exposure of noise - sensitive uses to excessive noise levels; including
residences, schools, churches, hospitals, and other public uses. No schools,
churches or hospitals will be located within the Specific Plan area. A small public
park will be located in the northwestern part of the Plan area, which is surrounded
on more than 75% of its perimeter by residences; the remaining 25% is adjacent to
Bodway Parkway, a north -south major collector road. An analysis of potential
noise generated by vehicular traffic on the major streets bounding the Specific Plan
area has been conducted to ascertain needs for noise mitigation measures where
noise could exceed allowable thresholds. As appropriate and necessary, those
residential units where noise may exceed allowable thresholds will be designed
and built with mitigation measures incorporated in walls, windows and other
openings.
POLICIES: NOISE
STANDARDS
" Policy LU -1 04 stipulates that all specific plans shall address hydrology and drainage for their respective
areas, as well as practices to be incorporated as part of individual development projects.
The storm drain system may include: Street and underground storm drain improvements; and new
underground storm drainage facilities.
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 23
NS -1 During project review and approval use Figure 8.3 -1 to determine acceptable uses
and analysis and insulation requirements in noise impacted areas. As part of the
Specific Plan preparation, an acoustical analysis was undertaken to address
potential noise issues related to the location of residences along the east side of
Petaluma Hill Road. The results of this analysis are provided in the Appendix in the
study prepared by Illingworth & Rodkin, Inc.
NS -2 For all residential uses establish 45dBLdn as the standard for interior noise levels
and 60dB Ldn as the standard for exterior noise levels. Require appropriate siting
of residential uses and /or mitigation measures to meet the standards. As part of
the Specific Plan preparation, an acoustical analysis was undertaken to address
potential noise issues related to the location of residences along the east side of
Petaluma Hill Road. The results of this analysis are provided in the Appendix in the
study prepared by Illingworth & Rodkin, Inc.
MITIGATION OF NOISE IMPACT
NS -6 Require buffers or site planning techniques for all new development within the 65
dB Ldn noise contours. However, avoid visible sound walls except along US 101
and along NP Railroad right -of -way. As part of the Specific Plan preparation, an
acoustical analysis was undertaken to address potential noise issues related to the
location of residences along the east side of Petaluma Hill Road. The results of this
analysis are provided in the Appendix in the study prepared by lllingworth &
Rodkin, Inc.
NS -7 Require new development within existing or projected 65 dB Ldn noise contours to
undergo a technical acoustical analysis, which shall serve as the basis for designing
mitigation measures. Require the technical analysis to be conducted by a
professional acoustical engineer. As part of the Specific Plan preparation, an
acoustical analysis was undertaken to address potential noise issues related to the
location of residences along the east side of Petaluma Hill Road. The results of this
analysis are provided in the study prepared by Illingworth & Rodkin, Inc., which is
on file with the City of Rohnert Park Planning Division (File numbers 2003 -031, -054
and —005)
J. Housing
POLICIES: HOUSING SUPPLY
HO- 3(3.2) Continue to establish assessment districts and utilize subdivision agreements
to finance adequate infrastructure. As part of the planning process for this Specific
Plan, a Public Facilities Financing Plan was prepared by Harris and Associates
(dated May 25, 2004) which provides information on the financing approach to
achieve adequate infrastructure.
GOAL: BALANCE OF HOUSING TYPES
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 24
HO -B Provide for a range of housing types within the community to accommodate a
variety of incomes and lifestyles, and enable residents to remain in Rohnert Park
throughout their lives if they so choose. The Specific Plan, following the guidance of
the General Plan, is responsive to this goal by providing for the development of a
range of housing types. Detailed information concerning the sizes of units is
provided in the Development Standards found in Table 4 -4 and additional
information concerning the design of the units is provided in Section 7.0 Design
Guidelines.
POLICIES: BALANCE OF HOUSING TYPES
HO -4 Promote a diversity of housing types, including single - family detached and attached
residences, mobilehomes, multi - family rental and ownership units, secondary units,
and units combined with non - residential uses. The Specific Plan, following the
guidance and direction of the General Plan, is responsive to this policy by
accommodating a diversity of housing types. Detailed information concerning the
sizes of units is provided in the Development Standards found in Table 4 -4 and
additional information concerning the design of the units is provided in Section 7.0
Design Guidelines.
GOAL: PROVISION OF AFFORDABLE HOUSING
HO -C Address to the maximum extent feasible the housing needs of all economic
segments of the present and future community, giving highest priority to lower
income households. The Specific Plan, incorporating direction from the City's
Municipal Code section 17.70.040, based on the planned development of for -sale
residences, provides for the development of 15% of the housing units as affordable
to low and moderate income households. Appropriate regulation of resale and
occupancy of units designated as affordable shall be monitored by the City of
Rohnert Park.
GOAL: PRESERVATION OF AFFORDABLITY
HO -D Preserve the City's existing affordable housing stock, and ensure the long -term
affordability of new non - market rate units. The Specific Plan, incorporating direction
from the City's Municipal Code section 17.70.040, based on the planned
development of for -sale residences, provides for the development of 15% of the
housing units as affordable to low and moderate income households.
GOAL: ENERGY CONSERVATION
HO -H Encourage energy conservation in housing. The residences to be developed within
the Specific Plan will be subject to statutory standards and review procedures
pertaining to energy and energy conservation. Last year the California Energy
Commission (CEC) completed the rulemaking process for the 2008 Energy
Efficiency Standards for Residential and Nonresidential Buildings (Title 24, Part 6,
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 25
of the California Code of Regulations). The Energy Commission adopted the 2008
Standards on April 23, 2008, and the Building Standards Commission approved
them for publication on September 11, 2008. The CEC has posted the final
proposed version of the Residential Compliance Manual, which was certified by the
CEC on December 17, 2008. It has also posted a final draft of the Nonresidential
Compliance Manual, which was to be considered for adoption at the CEC Business
Meeting on January 14, 2009. A first analysis of the 2008 code revealed an
average energy performance at least 21 % more efficient than ASHRAE 90.1 -2004.
Even better results are likely after more definitive testing. The new standards will
be effective August 1, 2009. Furthermore, the applicant has submitted a zero
carbon plan for the project that identifies a number of energy conservation
techniques. This plan is currently under review by the City. Once approved, these
techniques will be implemented as part of the project.
HO -24 Promote the use of energy conservation features in the design of residential
development. In addition to application of statutory standards and review
procedures for residential development, consideration will be given to features
which promote energy conservation, consistent with marketplace requirements and
consumer preferences.
HO -24 (24.1) Continue to evaluate residential projects for consistency with Section
66473.1 of the Subdivision Map Act during the development review process. The
City of Rohnert Park has responsibility for review of projects during the
development review process including an evaluation of consistency with applicable
Municipal Code provisions.
HO -24 (24.2) Continue to require the planting of trees as part of residential projects to provide cooling during the
summer months. As part of the overall subdivision implementation common areas and the park will be
planted with trees according to a landscaping plan. In addition, front yards will be planted with trees to
provide shading along public streets and sidewalks. Periodic maintenance will be required to ensure that
the initial plan intent is carried out in future years as trees mature and, on occasion, require replacement
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 26
ATTACHMENT C: SOUTHEAST SPECIFIC PLAN, GENERAL PLAN ANALYSIS 27