2019/03/14 Planning Commission Resolution (5)PLANNING COMMISSION RESOLUTION NO. 2019-08
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN AMENDED
SPECIFIC PLAN 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)
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 (PLDP2018-0005), an amendment to the Development
Agreement (PLDA18-0006) and modifications to conditions of approval for the Tentative Map
(PLSDI8-0002), 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, in conjunction with Planning Application No. PLSPI3-0001, the Project
proposes approval of an amended Southeast Specific Plan, attached to and incorporated in this
Resolution as Exhibit 1; and
WHEREAS, the purpose of the proposed amended plan is to allow for elimination of an
on-site water tank and pump station, because a more efficient 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 City Council of the City of Rohnert Park has certified the Final EIR
prepared for the Project and the City has otherwise carried out all requirements for the Project
pursuant to CEQA; and
WHEREAS, pursuant to California State Law and the Rohnert Park Municipal Code,
public hearing notices were mailed to all property owners within an area encompassing a 300
foot radius of the subject property and a public hearing was published for a minimum of 10 days
prior to the public hearing in the Community Voice; and
WHEREAS, on March 14,2019 the Planning Commission held public hearings at which
time interested persons had an opportunity to testify either in support or opposition to the
proposal; and
WHEREAS, the Planning Commission has reviewed and considered the information
contained in Planning Application No. PLSP18-0001 for the proposed revised Southeast Specific
Plan.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Rohnert Park makes the following findings, determinations and recommendations with respect
to the proposed amended specific plan:
Section 1. That the above recitations are true and correct.
Section 2. Environmental Review:
A. On December '7, 2010, the City Council of the City of Rohnert Park certified the
Final EIR for this Project, including adoption of associated CEQA Findings, Statement of
Overriding Considerations, and the Mitigation Monitoring and Reporting Program, as described
in City Council Resolution No. 2010-134, approved. 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 (1) "substantial changes are
proposed in the project which will require major revisions of the previous EIR"; or (2)
"substantial changes occur with respect to the circumstances under which the project is
undertaken"; or (3) "new information of substantial importance shows" one or more
significant effects not discussed in the original EIR, greater severity to previously-identified
substantial effects, or newly-found feasible mitigation measures that would substantially reduce
significant effects. 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 si gnifi cant effects.
Section 3. Findings. The Planning Commission hereby makes the following findings
concerning the amended Southeast Specific Plan proposed by Planning Application No. PLSPl8-
0001 pursuant to Rohnert Park Municipal Code section 17.06.390:
1. The specific plan or specific plan amendment is consistent with the city's general
plan.
Criteria Satisfied. The amended Specific Plan would continue to implement the
General Plan's goals for the Southeast Specific Plan Area as described in the
Land Use and Community Design Element. The amended Specific Plan complies
with the goals and policies of the City's Housing Element and inclusionary
housing ordinance. The proposed amended plan will modestly increase the
amount of housing provided by the Project and accelerate the construction of
housing consistent with regional needs and the Housing Element.
2. The specific plan or specific plan amendment will not adversely affect the public
health and safety or result in incompatible land uses.
Criteria Satisfied. The amended Specific Plan is not expected to have negative
impacts on the health or well-being of project residents or occupants of the
surrounding land uses. The proposed revision to the water service strategy will
result in more efficient provision of water service in the City. The proposed two
new lots can be served by existing infrastructure that has been constructed to
support the project and are in character with surrounding neighborhoods. The
change to phasing will have no effect on land uses.
3. The specific plan or specffic plan amendment provides the framework to phase
and pace growth within the specffic plan area so as to ensure completion of all
necessary public facilities concurrently with completion of the specific plan; or,
alternately, a statement of public policy consideration can be adopted and/or an
exception granted in accordance with general plan policies GM-L0, GM-l l, and
GM-12.
Criteria Satisfied. The project will be phased as shown in the proposed amended
specific plan. Each phase of the project is designed to provide for adequate
infrastructure and to be integrated with existing City public improvements, as
desuibed in the specific plan. The timing of the construction of public facilities
will be paced to meet the needs of the development. The infrastructure necessary
to serve the first phase of the development, including the two proposed new lots,
is already in place. The modifications to the water service strategy are consistent
with the City's long-term water supply plans and its recently adopted water
capacity charge program.
4. The specific plan or specific plan amendment identifies adequate financing
mechanisms for the infrastructure and public facilities required to support the
development.
Criteria Satisfied. The project will be subject to the payment of fees to provide
for and maintain public infrastructure such as Public Facilities Financing Plan
fees and Water Capacity Charges to help fund off-site improvements; City-wide
and Regional Traffic fees; Pavement Maintenance fees; Public Services Impact
fees; and Maintenance of on-site Infrastructure fees. In addition, the developer has
worked with the City to form a Community Facilities District, to provide for
ongoing maintenance and services, and a Homeowners Association to maintain
certain private facilities.
5. The proposed specific plan is consistent with the planning and prezoning
designation provided for the specific plan area, pursuant to Government Code
Sections 65300 and 65859, or alternatively functions as prezoning for the
unincorporat e d tenitory.
Criteria Satisfied. The site is zoned "Specific Plan District (SP)," which is
implemented through the land use designations on the City's General Plan Land
Use Diagram. The proposed Specific Plan, as amended, is consistent with these
designations.
Section 4. The Planning Commission does hereby recommend that the City Council
adopt the Findings stated hereinabove and approve Application No. PLSP18-0001 for the
amended Southeast Specific Plan as provided at Exhibit L, in its entirety.
