2017/01/12 Planning Commission Resolution (2)PLANNING COMMISSION RESOLUTION NO. 2017-04
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK RECOMMENDING CITY COUNCIL APPROVAL OF UNIVERSITY DISTRICT
SPECIFIC PLAN AMENDMENTS TO SETBACK AND OPEN SPACE
REQUIREMENTS WITHIN THE LOW DENSITY RESIDENTIAL DISTRICT (APNS
045-253-007, 045-253-009 THROUGH -012, 045-253-018, 045-262-001 THROUGH -004,
047-131-019, AND 047-131-024 THROUGH -027)
WHEREAS, the applicant, University District LLC filed Planning Application PLSP 16-
0002 proposing amendments to low density setback and open space requirements within the
University District Specific Plan located south of Keiser Avenue, west of Petaluma Hill Road,
and north of Copeland Creek (APNs 045-253-007, 045-253-009 through -012, 045-253-018,
045-262-001 through -004, 047-131-019, and 047-131-024 through -027 (the "Project"), in
accordance with the City of Rohnert Park Municipal Code ("RPMC"); and
WHEREAS, pursuant to California State Law and the Rohnert Park Municipal Code,
public hearing notices were mailed to all property owners within an area exceeding a 300 foot
radius of the subject property and a public hearing was published for a minimum of 10 days prior
to the public hearing in the Community Voice; and
WHEREAS, on January 12, 2017 the Planning Commission held public hearings at which
time interested persons had an opportunity to testify either in support or opposition to the proposal;
and
WHEREAS, the Planning Commission has reviewed and considered the information
contained in Planning Application No. PLSP16-0002 for the proposed amendments to the
University District Specific Plan.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Rohnert Park makes the following findings, determinations and recommendations with respect to
the proposed specific plan:
Section 1. That the above recitations are true and correct.
Section 2. The proposed amendments to the University District Specific Plan are
consistent with the University District EIR adopted in 2006 and EIR Addendum adopted in 2014
and no additional environmental review is necessary.
Section 3. Findings. The Planning Commission hereby makes the following findings
concerning the University District Specific Plan proposed by Planning Application No. PLSP16-
0002 pursuant to Rohnert Park Municipal Code section 17.06.390:
1. The specific plan amendment is consistent with the city's general plan.
Criteria Satisfied. The specific plan would implement the General Plan's goals
for the University District Specific Plan Area as described in the Community
Design Element. The Specific Plan amendments are minor and do not change the
land use framework of the Specific Plan or General Plan. The Low Density
Residential designation remains in place and the Specific Plan remains consist with
the General Plan with the minor amendments to the development standards (setback
and private open space requirements).
A greater diversity of housing types is permitted by the setback modification. A
supply of new one-story homes is not currently available in the community and the
amendment will make the production of one-story homes more likely. This is
consistent with following General Plan land use goals and policies:
LU -I Provide a range of housing types in type and price, including, large -
lot homes and housing oriented to students. Provide a variety of housing in
all neighborhoods and reserve sites, where appropriate, for housing types
that would ensure that Rohnert Park remains an inclusive, community.
LU -15 (UDSP) Ensure that land uses are dispersed in accordance with the
following principals:
a. A mix of residential density development to complement the Mixed Use
Commercial Center uses.
b. Medium Density, High Density, and Mixed Use Residential to provide
a variety of housing types along Rohnert Park Expressway.
HO -2.2 Specific Plan Housing Types. During the application review
process for specific plans, the City shall ensure that the projects provide for
the diversity of housing types specified in the Land Use and Growth
Management Element.
2. The specific plan amendment will not adversely affect the public health and safety
or result in incompatible land uses.
Criteria Satisfied. The specific plan amendments will not have negative impacts
on the health or well-being of UDSP residents or occupants of the surrounding land
uses. The proposed plan is in character with surrounding neighborhoods. The
amendments will not adversely affect the public health and safety or result in
incompatible land uses since the land use pattern originally envision for the UDSP
remains unchanged with this action. The changes could enhance the privacy
between adjacent properties by allowing for more flexibility in home design to
create opportunities for private outdoor open space. The amendment will enhance
the public health and safety by ensuring that access within side -yards is maintained
for public safety personnel in an emergency. This is consistent with existing setback
rules that are currently within the zoning ordinance.
