2014/09/11 Planning Commission ResolutionPLANNING COMMISSION RESOLUTION NO. 2014-33
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, RECOMMENDING APPROVAL OF
AMENDMENTS TO THE LAND USE MAP AND TEXT OF THE GENERAL PLAN
FOR THE NORTHWEST SPECIFIC PLAN AREA LOCATED SOUTH OF MILLBRAE
AVENUE, WEST OF DOWDELL AVENUE, NORTH OF BUSINESS PARK DRIVE,
AND EAST OF LANGNER AVENUE IN SONOMA COUNTY, CA
WHEREAS, the applicant, the City of Rohnert Park, filed Planning Application No.
PLGP2014-0006 proposing approval of a Specific Plan ("Specific Plan"), Prezoning, and
General Plan Amendments for the Northwest Specific Plan Area ("Project"), as well as
certification of an Environmental Impact Report ("EIR") for the Project, in accordance with the
City of Rohnert Park Municipal Code ("RPMC"); and
WHEREAS, the Specific Plan area is currently designated Commercial -R, High Density
Residential, Commercial-R/High Density Residential, Industrial, and Parks/Recreation. The
proposed amendments to the General Plan ("Northwest Specific Plan General Plan
Amendments") would alter the configuration of the existing land use designations onsite, add the
Mixed -Use land use designation, and amend the Land Use Map of the General Plan. The
proposed Northwest Specific Plan General Plan Amendments are attached as Exhibit A; and
WHEREAS, the Planning Commission reviewed the Final EIR prepared for the Project,
recommended its certification by the City Council, and has otherwise carried out all requirements
for the Project pursuant to the California Environmental Quality Act ("CEQA"); and
WHEREAS, pursuant to California State Law and the RPMC, public hearing notices
were mailed to all property owners within an area exceeding a three hundred foot radius of the
subject property and a public hearing was published for a minimum of 10 days prior to the first
public hearing in the Community Voice; and
WHEREAS, on September 11, 2014, the Planning Commission held a public hearing at
which time interested persons had an opportunity testify either in support or opposition to the
Project: and
WHEREAS, the Planning Commission reviewed and considered the information
contained in the Northwest Specific Plan General Plan Amendments.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Rohnert Park makes the following findings and determinations with respect to the proposed
Project:
Section 1. The above recitations are true and correct, and material to this Resolution.
Section 2. The Planning Commission has recommended City Council approval of 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 Planning Commission Resolution No. 2014-32, approved on September 11, 2014,
concurrently with the Planning Commission's approval of this Resolution.
Section 3. Findings related to the Northwest Specific Plan General Plan
Amendments. The Planning Commission makes the following findings concerning the
Northwest Specific Plan General Plan amendments proposed by Planning Application No.
PLGP2014-0006:
1. That the proposed site is appropriate for development under the General Plan's
Land Use Designations for the site.
Criteria Satisfied. The proposed Northwest Specific Plan General Plan
Amendments would be similar to the current General Plan land use designations
but slightly reconfigured. The proposed amendments would remove the High
Density Residential and Commercial -R/High Density Residential designations,
and would add the Mixed -Use land use designation to the site.
2. That the proposed General Plan amendments would be consistent with specific
policies in the Land Use Element of the General Plan relative to the proposed
development.
Criteria Satisfied. The proposed Northwest Specific Plan General Plan
Amendments are consistent with specific policies in the Land Use Element of the
General Plan applicable to the Northwest Specific Plan Area. The policies
establish a primarily commercial development with a mixed use land use
designation for commercial and multi -family uses. The proposed Project
proposes no changes to the existing policies envisioned in the General Plan and is
therefore consistent with such specific policies.
3. That a duly noticed public hearing has been held to receive and consider public
testimony regarding the proposed amendments to the General Plan Land Use
Map.
Criteria Satisfied. A duly noticed public hearing on the proposed Northwest
Specific Plan General Plan Amendments was held on September 11, 2014.
4. That the proposed Project, including the proposed General Plan amendments, is
consistent with the General Plan.
