2019/03/14 Planning Commission Resolution (2)PLANNING COMMISSION RESOLUTION NO. 2OI9.O7
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
AMENDMENTS TO THE LAND USE MAP AND TEXT OF THE GENERAL PLAN
FOR SOUTHEAST SPECIFIC PLAN PROJECT LOCATED SOUTH OF THE CANON
MANOR SPECIFIC PLAN AREA, WEST OF PETALUMA HILL ROAD, EAST OF
BODWAY PARKWAY AND NORTH OF VALLEY HOUSE DRIVE (VARIOUS APNS)
WHEREAS, the applicant, Penn Grove Mountain LLC filed Planning Applications
proposing amendments to the General Plan (PLGPI8-0003), an amended Specific Plan (PLSPI8-
0001), a revised Development Area Plan (PLDPI 3-0005), an amendment to the Development
Agreement (PLDA17-0006) and modifications to conditions of approval for the Tentative Map
(PLSD18-0002), for the Southeast Specific Plan ("Project") located south of the Canon Manor
Specific Plan Area, west of Petaluma Hill Road, east of Bodway Parkway and north of Valley
House Drive (various APNs), in accordance with the City of Rohnert Park Municipal Code
("RPMC"); and
WHEREAS, the purpose of the proposed amendments is to allow for elimination of an
on-site water tank and pump station, because a more efhcient water supply strategy has been
developed for which the Developer will pay water capacity charges, the addition of two single-
family residential lots on the former water tank site, and revisions to the Project phasing: and
WHEREAS, the proposed amendments require changes to the Land Use, Community
Design and Housing elements of the General Plan, attached to and incorporated in this
Resolution as Exhibit 1, which include elimination of the water tank site, amending the land use
designation from Public/Institutional to Southeast Medium Density and adding two lots to the
Project;
WHEREAS, the proposed amendments would also amend the Land Use Map of the
General Plan as provided on the amended General Plan Land Use Diagram, also attached to and
incorporated in this Resolution in Exhibit 1; 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 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 March 14, 2019, the Planning Commission held a public hearing at
which time interested persons had an opportunity testify either in support or opposition to the
proposal: and
WHEREAS, the Planning Commission has reviewed and considered the information
contained in the General Plan Amendment application for the proposal.
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
General Plan Amendment and amendments to Land Use Map:
Section 1. 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
Oveniding Considerations, and the Mitigation Monitoring and Reporting Program, as described
in City Council Resolution No. 2010-134. The proposed amendments will not result in additional
environmental effects not previously evaluated in the EIR and are consistent with the analysis in
the 2010 EIR. No additional environmental review is necessary.
B. Further, CEQA Guidelines section 15162 provides that "no subsequent EIR shall
be prepared" for a project unless the lead agency determines that (l) "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
signihcant effects. The proposed amendments (addition of two lots, revised phasing, removal of
the water tank and alternate water service), are minor and will not result in any changes to the
proposed project not previously analyzed in the 2010 EIR and no new information of substantial
importance shows any significant effects or newly found feasible mitigation measures that would
substantially reduce signifi cant effects.
Section 3. Findings related to the General Plan Amendments. The Planning
Commission makes the following findings conceming the General Plan amendments proposed
by Planning Application No. PLGP18-0003:
1. That the proposed site is appropriatefor development under the General Plan's
Land Use Designationsfor the site.
Criteria Satisfied. The proposed General Plan amendments would the eliminate
Public/Institutional land use and add two lots designated Medium Density
Residential. These land uses are consistent with proposed uses and the land use
designations in the General Plan and the Southeast Specific Plan and compatible
with existing, ongoing development in the area.
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 amendments are consistent with specific
policies, as amended, in the Land Use and Community Design Elements of the
General Plan applicable to the Southeast Specific Plan area. The policies establish
a primarily residential development with a mixed use land use designation for
commercial and multi-family uses. The proposed development implements the
existing land designations and is 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 General Plan
Amendments was held on March 14,2019
4. That the proposed Project with the proposed General Plan amendments is
consistent with the General Plan.
