2016/02/11 Planning Commission Agenda PacketCity of Rohnert Park
Planning Commission
AGENDA
Thursday, February 11, 2016
6:00 P.M.
130 Avram Avenue, Rohnert Park
To Any Member of the Audience Desirinz to Address the Plannin- Commission:
For public comment on items listed or not listed on the agenda, or on agenda items if unable to speak at the scheduled time, you
may do so upon recognition from the Chairperson. PLEASE FILL OUT A SPEAKER CARD PRIOR TO SPEAKING.
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CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL (Adams Blanquie Borba Giudice Haydon__)
DECLARATION OF ABSENTION
ACKNOWLEDGEMENT OF POSTING OF AGENDA — Agenda has been posted in
three public places: Community Center, Public Safety Building and City Hall.
PUBLIC COMMENT - Persons who wish to speak to the Commission regarding an
item that is not on the agenda may do so at this time.
CONSENT CALENDAR - ADOPTION OF MINUTES
AGENDA ITEMS
8.1 Stadium Lands Presentation — City of Rohnert Park - Introductory presentation
regarding the Stadium Lands development
8.2 PUBLIC HEARING/STUDY SESSION — City of Rohnert Park — PL2012-049 —
Conduct a Study Session and public hearing on the Central Rohnert Park, Priority
Development Area Plan (PDA) and related environmental impact report, proposed
General Plan and Zoning Ordinance amendments
CEQA: The City prepared an Environmental Impact Report (EIR) under the
California Environmental Quality Act (CEQA) for the PDA plan to address the
potentially significant adverse environmental impacts that may be associated
with the planning, construction, and operations within the PDA plan area and
to identify appropriate and feasible Mitigation Measures (MM) and alternatives
that may be adopted to significantly reduce or avoid the impacts identified in the
EIR. Other public agencies have been invited comment on the EIR and we did
receive letters from Sonoma County and Caltrans that will be considered as part
of the Final EIR.
9 ITEMS FROM THE PLANNING COMMISSION
10. ITEMS FROM THE DEVELOPMENT SERVICE STAFF
11. ADJOURNMENT
NOTE: If you challenge the nature of the proposed action in court, you may be limited to
raising only those issues you or someone else raised at public hearing(s) described in this
Agenda, or in written correspondence delivered to the City of Rohnert Park at, or prior to the
public hearing(s).
Disabled Accommodation: In compliance with the Americans with Disabilities Act, if
you need special assistance to participate in this meeting please call (707) 588-2236. Notification
72 hours in advance of the meeting will enable the city to make reasonable arrangements to
ensure accessibility to the meeting. (28 CFR 35.102.35.104 AD Title III)
CERTIFICATION OF POSTING OF AGENDA
I, Suzie Azevedo, Community Development Assistant for the City of Rohnert Park, declare that
the foregoing notice and agenda for the February 11, 2016, Planning Commission Meeting of the
City of Rohnert Park was posted and available for review on February 5, 2016, at Rohnert Park
City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the
City of Rohnert Park's web site at www.rpcity.org.
Signed this 5th day of February, 2016 at Rohnert Park, California.
City of Rohnert Park
Planning Commission Report
DATE: February 11, 2016
ITEM NO: 8.1
SUBJECT: Stadium Lands Development Introduction
LOCATION: Parcel Map 180, Lot 1 — Stadium Lands
REQUEST: Update on the Stadium Lands Development
APPLICANT: 356 Advisors and MJW Investments, LLC
Subject
Introductory presentation regarding the Stadium Lands development.
Background
The City of Rohnert Park ("City") owns approximately 15.25 acres of land at 5870 Labath
Avenue on the west side of the City, called Stadium Lands. The City placed the property on the
market to be sold for economic development purposes. The amount of property to be sold is
approximately 12.25 acres, The City entered into a Purchase and Sale Agreement and
Development Term Sheet ("PSA") with 356 Advisors and MJW Investments, LLC (collectively,
the "Developers"). The Developers have put together a proposal on the use of the land, and are
initiating the Preliminary Development Plan process.