Criteria Satisfied. The General Plan Amendment, and consistency of the Project
with the General Plan, are discussed in the application materials, the Final EIR,
the Specific Plan, staff reports, and submittals by the Project applicant. The City
adopts the conclusions and analysis of those documents regarding General Plan
consistency. The Project, including the Northwest Specific Plan General Plan
Amendments, is consistent with the General Plan and will result in an internally
consistent General Plan.
S. Approval of the General Plan amendment will not cause the General Plan to
become internally inconsistent.
Criteria Satisfied. The Northwest Specific Plan General Plan Amendments and
the remainder of the General Plan comprise an integrated, internally consistent
and compatible statement of polices for the City. The various land uses
authorized for the Project are compatible with the objectives, policies, general
land uses, and programs specified in the General Plan, as amended. The Project is
compatible with and conforms to the objectives, policies, general land uses and
programs specified in the General Plan. The Project furthers the objectives and
policies of the General Plan and does not obstruct their attainment. The Project is
compatible with and in harmony with the General Plan goals and policies. The
Project is in harmony with surrounding neighborhoods, and the site is physically
suitable for the proposed Project.
6. The City has considered and evaluated the goals, objectives and policies of the
General Plan and finds that the proposed General Plan amendments are in
compliance with the General Plan.
The General Plan comprises many objectives, policies, principles, programs,
standards, proposals and action plans (each, a "Policy," and collectively, the
"Policies"), as well as performance standards. The City recognizes that the
Policies necessarily compete with each other. The City has considered all
applicable General Plan Policies and the extent to which the Project conforms to
and potentially competes with each of those Policies.
The City has fully evaluated the extent to which the Project achieves each Policy,
including those pertaining to compatibility of land use, protection of open space,
standards regarding geology, soils and earthquake risks, hazardous materials,
flood hazards and drainage, protection of water quality, protection of biological
resources, transportation standards and goals, regional and local housing needs,
jobs/housing balance, noise, protection air quality, protection of visual resources,
standards for public services and utilities, protection of architectural and historic
resources, the provision of housing for all sectors of the economic community,
and the provision of employment opportunities for residents of the City. The City
has also fully considered the Project's compliance with all goals, policies and
objectives in the General Plan, and finds the Project in compliance with the
General Plan.
7. The City finds that the balance achieved by the Project among competing General
Plan policies is acceptable.
Criteria Satisfied. The Project achieves each applicable Policy to some extent,
and represents a reasonable accommodation of all applicable competing Policies
in the General Plan. The Project promotes the General Plan goals referenced in
the CEQA Statement of Overriding Considerations approved by Planning
Commission Resolution No. 2014-32 on September 11, 2014 concurrently with
the Planning Commission's approval of this Resolution.
BE IT FURTHER RESOLVED that the Planning Commission does hereby recommend
that the City Council adopt the findings described in Section 3, above, adopt and amend the
General Plan Land Use Diagram and approve the Northwest Specific Plan General Plan
Amendments included within Application No. PLGP2014-0006, as described in the Northwest
Specific Plan General Plan Amendments attached to this Resolution as Exhibit A, in its
entirety.
DULY AND REGULARLY ADOPTED on this 1 Ith day of September 2014
ADAMS Y
AYES: ) NOES: � ABSENT: ABSTAIN:
Attest: �, Q-W�
Susan Yzevedb, Recording Secretary
City of Rohnert Park Planning Commission
EXHIBIT A
NORTHWEST SPECIFIC PLAN GENERAL PLAN AMENDMENTS
SEE EXHIBIT 1 ATTACHED TO THE STAFF REPORT
4�e,a
.••.•.•• Sphere of Influence
- Rural Estate Residential
Mixed Use
,,.^•-�--- 20 Year Urban Growth Boundary
Low Density Residential
Office
City Limits
Medium Density Residential
Public/Institutional
