2019/10/24 Planning Commission Agenda Packet
City of Rohnert Park
Planning Commission
A G E N D A
Thursday, October 24, 2019
6:00 P.M.
130 Avram Avenue, Rohnert Park
To Any Member of the Audience Desiring to Address the Planning Commission:
For public comment on items listed or not listed on the agenda, or on agenda items if unable to speak at the scheduled time, you
may do so upon recognition from the Chairperson. PLEASE FILL OUT A SPEAKER CARD PRIOR TO SPEAKING.
1. CALL TO ORDER
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL (Blanquie____Borba____Giudice____Haydon_____Orloff____)
4. PUBLIC COMMENT – Persons who wish to speak to the Commission regarding an
item that is not on the agenda may do so at this time.
5. CONSENT CALENDAR - ADOPTION OF MINUTES
None
6. AGENDA ITEMS
6.1 DEVELOPMENT AGREEMENT AMENDMENT – File No. PLDA19-0005 –
Ben Van Zutphen/Penn Grove Mountain LLC – Consideration of Resolution
2019-33 recommending to the City Council adoption of an ordinance approving
and amended Development Agreement between the City of Rohnert Park and
Penn Grove Mountain LLC for approximately 80 acres located south of the Canon
Manor Specific Plan Area, west of Petaluma Hill Road, and north of Valley
House Drive (various APNs)
CEQA: The City prepared an Environmental Impact Report (EIR) to address
the potentially significant adverse environmental impacts associated with the
planning, construction, or operation of the SESP and to identify appropriate
and feasible mitigation measures and alternatives that may be adopted to
significantly reduce or avoid the impacts identified in the EIR. The City
certified the Final EIR for the Southeast Specific Plan project on December 10,
2010. 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.
6.2 STUDY SESSION-Study Session on Amendments to the Sonoma Mountain
Village Final Development Plan
7. ITEMS FROM THE PLANNING COMMISSION
8. ITEMS FROM THE DEVELOPMENT SERVICE STAFF
9. ADJOURNMENT
Appeals of any decisions made tonight must be received by the Planning Division within 10
days and no later than 5:00p.m. on November 4, 2019.
NOTE: If you challenge the nature of the proposed action in court, you may be limited to
raising only those issues you or someone else raised at public hearing(s) described in this
Agenda, or in written correspondence delivered to the City of Rohnert Park at, or prior to the
public hearing(s).
Disabled Accommodation: In compliance with the Americans with Disabilities Act, if
you need special assistance to participate in this meeting please call (707) 588-2231. Notification
72 hours in advance of the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting. (28 CFR 35.102.35.104 AD Title III)
CERTIFICATION OF POSTING OF AGENDA
I, Kelsey Bracewell, Administrative Assistant, for the City of Rohnert Park, declare that the
foregoing notice and agenda for the October 24,2019, Planning Commission Meeting ofthe City
of Rohnert Park was posted and available for review on October 18, 2019 at Rohnert Park City
Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is avaj]able on the City
of Rohnert Park 's website at www.rpcity.org.
Signed this 18th day of October, 2019 at Rohnert Park, California.