DULY AND REGULARLY ADOPTED on this 14th day of March, 2019 by the City of
Rohnert Park Planning Commission by the following vote:
AYES: 5 NOES: O ABSENT: O ABSTAIN: 6
BLANOUIEAua BORBA- --=ct-HAYDON AFORLOFF 4Ue-
Attest:
Gerard
Secretary
of Rohnert Park Planning Commission
Gity of Rohnert Park
Southeast Specific Plan
Adopted December 2010
Amended November 25, 201 4
Resolution No. 2O1 4-164
PROPOSED REVISIONS JANUARY 2019
REVISED JANUARY 20I9
TABLE OF CONTENTS
1. INTRODUCTION
A. Background and Plan Purpose
B. Planning Process
C. Specific Plan Contents
D. How to Use This Plan
E. Statutory Authority
F. Relationship to the General Plan
G. Relationship to Other Plans and Regulations
2. DESCRIPTION OF PLAN AREA
A. Regional Setting
B. Local Setting
C. General Site Characteristics
D. Jurisdictions
3. LAND USE ELEMENT
A. lntroduction
B. Land Use Policies
C. Land Use Designations
D. Land Use Designations Summary
E. Affordable Housing
4. DEVELOPMENT STANDARDS
5. CIRCULATION ELEMENT
A. Existing Circulation
B. Roadway Classifications and Standards
C. Transit Service
D. Pedestrian and Bicycle Circulation
E. Private Drive / Lane
F. Prolected Traffic Volumes
G. Emergency Vehicle Access
H. Readway Phasing
6. PUBLIC SERVICES ELEMENT
A. lntroduction
B. Access and Circulation
C. Water Service
D. Sanitary Sewer Service
E. Storm Drainage System
F. Parks and Recreation
G. Schools
H. Police and Firel. Finances
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Soursensr Speqflc Puu
7. DESIGN GUIDELINES
8. IMPLEMENTATION ELEMENT
A. Development Review and Approval Process
B. Financing
C. Amendments to the Specific Plan
LIST OF ATTACHMENTS
LIST OF RELATED TECHNICAL STUDIES
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REVISED JANUARY 2OI9
SourHeRsr Spgct prc PlRr.r
LIST OF FIGURES
Figure 2-1 Specific Plan and Planned Development Areas
Figure 3-1 Conceptual Land Use Plan
Figure 3-2 Conceptual Development Plan
Figure 3-3 Mixed Use Area
Figure 5-1 Circulation Plan
Figure 5-2 Conceptual Phasing Plan
LIST OF TABLES
Table 2-1 SESP/FParee+s Current and Planned Development
Table 3-1 Permitted Uses
Table 3-2 SESPA Land Use Program
Table 4-1 Development Standards
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REVISED JANUARY 2OI9 ilt
SoUTHEAST Spectrtc Puru
1. INTRODUCTION
A. Background and Plan Purpose
The present document has been prepared in response to the City of Rohnert Park's
Municipal Code Chapter 17.06, Article Vlll, Sections 17.06.290450, SP-Specific Plan
District. This chapter outlines the requirements for the preparation, adoption and
implementation of Specific Plans in certain areas of the community. The Southeast
Specific Plan area, the subject of this Plan document, was identified in the City's General
Plan,asadoptedinJulyof2000M(andsubsequentlyamended).The
purpose of the Plan, consistent with the aims of Chapter 17 .06, SP-Specific Plan District,
is to provide a vehicle for ensuring that this area of the City is master planned. lt is also to
ensure that the phasing and ultimate development of the property involved is consistent
with a vision that is both compatible with the existing community and responsive to the
vision of the General Plan.
B. Planning Process
As outlined in the aforementioned Chapter of the Municipal Code, there are two primary
phases of activity that the Specific Plan process entails. The first of these is the
submission of a Preliminary Application that is then followed with a Specific Plan, the
subject of the present document. A Preliminary Application for the Southeast Specific Plan
was submitted to the City of Rohnert Park in February of 2002.ln preparing the
Preliminary Application, the property owners, Redwood Equities, LLC, undertook the
preparation of a variety of engineering and technical studies to both document the existing
conditions on the site as well as to develop some preliminary concepts for the physical
development of the land uses and activities established for this area in the General Plan;
in addition, several meetings were held with representatives of the City of Rohnert Park to
discuss the proposed Specific Plan. Upon completion of the Preliminary Application and
presentation to the Planning Commission and the City Council, additional technical
studies were undertaken as well as a process of interaction with representatives of the
City of Rohnert Park to review more detailed information on the proposed development.
Following the Specific Plan procedure, the present deeument original Specific Plan was
submitted to the City of Rohnert Park and a draft Environmental lmpact Report was
prepared.
an eeneepts and
ives= The original Specific Plan was
approved in 2010. Amendments were approved in 2014 that made modest revisions to the
land plan, but that did not substantially change the proposed development. The purpose
of the 2019 amendment is to make additional minor revisions to the land plan to facilitate
ongoing development. The present document will be submitted to the Planning
Commission and City Council for review and public hearings. Upon the approval of the
City Council the Plan will be implemented as an ordinance.
1REVISED JANUARY 20I9
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Sournenst Specr rrc PLANI
C. Specific Plan Contents
The present Plan contains the following four elements
Land Use, which establishes the land use pattern and standards for uses allowed in
the plan area;
Circulation, which, based on the transportation requirements generated by the land
uses in the Plan area, establishes a circulation system necessary to accommodate
vehicular and pedestrian movements.
Public Services, which based on the land use pattern outlines the strategies for
providing public safety, recreation, utility and school services.
Design Guidelines, which address recommended site planning, building and open
space relationship, architecture and land design and public access; and
lmplementation, which provides information on the actions needed to implement the
Plan, including General Plan and zoning changes, if needed, and phasing.
D. How to Use This Plan
As adopted by the City of Rohnert Park, the Plan represents a public document that
establishes the amount, type and location of urban development that will be permitted in
the Southeast Specific Plan area. The Plan also provides development standards and
design guidelines for the development and recommends specific actions to implement the
plan and financing methods and sources to fund improvements.
When As the property owners move forward to implement the project, the detailed
development plans will be subject to review by the City for consistency with the Specific
Plan. lt is anticipated that the future development plans for the area will be consistent with
the Specific Plan and therefore the environmental issues associated with development will
have been assessed in the environmental documentation which has been prepared as
part of the Specific Plan process. Further assessment, if required, can be limited to site-
specific impacts of the individual development plans.
Subsequent steps in the development process, including Development Area Plans,
subdivision and other procedures are administered according to the Municipal Code.
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2REVISED JANUARY 20I9
Sournenst Specrrrc Pulr
E. Statutory Authority
California Law, specifically Section 65450-65457 of the Government Code, empowers
cities to employ specific plans to provide for the systematic implementation of the General
Plan by linking the implementing policies of the General Plan with the individual
development proposals in a defined area.
This Specific Plan conforms to the various principles and requirements of State Planning
and Zoning Law, Article 8, Specific Plans of Chapter 3. Local Planning by providing the
following information :
(1) The distribution, location, and extent of the uses of land, including open space,
within the area covered by the plan.
(2) The proposed distribution, location, and extent and intensity of major components
of public and private transportation, sewage, water, drainage, solid waste disposal,
energy, and other essential facilities proposed to be located within the area covered by
the plan and needed to support the land uses described in the plan.
(3) Standards and criteria by which development will proceed, and standards for the
conservation, development, and utilization of natural resources, where applicable.
(4) A program of implementation measures including regulations, programs, public
works projects, and financing measures necessary to carry out paragraphs (1), (2),
and (3).
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a (5) A statement of the relationship of the specific plan to the general plan
F. Relationship to the General Plan
The City of Rohnert Park's General Plan provides a comprehensive statement of the
objectives, themes and policies which the community is seeking to achieve in the areas of
land use, growth management, community design, transportation, open space, parks and
public facilities, environmental conservatlon, health and safety, noise, and housing. The
current Specific Plan, as an instrument which promulgates and is an extension of the
General Plan, incorporates, by definition, the stated general objectives, themes and
policies and, where more specific objectives and policies are stated, makes reference to
such objectives and policies and provides further elaboration on the ways in which the
Specific Plan is responsive to this guidance.
A comprehensive discussion of the General Plan goals, policies, and programs that
provide direction and input to the Southeast Specific Plan and the various related
elements are included as Attachment C: General Plan Analysis.
3REVISED JANUARY 20I9
SourneRsr SpEcrprc Pr-Rrrr
G. Relationship to Other Plans and Regulations
The Southeast Specific Plan Area (SESPA) is within Sonoma County and within the City
of Rohnert Park's Sphere of lnfluence and 2o-year Urban Growth Boundary. Annexation
into the City of Rohnert Park rs-required has been completed and the specific plan is
currently under development. This aetien and all ether a Actions required for the aAep+pn
anC ongoing implementation of the Specific Plan are discussed in greater detail in Chapter
7: lmplementation.