Existing/ Proposed
- Fligh Density Residential
'-'`;,tt4 Parks/Recreation
• Major Arterial (4-6 lanes)
Industrial
Open Space- Environmental Conservation
•••••••• Minor Arterial (2 Imes)
- Commercial - IN
Open Space - Agriculture and Resource Management Major Collector (4 lanes)
- Commercial - R�
Community Separator
---�- - -- Minor Collector (2 lanes)
Commercial - R/
public/Institutional/Medium Density Residential
High Density Residential
Figure 2.2-1
General Plan Diagram
Adopled:1 1/7/2000
Diagram Revisions: 1lnnao9
1/23101 2001 24
1/24/01 Re,.2001-161
0/20/01 Res. 2001-192
10/22Res. 20022nD
o� wee -nle^sled e, 1, •,vllh 1 h Generol'16n
Ad di lion pl Od,,I—t—1
7�agram
_."'vency
10/la/O]03 R200}236
an. 2003-238
/06 Res. 2005296
9/23 2006 1a
5/27/06 Res, 2
6/13/06 Res, 2006-161
6/10/0B Reso 200692
91241latq AIQ YOQ
12/7/10 aped WI 137
R-2010-135
30s='�aia -om C... i, �F Sonoma 31sdeo,r-e- -d
'he Oily I Roh—I 2a.<
11/12/13 Res.201}I63
And'
4/4 Res, 201433
9/1
Re ised 09/2914
Chapter 2: Land Use and Growth Management
2.3 GENERAL PLAN BUILDOUT
Table 2.3-1 shows the buildout acreage of the General Plan Diagram. Approximately X364-1,301
net acres would be developed within the UGB, including infill sites. An additional 50 acres
would be developed for community fields outside the UGB. The table breaks out acreage by area
of the city: areas inside the 1999 City limits and three areas outside the 1999 City limits, the
eastside (north of the SSU campus), Canon Manor and southeast (south of the SSU campus), and
the westside (west of Dowdell Avenue). Most areas that are planned for new development are
residential in use, totaling about 640 acres. Amendments to the General Plan in 2010 have
resulted in the designation of certain developed and undeveloped lands from an industrial
designation to mixed use and parks/open space. An additional 550 acres outside the UGB and
inside the SOI would be used for parks and open space. Figure 2.3-1 compares land uses in 1999
to those resulting from full buildout of the General Plan.
Table 2.3-1:
General Plan Buildout: Net Acreage of New Development
1. Includes 24 acres in the Wilfred/Dowdell specific plan area.
2. Includes neighborhood parks, linear parks, communityfields, and creek corridors. The community fields
(approximately SO acres), are located inside the Sphere of Influence, but outside the Urban Growth Boundary.
3. Various residential, commercial, office, and industrial uses are proposed to be integrated throughout the Sonoma
Mountain Village Planned Development and such uses are therefore collectively reflected as mixed use in this Table.
4. Assumes Canon Manor includes 188 acres of Estate Residential, 42 acres of Low Density Residential and 9 acres of
Parks/Open Space.
Note: This table is for informational purposes only, and does not represent adopted City policy related to buildout.
Total buildout 2f the General Plan is neither anticipated by norspecifled in the General Plan.
Source: Dyett& Bhatia (Rev. 39/14)
2-23
Inside 1999
City Limits
Eastside
Canon Manor
& Southeast'
Westside
Sonoma
Mountain
Village
Residential
Estate
0
60
204
0
03
Low Density
0
150
64
0
03
Medium Density
0
90
27
0
03
High Density
0
20
0
450
03
Mixed Use
20
30
7
850
147
Commercial
40
0
0
46,9}541
03
Industrial
120
0
0
I&515
03
Office
10
0
0
2-0
03
Public/Institutional
0
10
0
0
1
Parks/Open Space'
2
155
17
-35
27 i
Total
192
495
319
4-93124
175 I
1. Includes 24 acres in the Wilfred/Dowdell specific plan area.
2. Includes neighborhood parks, linear parks, communityfields, and creek corridors. The community fields
(approximately SO acres), are located inside the Sphere of Influence, but outside the Urban Growth Boundary.
3. Various residential, commercial, office, and industrial uses are proposed to be integrated throughout the Sonoma
Mountain Village Planned Development and such uses are therefore collectively reflected as mixed use in this Table.
4. Assumes Canon Manor includes 188 acres of Estate Residential, 42 acres of Low Density Residential and 9 acres of
Parks/Open Space.
Note: This table is for informational purposes only, and does not represent adopted City policy related to buildout.
Total buildout 2f the General Plan is neither anticipated by norspecifled in the General Plan.
Source: Dyett& Bhatia (Rev. 39/14)
2-23
Chapter 2: Land Use and Growth Management
Table 2.3-2 shows the total number of housing units estimated at buildout of all General Plan
policies.