October 24, 2019
Planning Commission
Current and
Proposed Site Plan
Background
Overview of
Amendment
Proposed
Amendment
Recommended Action
36 unit apartment complex
Adds Community
Recreation Building
and Tot Lot
No substantive
changes to site plan
Staff will evaluate
for consistency with
approved DAP
2010 Project Approvals: Specific Plan, GP Amendments, Final Development Plan, Tentative Map, and Development Area Plan and EIR
2014 Amendments: Replace alley lot homes with motorcourt lots
2018 Amendments: Deferred water tank construction
2019 Amendments: Eliminated on-site water tank, increased total units from 475 to 477
Willowglen to start construction of 36-unit
affordable apartment complex
Partnering with Burbank for tax credit
assistance and property management
Current Affordable Housing Plan does not
meet criteria for tax credits
Amend affordability structure of affordable
housing apartment complex to:
◦Adjust the income restriction for the 1 on-site
resident manager unit to 120% area median income
◦Adjust income restriction on other 35 units to allow
developer to qualify for tax credits
2019 Area Median Income Levels
Persons in
Household
Extremely
Low
(30%)
Very Low
(50%)
Low
(80%)
Median
(100%)
Moderate
(120%)
1 $22,700 $37,800 $60,500 $65,300 $78,350
2 $25,950 $43,200 $69,150 $74,650 $89,550
3 $29,200 $48,600 $77,800 $83,950 $100,750
4 $32,400 $54,000 $86,400 $93,300 $111,950
5 $35,000 $58,350 $93,350 $100,750 $120,900
TOTAL 18 UNITS 18 UNITS
2019 Area Median Income Levels
Persons in
Household
Extremely
Low
(30%)
Very Low
(50%)
Low
(80%)
Median
(100%)
Moderate
(120%)
1 $22,700 $37,800 $60,500 $65,300 $78,350
2 $25,950 $43,200 $69,150 $74,650 $89,550
3 $29,200 $48,600 $77,800 $83,950 $100,750
4 $32,400 $54,000 $86,400 $93,300 $111,950
5 $35,000 $58,350 $93,350 $100,750 $120,900
TOTAL 6 UNITS 15 UNITS 14 UNITS 1 UNIT
2019 Area Median Income Levels
Extremely
Low
(30%)
Very Low
(50%)
Low
(80%)
Median
(100%)
Moderate
(120%)
TOTAL 6 UNITS 15 UNITS 14 UNITS 1 UNIT
Average of 59% AMI to qualify for
tax credits.
On-site
manager
unit.
SESP EIR certified on December 10, 2010
No additional environmental review required
for proposed Project
Public Hearing on October 24, 2019
Approved Resolution Recommending
Development Agreement Amendment to the
City Council
Approve Resolution Amending the Affordable
Housing Plan (Exhibit D of the Development
Agreement)
Introduce Ordinance Amending the
Development Agreement
1
City of Rohnert Park
Planning Commission Staff Report
Meeting Date: October 24, 2019
Item No: 6.1
Prepared By: Jenna Garcia, Planner III
Agenda Title: PLDA19-0005, Development Agreement Amendment, Southeast Specific
Plan Area
Location: Property bounded by Bodway Parkway to the west, Valley House Drive to
the south, Petaluma Hill Road to the east and Canon Manor Specific Plan
Area to the north
Zoning: SP – Specific Plan
Applicant: Ben van Zutphen for Penn Grove Mountain LLC
RECOMMENDED ACTION: Adopt Resolution 2019-33 recommending to the City Council
approval of Fourth Amendment to the Development Agreement for the Southeast Specific Plan
Project which would change the affordability structure for the 36-unit affordable housing
apartment complex.
BACKGROUND: The Southeast Specific Plan Area (SESP) is one of five specific plan areas
designated in the City’s General Plan. The SESP includes approximately 80 acres of land located
south of Canon Manor, north of Valley House Drive and between Bodway Parkway to west and
Petaluma Hill Road to the east (see Figure 1 – Affordable Housing Plan Map below). In 2010,
the City approved an Environmental Impact Report, a Specific Plan and associated General Plan
amendments, a Final Development Plan, a Tentative Map, a Development Area Plan and a
Development Agreement for the SESP. Together these documents provided specific guidance on
and mitigation for the development including illustrations of the various housing types,
landscaping, lighting, entry features and other design elements and requirements for project
phasing. The approved plans allow for a maximum of 475 residential units, 10,000 square feet of
commercial uses, and a 5.0 acre park. Based on the City’s approvals, the Sonoma County Local
Agency Formation Commission approved the annexation of the SESP to the City in 2011.