Policy documents and ordinances of both of Sonoma County and The City of Rohnert
Park provide guidance on the development process and requirements in the plan area
State and regional agencies also exercise jurisdictional authority over development
activitiesintheplanarea.ThefollowingCity@policydocuments
apply to the plan area:
. City of Rohnert Park General Plan
. City of Rohnert Park Zoning Ordinance
inenee
4REVISED JANUARY 20I9
SoUTHEAST Spectrtc PlRtt
2. DESCRIPTION OF PLAN AREA
A. Regional Setting
The City of Rohnert Park is located in central Sonoma County approximately a one hour
drive north of the San Francisco Bay Area. With the Pacific Ocean to the west, the
community lies within the Cotati Valley and is bounded to the south by the City of Cotati
while the City of Santa Rosa lies to the north.
B. Local Setting
As shown in Figure 2-1, the Southeast Specific Plan Area (SESPA) lies in Senema
eecn+f within the City of Rohnert Park's city limit in the extreme southeast corner of theCity . The SESPA is bounded
to the north by the Canon Manor Specific Plan Area, to the east by Petaluma Hill Road
and undeveloped land, to the south Valley House Drive and undeveloped land, and to the
west by Bodway Parkway and +ndeveleped land in the Sonoma Mountain Village Planned
Development.
C. General Site Characteristics
The SESPA consists of relatively flat land rising gently from east to west with no
significant natural or manmade features or changes in topography. The neighborhood
park and first phase of 105 lots is currently under development. Two additional lots would
be added to Phase 1 with the 2019 specific plan amendment. The current development
and remaining development are as shown in Table 2-1.
4--tand-tJse
The majerity ef the land is eurrently unimpreved and vaeant, There is a large single family
iB
The reetangular shaped plan area eensists ef ene pareel ef land, whieh eemprise
Table 2 1, SESPA Pareels
5
947 111 A30 3.48ffi 80so
@
R. Ratte Deseendants' Trust
sgs%X
REVISED JANUARY 20I9
SoUTHEAST Specrrrc PlRrrr
UPDATED
6
Cosino
La nds
Specific PIqn Area
North Eost
aPI nn Ded evelo pment
Rohnett Fxpv.Pork
Stadium Land
University District
Specific Plan Area
Priority
Development
Ar€a
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Speci fic Plon
east
Specific Plan
Area
n
Pla nned
entm0.5 0.25 0 0.5 Miles
"---- Sphere of lnfluence
"----*-" 20 year UGB
Development Areas
ffiout"iae city Limit
i t Central Rohnert Park PDA
i]t=i "nr
r,'n"
Figure 2.L
Specific Plan and
Planned Development Areas
REVISED JANUARY 20I9
SourHsRsr Specl rtc Pt-Rru
Table 2-1 Current and Planned Development*
*lncludes 2 lots owned by Penn Grove Mtn LLC and changes to Phases 3 and 4 in 2019 Specific Plan amendment.**lncludes Mixed Use parcel for future apartments, townhomes and commercial.
D. Jurisdictions
TheSESPAfallsentirelywithinthecitylimitsofthe
City of Rohnert Park. The SESPA iswithin the City ef Rehnert Park's Sphere ef lnfluenee
othergoVernmentagencieswithjurisdictioninthe
plan area include:
State of California Regional Water Quality Control Board, which reviews and regulates
activities that affect water quality in California;
State of California Department of Fish and Game, which reviews projects affecting fish
and wildlife habitat; and
Department of the Army - Corps of Engineers which regulates activities and
development in the navigable waters of the United States
U.S. Fish and Wildlife Service, which reviews and regulates activities that affect habitat
of threatened and endangered species
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1 29.2 ac 1 08**Varied - under active development, includes
developer Penn Grove Mtn LLC
37o/o
2 16.0 ac.129 Penn Grove Mtn LLC 20o/o
3 14.3 ac.106 Penn Grove Mtn LLC 18o/o
4 20.1 ac.54 Penn Grove Mtn LLC 25%
REVISED JANUARY 20I9
SoUTHEAST Specrrrc Pr-Rrrr
3. LAND USE
A. lntroduction
This section of the Specific Plan provides information and guidance on the range of land
uses and the general levels of development to be accommodated within the SESPA. Also
provided are development standards which provide more specific guidance on physical
development parameters such as setbacks, building height, FAR's, and the like.
B. Land Use Policies
lnformation on the Land Use policies for the SESPA, which have been established in the
General Plan, are provided in Attachment C: General Plan Analysis.
C. Land Use Designations
As shown in the City of Rohnert Park General Plan, the land uses intended for
development within the SESPA include residential and mixed-use as well as a park.
Following guidance provided by the General Plan, the proposed development to be
accommodated in the SESPA may be characterized as a residential community adjacent
to the existing Canon Manor residential development and bounded to the east by
Petaluma Hill Road, the south by Valley House Drive, and the west by Bodway Parkway.
Within the residential community, as contemplated in the General Plan and shown in
Figure 3-1: Conceptual Land Use Plan and illustrated in Figure 3-2: Conceptual
Development Plan, different densities of housing will be accommodated. Adjacent to the
residential development will be a mixed-used area. lncorporated within the fabric of the
residential development will be a park to serve local residents. The Specific Plan has
established 6 specific plan land use designations. Each specific plan land use
designations is consistent with an existing general plan land use designation. Table 3-1:
Permitted Uses identifies uses that are unconditionally permitted and those that require
special permits or approvals. Those uses not specifically listed are not permitted unless
determined by the planning and eemmu City to be substantially
similar to a listed use. A description of the specific plan land uses follows:
The Rural Estate Residential (RE) land use is the lowest density land use,
accommodating up to 2 single-family detached residential units per gross acre.
This district is intended for very low-density residential development on large estate
lots of typically 17,000 sq.ft. or larger in size. This district, located at the perimeter
of the city, is intended to provide a transition from the more urban development to
the open space/agricultural areas outside the city. This land use category is
consistent with the "Rural Estate Residential" General Plan designation.
a
a The Low Density Residential (LD) land use designation is also intended for
single-family detached residential units. The density for this land use designation is
between 4.0 and 6.0 units per gross acre. This land use category is consistent with
the "Low Density Residential" General Plan designation.
8REVISED JANUARY 20I9
SourHeRsr Specrp rc Prnr,r
The Southeast Medium Density or SE Medium Density (SEMD) classification
envisions detached single-family housing and/or duets with an overall density
ranges from 6.1 to 12.0 units per gross acre. This land use designation is
consistent with the "Medium Density Residential" General Plan designation. The
SE Medium Density Designation can accommodate a variety of lot types including
public street.
and front door access from the public street and private drive/lane.
designed similar to conventional lots with garage access from the street or
private drive/lane.
o The Mixed-Use (MU) land use classification envisions a development pattern that
encompasses businesses, retail shops, institutions, service organizations and
residences in a compatible, pedestrian environment. The appropriate residential
component of this land use will be multifamily (apartments) and attached single-
family units (townhomes). See Figure 3-3: Mixed Use Area. This land use allows for
the development of integrated centers that combine a supportive mix of land uses,
either within the same building or in clusters of buildings. This land use is
consistent with the "Mixed Use" General Plan Designation.
o The Park (P) land use classification accommodates neighborhood-scale park
development to support the recreational needs of the adjacent residences. This
land use designation is consistent with the "Parks/Recreation" General Plan
designation.
a
. The Publie Faeility (PF) land use elassifieatien aeeemmedates a water sterage
tank, This land use designatien is eensistent with the "Publie/lnstitutienal" General
P+an+esrgna+ren=
ln addition to the aforementioned land uses, Figure 3-1 designates 3 view corridor areas
that have been sited to preserve and enhance views to the eastern ridgeline of the hills
east of Petaluma Hill Road. Each corridor shall consist of a 50-foot wide area of land at
the terminus of the street. No structures shall be permitted within these corridors, except
for transparent (seethrough) fences. No trees shall be planted within view corridors.