3. The 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 -11, and GM -12.
Criteria Satisfied. The amendments to setbacks and open space requirements will
have no impact on the phasing or pace of development. No changes to the
underlying land use pattern or circulation network are proposed, so the need for
public facilities and infrastructure will be unchanged from the prior Specific Plan
approvals.
4. The specific plan amendment identifies adequate financing mechanisms for the
infrastructure and public facilities required to support the development.
Criteria Satisfied. The project will be subject to the provisions from the prior
Specific Plan approvals including 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.
Section 4. A duly noticed public hearing on the proposed University District Specific
Plan was held on January 12, 2017.
NOW, THEREFORE, BE IT FURTHER RESOLVED, THAT the Planning
Commission does hereby recommend that the City Council adopt the Findings stated hereinabove
and approve Application No. PLSP16-0002 for the amendments to setbacks and open space
standards within the low density residential district of Appendix A (Development Standards),
Chapter 1 (Residential Development Standards) of the University District Specific Plan as
provided at Exhibit A, in its entirety.
DULY AND REGULARLY ADOPTED on this 12th day of January, 2017 by the City
of Rohnert Park Planning Commission by the following vote:
AYES: 4 NOES: ABSENT: ABSTAIN:
ADAMSL4 BLANQUIFJ I.ORBA GIUDICE}eHAYDON�
Chairpbr
Attest:
usan aevedo, Recording Secretary
City of Rohnert Park Planning Commission
EXHIBIT A
AMENDMENTS TO SETBACKS AND OPEN SPACE STANDARDS WITHIN THE
UNIVERSITY DISTRICT SPECIFIC PLAN
APPENDIX A
DEVELOPMENT STANDARDS
Description and Purpose
These Development Standards for the UDSP provide standards for residential and other land uses,
including building designs, parking, maintenance, setbacks, and second units.
Development standards included below are provided for each of the land use descriptions in the
UDSP Plan Area. These development standards set forth permitted uses, the minimum
requirements for, lot size, lot width, floor area ratio, lot coverage, height, setbacks, garage
prominence and variance of housing types within each development proposal. The intention of
these standards is to provide guidance for development within each of the land use categories.
For issues not specifically addressed by the developments standards or the Specific Plan, the City
of Rohnert Zoning Ordinance shall apply and shall be based on the most compatible zoning
designation as determined by the Development Services Director or his/her designee. Each
development area is required to be approved through the City's Development Area Plan ('DAP')
process. See DAP requirements Rohnert Park Municipal Code Chapters 17.06.400 and 17.06.410)
as they apply for all applications.
Chapter 1: Residential Development Standards
This chapter establishes standards for the Residential uses as outlined in the City's Zoning
Ordinance, Chapter 17.06.010 - Residential Zoning Districts.
The residential districts are intended to achieve the following Purposes:
A. Reserve residential areas for a broad range of dwelling types and densities, which meet
the economic and social needs of the residents consistent with sound standards of public
health and safety.
B. Ensure the provision of light, air, privacy and open space.
C. Protect residential neighborhoods from excessive noise, illumination, unsightliness,
odors, dust, dirt, smoke, vibration, heat, glare, and other objectionable influences.
D. Minimize congestion and avoid the overloading of public services and utilities. (Ord.
695, 2003)
1.1 Residential Land Use Designations
Estate Density Residential.- As described in the Land Use Plan section of the Specific Plan, the
density range for this designation is 0.1 to 2.0 dwelling units per acre. The minimum lot size for
single family detached homes within this designation is 15,000 square feet. See Sections 1.4 and
1.5 below for setback, building area, building height and parking requirement descriptions.