2
Figure 1: Affordable Housing Plan Map
In 2014, based on a recommendation from the Planning Commission, the City Council approved
amendments to the Specific Plan, Tentative Map and the Development Agreement. These
amendments allowed for the replacement of alley lot homes with motorcourt homes; the
replacement of duplex lots with duet homes (two attached units separated by a common lot line);
and some changes in the requirements for an onsite water tank.
In 2018, based on a recommendation for the Planning Commission, the City Council approved a
second amendment to the Development Agreement, which deferred the requirement for water
tank construction and allowed housing construction to proceed in response to the regional need
for housing.
In May 2019, based on a recommendation for the Planning Commission, the City Council
approved a third amendment to the Development Agreement, which allowed for the elimination
of the on-site water tank and the creation of two new residential lots on the tank site. The third
amendment also revised the developer’s phasing plan for Phases 2, 3 and 4 to facilitate
construction and minimize the impacts of construction on the developing neighborhood, and
increased the total number of residential units in the SESP from 475 to 477.
3
At this point in time, Penn Grove Mountain LLC (developer), is about to begin construction of
their 36-unit affordable housing complex, which they plan to transfer to affordable housing
developer and property management company, Burbank Housing Development Corporation,
upon completion. Burbank Housing is assisting the developer in accessing the Low Income
Housing Tax Credit (LIHTC) program to help finance its development. LIHTC requires that the
units meet specific income thresholds, which requires the developer to amend its Development
Agreement with the City.
ANALYSIS: Area median household income data is updated regularly by the California
Department of Housing and Community Development (HCD). The base income is defined by a
household of four and adjustments are made by HCD for other household sizes. The most current
data for Sonoma County, which became effective on June 28, 2019, is summarized in Table 1
below.
Currently, the SESP Affordable Housing Plan (Exhibit D of the Development Agreement)
requires that 50% of the total units (18) be rented to very low income households (50% of area
median income) and other 50% of the total units (18) be rented to low income households (80%
of area median income.) Based on requirements to qualify for tax credits, as well as the legal
requirement for an on-site property manager, Burbank Housing has requested changes to the
affordability structure of the 36 units. These requested changes are listed below, but can also be
reviewed in the attached Memo from Burbank (Attachment 2).
1. State law requires property management companies to employ an on-site resident
manager unit for any apartment complex with more than 15 units. Usually, the on-site
resident manager’s unit is not restricted by household income as doing so limits the
qualified pool of applicants for the position. For this reason, it is Burbank’s policy to
exclude resident managers’ units from the count of income-restricted affordable units.
However, if the City were to allow one unrestricted unit at the Willowglen apartment
complex, the developer would not be fulfilling its commitment to provide 15% (72 units)
of its total 477 units as affordable. Ultimately, the developer and Burbank agreed to
restrict the resident manager’s unit at moderate income (120% area median income), thus
meeting the terms of the Development Agreement and contributing to the City’s stock of
affordable housing, without creating undue hardship on Burbank Housing’s ability to
recruit and retain a qualified on-site resident manager.
Table 1: 2019 Area Median Income Levels
Persons in
Household
Extremely
Low (30%)
Very Low
(50%)
Low
(80%)
Median
(100%)
Moderate
(120%)
1 $22,700 $37,800 $60,500 $65,300 $78,350
2 $25,950 $43,200 $69,150 $74,650 $89,550
3 $29,200 $48,600 $77,800 $83,950 $100,750
4 $32,400 $54,000 $86,400 $93,300 $111,950
5 $35,000 $58,350 $93,350 $100,750 $120,900
4
2. In order to qualify for the federal Low Income Housing Tax Credit (LIHTC) program, all
combined units in a complex must average 59% area median income or lower (not
including the manager’s unit.) In order to meet this average, Burbank has proposed the
following affordability structure for the Willowglen Apartments. This provides units at
30% area median income (extremely low) – an income category for which the City has
no units currently in construction.