Berms shall be permitted as necessary for sound attenuation.
A 50-foot buffer has also been designated along the length of Petaluma Hill Road to
preserve the scenic qualities of this roadway. ln no case shall trees or shrubs that exceed
25 feet in height upon maturity be planted within the buffer to preserve views.
IREVISED JANUARY 20I9
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Table 3-'1: Permitted Uses
(P) Permitted (C) Conditionally permitted by Planning Commission (A)Administrative Permit (T)Temporary
Conditional Permit (l) Uses Allowed as incidental to Primary Use
Land Use Cateqory RE LD MD MU P
Sinqle Familv Home P P P
Duets P
Townhouse P
Multi-Familv Housinq (Apartments)P
Secondary Unit P
Bed and Breakfast lnn c
Accessory Structure (non-habitable) - Shall be subject to RPMC Section
17.10.060
I
Community Center P
Small Day Care Home (8 or fewer children)P P P P
Larqe Day Care Home (9 or more children)c c c c
Communitv Gardens P
Family Care Home/Residential Care Facility (6 or fewer people)P P P P
Private School/Education c c c c
Single Room Occupancy Boarding House A A A
Fraternitv/Sororitv c c c
Reliqious Assemblv c c c c
Antenna, Vertical/Satellite Dish, Communication Facilitv c c c c
Home Occupation P P P P
Amusement Center (video qames, billiards, theatre or indoor amusement)c
Animal Hospital / Veterinary Clinic - small animals only, no outdoor
facilities
c
Bank/Savinqs & Loan/Credit Union P
Bar/Nightclub/Live Entertainment - subject to permitting requirements,
refer to Land Use Footnote "r" Section 17.07
c
Barber/Beauty Shop P
Health and Beauty Spa/Massaqe Therapv c
Clubs and Lodges/Public Assemblv c
Dry Cleaning (only minor processino on-site)/LaundromaUTailor P
Grocery/Food MarkeUBakery P
Restaurant (caf6, microbrewery, sildown or take-out)- refer to land use
footnote R Section 17.07
P
Retail Sales (Florist, Antiques, lnterior Desion, Hardware, clothinq, etc.)P
Office (Professional/ Ad m in istrative/Med ial/Dental)P
Laboratorv (in coniunction with medical, dental or optical use)P
Professional Services (small scale postal, copy, printinq)P
MedicalClinic c
Pharmacy (drivethrouqh windows not permitted)P
Art Studios/Galleries (Photoqraphy, fine arts)c
Public Facility (Police, fire and other government uses)c c c c
Studios (Dance, Martial Arts)P
Health Club P
Liquor Store (off-Sale) - subject to permitting requirements, refer to Land
Use Footnote "r" Section 17.07
c
Park, Plavfield, plavqround, sport court P
Detention BasinMater Storaqe Facilitv P
REVISED JANUARY 20I9 12
SournrRsr Specrrrc Pmru
D. Land Use Designations Summary
Table 3-2: SESPA Land Use Program presents a comparison between the guidance
provided in Table 2.4-3 Land Use Program: Southeast Specific Plan Area of the General
Plan and the proposed Specific Plan.
Table 3-2: SESPA Land Use P ram UPDATED
Notes:
1. Gross Acreage includes all rights-of-way located within the project boundary, measured to the center line of the
street
2. Rural Estate residential unit count includes one existing unit.
3. ln the Specific Plan, the SE Medium Density land use category is consistent with the Medium Density General Plan
Land Use Designation.
4. lncludes a 5.0 net acre park and a2.1 net acre basin (7.1 net acres total)
As indicated in the table, the proposed specific plan land uses are generally consistent in
terms of the General Plan's vision for the Specific Plan area.
2000 General Plan (As Amended 2010)Specific Plan
Rural Estate
Residential 15-20 30-50 upto2 n.a.16.0 292 1.8 n.a.
Low Density
Residential 20-22 145-165 4-6 n.a 21.0 128 6.0 n.a.
Medium
Density
Residential3
26-29 180-220 6-12 n.a E3
27.6
&7
239 8.7 n.a.
Mixed Use
Development 5-1 0 55-75 n.a.10 7.O 81 n.a 10
Publie-Paeit+v 4 {*m m 03 m m m-
Parks 5-8 n.a.n.a.7.94 n.a.n.a n.a.
Total 80 475 477
Max.n.a 180-220 79.5 475 477 n.a 10
Non-
Residential
Bldg Area
(1,000 s.f.)
Approx.
Gross
Acres
Non-
Residential
Bldg Area
(1,000 s.f.)
Land Use Units UnitsGross
Acresl
Density
(Du/Ac)
Density
(Du/Ac)
REVISED JANUARY 20I9 13
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SOurneRsT SPEcIFIc PLAN
E. Affordable Housing
The City of Rohnert Parks Affordable Housing Ordinance requires all new housing
projects of five units or more to provide at least 15o/o of all units as affordable. This
equates to 72 of the 475 477 lotal units within the SESPA. The ordinance provides a
number of options to meet this requirement ranging from on-site construction, land
donation to a non-profit developer, transfer of inclusionary unit credits and in-lieu fees for
the construction of off-site affordable units.
The SESPA has been designed to allow for either on-site or off-site construction of
affordable units. The Specific Plan's wide range of housing types including duets,
apartments, townhomes, and small single-family homes, which provides numerous
opportunities to provide on-site affordable housing consistent with the City's affordable
requirements.
The final methed fer previding afferdable heusing
development agreement for the project
includes the Affordable Housing Plan for the prolect.
ineeme units need te be leeated near ene anether te ensure effieient management ef the
timing ef their eenstruetien will be determined by the develepment agreement and the
use designatien, These units will likely be duets ard/er subsidized units that leek similar te
the adjaeent market rate units, The eenstruetien phasing ef these units will eeesr at the
same time as the adjaeent market rate units, Figure 5 2i Phasing Plan indieates the
genera++e€a+t€n-€f afferdable u n its b
REVISED JANUARY 20I9 15
Soutnensr Specrrrc Prnru
4. DEVELOPMENT STANDARDS AND REGULATIONS
This Chapter describes standards for the development of each designation within the plan
area. Table 4-1: Development Standards, sets forth the minimum requirements for lot
area, coverage, floor area ratios, height, and setbacks, except as allowed through the City
development and design review process, planned area process, or as otherwise indicated
by the Specific Plan. The intention of these standards is to provide quantifiable guidance
on the development desired in each of the land use categories.