This property sale is a special case, in that the property is being sold by the City. As mentioned
above, the property is being sold for economic development purposes, which is intended to
increase the General Fund revenues of the City by at least $500,000 per year.
The PSA includes a minimum of a 125 room hotel of upscale quality or higher, as well as retail
space, high density residential for up to 135 units, and a park. The park component was a
requirement based on the high density residential development. The PSA outlines that an amount
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of park area and cash value are to be dedicated to the City. This is different than Fiori Estates and
the Reserve at Dowdell, in that the park space is not only for the development in which the park
is being built, but may serve the other residents in the area.
The revenues generated for the City will support the General Fund, which pays for many of the
services provided to residents city-wide, as well as within the project area.
Staff Analysis
The Developers are currently working on their Preliminary Development Plan ("PDP")
submittal, and are anticipating submitting an application this month to Development Services.
Upon review and acceptance at the staff level, the PDP process will commence with the Parks
and Recreation Commission and return to the Planning Commission for approval. When the
Planning Commission approves the Priority Development Area ("PDA") an application for a
Final Development Plan ("FDP") may be filed. It has been past practice to also take the PDP to
the City Council for review prior to the submittal of a FDP, if requested by the applicant, but this
is not required by the zoning ordinance.
Environmental Determination
This discussion of the potential development is not subject to CEQA pursuant to Sections
15060(c) (2) (the activity will not result in a direct or reasonable foreseeable indirect physical
change in the environment).
Staff Recommendation
None; this is an informational item.
Attachments:
Stadium Lands Development — Potential Aerial Diagram
PPROVALS:
Bryce kins, S nior Analyst
Je Beiswe er, Planning Manager
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Date
Date
City of Rohnert Park
Planning Commission Report
DATE: February 11, 2016
ITEM NO: 8.2
SUBJECT: File No. PL2012-049. Central Rohnert Park, Priority Development Area Plan.
LOCATION: Approximately 330 acre triangular shaped area bordered by US Highway 101 to
the west, the railroad tracks to the east and Avram Avenue/Santa Alicia Drive to
the south.
REQUEST: Conduct a study session and public hearing on the Central Rohnert Park, Priority
Development Area Plan, and related environmental impact report, proposed
general plan and zoning ordinance amendments.
SUBJECT
Study session on the Central Rohnert Park, Priority Development Area (PDA) plan, related
environmental impact report, proposed general plan and zoning ordinance amendments. This
meeting was advertised as a public hearing, so comments may be heard. A second public hearing
is scheduled for February 25, 2016 for additional consideration of the PDA plan documents.
BACKGROUND
Development Services staff along with a consultant team has developed the Central Rohnert
PDA, funded through a regional FOCUS planning grant. PDAs are local, infill development
areas near transit facilities. The anticipated arrival of the SMART commuter train station
adjacent to the former State Farm campus is a major impetus for the PDA plan and the plan will
help the City foster development throughout the PDA area, build on investments occurring in the
City Center area and utilize the former State Farm campus as a key catalyst site to revitalize the
area.
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As part of the PDA plan adoption and implementation process, an environmental impact report
(EIR), general plan and zoning ordinance amendments are being finalized. The final documents
will be prepared for planning commission consideration at the February 25, 2016 meeting.
The PDA is a 330 acre triangular shaped area (see Figure 1), formed by the boundaries of U.S.
Highway 101 to the west, the railroad tracks (and SMART line) to the east, and Avram
Avenue/Santa Alicia Drive to the south. The location of the City Center and former State Farm
campus are indicated with a blue star on Figure 1. Special attention will be paid to this area
since it is viewed as a key catalyst site for downtown formation.