Table 2: Proposed Affordability Structure for Willowglen Apartments
30% AMI 50% AMI 80% AMI 120% AMI TOTAL
1-bdr 3 8 7 18
2-bdr 2 5 5 12
3-bdr 1 2 2 1 6
TOTAL 6 15 14 1 36
Staff believes the proposed Development Agreement amendment is a reasonable modification to
the Southeast Specific Plan that takes into account current laws and regulations.
ENVIRONMENTAL REVIEW: The City prepared an Environmental Impact Report (EIR) to
address the potentially significant adverse environmental impacts associated with the planning,
construction, or operation of the SESP and to identify appropriate and feasible mitigation
measures and alternatives that may be adopted to significantly reduce or avoid the impacts
identified in the EIR. The City certified the Final EIR for the Southeast Specific Plan project on
December 10, 2010. The proposed amendment 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.
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.
Given the nature of the amendment proposed here (amending the affordability structure for the
Willowglen apartment complex), there will not be any changes to the proposed project not
previously analyzed or to the previously-identified effects and mitigation measures.
PUBLIC NOTIFICATION: A public hearing notice denoting the time, date, and location of
this hearing was published in the Community Voice on October 11, 2019. Property owners
within 300 feet of the Project site and interested parties requesting notification were also mailed
notices, and the notice was posted pursuant to State law.
5
======================================================================
Planning Manager Approval Date: 10/17/19
Attachments (list in packet assembly order):
1. Resolution No. 2019-33 (Development Agreement)
Exhibit 1 – Recommended Development Agreement
Exhibit 2 – Current Development Agreement language with Redline
2. Memo from Burbank
1
Reso 2019-33
PLANNING COMMISSION RESOLUTION NO. 2019-33
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, RECOMMENDING CITY COUNCIL
ADOPTION OF AN ORDINANCE APPROVING A FOURTH AMENDMENT TO THE
DEVELOPMENT AGREEMENT BY AND AMONG THE CITY OF ROHNERT PARK
AND PENN GROVE MOUNTAIN LLC REGARDING THE SOUTHEAST SPECIFIC
PLAN AREA
WHEREAS, Government Code § 65864, et seq., authorizes the City of Rohnert Park to
enter into development agreements which will provide certainty, definition and commitment to
developers as well as to necessary public improvements required by development; and
WHEREAS, the City and the applicant entered into that certain “Development
Agreement by and among the City of Rohnert Park and Redwood Equities, LLC,” recorded as
Document No. 2010114199 in the Official Records of Sonoma County on December 15, 2010
(the “Development Agreement”) regarding development of the Southeast Specific Plan Area
(“SESP”); and
WHEREAS, Government Code section 65868 provides that a development agreement
may be amended by mutual consent of the parties to the agreement or their successors in interest;
and
WHEREAS, the City and Redwood Equities entered into that certain First Amendment
to Development Agreement dated December 9, 2014 and recorded on September 29, 2015, as
Instrument No. 2015085465 in the Official Records of Sonoma County to revise the
specifications for the water tank in Section 4.12(c) of the Development Agreement; and
WHEREAS, on September 9, 2016, Redwood Equities and Penn Grove Mountain LLC,
its successor in interest, entered into an Assignment and Assumption Agreement recorded in the
Official Records of Sonoma County as Instrument No. 2017039425, whereby Redwood Equities
assigned all rights and obligations of the Development Agreement to Penn Grove Mountain LLC
and Penn Grove Mountain LLC assumed all rights and obligations of the Development
Agreement; and
WHEREAS, the City and Penn Grove Mountain LLC entered into that certain Second
Amendment to Development Agreement dated February 28, 2018, and recorded on February 28,
2018, as Instrument No. 2018013757 in the Official Records of Sonoma County to revise certain
conditions associated with the timing of construction of the water tank; and
WHEREAS, the City and Penn Grove Mountain LLC entered into that certain Third
Amendment to Development Agreement dated April 19, 2019 and recorded on May 20, 2019, as
Instrument No. 2019033687 in the Official Records of Sonoma County to eliminate the water
tank from Parcel B, require the construction of a water transmission line, provide for the