For issues not specifically addressed by the development standards or the Specific Plan,
the City of Rohnert Park Zoning Code shall apply and shall be based upon the most
compatible zoning designation as determined by the planning director or his/her designee.
Park development standards are intentionally excluded from Table 5-1: Development
Standards. Park development standards shall be the same as those specified in the
Parks (P-l) zoning district of the City of Rohnert Park Zoning Code.
REVISED JANUARY 20I9 16
Sournensr SPEcIFIC PLAN
UPDATED
Minimum Lot Ar6s {SFl 17 000 5 00n 1 {loc 11 000q1 I B00st
Minimum Lot width (fest) {2)EO 5fl 3i 50 30
Minimum Lot DsDlh (feat) (21 100 90 8C 55 60 nla
M6rimum Rssidsntial Donsilv (du/scre)?6 t7 0 t3l 12 0 (3t t2 0 {31 2't
\4aximum Buildino Hoioht (f6sll
Pdmarv Buildino t4)35 35 35 35 35 4a
Accossorv Structurs {5}1 2(61 12 12 n/A nla n/8
Minimum Fmnt Setback (fee0(7)
Porch af t0 5 tBi 5 (8)5 (B'nla
P.imarv Buildino 2C r5 l0 B €lc
Gemo6 laccessed from Dublic slrml)2C 20 20 20 r€nla
Gamos laecsssed lrom DrivalA aisle/lanel nla ala t€t8 1€
Minimum Sid€ Selbsck {fsetl a7l
primary Buildino linledor lol linel 1n 0/8 ^ndranala { lOl544
PrimaN Buildind (com€r lol linol )n lo 7 t0 1nt0
Minimum Raar Satback (fsBtl 17l
Primdrv Struclurs 23 15 il $i0 It 5 i)l t0
Garao€{dolachedl 5 5 5
Minimum Privato Oosn SDsm Per unit aSFl 750 400 r t4l 350 fi4 ,50 {tr)50 I t5)
Marimum Floor Ama Ralio Factor IFARI
R€fe. to City ol
Rohnerl Park
Zonina Code
Refer to City ot
Rohn€at P6rk
Zoninq Coda
Ref€r to Crty of
Rohnert Park
Zonino Code
Relsr to C{y ot
Rohnerl Park
Zonino Code
Refor to Crty of
Rohnsrt Park
zonino Code
2 0 commercral/
I l5 Resrd {l6l
Maximum Lot Covorado (%)30%50%5004 60%7 09'6 80?;
P€r*lng (r7)2 covsred per
Jnrl (Plus I psr
secondary
lwellino unrll
2 covered per
unit {Plus I per
sscondary
dwellno unrlI
2 covered per unrl
(PIus l per
secondary dwellrng
Jnrl)2 covered Der unrl
I covered and I
rncover€d 0ea Unrl
Refer to Crty ot
Rohnsrl Park
Tonrno Cod6
F€nce, (,arogn oI uounyaro wail Max notgnt
lfaell
Fmnt Yards 4 4 4 4 4 4
Rear/ Side v6rds ll8)€6 6 6 6 6
Sesndaru Dwellino t.,nils llgl
M6x Heioht {feet)2B ila nla
Min Siz6 {SF'l 350 n/a n/n nla
Mar Siz6 lSFl i00 nla nla nla
illrxed-LJse
f!lcdrunr
Conveill(rral I ol t)uels( I IlJolor(;0urt Clrislet
REVISED JANTJARY 20 I9 17
SoutHeRsr Spectrtc Pt-"cru
Table 4-1: Development Standards Tabte 4-1 Notes:
1. Duets are two attached units located on two separate lots.2. Dimensions are measured at the center of the lot. Flag lots are permitted.
3. Maximum Residential Density refers to the gross overall density for the overall specific plan land use district.4. Totarcrs, spires, cupolas, chimneys, elevator penthouse, water tanks, monuments, and similar structures and necessary mechanical
appurtenances covering not more than tlventy percent of the top floor roof area may exceed the maximum permitted height in the
underlying zoning district by ten feet by conditional use permit.
5. Accessory structures are defined as detached structures such as sheds and small out structures nol intended to serve as a living
quarters. These are not permitted on duet lots, on mixed-use parcels, or within the S0-foot Petaluma Hill Road setback. All accessory
structuresshall meettherequirementsofRohnertParkZoningCodesectionlT.l0.060asitpertainstoaccessorystructures. For
purposes of this specific plan, detached garages are not considered accessory structures.6. All homes backing up to Petaluma Hill road shall be single story. No structures are permitted within the S0-foot setback, which is
measured from existing righlof-way.7. Minor projections such as bay windows, lireplaces, balconies, dormers and other minor architectural projections may encroach up to 2
feet into the front yard setback and up to 3 feet into side and rear yard setbacks. However, projections are allowed on one side yard
only as one side must maintain at least 4' clear for full firepacks. lntrusions into setbacks shall not exceed more than 30% of the total
length of one wall only .Full clearance on opposing side yard setback without overhangs is needed.8. Front yard setback and Public Utility Easements may need to be expanded in specific locations to accommodate additional room for
utility boxes, transformers, and other infrastructure pursuant to the requirements of the public utility company.9. Duet garages may be accessed either directly from the street or private drive/lane
10. Minimum setback to property line may be 0' or 3' minimum, hovt/ever, the aggregate distance between buildings shall be no less than I
feet.
11. Dimensionmaybereducedtoaminimumofl0feetforuptoS5%ofthewidthofthebuilding.
12. Due to the configuration of duet units, the rear setback is often synonymous with the side yard setback. Garages may be setback a
minimum of 5 feet in either condition; however, living areas shall be setback a minimum of 10 feet when adjacent to another lot's private
rear yard.
13. Garage access from a private drive / lane shall have a minimum driveway apron dimension of 5 feet or less or 1B feet or more to deter
parked cars from blocking the drive aisle. This dimension shall be measured from the edge of the drive aisle/ lane to the face of garage
door.
14. Private open space shall provide a minimum dimension of 10 feet in any one direction. Private open space may be provided in the
front, rear or side yards as long as the area is defined by a fence or wall and may be split into two areas if necessary. Private open
space areas may be split into two separate areas as long as the minimum dimension is met for all spaces and the cumulative area of all
spaces meets the minimum area requirement.
15. This requirement applies to residential uses only and may be provided in the form of balconies, porches or decks. The minimum
dimension shall be 6 feet.
16. FARforcommercial buildingsshall notexceed0.4. FARforresidential buildingshall notexceedl.l5andshall haveaminimum
density of 12.2 dulac. Mixed use buildings, if proposed, are permitted to increase the FAR in accordance with the General Plan.
17. Tandem spaces are permitted in order to meet the parking requirements.
18. Wall and fence heights may be increased to allow for sound attenuation per the recommendation of an acoustical study.
19. Secondary units are defined as either an attached or detached unit intended for use as a separate living unit but under the same
ownership as the primary unit. Secondary units must include separate access, a bathroom, a kitchenette, and a separate parking
space. This space may be provided as a tandem garage space or an uncovered space but must be located on the same lot as the unit.