Love Density Residential: As described in the Land Use Plan section of the Specific Plan with
density ranging from 4.1 to 6.0 dwelling units/acre. The minimum lot size for single family
detached homes within this designation is 4,000 square feet. See Sections 1.4 and 1.5 below for
setback, building area, building height and parking requirement descriptions.
rear --and alley loaded driveway and drive aprons. Maintenance of fenced lot/private open space
may be by the homeowner and maintenance of front yards may be by an association, while alley,
motor -court and common area may be maintained by an association either through ownership of a
separate parcel or easements. These are within all densities except Estate and Low.
Multi -Family Condominium and Apartment Rental Homes: "Multi -Family" homes are within
High -and Mixed Use Densities and include Town -home, Carriage, Stacked -Flat and Live/ Work
homes among others. These have three or more units and are either within an association or
owned as a rental community that maintains exteriors and common area. No second units are
allowed.
Second Units: Second Units will follow the City's Municipal Code requirements.
Setbacks and Development Standards: Building setbacks and heights, floor area ratio, and lot
coverage for homes described above are shown within the Development Standards. Any conflict
between the Guidelines and the Municipal Code will defer to the Development Standards.
1.3 Permitted Uses
All residential uses shall utilize the City of Rohnert Park Zoning Ordinance, Chapter 17.06.030
Permitted Uses, as a guide.
1.4 Residential Setbacks
- . a ••.ivµ°, Mme uuemca UNIng arena aur not potcnes, garages, second units, decks, carports, and earexior stairs. Lot Govungc includes only &C first door living area, euveted porches and garages -
MC or (MC) —Motor Cow, (A) = Alley Pop - UP refers to the second level kving area avers porticm of a singe xtmy home. (l S) ak ictttt One - Story or Si Wk - Story resideraW v uttare- CA indicator Two Story tendental str
9t Low Density Detached Conventional Swgie Story and Pop — Up, second floor wjtAi ws at tide .. yards that are within d' of the piuperty fine shatl be dmrtory wmdonvr to provtde greaw prfvucy to tdikcm, Mc -
SE7$ACSS ARE MINIMUM, EXCEPT WHEN NOTED OTHERWISE
See Specific Plan for min.
lot sizes pet density
Garage*On25'
Estate
Density -
Detached
Conventions!
m Density Low Density Medium odium - Deni
Detached Deta6M Density — Detached Nky
Conventional Conventional Detached and MC
Two Story $'°$ Swry Sr Conventional
Pop Up
18' 18' N/A 18'
Medium -
Density -
Attached Alley
and MC
18'
P / I / / I /Medium
Medium. Density
Density— Detached Allq
Conventions] and MC
18' 18'
P / I / Medium -
Density -
Attached Alley
and MC
18'
High Density — High - Mixed Use
Attached Alley Density Mul ' Residential —
and MC —Family Detached
Alley and MC Alley and
MC
18' N/A N/A
Mixed Use
Residential —
Attached
Alley and MC
N/A
Mixed Use
Multi —
Family
Residential
over Retail
N/A
Garage Si13'
8'8'
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
Porc15'
10'10'5'
5'5'
5'
5'
5'5'
4'
4'
4'
0'
Arch. / Fir
13'
8'
8'5'
5'5'
5'
5'
5'5'
4'
4'
4'
0'
Living Axe2A'
Garage Front — On
5'
12'
4'
10
4'
10
5'
5'
10'
S'
S'
S'
4'
4'
4'
0'
Garage — Alky and MC
N/A
N/A
N/A
NA'
4'
Living Area — All floors
5'
5'
4
Asch. /Fireplace / Media
4'
4'
Porch / Court
5'
4'
4'
4'
4'
4'
4'
4'
4'
4'
4'
4'
4'
4'
Corner Conditions —Add
Garage
5'
5'
5'
5'
5'
5'
4'
5'
4'
3'(A) 4' (MC)
4'
3'(A) 4' (MC)
4'
5'
4'
3'(A) 4' (MC)
4'
3'(A) 4' (hiG}
4'
3'(A) 4' (MC)
4' 4' 4' 4'
3'(A) 4' (MC) '(A) 4' (MC 3'(A) 4' (MC)
Living Area —All floors
Rear — Garage to Gar. /
20'
N/AN/A
10' (l5), I0
N/A
10'
N/A
3'(A) 4' (MC) 3'(A) 4' (MC)
26' (A) NA (MC) 6' (A) NA (m
10'
N/A
3'(A) 4' (MC) 3'(A) 4' (MC) 3'(A) 4' (MC)
6' (A) NA (M 26'(A) NA (MC) 26'(A) NA (MC)
3'(A) 4' (MG) '(A) 4' (MC '(A) 4' (MC) 3'(A) 4' (.MC)
26' 26' 26' 26'
Rest - Living to Living
N/A
N/A
N/A
N/A
26' (A) NA (MC) 6' (A) NA (MC)
N/A
2(5(A) NA (MC 26' (A) NA (MC) 26' (A) NA (MC)
26'
26'
26'
26'
Private Open Space / S.F.