reconveyance of the water tank parcel to the developer at fair market value, and allow
development of two lots on the water tank site; and
WHEREAS, the applicant, Penn Grove Mountain LLC filed Planning Application to
request an amendment to the Development Agreement (PLDA19-0005) which would redistribute
2
Reso 2019-33
the number of income-restricted units available at each income level for the 36-unit affordable
housing apartment complex; and
WHEREAS, Penn Grove Mountain LLC intends to pursue tax credits through the federal
Low Income Housing Tax Credit (LIHTC) program in order to finance development of this
project and LIHTC requires different levels of affordability than original outlined in
Development Agreement; and
WHEREAS, in order to meet the affordability requirements of LIHTC and ensure the
on-site manager’s unit remains affordable, Exhibit D (Affordable Housing Plan) of the
Development Agreement, as amended, would distribute affordability of the 36 units as follows:
six (6) available to households with 30% area median income; fifteen (15) available to
households with 50% area median income; fourteen (14) available to households with 80% area
median income; and one (1) available to households with 120% area median income (which
would be reserved for the on-site manager); and
WHEREAS, the Developer and City have negotiated the terms of a Fourth Amendment
to Development Agreement to redistribute the number of income-restricted units available at
each income level for the 36-unit affordable housing apartment complex confirm to fulfill the
requirements of LIHTC and ensure affordability of the on-site manager’s unit; and
WHEREAS, on October 24, 2019, the Planning Commission held a public hearing at
which time interested persons had an opportunity to testify either in support or opposition to the
Development Agreement Amendment; and
WHEREAS, pursuant to California State Law and the RPMC, public hearing notices
were mailed to all property owners within an area encompassing a three hundred foot radius of
the subject property and a public hearing notice was published for a minimum of 10 days prior to
the
WHEREAS, the Planning Commission has reviewed and considered the information
contained in proposed amendments to the Development Agreement.
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 Development Agreement Amendment:
Section 1. The above recitations are true and correct and material to this Resolution.
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. 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, as the amendments only adjust the affordability levels of the affordable housing
complex. No additional environmental review is necessary.
3
Reso 2019-33
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 Development Agreement Amendment 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 significant effects.
Section 3. Findings for Adoption of Development Agreement Amendment. The
Planning Commission, in recommending approval to the City Council of Planning Application
No. PLDA19-0005 Development Agreement Amendment for Southeast Specific Plan, hereby
makes the following findings pursuant to Government code section 65867.5 and RPMC
17.21.040:
1. The proposed Development Agreement Amendment was considered at a public
hearing
Criteria Satisfied. A duly noticed public hearing regarding the amended
Development Agreement was held by the Planning Commission on October 24,
2019, in conformance with the notice provisions of Government Code §§ 65090
and 65091 and the requirements of the RPMC section 17.21.030.
2. The provisions of the proposed Development Agreement Amendment are
consistent with the general plan and any applicable specific plan
Criteria Satisfied. The proposed Development Agreement Amendment is
consistent with the General Plan and would direct the Project's development in an
orderly manner that benefits the City.
The Southeast Specific Plan is required to provide 72 affordable units, 36 of
which will be provided through an on-site apartment complex. The provisions of
the Development Agreement Amendment would provide the same number of
affordable housing units in the apartment complex, but would make more units
available to individuals at 30% of area median income, and one unit at 120% of
area median income. This helps the City provide units according to the Regional
Housing Needs Allocation (RHNA.)
3. The provisions of the proposed Development Agreement are consistent with
Government Code 65867.5(C).