Secondary units shall be subject to the same minimum setbacks as the primary structure. Secondary units are only permitted on Rural
Estate Lots.
REVISED JANUARY 20I9 18
SoutHEnsr Sprcrrrc Pmru
5. CIRCULATION ELEMENT
A traffic noise assessment was performed as part of the SESPA planning process to
determine the extent to which traffic along the major thoroughfares adjacent to the area
had the potential to generate noise levels in excess of established standards. The findings
of this assessment are that noise generated by traffic along Petaluma Hill Road, Bodway
Parkway, and Valley House Drive is anticipated to be such that mitigation measures such
as sound walls, berm, setbacks, or any combination of these would be required. The
precise design and configuration of these measures will be developed in collaboration with
City representatives.
Circulation in the Southeast Area consists of a series of Arterials, Collector, and local
roadways as illustrated in Figure 5-1: Circulation Plan. Existing roadways surrounding the
site include Bodway Parkway, Valley House Drive, and Petaluma Hill Road. Bodway
Parkway is an existing Major Collector. The project will improve Bodway Parkway within
the existing right-of-way by adding an additional 6-foot sidewalk to the easterly side of the
street, along the project's frontage. Valley House Drive and Petaluma Hill Road are both
Minor Arterials. lmprovements to Valley House Drive include a meandering 8-foot wide
Class I bikeway/sidewalk. Petaluma Hill Road improvements include widening the existing
roadway by 20 feet to accommodate left and right turn lanes at the signalized intersection
at Valley House Drive, a7-foot sidewalk with curb and gutter, and an 8-foot multi-use path
with curb and gutter, and a 6-foot on-street bike lane. All new roadways interior to the
project area consist of Minor Streets, 42-footwide Neighborhood Streets, and 24 feet wide
private drives and 2O-foot wide private drives at motorcourts. All streets, except for
private drives and motorcourts, are public.
The Design Guidelines, presented in Chapter 6 of this document provide additional
guidance and direction in planning for new development.
A. Existing Circulation
Existing circulation in the vicinity of the SESPA is provided via three principal roadways
including Petaluma Hill Road, located on the eastern boundary of the site which is the
principal north/south regional roadway, Valley House Drive to the south serving east-west
traffic, and Bodway Parkway to the west, also serving north/south movements. Thei The Phase 1 interior circulation system is
complete and the Phase 2 interior circulation system is under construction.
B. Roadway Glassifications and Standards
The General Plan provides guidance on the sizing and physical and functional
characteristics of roadways within the City of Rohnert Park. For the SESPA, the General
Plan's Master Street Plan (Figure 4.1-1 in the General Plan) indicates the following
classifications for roadways shown on the Plan:
. Bodway Parkway: Major Collector (4 lanes) [Proposed]. Valley House Drive: Minor Arterial (4 lanes) [Proposed]
REVISED JANUARY 2019 19
Sournensr Specrrrc Prnr,r
a Petaluma Hill Road: Minor Arterial (2 lanes) [Existing]
The street sections which correspond to these classifications are shown in Attachment A:
the Public Services Plan.
C. Transit Service
Transit services in the vicinity of the SESPA are provided by Sonoma County Routes 44,
46 and 52 that operates on Petaluma Hill Road and Camino Colegio. The project, when
implemented, will add incrementally to the demand for transit services that can be met by
the transit provider.
D. Pedestrian and Bicycle Circulation
Pedestrian and bicycle circulation within the SESPA will be facilitated by a network of
sidewalks and bicycle lanes which will be developed along with the roadway system. This
system is demonstrated in Figure 5-1 Cenoeptual Pedestr Circulation
Plan. The local street system has been designed as a grid network of streets with
sidewalks, short blocks, and multiple intersections to maximize connectivity and allow
pedestrians to maneuver easily throughout the SESPA. A direct east-west connection
has been provided in the form of a through street that extends from the park/mixed use
area and the Rural Estate neighborhood. This connection along with one through north-
south connection has been designated as a "Major Pedestrian Corridor". Major
Pedestrian Corridors are intended to provide direct connections through the site for
pedestrians traveling along these sidewalks. Neck-downs or bulb-outs shall be provided
at key intersections to promote safer pedestrian street crossings.
ln addition to improved connectivity within the site, an 8-foot multi-use trail along Valley
House Drive and a 6-foot sidewalk along Bodway Parkway provide both bicyclists and
pedestrians with easy access to adjacent neighborhoods. The multi-use trail will be
grade-separate from the street, providing a safer environment for trail-users. Both the
Valley House and Bodway pedestrian corridors are also considered Major Pedestrian
corridors and should be carefully designed to minimize driveway accesses and vehicular
interruptions. This may be achieved through the use of motor court homes or by siding
homes onto these roadways.
The Valley House Drive and Bodway Parkway pedestrian corridors have also been
designed to promote connectivity with existing and planned adjacent neighborhoods by
providing direct connection to existing sidewalks and providing enhanced pedestrian
crossings to future development planned just west of the SESPA. Figure 5-1
demonstrates the conceptual location for these crossings. Crossing enhancements may
include features such as bulb-outs, enhanced paving materials, lighted crosswalks or
other design features that alert vehicles of a pedestrian presence and encourage drivers
to slow down. The final designs of these intersections are subject to future review and
approval by the City of Rohnert Park.
REVISED JANUARY 20I9 20
Soutnenst Spect rtc Pt-Rtt
E. Private Drive / Lane
& UF:
. COMMON DRIVE AISLE SIiALL B[
MAINAINFD BY IITHER A SPICIAL TAX
D{STRICI, SPECIAL MAINTENENCE
ASSOCIATION, OR HOA.
u,10E coNc.
VALLEY 6UIIER
PER CITY
lsID
c0Nc
H€ADER PER
CITY STD.
HEADER PER
CITY STD,
MOTOR C()URT COMM()N DRIVEWAY
NO SCALE
1. Dead end lanes are allowed if lane length does not exceed 150'.2. Maximum 6 residential units.3. No parking shall be allowed.4. Lanes shall connect to streets that provide minimum 20' clear width.5. Access shall be through a Standard 250 A, C, or D curb cut unless otherwise approved by the City Engineer.6. Lighting shalt meet the City's minor street requirements for uniformity ratio and minimum maintained foot candle
specifications. All street lights shall be LED.
7. Signs will be posted with "No Parking Fire Lane"
F. Projected Traffic Volumes
ln order to assess the potential demands for transportation services in the SESPA and
given the possibility of different types of commercial development within the mixed-use
area, two alternative scenarios were used. One examined the development of the 20,000
s.f. of space for a small retail center while the other analyzed the requirements for otfice
development. Under the first scenario, the retail center, an average of about 5,000 daily
vehicle trips would be generated while under the second scenario, the office development,
the trips would be somewhat lower. Refer'to the Southeast Specific Plan Traffic lmpact
Study, which is on file with the City of Rohnert Park Planning Division (File numbers 2003-
031, -054 and -005).
G. Emergency Vehicle Access
Access for emergency vehicles, including police and fire, will be provided via the network
of streets that will be developed as part of the project.