Table 2.3-2:
Estimated Housing Units at Buildout
Existing Units
Inside 1999 City Limits 15,430
Canon Manor 110
Subtotal 15,540
New Units
Inside 1999 City Limits 1,142
Eastside 2,440
Westside X400
Canon Manor and Southeast 950
Subtotal 4,492-4.932
Grand Total 2220.472
Note: This table is for informational purposes only, and does not represent adopted City policy related to
buildout. Total buildout of the General Plan is neither anticipated by nor specified in the General Plan. These
figures do not include second residential units and reflect anticipated SS% buildout with Sonoma Mountain
Village through 2020.
Source: Dyett& Bhatia (Rev.
08/1 09/14)
Table 2.3-3 summarizes the buildout population and employment under the General Plan.
Population and employment are based on estimates of housing units and non-residential building
floor area, which are derived from the acreage estimates in Table 2.3-1.
Population is expected to increase at an average annual rate of 1.0 percent between 1999 and
2020. Approximately 10,322 residents will be added to the city, reaching a total buildout
population of approximately 51,332. Whereas, jobs are planned to increase at a yearly rate of 1.9
percent under the General Plan, reaching a total buildout of 29,479 jobs. Because jobs will
increase at a faster rate than population, the ratio of jobs to employed residents is expected to
increase from 1.04 to 1.22.
2-25
Rohnert Park General Plan
LU -17 As part of the project approval process, require development of the non-residential
component of the land use program as a condition of residential development, with
phasing and intermediate check points to ensure that land uses are balanced at
intermediate stages in the development process.
LU -18 Require the Specific Plan to incorporate a plan for pedestrian, bicycle, and auto
connections from Rohnert Park Expressway across Copeland Creek and into SSU to
integrate the University with the mixed-use area.
Northwest Specific Plan Area
LU -19 Require preparation of a Specific Plan prior to approval of any development in the
Northwest Area.
LU -20 Ensure that the Specific Plan is in accordance with the development range outlined in
Table 2.4-2:
Table 2.4-2:
Land Use Proeram: Northwest Specific Plan Area
(Rev 09/14)
LU -21 As part of land use planning for the area, ensure that:
• Dowdell Avenue is not fronted by residential uses;
• The western fringe of the site fronted by residential uses, with maximum views
of the surrounding open space from individual units. Residential uses can also be
located in the interior of the area adjacent or in mix with the designated
Commercial uses;
• Commercial and industrial developments provide adequate transition to
residential areas, and industrial developments incorporate a landscaped visual
buffer at the residential edges; and
2-36
Gross
Acreage
Housing Units
Minimum -Maximum
Non-residential Building
Area (1, 000sf.)
Minimum -Maximum
High Pens" Residential
40-1,50
889-$O0
-
Commercial
4,0212-
-
450-480
n��� ��
QficC
�50,'l�i
1525
-
23'r� 260
Industrial
5 5_15
-
5-90 `+€ G
Mixed Use
I0-50
300-400 units
50-6 0
100 hotel rooms
Parks
2-45
Total
47-9100
88930M_9401Q9_U11i i
4-, a 00-1,JW2K
100 hotel rooms
(Rev 09/14)
LU -21 As part of land use planning for the area, ensure that:
• Dowdell Avenue is not fronted by residential uses;
• The western fringe of the site fronted by residential uses, with maximum views
of the surrounding open space from individual units. Residential uses can also be
located in the interior of the area adjacent or in mix with the designated
Commercial uses;
• Commercial and industrial developments provide adequate transition to
residential areas, and industrial developments incorporate a landscaped visual
buffer at the residential edges; and
2-36
Chapter 2: Land Use and Growth Management
• A minimum of 2 to 45 acres of parkland is provided, either in the Specific Plan
area, or immediately adjacent open space areas to the west.
Southeast Specific Plan Area
LU -22 Require preparation of a Specific Plan prior to approval of any development in the
southeast area.
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.
Table 2.4-3:
Land Use Program: Southeast Specific Plan Area
Approx. Approx. Housing Units Approx. Non-residential
Gross Building Area (1,000sf.)