Criteria Satisfied. The Development Agreement Amendment satisfies the
requirements of Government Code 65867.5(C) that requires that a sufficient water
supply be available for subdivisions which meet the definition of “subdivision” in
Government Code 66473.7(a)(1) within the Project, as required by Government
Code section 66473.7(b)(1). The City prepared a Water Supply Assessment to
4
Reso 2019-33
examine the demands of new development and assess the City’s supply sources to
meet the demands. Based on the City’s Water Supply Assessment, it was
determined that sufficient sources exist to meet the demands of the City’s general
plan buildout using a combination of surface water, groundwater and recycled
water. The SESP is included in the City’s General Plan and, therefore, the City’s
Water Supply Assessment accounts for increases in the population and use
associated with the SESP development. Because the Project is consistent with the
prior analysis and sufficient water supply is available for this project, no
additional analysis is needed and the proposed Development Agreement
Amendment satisfies the required of Government Code 65867.5(C).
4. The Planning Commission has given consideration to other pending
applications and approved projects; the traffic, parking, public service, visual,
and other impacts of the proposed development project upon abutting properties
and the surrounding area; ability of the applicant to fulfill public facilities
financing plan obligations; the relationship of the project to the City’s growth
management program; the provisions included, if any, for reservation, dedication,
or improvement of land for public purposes or accessible to the public; the type
and magnitude of the project’s economic effects to the city of Rohnert Park, and
of its contribution if any toward meeting the city’s housing needs; and to any
comparable, relevant factor.
Criteria Satisfied. The proposed modifications to the Development Agreement
will contribute toward meeting the city’s housing needs to allow for
implementation of the Affordable Housing Plan.
Section 4. Based on the findings set forth in this Resolution and the evidence in the staff
report, the above-referenced Findings, and all other information provided at the public hearing,
the Planning Commission hereby recommends that the City Council approve the Fourth
Amendment to Development Agreement, substantially in the form set form set forth as Exhibit 1
hereto.
DULY AND REGULARLY ADOPTED on this 24th day of October, 2019 by the City
of Rohnert Park Planning Commission by the following vote:
AYES: _____ NOES:_____ ABSENT:_____ ABSTAIN:_____
BLANQUIE____ BORBA ____ GIUDICE ____ HAYDON _____ ORLOFF_____
__________________________________________________________________
Gerard Guidice, Chairperson, City of Rohnert Park Planning Commission
Attest: ________________________________
Recording Secretary
1
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
City of Rohnert Park
130 Avram Avenue
Rohnert Park, CA 94928
Attention: City Clerk
(Space Above This Line for Recorder’s Use Only)
Exempt from recording fee per Gov. Code § 27383
FOURTH AMENDMENT TO
DEVELOPMENT AGREEMENT
THIS FOURTH AMENDMENT TO DEVELOPMENT AGREEMENT (“Fourth
Amendment”) is entered into as of ______________, 2019, by and among PENN GROVE
MOUNTAIN, LLC, a California Limited Liability Company (“Developer”) and the CITY OF
ROHNERT PARK, a California municipal corporation (“City”). City and Developer are
sometimes referred to herein as a “Party” and collectively as “Parties.”
RECITALS
A. The City of Rohnert Park and Redwood Equities, LLC, Developer’s predecessor-
in-interest (“Redwood Equities”), entered into that certain Development Agreement, as of
December 7, 2010, recorded on December 15, 2010, as Instrument No. 2010114199 in the Official
Records of Sonoma County (“Original Development Agreement”), with respect to that certain
real property described therein and in Exhibits A and B, attached hereto and incorporated herein
by this reference (the “Property”).
B. The City and Redwood Equities entered into that certain First Amendment to
Development Agreement dated December 9, 2014, and recorded on September 29, 2015, as
Instrument No. 2015085465 in the Official Records of Sonoma County, to, among other things,
revise the specifications for the Water Tank (the “First Amendment”).
C. On September 9, 2016, Redwood Equities and Developer entered into an
Assignment and Assumption Agreement recorded in the Official Records of Sonoma County as
Instrument No. 2017039425, whereby Redwood Equities assigned all rights and obligations of the
Development Agreement to Developer, Penn Grove Mountain, LLC, and Developer assumed all
rights and obligations of the Development Agreement.