H. R€ad$ray Phasing
As shown in Figure 5-2, Conceptual Phasing Plan, the prolect will be developed in several
phases according to market demands. At each stage of development, roads will be
constructed to provide access to the new residences while ensuring a logical roadway
pattern is available for utility services, fire access, and life safety equipment as needed
and appropriate. The first two phases are under active development at this time.
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REVISED JANUARY 20I9 21
SoUTHEAST Specrnc Pmrl
Figure 5-1: Circulation Plan UPDATED
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Figure 5-2: Conceptual Phasing Diagram UPDATED
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23REVISED JANUARY 2019
SourneRst Specrrrc Pr-Rrrr
6. PUBLIC SERVICES ELEMENT
A. lntroduction
ln support of the residential, mixed-use and park development within the SESPA, public
services will be required. These services include access and circulation, water service,
sanitary sewer service, and storm drainage management. The Public Services Plan,
provided as Attachment A, describes the delivery approach concepts for each of these
systems. Following are brief summaries of the planned improvements for each service.
B. Access and Circulation
The existing roadways which provide primary access to the SESPA, i.e. Petaluma Hill
Road, Valley House Drive, and Bodway Parkway, will require different levels of
improvement in order to accommodate the future transportation demands generated by
the new development. ln the case of Petaluma Hill Road, which is a fully improved county
highway, the project will include the installation of additional pavement to allow for the
installation of an 8-foot bike lane constructed according to County Standards along the
project's frontage. A traffic signal at the Petaluma Hill RoadA/alley House Drive
intersection already exists as well as a new left and right turn lanes at the traffic signal.
South of Valley House Drive, additional pavement will also be added to accommodate
longer deceleration lanes. Bodway Parkway will be upgraded from its existing situation
(which includes two traffic lanes, a median and a bikeway/sidewalk on the western side of
the roadway) to include a new 6-foot sidewalk on the east side of the parkway along the
frontage of the SESPA. Finally, with the elimination of the property on the south side of
Valley House Drive from the Urban Growth Boundary, the existing improvements to Valley
House Drive are adequate to serve the proposed traffic flow. lmprovements to both
Bodway and Valley House are not included in the Public Facilities Financing Plan.
Streets and sidewalks required for internal circulation within the SESPA will be developed
in accordance with the City of Rohnert Park 20O5 Manual of Standards, Details and
Specifications (most current edition).
C. Water Service
This prejeet prepeses te previde a 438'000 gallen tank and pumping statien in aeeerdanee
with the water system designed by Brelje and Raee, Censulting Civil Engineers=lt is
pfe@AspartoftheSpecificPlanprocesstheRohnertParkFinalWater
Supply Assessment, (Winzler and Kelly, January 2005) was prepared to determine the
availability of water needed to serve the prolect area. The Specific Plan also considers
water conservation and a water conservation plan was prepared. Both the water
assessment and the water conservation plan are on file with the City of Rohnert Park
Development Services Department (File numbers 2003-031 and -054). Consistent with
the objective of water conservation, low flow devices will be installed within the new
homes and drought tolerant landscaping materials will be utilized. The developers of the
REVISED JANUARY 20I9 24
SoUrHeRsr SPECIFIc PLAN
SESPA will continue to work with the City of Rohnert Park to construct appropriate water
saving and water generating projects=, consistent with state law.
New development within the SESPA will pay the City's most current water capacity
charge. This charge funds upgrades to the City's water system to serve new development.
The project will need to construct or fund the construction of a 12" water main extension
from the City's water tank on Camino Colegio to the project.
D. Sanitary Sewer Service
The owners of the SESPA property have entered into an agreement with the County of
Sonoma and the developers of the Sonoma Mountain Village to provide a collector sewer
system for Canon Manor, the Southeast Specific Plan, and the lands formerly owned by
Agilent Technologies. This system consists of a gravity main from the intersection of
Bodway Parkway and Camino Colegio, a sewerage lift station, and a force main to an
adequately sized trunk line sewer provided by the Public Facilities Financing Plan. These
facilities are complete.
E. Storm Drain System
@ires management within the SESPA, will be eelleeted and
eendueted via a system ef eateh basins; manheles, and pipes te a detentien faeility that
will be leeated in the park, The sterm water will be metered te a system that eurrently
exists in Bedway Parl<way te ensure that diseharge inte the existing eelleetien system will
i
City ef Rehnert Park-Planning Divisiens (File numbers 2003 031 and 054),
Runoff and storm water, which requires management within the SESPA, will be collected
and conveyed through a series of interconnected drop inlets, catch basins, manholes, and
pipes. Rain gardens will be used in large residential lots and in the commercial and
multifamily areas. Additional filtering or low impact design elements will be included in the
design to meet SUSUMP requirements; storm water quality enhancement or cleaning for
the 2-year storm event.
Except for the commercial and multifamily sections, all the storm water will tie into a storm
water detention facility located adjacent to the park at the project's western boundary. The
total area of the detention basin is about 1.8 acres. The storm water detention facility or
detention basin will attenuate the increase in runoff created by the development of the
property to be at the same present rate. This will result in no net increase in peak runoff in
the 100 year storm event. ln addition to attenuating the peak runoff, the detention facility
will also provide a means of infiltration for ground water recharge and an improvement in
water quality by settling of sediment. After release through the detention basin outlet
REVISED JANUARY 20I9 25
SourneRsr Specrrrc PnN
structures, the runoff will drain into two existing systems located in Bodway Parkway and
converge just to the west of the intersection of Bodway Parkway and Valley House Drive.
The point of reference within the watershed that is used to compare pre and post project
flows is located on the Sonoma Mountain Village site. An existing storm drain in the
Sonoma Mountain Village site currently conveys water from Bodway Parkway and the
SESPA. This storm drain system will continue to serve the SESPA after development.
This will be possible since the SESPA will have no net increase in peak flows up to the
100 year storm.
The upstream collection facilities will be funded by the developers of the SESPA. A
Preliminary Stormwater Mitigation Plan has also been prepared as part of the Specific
Plan process and can be found on file at the City of Rohnert Park Planning Divisions (File
numbers 2003-031 and -054).
F. Parks and Recreation
A new community park is proposed within the SESPA as shown in Figure 10: Master Park
Plan. This Public Services Plan proposes a 5 * net acre park and, rectangular in nature,
adjacent to Bodway Parkway. The park's proposed east-west orientation allows it to be
integrated into the SESPA's proposed pedestrian promenade and view corridor.
G. Schools
The project proponents have contacted the Cotati-Rohnert Park Unified School District to
determine services available to the Southeast Area. A school district representative
indicated that currently the Southeast Rohnert Park Specific Plan area would be served by
the followlng schools:
Elementary School
Middle School:
High School:
Monte Vista
Lawrence E. Jones Middle School
Rancho Cotate & Technology High
H. Police and Fire
The City of Rohnert Park Department of Public Safety will provide police and fire services
to this area. The Department of Public Safety provides police, fire and other related
services with crosstrained personnel under a single administrative umbrella. SESPA can
currently be served by the City's Fire Station in M section. The City's Public Facilities
Financing Plan includes funding of a new fire station in the southwest portion of the City to
serve planned growth.
