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2019/08/08 Planning Commission Resolution (2)PLANNING COMMISSION RESOLUTION NO. 2019-26 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AMENDMENTS TO THE LAND USE MAP AND TEXT OF THE GENERAL PLAN FOR UNIVERSITY DISTRICT SPECIFIC PLAN PROJECT LOCATED SOUTH OF KEISER AVENUE, WEST OF PETALUMA HILL ROAD, AND NORTH OF ROHNERT PARK EXPRESSWAY (VARIOUS APNS) WHEREAS, the applicant, Brookfield Homes filed Planning Applications proposing amendments to the General Plan (PLGP19-0001), an amended Specific Plan (PLSP19-0001), a Tentative Map (PLSD19-0001), and Development Area Plan (PLDP19-0002) for the University District Specific Plan (“Project”) located south of Keiser Avenue, west of Petaluma Hill Road, and north of Rohnert Park Expressway (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 an internal transfer of units within the Specific Plan, with no increase in units, and to make minor corrections to the Rural Estate Residential designation by: (1) changing the land use designation on 5.6 acres from Low Density Residential to Medium Density Residential; (2) changing the land use designation on the UDLLC property from Public/Institutional/Medium Density Residential to Public/Institutional/High Density Residential; (3) correcting the Rural Estate Residential density range of 0.1 to 2.0 dwelling units per acre to 0.1 to 2.5 dwelling units per acre; and (4) reducing the minimum lot size in Rural Estate Residential from15,000 square feet to 14,000 square feet; and WHEREAS, the proposed amendments require changes to the Land Use, Transportation, Open Space, Park and Public Facilities, Environmental Conservation, Health and Safety, Noise and Housing elements of the General Plan and an amendment to the Land Use Map of the General Plan, all as shown and incorporated in this Resolution as Exhibit 1 (the “General Plan Amendments”); WHEREAS, the City Council of the City of Rohnert Park has certified the Final EIR prepared for the University District Plan Project and the proposed amendments are consistent with the Final EIR; and WHEREAS, pursuant to California State Law and the RPMC, public hearing notice was published for a minimum of 10 days prior to the first public hearing in the Community Voice; and WHEREAS, on August 8, 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. 2 Reso 2019-26 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 Amendments: Section 1. The above recitations are true and correct. Section 2. Environmental Review: A. On May 23, 2006, 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. 2006-141. The City Council approved the Addendum to the Final EIR, as described in City Council Resolution No. 2014-032 approved on April 8, 2014. The proposed General Plan Amendments, which constitute an internal transfer of units with no increase in the number of residential units, is consistent with the analyses in the 2006 EIR and 2014 Addendum and will not result in additional environmental effects not previously evaluated in the EIR and Addendum. 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, which document an internal transfer of units with no increase in the number of residential units, are minor and will not result in any changes to the proposed project not previously analyzed in the 2006 EIR and 2014 Addendum and no new information of substantial importance shows any significant effects or newly found feasible mitigation measures that would substantially reduce significant effects. Section 3. Findings related to the General Plan Amendments. The Planning Commission makes the following findings concerning the General Plan Amendment proposed by Planning Application No. PLGP19-0001: 1. 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 University District Specific Plan area. The policies establish a primarily residential development with a mixed use land use designation for commercial and residential uses. The proposed development 3 Reso 2019-26 implements the existing land designations and is consistent with such specific policies. 2. A duly noticed public hearing has been held to receive and consider public testimony regarding the proposed General Plan Amendments. Criteria Satisfied. A duly noticed public hearing on the proposed General Plan Amendments was held on August 8, 2019. 3. The proposed General Plan Amendments are consistent with the General Plan. Criteria Satisfied. The Specific Plan, as originally adopted, contains an analysis of General Plan consistency in a specific table describing the Specific Plan’s relationship to the General Plan and enumerating the community planning policies. The proposed amendments do not change this analysis and in fact the modifications achieve hydrology and drainage mitigation goals through ensuring on–site construction detention basins, on–site temporary and permanent detention basins, as well as the potential off–site regional detention basins. In addition, consistency with housing goals including Goal HO-9 (Maximize attainment of the Housing Elements Goals and Programs) is enhanced by bringing more housing units to market more quickly which addresses regional needs. 