D. Thereafter, the City and Developer entered into that certain Second Amendment to
Development Agreement dated February 28, 2018 and recorded on February 28, 2018, as
Instrument No. 2018013757 in the Official Records of Sonoma County, to revise certain conditions
associated with the timing of the construction of the Water Tank (the “Second Amendment”).
The Original Development Agreement as amended by the First Amendment and the Second
Amendment may be collectively referred to herein as the “Development Agreement.”
E. The City and Penn Grove Mountain LLC entered into that certain Third
Amendment to Development Agreement dated April 19, 2019 and recorded on May 20, 2019, as
Instrument No. 2019033687 in the Official Records of Sonoma County to eliminate the water tank
Exhibit 1
Resolution 2019-33
2
from Parcel B, require the construction of a water transmission line, provide for the reconveyance
of the water tank parcel to the developer at fair market value, and allow development of two lots
on the water tank site (the “Third Amendment”). The Original Development Agreement as
amended by the First Amendment, Second Amendment and the Third Amendment may be
collectively referred to herein as the “Development Agreement.”
F. Penn Grove Mountain LLC filed Planning Application to request an amendment to
the Development Agreement (PLDA190005) which would redistribute the number of income-
restricted units available at each income level for the 36-unit affordable housing apartment
complex.
H. Penn Grove Mountain LLC intends to pursue tax credits through the federal Low
Income Housing Tax Credit (LIHTC) program in order to finance development of this project and
LIHTC requires different levels of affordability than original outlined in Development Agreement.
I. In order to meet the affordability requirements of LIHTC and ensure the on-site
manager’s unit remains affordable, Exhibit D (Affordable Housing Plan) of the Development
Agreement, as amended, would distribute affordability of the 36 units as follows: six (6) available
to households with 30% area median income; fifteen (15) available to households with 50% area
median income; fourteen (14) available to households with 80% area median income; and one (1)
available to households with 120% area median income (which would be reserved for the on-site
manager).
J. The Parties now desire to enter into this Fourth Amendment to Development
Agreement to redistribute the number of income-restricted units available at each income level for
the 36-unit affordable housing apartment complex confirm to fulfill the requirements of LIHTC
and ensure affordability of the on-site manager’s unit.
AGREEMENT
NOW, THEREFORE, in consideration of the promises, covenants and provisions set forth
herein, the receipt and adequacy of which is hereby acknowledged, the Parties agree as follows:
1. Defined Terms. All capitalized terms used and not otherwise defined in this
Fourth Amendment shall have the same meaning as in the Development Agreement. Any defined
terms in the Recitals above are hereby added to the Development Agreement.
2. Deletion and Replacement of Exhibit D. Exhibit D is hereby deleted and replaced
with the revised Exhibit D (marked “REVISED”) attached to this Amendment.
3. Effect of Amendment. Except to the extent the Development Agreement is
modified by this Fourth Amendment, the remaining terms and provisions of the Development
Agreement shall remain unmodified and in full force and effect. In the event of a conflict
between the terms of the Development Agreement and the terms of this Fourth Amendment, the
terms of this Fourth Amendment shall prevail.
4. Counterparts. This Fourth Amendment may be executed in counterparts, each of
which shall be deemed an original, but all of which together shall constitute one and the same
Amendment.
5. Effective Date. This Fourth Amendment is effective upon its recordation with the
Sonoma County Recorder’s Office. This Fourth Amendment shall be recorded within ten days
3
after the effective date of the ordinance approving this Fourth Amendment.
[Intentionally left blank. Signatures continue on following page.]
4
IN WITNESS WHEREOF, this Fourth Amendment has been entered into by and between
Developer and City as of the day and year first above written.
CITY:
City of Rohnert Park, a California municipal
corporation
By:
City Manager
Authorized by Ordinance ______, adopted by the
Rohnert Park City Council on November ____. 2019
Approved as to Form:
By:
City Attorney
Attest:
By:
City Clerk
DEVELOPER:
Penn Grove Mountain, LLC
a California limited liability company
By:
Title:
Acknowledgment
ACKNOWLEDGMENTS
A notary public or other officer completing this certificate verifies only the identity of the individual who
signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that
document.