Rural / Estate Residential
15-20
25-30
Low Density Residential
20-22
125-130
Medium Density Residential
26-29
230-240
Mixed -Use Development
5-10
80-90
10
Industrial
92-104
Governed by underlying
FAR for Industrial Uses
(Table 2.2-1)
Public/Institutional
<1
Parks
5-8
Total
80
475 Max.
10
(Rev. 12/10)
LU -23 Permit neighborhood -oriented retail, offices, financial, business and personal services,
and other similar neighborhood -compatible uses.
LU -24 Permit a maximum FAR of 0.4 for retail -only development, and 1.0 for mixed use
development.
Only land devoted to non-residential uses shall be counted towards establishing the non-
residential FAR requirements.
LU -25 Allow residential uses in the mixed use area, as long as they do not front Bodway
Parkway.
LU -26 Allow 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.
2-37
u
Y
L o i000 z,000 aaoo
R
All mops —!,en—d to be consislenl .v ilh'he General nlan Diagram
Addilionol adjuslmenls a lher maps may be mode `or comislency
3ase dal, Irom Co -h/ of Sonoma GIS deood-1 Cily of R,hnerl °ark
14114,
RD
a Rohnert Park City Limits
Sphere of Influence
20 Year Urban Growth Boundary
Figure 2.5-2
Urban Growth Boundary and
Annexation Area
Revised O8/14
I r-staw nesioenuai
fifif! Mixed Use
Public/Institutional
Parks/Open Space
= Existing Development
Note: Land uses shown arc schematic and intended to
be consistent with the General Plan Diagram.
Figure 3.1-2
Urban Form and Structure
Chapter 3: Community Design
City Center
CD -40 Use an adopted City Center Concept Plan (Policy LU -30) as the basis for the
development character of the area.
The City Center Concept Plan, in draft stages as of early 2000, envisions the center as
"an attractive, family friendly district, serving as the central community -gathering place,
a focal point for cultural, recreational, business, and civic fimctions. " The City Center
should be a pedestrian -oriented environment with City Hall Drive serving as the City's
`main street"',
Northeast Specific Plan Area
Figure 3.2-13 shows an illustrative simulation of development along Valley House Drive.
CD -41 Provide a minimum of one local north -south through street, extending from Eleanor
Avenue to Keiser Avenue, within the area between Snyder Lane and the collector leading
to the University District linear park.
CD -42 Provide an 8 -acre park to serve as a neighborhood focal point.
This park should be directly adjacent to either Snyder Lane or the Five Creek greenway
and should be directly accessible by bicycle and pedestrian paths to the greenway.
CD -43 Locate the proposed High Density Residential uses adjacent to open space (the Five
Creek Greenway or 8 -acre park) and along the proposed north -south arterial and collector
streets to increase accessibility.
Northwest Specific Plan Area
CD -44 Use design review to ensure the compatibility of uses in areas where residential and
commercial areas are adjacent.
CD -45 Foster strong design character for 3A41f.aa +-e wGo4f COUrse Drive West through
uniform streetscape and signage, and by requiring some parts of all development,
including commercial, to be built to the edge of the properties along the street to provide
street definition.
CD -46 Provide a park aajeenlto Langer Avenue ansifien t,a¢.,r�,�,A_.I---A --A
Gi[Li�Gj�[YiI3�iJTCl"O'A�P6ZT'Gb��Q4
tindeveloped areas
in the North District to serve the adjacent residential uses.
CD -47 Ensure that residential developments are designed to capitalize on views of the
surrounding separator to the west and the north and beyond.
CD -48 Ensure that a majority of internal parking is located away from Golf Course Drive
WestWilf ed ^,.o.,,•o or is screened.
3-35
--
�
»
\
f
. ) { _.
§a
!&
2§
;%
.