Criteria Satisfied. The Specific Plan, as originally adopted, contains an
extensive analysis of General Plan consistency. The proposed amendments do not
change this analysis. In fact, the proposed amendments enhance the Project's
consistency with General Plan Goal HO-l (Provide opportunities for Housing
Development that accommodates projected growth and facilitates mobility within
the ownership market) and HO-2 (Provide a diversity of housing types that
accommodate projected population and demographic changes and enable
residents to remain in Rohnert Park throughout their lives).
5. The General Plan amendment approved for this Project will not cause the
General Plan to become internally inconsistent.
Criteria Satisfied. The General Plan amendments proposed by the project
applicant are minor adjustments to accommodate the addition of two lots and
removal of the water tank. The amendments and revisions to the Specific Plan
continue to implement the General Plan policies and goals. The General Plan
amendment 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 in harmony with surrounding neighborhoods, and the site is
physically suitable for the development proposed.
6. That 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.
Criteria Satisfied. The General Plan comprises many objectives, policies,
principles, programs, standards, proposals and action plans (collectively,
"policies"), as well as performance standards. In 2010, the City 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, jobslhousing 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 proposed current amendments are minor in nature and do not change the
City's original considerations with respect to General Plan compliance. In fact, by
slightly increasing the number of housing units provided by the project, the
proposed amendments improve the Project's compliance with Housing Element
of 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.
Section 4. The Planning Commission does hereby recommend that the City Council
adopt the Findings hereinabove; adopt and amend the General Plan Land Use Diagram and
approve Planning Application No. PLGP18-0003, General Plan Amendments for a proposed
specific plan for property located south of the Canon Manor Specific Plan area, west of Petaluma
Hill Road, east of Bodway Parkway and north of Valley House Drive (various APNs), as
described in the Southeast Specific Plan General Plan Amendments attached to this
Resolution as Exhibit L, in its entirety.
DULY AND REGULARLY ADOPTED on this 14th day of March, 2019by the City of
Rohnert Park Planning Commission by the following vote:
AYES: 5 NOES: O ABSENT: O ABSTAIN: O
BLANQUIEAuc-- ---u-e-G ICE ftqc- HAYDON------g-Ar- ORLOFF An -_--!------U-
City of Rohnert Park Planning Commission
Attest
Secretary
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,Adopted:1 1/7/2000
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Chapter 2: Land Use and Growth Management
Southeast Specific PIan 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: UPDATED
Land Use Prosramr Southeast Suecific Plan Area
Approx.
Gross
Acreage
Appro* Housing Units
Minimum-Maximum
Approx.
Building
Non-residential
Area (1,000 s.f.)
Rural / Estate Residential
Low Density Residential
Medium Density Residential
Mixed-Use Development
It+dus++i+l
Pub+i+lfls+i+u+io+at
Parks
Total
75-20
20-22
26-29
5-10
92+M
4
5-8
BO
25-30
725-730
230-240250
80-90
4+544ax 460 -477
10
Geve+ned+y-nfld€rlyul€
FAR fer Industrial Uses
t+ab+e-2-2-+l
10
LU-23
LU-24
LU-25
LU-26
(Rev. I l/18)
Permit neighborhood-oriented retail, offices, financial, business and personal services,
and other similar neighborhood-compatible uses.
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.
Allow residential uses in the mixed use area, as long as they do not front Bodway
Parkway.
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.
N ortheast Specific PIan Area
LU-27 Require preparation of a Specific Plan prior to approval of any development in the
Northeast area.
LU-28 Require that development in the Northeast Specific Plan area be in accordance with the
development program outlined inTable 2.4-4.