Figure 1
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The PDA planning process has relied heavily on public input from the community in determining
the priorities and vision for the future of the PDA. A variety of strategies were utilized to engage
and solicit input from residents and community stakeholders. A Citizen Advisory Committee
(CAC) and Technical Advisory Committee (TAC) were formed from the onset to advise and
provide input on the PDA plan at key points of its development. Stakeholder interviews and
public outreach workshops were conducted. As the project has progressed additional forms of
project input have been used, as summarized in Table 1.
Task Date '"' I Topics
2013
Focus Group Held
October 1, 2013
Issue identification
Chamber of Commerce
October 2, 2013
Project overview, issue
Presentation
identification
Public Workshop #1
October 16, 2013
Project overview, issue
Burden)
identification, visioning
CAC/TAC Meeting #1
November 19, 2013
Project overview, issue
identification, visioning
2014
CAC/TAC Meeting #2
March 4, 2014
Site concepts, identify opportunity
Public Draft PDA available
September, 2015
sites and locations for
transportation enhancements
Walkability Workshop (Dan
May 7, 2014
Workshop and walking tour of
Burden)
PDA area
CAC/TAC Meeting #3
July 10, 2014
Development scenarios, circulation
enhancements
City Council Workshop
August 12, 2014
Development scenarios, circulation
enhancements
Public Workshop #2
October 21, 2014
Development scenarios, circulation
Final EIR Preparation
February, 2016
enhancements
2015
Planning Commission Discussion
July 23, 2015
Update on project to PC
Public Draft PDA available
September, 2015
Draft plan available to public for
comment
Joint City Council / Planning
September 8, 2015
Discussion of draft plan
Commission Workshop
City Town Hall Meeting
October 15, 2015
Among other topics downtown
formation was discussed
PDA EIR Scoping Meeting
November 18, 2015
A scoping meeting was held as
required by CEQA
PDA, EIR Comment Period and
December —
An EIR was prepared for PDA and
Final EIR Preparation
February, 2016
a comment period was required
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Task Date I Topics
2016 — PDA Adoption
February 11, 2016 Review PDA and Final EIR
PDA &EIR —Planning
Commission
PDA — GP & Zoning Amendments February 25, 2016 Consider adoption of GP and
zoning admendments
PDA, EIR, GP & Zoning — City March 15 Consider adoption of PDA, EIR,
Council GP and Zoning Amendments
PDA, EIR, GP & Zoning — City March 29 If needed for additional
Council consideration
PROPOSED PROJECT ENTITLEMENTS
As part of the approval process and to fully implement the PDA plan, the city would need to do
the following:
1. Adopt the PDA plan. This document will serve as the "master plan" for the entire 330
acre PDA area and is intended to supplement general plan goals, policies and programs
within this area. General plan amendments are proposed to create links between the two
documents.
2. Adopt the PDA plan Environmental Impact Report (EIR). The planning commission has
been provided with a copy of the draft EIR document for review. The public review
period on this document closed on February 1. The City received two comment letters,
one from CalTrans and one from Sonoma County. Staff and the consultant team are in the
process of reviewing comments received and will prepare a final EIR for planning
commission consideration at the February 25 hearing.
3. General plan amendments. Updates to the general plan will be required to implement the
PDA plan.
4. Zoning amendments. Certain targeted amendments to the zoning ordinance will be
needed to implement portions of the PDA plan.
The purpose of this meeting (February 11) is to introduce and discuss all of the above documents
and proposed amendments. A public hearing has been advertised for this meeting, so testimony
may be heard by the planning commission. The February 25 meeting will be also advertised as a
public hearing in the newspaper and mailed notices will be sent out to all PDA property owners,
and to properties within 300 feet of the PDA area as required by state law. The following
sections of this staff report describe each of the entitlements in more detail:
PDA PLAN
The purpose of the PDA plan is to establish the vision and policy for the plan area for land use,
transportation and infrastructure. The plan also contains design guidelines that would apply to
public sector and private sector development when it occurs with the plan area. The general plan
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and zoning ordinance would be amended to implement the PDA document. Once adopted the
PDA plan will be used to guide both private and public sector projects within the plan area.