4. The General Plan Amendments 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 internal transfer of units within the Specific Plan. The amendments and revisions to the Specific Plan continue to implement the General Plan policies and goals. The General Plan Amendments and the remainder of the General Plan comprise an integrated, internally consistent and compatible statement of polices for the City. The various land uses authorized for the project are compatible with the objectives, policies, general land uses, and programs specified in the General Plan, as amended. The project is compatible with and conforms to the objectives, policies, general land uses and programs specified in the General Plan. The project furthers the objectives and policies of the General Plan and does not obstruct their attainment. The Project is in harmony with surrounding neighborhoods, and the site is physically suitable for the development proposed. 5. 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 2006 and 2014, 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 5 Reso 2019-26 EXHIBIT 1 GENERAL PLAN AMENDMENTS PROPOSED Exhibit 1 (Rev 08/10) The density/intensity standards do not imply that development projects will be approved only at the maximum density or intensity specified for each use. Zoning regulations consistent with General Plan policies and/or site conditions may reduce development potential within the stated ranges. Examples of conditions that may limit attainment of the maximum densities/intensities include, but are not limited to: •Development standards established in the Zoning Ordinance (such as for heights and setbacks, or minimum habitable space) may limit building size; Classification System The classifications in this section represent adopted City policy. They are meant to be broad enough to give the City flexibility in implementing City policy, but clear enough to provide sufficient direction to carry out the General Plan. The City’s Zoning Ordinance contains more detailed provisions and standards to implement these classifications. More than one zoning district may be consistent with a single General Plan land use classification. Four residential land use classifications are established to provide for development of a full range of housing types (mixed-use classifications that permit residential uses are included later in this section). Densities are stated as the number of housing units per gross acre of developable land, provided that at least one housing unit may be built on each existing legal parcel designated for residential use. Development would be required within the density range (both maximum and minimum) stipulated in the classification. Second units permitted by local regulation and State-mandated density bonuses for provision of affordable housing are in addition to densities otherwise permitted in each of the residential land use classifications. Assumed average densities listed are used to calculate probable housing unit and population holding capacity. Neither the averages nor the totals constitute General Plan policy. Population densities corresponding to the housing unit densities can be obtained by multiplying each housing unit by 2.62, the average projected Rohnert Park household size in 2020, according to the Association of Bay Area Governments’ (ABAG) Projections ‘98. Single-family detached residential development at densities of 2.50 housing units per gross acre or less. This classification is intended for three areas: Canon Manor, Southeast Specific Plan Area and at designated locations at the city’s ultimate physical edge on the eastside to provide transition between urban and open space uses. The Zoning Ordinance may split this classification into two categories: Rural Residential, to be applied to the Canon Manor, and Estate Residential, which would be applied to the Southeast Specific Plan Area and other areas with this designation. Single-family residential development at density of 4.0 to 6.0 units per gross acre. Typical lots would be 6,000 square feet, but the minimum would be 5,000 square feet, and the Zoning Ordinance may permit smaller lots (4,500 square feet) for projects that use features such as clustering and common open space that may result in somewhat smaller lots, but increased community-wide open space. This classification is mainly intended for detached single-family dwellings, but the Zoning Ordinance may permit attached single-family units in selected or all areas, provided each unit has ground-floor living area and private outdoor open space. The Zoning Ordinance may include a separate district for mobile home subdivisions or zero-lot-line developments. This designation accommodates campus-like environments for corporate headquarters, research and development facilities, offices, light manufacturing and assembly, industrial processing, general service, warehousing, storage and distribution, and service commercial uses. Retail is permitted as an ancillary use only. Maximum FAR is 0.5, but discretionary increases may be permitted up to a total FAR of 1.0, subject to review and approval for development meeting specific standards included in the Zoning Ordinance. This designation accommodates a variety of compatible businesses, stores, institutions, service