REVISED JANUARY 20I9 26
SoUTHEAST Specrrrc Pmru
l. Finances
Major off-site infrastructure is paid for by the City's Public Facilities Financing Plan and the
Water Capacity Charge programs. The SESPA development will pay into these fees.
Ongoing maintenance for service for the SESPA project will funded by special tax
assessments collected through a Community Facilities District (CFD). The services funded
by the special taxes include provision of public safety services that are in addition to those
services provided before the formation of the Community Facilities District; the
maintenance, rehabilitation and reconstruction of publically owned pavement; the
maintenance, rehabilitation and reconstruction of publically owned landscapes, parks,
playgrounds, signage, curbs, gutters, sidewalks, decorative walls and street lighting; and
the permitting, operation, maintenance , monitoring, rehabilitation and reconstruction of
publically owned drainage and storm water treatment systems within the District. This also
includes all the appurtenances and work (such as engineering, planning, designing,
construction and coordination) to provide and maintain the services.
The special tax rate for the CFD is established annually. The calculations to establish the
tax rate are informed by the provisions of the Development Agreement between the
developer and the City.
REVISED JANUARY 20I9 27
SoutHeRst Specrrrc Pr-Rr,r
7. DESIGN GUIDELINES
The Design Guidelines are presented as Attachment B to this document.
REVISED JANUARY 20I9 28
SourHensr Spectrrc Pmru
8. IMPLEMENTATION ELEMENT
A. Development Review and Approval
The Southeast Specific Plan was approved by the City Council in 2010 and annexation of
the site to the City was completed in 2011. Both actions were subject to preparation of an
Environmental lmpact Report (ElR) to evaluate the environmental effects of these actions.
The City Council certified the EIR in taking action on the project. |n2014, minor
amendments to the Specific Plan and Development Area Plan were approved to eliminate
alley-loaded single family lots and incorporate motorcourt homes.
Final maps for Phases 1 and 2 have been approved and construction of homes within
those phases is undenryay. The neighborhood park on the western side of the project is
nearing completion. Current amendments to project plans are proposed to reflect a better
understanding of development patterns.
B. Financing
@tThedeveloperSoftheSESPAwillfundtheinstallationofpublic
facilities and services in the SESPA and will also contribute through the City of Rohnert
Park Public Facilities Financing Plan and agreements with the County of Sonoma for the
funding of off-site services. These fees also include school mitigation fees, park fees,
sewer and water connection fees, storm drain fees, engineering plan check fees, grading
plan and permit fees, building plan and permit fees, housing in-lieu fees, traffic signal fees,
and area-wide impact fees.
The maintenance of open spaces, landscape medians and other similar features will be
financed through the ereatien ef an apprepriate distriet rneehanism sueh as a established
Community Services District er a fandseape nsse
Agreernent will determine the finaneirg meehanism,
G. Amendments to the Specific Plan
Amendments to this Specific Plan shall be made in accordance with applicable sections of
the Rohnert Park Municipal Code, Chapter 17.06, Article Vlll, Section 17.06
REVISED JANUARY 20I9 29
AFln+rod{J€t+en
The Speeifie Plan will be irnplemented threugh a eembinatien ef private and publie
velepment ef the faeilities and serviees within
the prejeet area will be the respensibility ef the private seeter, This element identifies the
. Aetiens required fer adeptien ef the Speeifie Plan. Develepment review and appreval preeess
G--ginanefl+g
ien
p+ie+{e-the-adeptien ef the Seutheast Speeifie Plan;
. Annex the Speeifie Plan inte the City ef Refinert Park,. Amend the City ef Rehnert Park General Plan and adept rezening-as neeessary,. Amend the Senema Ceunty General Plan and adept rezening as neeessarF
G- Develepment Review anC Appreval Preeess
Plan Distriet; upen appreval ef the Speeifie Plan by the City Ceuneil by erdinanee, the Plan
Plans will be the next steB in the develepment preeess, The Develepment Area Plan
develepment may be submitted eeneurrently with the Speeifie Plan Applieatien, Other
with Develepment Area Plan applieatiens, The appreval ef a Develepment Area Plan is
the Speeifie Plan and that publie infrastrueture and serviees ean be previded eeneurrently
with thedevelepment, unless an exeeptien is granted,
develepment ineluding preliminary arehiteetural plans and elevatiens as well-as sitei sugdivisien map is
pr€€edu{€,
e
eensistent with the Develepment Area Plan and the Speeifie Pla+
REVISED JANUARY 20I9 30
List of Attachments:
Attachment A: Public Services Plan, Civil Design Consultants, lnc. getese+:+r+gtg
May 2108
Attachment B: Citv of Rohnert Park Southeast Specific Plan Desiqn Guidelines,
prepared by William Hezmalhalch Architects, lnc. May 2006
Attachment G: General Plan Analvsis
List of Related Technical Studies (on File at the City of Rohnert Park Planning
Division File no. 2003-031, -054, and -005)
Citv of Rohnert Park Southeast Specific Plan Preliminarv Application, presented by
Redwood Equities, LLC, February 2002
Final Report - Southeast Specific Plan Market Analvsis, Economic & Planninq
Systems, lnc. February 2002.
a Final Reoort - Southeast S c Plan Market Analvsis.Economic and Planning
Systems, February 2002; a revision to this report was prepared in 2006.
Updated Geotechnical Enqineerinq I nvestiqation - Proposed Residential Development
7279 Petaluma Hill Road. Rohnert Pa rk, California. Southeast Specific Plan.
a
a
a
a
Michelucci & Associates, lnc. December 2002
a Results of 2OO1 Survev for Soecial-S Plant Species. Southeast Soecific Plan
Area. Rohnert Park, California; Laurence P. Stromberg, Ph.D., Wetlands Consultant;
May 2001.
a Jurisdictional Delineation -Eouities. LLC Prooertv.Gibson & Skordal, LLC,
Wetlands Consultants, June 2002
Letter: from Calvin C. Fong, Chief, Regulatory Branch, Department of the Army, San
Francisco District, Corps of Engineers, to Tom Skordal.
A Cultural Resources Evaluation of the Southeast Specific Plan Area, in Rohnert Park,
Sonoma Countv, California, submitted by Archaeological Resource Service, January
2002.
a Qnr rfhaacf Qnanifi c Plan 'f raflia Rfr rdrr fnr fha llifrr nf Pnhnarf Darlz Whitlock &
Weinberger Transportation, lnc. January 2003.. Addendum to SESPA Traffic lmpact Study, Whitlock & Weinberger Transportation,
March 6, 2003.. Environmental Site Assessment, Phase 1 lnvestiqation, Harris & Lee, Environmental
Sciences, March 2001.. Traffic Noise Assessment, lllingworth & Rodkin, lnc. April 6, 2003.. Public Facilities Financing Plan, Harris and Associates, May 25,2004
Public Services Plan, Civil Desi gn Consultants, lnc. 2003.
Rohnert Park Final Water Suoolv Assessment.Wi nzler and Kelly, January 2005
Water Conservation Plan for Southeast Specific Plan, John Olaf Nelson Water
Resources Management, May 2008
o Preliminaru.Stnrmwatc r Miti natinn Plan Civil Design Consultants, lnc., 2008
Preliminary Stormwater Mitigation Plan
a
a
a
REVISED JANUARY 20I9 31