A theme that has emerged during the public workshops is that Rohnert Park needs a town center
(or downtown). Downtown formation strategies have been incorporated into the PDA document,
to accomplish the following:
Create a policy and land use framework to support a downtown with unique shops and
restaurants that are well connected with a network of roads and sidewalks — more "places
to go" and "ways to get around".
• The PDA plan allows for the creation of a unique destination that complements other
parts of the City with localized retail, gathering places including restaurants, park lands,
and a welcoming entry for SMART riders to attract more of these venues.
• The PDA plan has a good mix of land uses. The PDA plan is balanced in terms of
residential housing and commercial development.
• State Farm site has been identified as a catalyst site. The site should be carefully
developed to maximize its impact on the PDA area.
• The PDA plan calls for more connectivity. Walking and riding a bicycle are currently a
challenge in central Rohnert Park. Streets are difficult to cross and many commercial
properties lack internal pedestrian facilities. Existing development is designed more for
vehicles than for pedestrians or bicyclists with missing sidewalk and lack of trail
connections.
• Several methods of crossing Rohnert Park Expressway (RPX) are proposed. When the
new SMART platform begins operation on the south side of RPX, more pedestrians are
expected in the vicinity of the railroad tracks and safer crossings solutions are needed.
Crossing of RPX
Once the transit platform is complete, safe crossings of Rohnert Park Expressway in proximity to
the railroad tracks will become necessary for bicycles and pedestrians. The multi -use path
(MUP) will also need to cross RPX. State Farm Drive may need additional crossing
opportunities. The following has been included in the PDA plan:
Median islands to create a pedestrian (and bicycle) refuge area. This divides a longer
crossing into two parts, so the entire street does not need to be crossed all at once.
Potential use of signalized crossing system, such as a HAWKI signal (see Figure 2). A
HAWK signal is a certain type of pedestrian signal that has been proven to be effective.
The use of curb extensions at minor intersections, where turn lanes are not needed, to
shorten crossing distances for pedestrians (see Figure 3).
' A High -Intensity Activated CrossWalK (HAWK) signal provides a protected pedestrian crossing as a way to
increase safety. It is used only for pedestrian crossings. It does not control traffic on side streets. A video of HAWK
signal in operation in Portland, Oregon can be found at this link: https://www.youtube.com/watch'?v=uHihP2t5mdC�
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Figure 2
Signalized Pedestrian Crossing
Figure 3
Curb Extension
Protected Bicycle Lanes
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32 ft
1 18ft—I-*-14ft;412ft->I6ftl 8 f I
The PDA plan identifies protected bicycle lanes, which have a physical separation between the
bicycle lane and the closest automobile lane, can be used in place of a standard bicycle lane (see
Figure 4). A minimum width of seven feet is a typically needed for a protected bicycle lane (two
feet of separation plus a five foot wide bicycle lane), but more width can be added for additional
separation. Figure 4 below shows how a two foot wide painted area can create the separation
between a vehicle lane and bicycle lane. Vertical pylons, for example, can be used to separate the
vehicle lane from the bicycle lane and can be driven over or removed for emergency vehicle use.
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Landscaped strips can be added for additional protection between the vehicle lane and the
bicycle lane.
Figure 4
Protected Bicycle Lane
Sidewalk Fumi shings
Separate Pedestrians
Varies Varies
2' 7'
Roundabouts
The PDA plan provides for the use of roundabouts, but locations have not been specified (see
Figure 4). A roundabout could be used at certain intersections and/or provide access into
development sites. Roundabouts have the following advantages:
• Roundabouts slow down traffic while allowing it to flow in high volumes.
• Since vehicular traffic is slowed, pedestrian crossings can be added to roundabouts.
■ Roundabouts provide an iconic "place -making" element.
Page 7
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Roundabout Graphic
Exit Entry
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PDA Subareas and Development Concepts
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The PDA has been divided in to various subareas, shown in Figure 6, since future development
within the PDA will vary based on location and the anticipated land use character and the
development concepts vary based on the subarea. Each subarea is described in more detail in the
following pages.