REVISIONS NOVEMBER 2O].8 2-37
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Diagram
Chapter 2 Housing Element
ftojeo/$tte APN/Addrs Tning
Ailowblo
Dssity
(units/oordI
Ganeral Plan
DssigEgtiotr Acr6
Rdlirtio
Unit
Capactty
Ihcono
Catsgory Existing Use InftaitruSqro
Capacity(YN)
On"Sile
Constraints
cr!9
Approved Proj4ts
Creekwood 143-02t-016 M-U u Mixed Use 8.36 96
E2 Moderate
1 4 Lower-
Income
Mini-storage on
about 40% of
site, rest is
vacant
Y N
Fiori Estat6
(Stadium Ara)143-040-t25 PD N/A R*idential
High Density 244
244 Abole
Modente
Under
construdion
(apartments)
Y N
046-051-()40 PD N/A N
Sonoma
Mountain
Villaget 046"051-M5 PD N/A
Mixed Use 175 1,892
1,638 Above
Moderate
t27
Moderate
127 Lowet-
lncome
Parking lots md
qisting
buildings
N
047-l I t-030 SP N/A 79.7 Y N
Southsst
Sprcific Plan 047-l I r-051 SP N/A
Rural/Estate,
Low Dehsity,
Medium
Rsidential
and Mixed-
Use
0.1
445
477
+.57
159 Aboae
Moderate
246
Moderate
T2lawer-
lncome
Undweloped
N
o45-253-OO7 SP N/A 3.06 N
045-253-009 SP N/A r.'14 N
University
District
Speciffc Plan 045-253-010 SP N/A
Runl Btatq
Low Density,
Medium
Dehsity, High 173
1,645
I 019
408 Above
Moderate
Undweloped
Y N
Housing Element
Adopted November 25, 2014 REVISED SEPTEMBER 20I8
Page 9-69
Chapter 9: Housing Element
Prcject/Site APN/Addr6$?rlning
Allovablc
Din!ity
(ffiits/ocre)t
GmoalPtrl
Dsignation Aorc
Rgalistic
Unit
CapBcity
Iamne
Crtagory Eristing Uso Ihftsfuchuo
C.pFciry {YAl)
On-Site
Con$lalnts
tY/rg
045-253.01 I SP N/A 1.73 N
o45-253-Ot2 SP N/A 1.74 N
045-253-018 SP N/A 66.79 Y N
045-262-001 SP N/A 20 Y N
045-262-002 SP N/A 20 Y N
o45-26LOO3 SP N/A 3l.5 Y N
o45-262-004 SP N/A l0 N
o45-l 3 l-01 I SP N/A 46.25 Y N
047-l3t-o24 SP N/A 29.06 Y N
o41-131-025 SP N/A 'to 47 Y N
04.7-131426 SP N/A 27.64 Y N
o47-111.o27 SP N/A
Dnsity
Rsidential,
and Mixed
Use
7
Moderate
2 I 8 Lower-
Income
N
Potential
143-06l-O52 R-H 24 0.83 Y N
143-380.015 R.H 24 0.93 Y NCity Hall
143-380-023
to 029
R-H 24 0.80
6l 6l Lowr-
Income
Old City Hall
and adjacent
properti6
N
r43-051-065 M.U 24 0.35
City C€nter
Area 143-05t-066 M-U 24
Mixed-Use
0.32
16
I 4 Above
Moderate
2 Lower-
Income
Old vet o{ffce
and adjacdt
parcel
143-l 50-058 M-U 24 3.24 Y NSouthwgt
Shopping 143-150-009 M-IJ 24
Mixed-Use
|.27
t43 I 2 I Above
Modemte Reil
N
1..! ri,','rl :lll I l'rl )'\.i ir
,,{rl J.;.r- rr1 ir)r.,.ilii | .ii l)li li.i,,t'.1.1,r.11 1., rf j't,1v;,rtliilli iljii r"r'l jlrr,li r,
i.lir'.r,1 i.ti..jr ,1 i,i it1.t,il
Y N
Page 9-70 Housing Element
REVISED SEPTEMBER 20I8
Chapter 9: Housing Element
Prcjot/Site APN/Addr6s Zming
Alloqablo
D€llsity
(uitr/aordr
Omqal Plan
D€sigiatim Acr€s
Rslistic
Itnit
Capacity
Ingome
Cslogory Existing Use Illff'struotur€
C|peoity (YN)
On-Siic
cdstrainB
(Y/r0
143-150-010 M.U 24 1.7 Y N
143-150-028 M-U 24 0.09 Y N
143-150-012 M.U 24 0.35 Y N
143-150-023 M-U 24 0.09 Y N
Cmter
t43-15D"O24 M-U 1A o.29
22 Lower-
lncome
Y N
Dowdell
Rserve
(Shdium Are)
143-O40-126 PD N/A Rsidential
High-Density 2.44 84 84 Above
Moderate Vacant Y N
Tot.l 46*
4,65r
31666 2,66E rbovc moderrtFincohe unit!