�
P
0 1,000 2,000 4,000
R
M moos are W9nded Io be consislenl -th I've General Plan Diagram
Ada, liana) adi-I—Is Io other maps may ere made for--stency
Sas_ d.a., ram Ca.rnly or S-- GIs dewrlmenl. Cil, of .eanner; Pak
Existing/Proposed
•'. b[ajor Arterial (4-6 lanes)
••-•••• Minor Arterial (2 lanes)
---- Major Collector (4 lanes)
Minor Collector (2 lanes)
m
Rohnert Park City Limits
Sphere of Influence
20 Year Urban Growth Boundary
Figure 4.1-I
Master Street Plan
Revised 08114
u
NIwnN:tld)tiN
Figure 4.1-2
Traffic Levels Of Service Under General Plan Buildout
All maps are In ended l.'ae conslslenl with the General PI., Diagram
Add i li.n.l adj.S1men15 la .Iaps m., be made i.r c.nsisienc,
B., dol. from C-1, ."r Sonoma GIS dea.dmenl Cil, a( d.hr,erl Park
Chapter 4: Transportation
Table 4.1-4:
Roadway Improvements
Segment From To Improvement
Infill
Rohnert Park Expwy
Commerce Blvd
US 101
Upgrade to Major Arterial
US 101 Crossing
State Farm Dr
US 101 Underpass
Golf Course Dr
Snyder Ln
Southwest Blvd
Eastside
Snyder Ln North side of
Creekside Middle
School
Rohnert Park Expwy Snyder Ln
Petaluma Hit] Rd
Eleanor Ave
Keiser Ave
North-South Spine
Rd
1,500 feet north of.
Heiser Ave
1999 City Limits
Snyder Ln
Eleanor Rd
Canon Manor and Southeast
Redwood Dr Widen to 6 lanes
Business Park Dr New Minor Arterial
Wilfred Dr New Major Arterial
Hinebaugh Creek Upgrade to Major Arterial
(widen to 4lanes)
South side of G Upgrade to Major Arterial
Section (widen to 4lanes)
Neighborhood
Petaluma Hill Rd Upgrade to Major Arterial
(widen to 4 lanes)
Railroad Avenue Upgrade with intersection
improvements and turn lanes
(remains as 2 lanes, with
designation as Minor Arterial).
Rohnert Park Expwy New Minor Collector
Petaluma Hill Rd Upgrade to Minor Arterial or
Major Collector
North side of SSU New Minor Collector
East Cotati Ave
Bodway Pkwy
Petaluma Hill Rd
Upgrade to Major Arterial
(widen to 4lanes)
Bodway Pkwy
Camino Collegio
Railroad Ave
New Major Collector
Alice Dr
Bodway Pkwy
Petaluma Hill Rd
Upgrade to Minor Collector
Westside
WflF „a n.,
zGolf
'� oo�
Urban bGrowth
�
Upgrade to Major Arterial
Course Drive West
Li-m-itsStony Point
Bound uyR wo d
(widen to 4lanes)
Road
Drive
Dowdell Ave
Business Park Dr
Millbrae Ave
Upgrade to Minor Collector
Labath Ave
Business Park Dr
Urban Growth
Upgrade to Minor Collector
Boundary
(north of Wilfred Ave)
New Minor Collector
(south of Wilfred Ave)
Source: City of Rohnert Park, Crane Transportation Group
(Rev. +?2509{. L4
4-19
Chapter 4: Transportation
Table 4.1-5:
Intersection Improvements
Intersection
Improvement
` ilfr-ea ^• eau Golf
Southbound: add an additional left turn lane; westbound: widen to
Lursc Drive West/
provide an exclusive right, a combined through/right an exclusive
Redwood Drive
through and two exclusive left turn lanes; eastbound: widen to
provide an exclusive right, a combined through -right, an exclusive
through, and an exclusive left turn lane.
WilF„a n.,enueGolf
New intersection southbound: provide an exclusive southbound
Course Drive West/
right, a combined right/left, and an exclusive left turn lane;
U.S.101 Southbound
westbound: provide two through lanes and an exclusive left turn
Ramps
lane; eastbound: provide two through lanes and an exclusive right
turn lane.
Golf Course Drive West /
W s . oid n to include sel2acatc l f thr right -turn
Langner
Eastbound: widen to include a left -turn pocket and shared through-
right-wro lane.
5!2L1thbound• widen to include a left turn lane and shared hr m =h
rgght lane.
Golf Course Drive West /
_
Westbuund• widen to ncktde two through lanes and two left -turn
Labath Avenue
lanes.
Sauthbound: widen to include a left lane and t it i - i l
Golf Course Drive West /
S-Quthbound, widen to include dual left -turn lanes.