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The PDA includes a large area currently zoned primarily for industrial and office uses bounded
by Hinebaugh Creek to the south, the railroad tracks (and future multi -use path) to the east and
Highway 101 to the west (forming a triangle) (see Figure 7). The PDA plan explores how
strategic sites within this area could be reused and how more connectivity could be created for all
forms of transportation. The PDA plan determines the appropriate land use mix for this area. To
help the City and developers envision the reuse of certain parcels within the Industrial Triangle, a
conceptual lay -out of the "Yardbirds" site and adjacent parcels was completed.
Another consideration within the Triangle Business Subarea is to allow more commercial
development. This area is currently zoned Industrial (I -L). The PDA plan proposed a "Regional
Commercial Overlay" which would not change the underlying industrial zoning, but would allow
for commercial uses to occur if the properties redevelop. A zoning ordinance amendment is
proposed to implement this concept.
Page 9
Figure 7
Development Concepts in Business Triangle Subarea
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Figure 8
City Center Subarea
City Center Area
The Rohnert Park, City Center Concept Plan was adopted in 2002 and has helped guide
development in the 32 -acres north of Rohnert Park Expressway (RPX) and west of the railroad
tracks. The PDA plan identifies where additional infill development could occur within the City
Center Area (see Figure 8), strategies to strengthen east -west connectivity and ways to provide
safe crossings of RPX. A concept plan was included in the PDA plan that identifies the following
strategies:
Page 10
• Infill of new buildings to create a more urban setting.
• A new parking structure (or structures) will be needed if a significant amount of new
development occurs. A possible location is depicted adjacent to RPX. The idea is that
buildings would front onto RPX to create a pleasant pedestrian environment along this
important street with access to the parking structure from behind.
• The plaza that currently hosts the farmer's market will remain to will continue to support
public events in the City Center area.
• East -west connectivity will be enhanced as development occurs with a connection out to
State Farm Drive.
• Front buildings onto RPX, State Farm Drive and City Center Drive to create a pleasant
environment for bicycling and walking.
Station Center Site (former State Farm campus)
This 32 -acre site of the former State Farm campus is immediately adjacent to the SMART rail
platform (Figure 9). The PDA plan proposes conceptual reuse plans for this site that create an
interface and connect with the SMART station site and multi -use path. The plan identifies an
appropriate land use mix for the site's reuse. The intent is to convey critical concepts that may be
important to the community. The following components have been identified for this site:
• Provide a grid network of streets. Pedestrian sidewalks should be built throughout to
encourage walking. Development that creates indirect walking routes for pedestrians and
discourages pedestrian activity should be avoided. Direct paths of travel should be
provided — particularly to the SMART platform.
• Create a plaza adjacent to the SMART platform. A transit drop-off could occur at this
location. This would be a critical focal point in the project.
• Linking the existing multi -use trail along RPX into the bicycle and pedestrian network of
the project.
• Incorporating the crossings of RPX into the site. A mid -block pedestrian crossing could
be used close to the railroad tracks or an overcrossing could be considered in the future.
• Relocating the City's corporation yard to create a larger development site.
• Locating a new Village Green along RPX where the large open space area is currently
located. This could be designed as an exceptional community gathering place for the
community.
• Designing retail buildings to face or "front" onto the local streets and/or the Village
Green with parking internalized. This will create a pleasant pedestrian environment.
Downtown District Amenity Zone
The PDA identifies a Downtown District Amenity Zone (DDAZ) with the goal of focusing
investment within the Downtown District and facilitating the development of a compact,
walkable commercial district that is unique to Rohnert Park. The DDAZ encompasses the
Page 11
SMART rail station and the existing of planned surrounding commercial areas. A zoning overlay
will be added to the zoning ordinance which will include land use and development standards to
support the creation of a walkable dining, entertainment, retail, and civic district within a unique,
urban, mixed-use environment.