1,474 modcratc-itrcome units
Source: City of Rohnett Pork, 2014.
lThe Sonoma Mountain Village Affordable Housing Agreement states the project will meet the City's lnclusionary Housing Ordinance though the
provision of 254 deed-restricted affordable dwelling units. lf operated as rental housing, 50 percent of the deed-restricted units must be rented
to very low-income households and 50 percent must be rented to low-income households. lfthe deed-restricted units are sold as owner-
occupied housing,50 percent ofthe units must be sold to low-income households and 50 percent must be sold to moderate-income households.
Since at least half (127) of the deed-restricted units will be affordable to low-income households regardless of whether they are renter- or
owner-occupied, the Housing Element counts 127 deed-restricted units as lower-income units and 127 deed-restricted units as moderate-
income units.
Housing Element
Adopted November 25, 20 I 4 REVISED SEPTEMBER 20 I 8
Page 9-7 I
Chapter 9: Housing Element
Remain ing Specific Plan
The remaining area of the Specific Plan is made up of the Lenden, Gee, and Cotati-Rohnert Park
Unified School District properties located in the northwest corner of the Specific Plan area. Once the
1,454 entitled units from the Vast Oak and UDLLC properties are subtracted from the 1,645 totalunits
approved for the University District Specific Plan, the remaining Specific Plan area has capacity for
I 9l units. This includes 9 acres of land designated low-density residential that is anticipated to result in
5l units of single family homes, and were inventoried as above moderate-income units. This area will
also include 16 acres of land designated medium-density residential that is anticipated to result in 140
single family homes and townhouses. These units were inventoried as moderate-income units.
TABLE 9.39
UNIVERSIry DISTRICT SPECIFIC PLAN RESIDENTIAL CAPACITY
City of Rohneft Park
2014
Land Use Designation Acres Allowable
Density
Expected
Units lncome Gategory
Vast Oak and UDLLC es
Rural/Estate Residential 1,2 2 26 Above Moderate
Low-Density Residential 58 6 331 Above Moderate
Mediu m-Density Residential 50 72 526 Moderate
Pu blic/lnstitutiona l/Med iu m-
Density Residential
22 72 203 Moderate
H igh-Density Residential
(Affordable Housing
Apartment Complex)
I 24 278 Lower-lncome
Mixed-Use Development 24 150 Moderate
Subtotal 1,454
Remaining Distinct Specific Plan Capacity
Low-Density Residential 9 6 51 Above Moderate
Medium-Density Residential t6 72 140 Moderate
Subtotol 25 191
Total Capacity L,645
Source: University District Specific Plan, 2014 and UniversiQ District Specific PIan Development Agreemenl 2014
Southeast Specific Plan UPDATED
The Southeast Specific Plan (SESP) and Development Area Plan was adopted December 7,2010.
Preliminary construction activities are currently (2014) underway. The SESP proposes a total of 415 477
residential units. The project includes a wide range of housing types, including rental and for-sale
housing, and proposes to meet the City's requirement for inclusionary housing by on-site construction of
affordable units. Housing types include rural estate homes, single-family detached and motorcourt,-alley-
{eaded, "zippet" lot homes, duplexes/duet units, townhomes, and apartments. Residential developments
within the mixed-use area are located on two lots and include multifamily and attached single family
residential units.