organizations, and residences in a pedestrian-oriented setting. Allowable uses include multifamily residences, retail shops, financial, business and personal services, and restaurants. Automotive (for example, motor vehicle sales, motor vehicle part sales, and gasoline stations) and drive-through establishments are not permitted, but may be allowed within Planned Development and Specific Plan areas if the governing provisions for such areas expressly provide otherwise. Plan policies and/or the Zoning Ordinance may require certain uses – such as ground-level retail – in some or all portions of a site with this designation. In general, the maximum FAR for developments with a non-residential mix of uses is 1.5 and for residential and non-residential uses combined is 2.0; however, in Planned Developments and Specific Plan areas, limitations on maximum FAR shall be as set forth in the applicable zoning district. Separate residential density limitations are not established; however, minimum unit size requirements established in the Zoning Ordinance will result in maximum density limitations. In addition, limitations on the size and location of parking, coupled with building orientation and design standards, as specified in Chapter 3: Community Design and/or the Zoning Ordinance will ensure that a pedestrian-oriented environment is created. (Rev. 08/10) Areas on the General Plan Diagram that are striped with two different colors are not considered mixed use, which only applies to the areas with the Mixed Use designation. To provide for schools, government offices, transit sites, and other facilities that have a unique public character, as well as Sonoma State University. Religious facilities are not called out separately on the General Plan Diagram, although they would be permitted in this designation as well as other residential and commercial districts; these facilities may or may not be specifically delineated on the Zoning Map. This designation shown as a striped area on the General Plan Diagram would allow either of the two uses represented by the striping, or a combination of the two (Public/Institutional and HighMedium Density Residential) consistent with their separate land use classifications. University District Specific Plan The University District Specific Plan was originally approved in May of 2006 and then amended in June 2014. The Specific Plan divides future housing development into general plan designations. A total of 1,645 units are approved for the University District Specific Plan area. A total of 1,454 of these units are entitled as a part of the Amended and Restated Development Agreement for the Vast Oak and University District LLC properties. These properties, described below, were inventoried as approved and entitled projects. Vast Oak and University District LLC Properties In 2006 the UDLLC and Vast Oak Properties submitted a tentative map application with their intent to subdivide approximately 226.58 acres in the Vast Oak Property and 34.34 acres in the UDLLC property (APN 045-262-001 through -004, 047-131-019, and 047-131-024 through -027). A new map for the same area was submitted to correspond to the 2014 Specific Plan and was approved in June 2014. The project is approved with a mix of residential, park, open space, public/institutional, and mixed use/commercial uses. Housing would consist of single-family detached and attached dwellings as wells as multi-family stacked–flat, carriage, townhome, live/work condominium ownership, and rental homes. In July 2019, the University District Specific Plan was proposed to be amended as follows: Vast Oak includes a mix of residential designations and densities. The project is approved for 10 plus 12 acres of land designated Rural Estate density, resulting in 26 single family homes inventoried as above moderate-income units. It also includes 465 plus8 acres of land designated Low-Density Residential, resulting in 270331 single family homes inventoried as above moderate-income. There are 68 plus60 acres of land designated Medium-Density Residential, resulting in 614 detached526 attached dwellings, townhomes, and rental homes inventoried as moderate-income. There are also 24 plus acres of land designated Mixed-Use on the southeast corner of the specific plan adjacent to the land designated Open Space. This land is approved for 150 multifamily units and 100,000 square feet of commercial use. These units were inventoried as moderate-income. The UDLLC property, located south of Rohnert Park Expressway, will include 232.234 acres of a new designation called Public/Institutional/HighMedium- Density. This designation is anticipated to result in 176203 units of small-lot single family and townhome units and was inventoried as moderate-income. Finally, there are nine acres of land designated High-Density Residential located on the northwest side of the Vast Oak Property. As described in the Affordable Housing Plan in the Development Agreement, the project will meet the City’s Inclusionary Housing Ordinance for both the Vast Oak and UDLLC properties through the provision of a 218-unit affordable apartment complex. This affordable apartment complex will be located on land designated