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Figure 9
Location of Downtown District Amenity Zone
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The City prepared an Environmental Impact Report (EIR) under the California Environmental
Quality Act (CEQA) for the PDA plan to address the potentially significant adverse
environmental impacts that may be associated with the planning, construction, and operations
within the PDA plan area and to identify appropriate and feasible Mitigation Measures (MM)
and alternatives that may be adopted to significantly reduce or avoid the impacts identified in the
EIR. Other public agencies have been invited comment on the EIR and we did receive letters
from Sonoma County and Caltrans that will be considered as part of the Final EIR.
Evaluation of Alternative
As part of the EIR, an alternatives evaluation was conducted (according to Section 15126.6(c) of
the State CEQA Guidelines) to study others development options within the project area that
Page 12
could accomplish most of the basic objectives of the project and could avoid or substantially
lessen significant effects on the environment.
The following alternatives would be similar to or slightly lessen project impacts, including the
significant and unavoidable impact related to transportation and traffic; with the exception of the
No Project/No Development Alternative, the alternatives would not reduce these impacts to a
less -than -significant level. The alternatives to the proposed plan analyzed in the EIR are:
• Alternative 1: No Project/No Development
• Alternative 2: No Regional Commercial Overlay Zone
• Alternative 3: Station Center Office and Residential Focus
Of the development alternatives, Alternative 3 would be the environmentally superior
alternative, because it would result in lesser traffic, noise, and GHG emissions impacts compared
to the proposed plan and Alternative 2. Alternative 3 would meet most of the plan's objectives
(presented in detail in EIR Chapter 2.0, "Project Description"), but to a lesser extent than the
proposed plan and Alternative 2. Alternative 3 would be less effective in supporting the
community's desire or the plan's objective for a downtown retail environment, with substantial
retail uses adjacent to the SMART rail station.
All of the alternatives have fewer of the downtown retail and entertainment benefits desired by
the community from the proposed plan. The plan area has the potential for retail and employment
infill opportunities near transit. Reduction of some of the retail and residential development in
the alternatives would not support the plan's objectives or leverage the advantages of the coming
SMART rail station to support the creation of a downtown for the city.
.Areas of Down Controversy
The State CEQA Guidelines (Section 15123) require that the summary of an EIR identify areas
of controversy known to the lead agency, including issues raised by agencies and the public. The
City has asked for input from federal, state, and local agencies; organizations; and members of
the public regarding the issues that should be evaluated in the EIR. The City has received two
letters, from the County of Sonoma Permit and Resource Management Department and the
California Department of Transportation (Caltrans). Responses to the letter will be prepare for
review by the Planning Commission in the Final EIR document.
Mitip-ation Measures
The EIR provides a summary of potential impacts and proposed mitigation measures that would
avoid, eliminate, minimize, or reduce potential impacts. The level of significance of the potential
impact prior to and following implementation of each mitigation measure is also identified. For
detailed descriptions of project impacts and mitigation measures, please see EIR Sections 3.1
through 3.9.
There is one post -mitigation significant impact related to level of service on US 101. With the
implementation of the mitigation measures, all other impacts will be less than significant.
Page 13
GENERAL PLAN AMENDMENTS
The following is a summary of General Plan amendments that would occur along with PDA
adoption. The primary purpose of these amendments is to bring the PDA plan into the General
Plan so that future projects within the PDA are consistent with the General Plan:
• Update the description of the planning process. Updates to Section 1.6, "Planning Process,"
would reference the Central Rohnert PDA with the bullet entitled "Neighborhood and Special
Area Plans." The City Center Concept Plan (City of Rohnert Park, 2002) is currently
referenced in this location of the General Plan, so some text updates would be needed to
describe the City Center as being part of the PDA Plan.