Housing Element
Adopted November 25, 2Ol 4
Page 9-74
REVISED SEPTEMBER 20 I8
Chapter 9: Housing Element
In accordance with the Affordable Housing Plan, the developer will meet the City's Inclusionary Housing
Ordinance through the provision of 72 affordable units. This includes 36 apartment units in one apartment
complex within the Mixed-Use designation. Eighteen of these units will be affordable to very low-income
residents and l8 will be affordable to low-income residents. The other affordable units include 28
duplex/duets and 8 single family alley residences, located within the Medium-Density Residential
designation.
The land use designations described in Table 9-40 correspond with the designations shown in Figure 9-6.
The residential capacity in the Specific Plan area is based on the Development Area Plan. A total of 475
477 units are approved for the Southeast Specific Plan area. The Rural Estate Residential and Low-Density
Residential designation is anticipated to result in 157 single family units and was inventoried as above
moderate-income. The Medium-Density Residential designation is approved for 44 239 small lot single
family units and duplexes. Within this designation 36 units are affordable duplexes/single family alley
residences that were inventoried as lower-income. The remaining 201 units were inventoried as moderate-
income based on expected rents. The Mixed-Use designation is approved for 8l multifamily units,36 of
which are part of the affordable apartment complex and were inventoried as lower-income. The remaining
45 units within the Mixed-Use development designation were inventoried as moderate-income based on
expected rents. A higher floor area ratio would be allowed for a mixed-use project if it were to
include residential development as paft of commercial structures ( 1 .0 as opposed to 0.4) to encourage the
development of housing in this area.
TABLE 9.40 UPDATED
SOUTHEAST SPECIFIC PLAN RESIDENTIAL CAPACITY
City of Rohnert Park
2014
Land Use Designation Acres Allowable Density Expected
Units
Rural/Estate Residential 16.0 2 29
Low-Density Residential 21,.O 6 t28
Medium-Density Residential +73
27.6
12 24+
239
Mixed-Use Developmentl 7.0 24 81
Total ]E
71.6
E-5
477
lMixed use includes up to 10,000 gross square feet of commercial/retail space
Note: Acres for parks ana+u+tte+aelrt+es are not included in this table.
Source: Southeast Specific Plan,2414 2018.
Housing Element
Adopted November 25, 201 4 REVISED SEPTEMBER 20 I8
Page 9-75
Figure g-6
Southeast Specillc plan
Land Use
UPDATED
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Source: Southaast Spodnc flsn,{(lfil 201 g
Chapter 9: Housing Element
The plan proposes the following:
. 26 estate units with low-density housing designations;
. 382low-densityresidentialunits;
' 869 medium-densify units, consisting of single family detached, clustered housing, and alley-
loaded housing (attached housing could also be developed under this designation);
' 278 high-density units, including stacked-flats, carriage units, condominiums, townhouses,
apartments; and
r 150 mixed-use units.
Southeast Specific Plan
The Southeast Specific Plan was adopted December 7,2010. The plan provides for a maximum of 445
477 residential units, including 8l multifamily and attached single family residential units, and up to
10,000 square feet of commercial/retail space within an 80-acre planning area. Residential land uses
proposed within this area include three types of single family dwellings:
. Rural Estate on 16 acres;
r Low-Density on 21.0 acres; and
. Medium-Density H327.6 acres
Northeast oecific Plan
The Northeast Specific Plan is located within unincorporated Sonoma County. The draft plan calls for the
development of a residential community of approximately 1,114 units in a variety of housing densities
andtypes, 16.5acresofparksandbikeways,andnearly38acresof otheropenspaceonanapproximate
27S-acre site adjacent to the northeastern edge ofthe cify.
Northwest Specific Plan
The proposed Specific Plan Area is located just outside the northwest City Limits, west of Highway 101.
The planning process will be aimed at identiffing a community-based vision for the area. Based on a
defined vision, a framework will be developed to guide future land uses, development, and public
improvements in the area.
A specific plan or specific plan amendment provides the framework to phase and pace growth within the
Specific Plan area so as to ensure the completion of all necessary public facilities concurrently with
completion of the Specific Plan. A specific plan identifies adequate financing mechanisms for the
infrastructure and public facilities required to support the development.
Housing Element
Adopted November 25, 201 4
Page 9-100
REVISED SEPTEMBER 20 I8