High-Density Residential. These units were inventoried as lower-income. PROPOSED REVISIONS Chapter 9: Housing Element Page 9-74 Housing Element Adopted November 25, 2014 Remaining Specific Plan The remaining area of the Specific Plan is made up of the LendenCreath, GeeBristol, 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 total units approved for the University District Specific Plan, the remaining Specific Plan area has capacity for 191 units. This includes 9 13 acres of land designated low-density residential that is anticipated to result in 51 78 units of single family detached homes, and were inventoried as above moderate-income units. This area will also include 16 12 acres of land designated medium-density residential that is anticipated to result in 140 113 single family detached homes and townhouses. These units were inventoried as moderate-income units. TABLE 9-39 UNIVERSITY DISTRICT SPECIFIC PLAN RESIDENTIAL CAPACITY City of Rohnert Park 2014 Land Use Designation Acres Allowable Density Expected Units Income Category Vast Oak and UDLLC Properties Rural/Estate Residential 1210.38 22.5 26 Above Moderate Low-Density Residential 5846.77 6 331270 Above Moderate Medium-Density Residential 6068.27 12 526614 Moderate Public/Institutional/MediumHigh- Density Residential 2223.42 1224 203176 Moderate High-Density Residential (Affordable Housing Apartment Complex) 99.33 24 218 Lower-Income Mixed-Use Development 24.34 24 150 Moderate Subtotal 182.33 1,454 Remaining University Distinct Specific Plan Capacity Low-Density Residential 913.91 6 5178 Above Moderate Medium-Density Residential 1612.17 12 140113 Moderate Subtotal 2526.08 191 Total Capacity 208.41 1,645 Source: University District Specific Plan, 2014 and University District Specific Plan Development Agreement, 2014 Southeast Specific Plan 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 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, “zipper” 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. 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 18 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 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 237 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 81 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 part of commercial structures (1.0 as opposed to 0.4) to encourage the development of housing in this area. TABLE 9-40 SOUTHEAST SPECIFIC PLAN RESIDENTIAL CAPACITY City of Rohnert Park 2014 Land Use Designation Acres Allowable Density Expected Units Residential Sites Summary This sites inventory has relied on the City’s Inclusionary Housing Ordinance to inventory approved projects and potential projects/sites. However, if the City were to rely on the default density standard and general plan densities, all approved and potential projects that are designated mixed-use or high-density residential would be inventoried as lower-income units. This methodology would result in a total of 2,995 units inventoried as lower-income and 1,671 units inventoried as moderate and above moderate-income. Table 9-41 summarizes all approved projects and potential projects/sites by general plan designation. TABLE 9-41 RESIDENTIAL CAPACITY BY GENERAL PLAN DESIGNATION City of Rohnert Park 2014 Land Use Designation Acres Allowable Density Expected Units Income Category Using Default Density Standard Approved Projects Potential Projects/Sites PROPOSED REVISIONS As shown in Table 9-44, the Element includes five residential land use designations with a density range from 2 units per acre to 24 units per acre. The density and FAR provisions are sufficiently high to allow the development of affordable housing for all income levels. Minimum densities are included in all residential designations in order to maximize residential development on a limited supply of land as well as achieve a balance and variety of housing types. TABLE 9-44 RESIDENTIAL LAND USE DESIGNATIONS City of Rohnert Park 2014 Land Use Designation Description Density (units/gross acre) Chapter 9: Housing Element Page 9-100 Housing Element Adopted November 25, 2014 The plan proposes the following:  26 estate units with low-density housing designations;  382 348 low-density residential units;  869 727 medium-density units, consisting of single family detached, clustered housing, and alley- loaded housing (attached housing could also be developed under this designation);  176 Public/Institutional/High Density Residential units;  218 high-density units, including stacked-flats, carriage units, condominiums, townhouses, apartments; and  150 mixed-use units. Southeast Specific Plan The Southeast Specific Plan was adopted December 7, 2010. The plan provides for a maximum of 477 residential units, including 81 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;  Low-Density on 21.0 acres; and  Medium-Density 27.6 acres. Northeast Specific 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 and types, 16.5 acres of parks and bikeways, and nearly 38 acres of other open space on an approximate 275- acre site adjacent to the northeastern edge of the city. 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 identifying 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.