• Update the General Plan Map. The General Plan Map is incorporated into the General Plan as
Figure 2.2-1, "General Plan Diagram". This map would be updated as follows:
— Replace the "Office" designation for the former State Farm campus property and the
"Public/Institutional" designation for the City's Corporation Yard with a "Mixed -Use"
designation, similar to the designation currently in place for Sonoma Mountain Village.
— Change the roadway designation of State Farm Drive to a minor arterial. State Farm
Drive is currently considered a major collector, but minor arterial is more appropriate
given the traffic volumes analyzed as part of the PDA Plan's traffic impact study.
— Update the map of specific plans and planned developments. Figure 2.4-1, "Specific Plan
and Planned Development Areas," would be amended to add the Station Center Planned
Development to the map at the location of the former State Farm office campus. A
description of this new planned development would be added in the General Plan.
Add a description of the Central Rohnert Park PDA (Chapter 2 of the General Plan). The
General Plan includes a section on Sonoma Mountain Village (page 2-40). A new section
would be added immediately after this, entitled "Central Rohnert Park Priority Development
Area." Included in this new section would be a brief description of the Central Rohnert Park
PDA Plan and a new Figure 4.1 entitled "Central Rohnert Park Plan Concept." This new
section of the document would include the following information:
— Land use policies. All the land use policies related to the PDA would be added to this
section.
— A description of the Station Center Planned Development. As part of the section on the
PDA, a subsection on the Station Center subarea would be added.
— A relocated discussion of the City Center. The currently provided discussion of the City
Center would be moved to become a subsection under the new "Central Rohnert Park
Priority Development Area" heading.
— A description of the regional commercial overlay. This overlay would allow more
commercial (retail and services) uses within the industrial classification.
Page 14
– A description of the downtown amenity zone. A more complete description of the
downtown area would be included in Chapter 3, "Community Design."
• Add community design goals and policies (Chapter 3 of the General Plan). A section entitled
"Central Rohnert Park Priority Development Area Plan" would be added to Chapter 3 of the
General Plan. The General Plan currently includes a description of the City Center that would
be incorporated as a subset of the PDA discussion. All the goals and policies from the
Community Design Guidelines chapter of the PDA would be added to the General Plan,
including Figure 4.5 from the PDA as one of the General Plan's illustrative diagrams. This
chapter of the General Plan includes illustrative diagrams from other locations in the city.
• Add a new section entitled "Downtown District." The current General Plan includes a section
entitled "Commercial Centers" (Section 3.3). This section would be amended to include
graphics and descriptions from the PDA Plan for the downtown district.
Amend the master street plan. Chapter 4, "Transportation," of the General Plan includes
Figure 4.1-1, which categorizes State Farm Drive as a four -lane collector. This is inconsistent
with the PDA Plan. The PDA Plan recommends a two-lane roadway that would include
enhanced lanes for bicycles and on -street parking. Figure 4.1-1, "Master Street Plan," would
be amended to change State Farm Drive from a major collector to a minor arterial. The minor
arterial classification would recognize State Farm Drive as a significant roadway, but the
number of lanes could be reduced. This lane reduction is supported by information in the
PDA's traffic impact study, provided in Appendix E.
• Amend parking restrictions. Table 4.1-3, "Roadway Classifications," in the General Plan,
restricts on -street parking. This is inconsistent with the PDA Plan, which calls for adding on -
street parking in certain locations—particularly in a future downtown area. Table 4.1-2
would be amended to allow on -street parking in the plan area.
• Add circulation and connectivity goals and policies. Chapter 4, "Transportation," of the
General Plan includes goals and policies related to the city's roadway network. A new
section entitled "Central Rohnert Park" would be added and the relevant goals and policies
from the PDA Plan would be incorporated.
• Add goals and policies related to parks and utilities. The General Plan has a chapter entitled
"Open Space, Parks, and Public Facilities" (Chapter 5). A section entitled "Central Rohnert
Park" would be added to this chapter and would include the relevant goals and policies from
the PDA Plan.