Dowdell Avenue
Eastbound: acid a right -turn pgcket.
Northbound: reconfigure to include separate left, througli,and right -
turn lanes.
Business Park
Install a traffic signal and construct an eastbound left -turn pocket.
Drive/Dowdell Avenue
Commerce Drive/
Newly configured intersection southbound: provide a combined
Golf Course Drive
through/right and an exclusive left turn lane; westbound: provide a
through/right, exclusive through, and an exclusive left turn lane;
northbound: provide and exclusive right exclusive through, and
exclusive left turn lane; eastbound: provide two exclusive right two
through lanes and an exclusive left turn lane.
Rohnert Park Ex-
Westbound: widen to provide one additional through lane;
pressway/ U.S.101
eastbound: widen to provide one additional through lane.
Southbound Ramps
Rohnert Park Ex-
Westbound: widen to provide one additional through lane.
pressway/ U.S.101
Northbound Ramps
Rohnert Park Ex-
Southbound: widen to provide an exclusive right, an exclusive
pressway/
through, a combined through/right, and an exclusive left turn lane;
Commerce Drive
westbound: widen to provide a combined through/right, two an
exclusive through, and an exclusive left turn lane; eastbound: widen
to provide an exclusive ri h two through lanes and two exclusive
4-23
Rohnert Park General Plan
Table 4.1-5:
Intersection Improvements
Source: Crane Transportation Group.
4-24
left turn lanes.
Rohnert Park Ex-
Southbound: widen to provide an exclusive right, two through lanes,
pressway/
and an exclusive left turn lane; northbound: widen to provide one
Snyder Lane
additional left turn lane.
Rohnert Park Ex-
Eastbound: widen to provide an exclusive right and an exclusive left
pressway/
turn lane.
Petaluma Hill Road
East Cotati Avenue/
None needed.
Snyder Lane
East Cotati Avenue/
Eastbound: widen to provide an exclusive right and an exclusive left
Petaluma Hill Road
turn lane.
Source: Crane Transportation Group.
4-24
Class I Bike Path Parks
Class I Bike Path (proposed) Schools
------- Sphere of Influence
-- Class II Bike Path 20 -Year Urban Growth Boundary
Class II Bike Path (proposed)
Class III Bike Path Figure 4.4-1
Bicycle System
Revised 09/14
rood �
I ¶
8PNTA ftOBA .+ I ti ,� L—•J'
trR AN _
8o ARYA� �._ 4 •'`..�} i . ,j+'�
LVl
-------------
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Chapter 9: Housing
Northwest Specific Plan Area
Approximately -800 'o-900 L'ig - r' nQ-.y4 0 Wil --residential units could be constructed
within the areas designated for Mixed -Else developmenten-almest 50 Fesidentially designate&c
in the Northwest Specific flan Area, mon either side of the Wilfred ^-,eii,.o extensilrGolf
Course Drive West.
{Community Design Element Policies CD -44 and CD -47 are designed to ensure that residential de-
velopments are designed to capiFalize on views of the surroundin�parator to the west and nortla.
and beyond, and that adjacent commercial areas are compatible with the residential uses.
Development Outside of the Current City Limits (but within the Sphere of Influence)
Over half of the City's regional share of housing for the planning period is to be provided within
the current city limits. However, significant residential growth is planned to occur in areas outside
of the current City limits, but within the City's Sphere of Influence (SOI). This is an important
point, since only annexation approval is needed from LAFCO, not a SOI amendment; the City had
specifically initiated SOI amendments at the time of the adoption of the current General Plan in
1999 (with the updated SOI approved by LAFCO in 2002). There are several specific plans that the
City and developers are actively engaged in, that are planned to be annexed and adopted by 2011;
all of these specific plans are already a part of the City's adopted General Plan and within the SOI.
2002 Sphere of Influence
The City's Sphere of Influence is comprised of the area within the current City limits and five areas
outside of it: the Northwest, Northeast, and Southeast specific plans, the 25 -acre Wilfred/Dowdell
Specific Plan area (proposed for a commercial center), and the Canon Manor neighborhood.