600
500
400
400
300
300
400
300
300
200
100
200
200
100
Max. Floor Area Ratio
.60
.65
.65
.70
.75
.75
.70
.75
.75
.75
2.00
.75
.85
2.00
Max. Lot Coverage
55 %
60%
60%
65%
75%
75%
65 %
75%
75%
75%
80 %
80%
90%
90
- . a ••.ivµ°, Mme uuemca UNIng arena aur not potcnes, garages, second units, decks, carports, and earexior stairs. Lot Govungc includes only &C first door living area, euveted porches and garages -
MC or (MC) —Motor Cow, (A) = Alley Pop - UP refers to the second level kving area avers porticm of a singe xtmy home. (l S) ak ictttt One - Story or Si Wk - Story resideraW v uttare- CA indicator Two Story tendental str
9t Low Density Detached Conventional Swgie Story and Pop — Up, second floor wjtAi ws at tide .. yards that are within d' of the piuperty fine shatl be dmrtory wmdonvr to provtde greaw prfvucy to tdikcm, Mc -
1.5 Other Standards for Residential Uses
Building Heights
The maximum ridge height is from finished grade at the front of the foundation and shall not exceed
35 feet for 2 stories and 45 feet for 3 stories. City requirements for roof access and emergency
service requirements take precedence over these Development Standards. Chimney and
architectural projections are not intended for human occupancy and shall not be more than 8'-0"
above the maximum height. This standard applies to both residential and commercial buildings.
Accessory Structures
Accessory structures such as sheds and cabanas shall follow the standards set forth by the City of
Rohnert Park Zoning Ordinance.
Site Coverage
For single-family detached homes, lot coverage should not exceed 50%. For single-family attached
homes, lot coverage should not exceed 75%.
Private and Public Outdoor Space
Subject to the requirements of Section 1.4, balconies, bay windows, open stairs, and porches,
and other projections may project no closer than flour feet''—n a* from the property line at side -yard
setback areas. No projection shall_-' at, 1; � stanee that
the building amist be fi�om the property line- The prt�eetioii may met encroach into the public
right-of-way or adjacent properties. Air conditioning equipment may project into side yards but
recluircieed three feet clearance from adjacent structures and fences. These encroachments shall
meet the City's noise ordinance.
Parking & Driveway / Garage Standards
The following addresses parking and garage standards at all densities that vary from the Municipal
Code for all residential density types. If a parking situation is not defined in the Development
Standards below, then the Municipal Code shall prevail.
Residential Parking Standards
• Standard side -by side covered parking spaces shall have minimum interior dimension of
10'=0" x 10'-0" at the garage or covered parking structure
• Compact covered parking spaces shall be a minimum of 10'-0" x 16'-0" as measured from
the inside of the garage and covered parking structure, as well as from structures in
uncovered areas.
• Standards tandem covered parking spaces shall be a minimum of 10'-0" x 19'-0" as a single
or 10'-0" x 36'-0" combined as measured from the inside of the interior dimension of the
garage.
• 8'-0" by 16'-0" compact uncovered parking spaces are allowed within side -yard use
easement areas.
• 18'-0" deep driveways are allowed in front -loaded, alley -loaded and motor court
conditions.
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