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ZONING ORDINANCE AMENDMENTS
The Zoning Ordinance is one of the primary implementation documents of the City's General
Plan. Updates to the ordinance would be needed to fully implement the PDA Plan. Both map and
text amendments are proposed.
Property designations in the plan area would be rezoned as described below. These changes
would be reflected on the City's official zoning map. Most of the map changes would require
complementary text changes.
Station Center Property. Two key properties in the plan area are the former State Farm
office campus, which is currently zoned Office Commercial (C -O), and the adjacent City
Corporation Yard, which is zoned Public Institutional (P -I)). Both of these zoning
designations would be replaced with a Station Center Planned Development (SC -PD)
designation. Text updates (as described in the following section) would be needed along with
the map updates.
Regional Commercial Overlay. The zoning map would be amended to add a Regional
Commercial Overlay Zone (I -L/C) to the industrial properties located at the north end of the
plan area. The PDA Plan envisions this area as an emerging commercial area because of the
visibility and access afforded to it by U.S. 101 and Commerce Boulevard. The southern
boundary of the new I -L/C overlay would be coterminous with the boundaries of the I-L/O
overlay zone. The western and eastern boundaries would be U.S. 101 and the railroad tracks,
respectively. The northern boundary would be coterminous with the boundary of the
Regional Commercial (C-R) district north of Utility Court. Text updates (as described in the
following section) would be needed along with the map updates.
■ Downtown District Overlay (DD). The zoning map would include this overlay designation,
which would modify the development standards.
• Downtown High Density Residential (DTR -H). The Downtown High Density Residential
(DTR -H) zones in the plan area would be replaced by the DTR -H designation and would
include modified development standards, including densities of up to 30 units per acre.
Downtown Mixed -Use (DTM-U). The Downtown Mixed -Use (DTM-U) zones in the plan
area would be replaced by the DTM-U designation and would include modified development
standards and densities of up to 45 units per acre.
The PDA Plan includes some new zoning concepts that are not included in the existing Zoning
Ordinance. This requires some minor reorganization of the existing Zoning Ordinance and the
addition of some new chapters and sections. The following is a summary of the proposed
changes:
Station Center Planned Development (SC -PD). This new planned development would be
created to incorporate both the former State Farm campus and the City's Corporation Yard,
and would be added to the Zoning Ordinance as Article XV -B, "Station Center Planned
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Development District." The map and development standards for this planning district could
be adapted from the PDA Plan. Some development standards may also be used or referenced
from other parts of the code.
Industrial/Commercial Overlay (I -L/C). This overlay would establish additional retail and
service land use types that could be permitted. The overlay would be placed "over" the
underlying industrial zoning designation, ensuring that all of the existing development rights
of the industrial zone would be left intact, in addition to the range of uses permitted in the
industrial district.
• Downtown District Overlay (DDAZ). A new overlay would be established for the area
identified in the PDA Plan as the Downtown District Amenity Zone (DDAZ). This would
include certain development standards (e.g., allowing buildings to be placed at the back of
the sidewalk); street cross sections; on -street parking allowances for State Farm Drive; and
requirements for internal streets as properties in the downtown district develop or redevelop.
• Downtown Mixed -Use (DTM-U). A new zoning district identified in the PDA Plan as
Downtown Mixed -Use (DTM-U) would be introduced in the plan area. This zoning district
would include updated development standards supporting the creation of a downtown
environment.
• Downtown High Density Residential (DTR -H). A new zoning district identified in the
PDA Plan as Downtown High Density Residential (DTR -H) would be introduced in the plan
area. This zoning district would update the maximum density for high-density residential
uses in the plan area to 30 dwelling units per acre.
RECOMMENDED ACTIONS
Staff recommends that the Planning Commission hold a public hearing, provide comments and
direction to staff to allow for the finalization of the PDA plan, environmental impact report,
general plan amendments, and zoning ordinance amendments for consideration by the Planning
Commission at the February 25 meeting.
APPR VALS:
Jcffwv S. Beisr
�i
, AICP, Planning Manager' Date
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