The Canon Manor rural subdivision, an unincorporated area located immediately south of Sonoma
State University, was once accessed by graveled roads and supported by individual water wells and
septic systems. In the past, the subdivision was plagued by failing sewer systems and contaminated
water supplies, however roads have now been paved water and sewer lines have been installed.
Potential development of the Canon Manor area as provided for by the General Plan includes ap-
proximately 113 Rural Estate Residential infill units and 191 Low Density Residential units south
of Alice Drive.
Expanded Urban Growth Boundary
The Land Use and Growth Management Element of the General Plan provides for potential con-
struction of 2,465 dwelling units outside of the City limits (but within the 2002 SOI), distributed
among the various specific plan areas as shown in the following figure and Table 9.5-2.
(Rev. 08/10)
9-65
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Rohnert Park General Plan
Southeast Specific Plan Area
The General Plan Diagram provides for approximately 5-10 acres of mixed-use development,
which could result in the development of approximately 80-90 units, 20-22 acres of Low Density
Residential, and 26-29 acres of Medium Density Residential in the Southeast Specific Plan Area.
The Southeast Area also includes about 15-20 acres of Rural Estate Residential land. A higher floor
ratio would be allowed for a mixed-use area if it were to include residential development as part of
commercial structures (1.0 as opposed to 0.4) to encourage the development of housing in this area.
A total of 475 units are proposed for the Southeast area, 72 of which would be affordable per the
City's 15 percent inclusionary housing ordinance.
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Timing of Development
General Plan buildout is envisioned to occur by 2020, at an average growth rate of 225 housing
units per year. The actual timing of development will depend on a number of factors, including:
• Market demand for housing
• Preparation and approval of specific plans
• Availability of water and wastewater disposal services, and
• Annexation approval.
AGENCY AND FUNDING RESOURCES
Agencies and programs that address housing needs within the City of Rohnert Park are already in
place.
Community Development Commission
State law authorizes local governments to establish one or more redevelopment project areas to
eliminate blight, and to expand and improve the supply of low and moderate -income housing. Re-
development agencies may use the power of eminent domain to assemble and acquire sites for
housing, both within and outside of a project area. They may also issue revenue bonds to finance
infrastructure and provide long-term, low-interest loans for construction and rehabilitation. Addi-
tionally, funds may be generated by tax increment financing, which captures for a time, all or a
portion of the increased tax revenue that results from greater private investment in a project area.
9-70
Rohnert Park General Plan
Table 9.7-1:
Rohnert Park Quantified Objectives (January 1, 2007 to June 30, 2014)
0 0 0 0 0 0
Grand Total (New
Construction, Rehab,
ay d Conservation/
Pi eservation) 4A-741 _r_3Z6 5 � 5.116 X16.510
R INA 2007-2014 6920 4-S2-fl7-Q 43541.433
4rce: City of Rohnert Park, 2008. (Rev. 88{4Bf7^9/193
9-122
Income Category
Extremely Very Low
Low
Moderate
Above
Low (less (between
(between
(between
Moderate
than 30% 30-50% of
50-80% of
80-120% of
(over 120%
of AMI) AMI)
AMI)
AM[)
of AMI)
Total
New Construction
University District
247
1,398
1,645
Creekwood Apartments
14
82
96
Old City Hall Site
55
0
55
Vida Nueva
24
0
24
City Center (mixed use)
15
85
100
Southwest Shopping
15
Center
85
100
Southeast Area SP
71
404
475
Northeast Area SP
164
926
1,090
Nirthwest Area SP
4--558
7-6-S331
W4339
Stadium Area SP
53
305
358
Sonoma Mountain
452
Village
1.440
1,892
Trtal
4734-31A68
5348 114
X16 3 0
Rehabilitation
Owner -Occupied
Housing Rehab
Program
6 7
18
2
0
33
Rebuilding Together
61 66
0
0
0
127
Total
67 73
18
2
0
160
Conservation/Preservation
0 0 0 0 0 0
Grand Total (New
Construction, Rehab,
ay d Conservation/
Pi eservation) 4A-741 _r_3Z6 5 � 5.116 X16.510
R INA 2007-2014 6920 4-S2-fl7-Q 43541.433
4rce: City of Rohnert Park, 2008. (Rev. 88{4Bf7^9/193
9-122