STATE OF CALIFORNIA )
COUNTY OF )
On ____________ __, 20__ before me, , Notary Public,
personally appeared , who proved to me on the
basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature:
(seal)
******************************
A notary public or other officer completing this certificate verifies only the identity of the individual who
signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that
document.
STATE OF CALIFORNIA )
COUNTY OF )
On ____________ __, 20__ before me, , Notary Public,
personally appeared , who proved to me on the
basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
6
Signature:
(seal)
Exhibit A
Exhibit A and B
Legal Description of the Property
[to be inserted]
REVISED
SPECIFIC SECTION OF SESP DEVELOPMENT AGREEMENT CHANGED BY
FOURTH AMENDMENT TO DA
EXHIBIT D
AFFORDABLE HOUSING PLAN
I. INTRODUCTION
The Southeast Specific Plan and accompanying Development Agreement meet the City
of Rohnert Park's inclusionary housing requirement. Under the proposed Development
Agreement and Specific Plan, the project will provide Low and Very Low income housing (as
such terms are defined in Section l 7.07.020(N)(2) of the City's Municipal Code) as rental
housing, and will provide affordable owner-occupied housing. As depicted in the Specific Plan
and Final Development Plan, a total of 72 Affordable Units are included in the Project as
follows: 36 apartment units in one apartment complex (Affordable Apartment Complex); 28
Duet Units; and 8 Townhome Units. Unless otherwise defined herein, capitalized terms
contained in this Affordable Housing Plan shall have the meaning given to such terms in the
Development Agreement.
II. PAYMENT OF IN-LIEU FEE
As is set forth in the Development Agreement, if the City adopts an applicable in-lieu
housing fee, or otherwise modifies the affordable housing provisions of its Municipal Code, the
Developer may elect to pay the in-lieu fee or comply with the revised code requirements. If
Developer elects to pay the in-lieu fee for all 72 of the required Affordable Units, then the
Developer shall prepare a document rescinding the Affordable Housing Plan in a form approved
by the City Attorney which the City will approve and record.
III. AFFORDABLE APARTMENT COMPLEX
A. Obligation to Construct
The Developer shall either (1) construct the Affordable Apartment Complex in
accordance with plans and specifications approved by the City, or (2) donate land within the
Project, to one or more non-profit housing developers in place of actual construction. Prior to
donating the land to the non-profit, the land must be appropriately zoned, buildable, free of toxic
substances and contaminated soils. Prior to donating this land to the non-profit, the Developer
shall ensure that the lots are fully improved with infrastructure, adjacent utilities, completed
grading, all applicable fees have been paid, and compliance with all applicable conditions of
approval and mitigation measures. The non-profit to whom the Developer donates the land shall
have a minimum of five years' experience in development, ownership, operation, and
management of similar sized affordable rental housing projects, and shall demonstrate that it has
the capacity to construct and operate the affordable housing apartment complex.
Exhibit 2
Resolution 2019‐33
REVISED
The Affordable Apartment Complex will be constructed on parcel "D" located at the
corner of Bodway Parkway and Valley House Drive. The Parties acknowledge that parcel "D" is
expected to be adequate to accommodate the Affordable Housing Complex, subject to formal site
plan review by the City and confirmation by the City that the Affordable Housing Complex
complies with the Specific Plan, the Project Approvals and Applicable Law.
Irrespective of who constructs the Affordable Apartment Complex, construction shall be
completed no later than the market-rate units that are part of the Project. In recognition of the
fact that Developer may phase construction of the market-rate or commercial units, for purposes
of this Affordable Housing Plan, the phrase "completed no later than market-rate units" shall
mean no later than the City's issuance of a building permit for the 225th market-rate residential
unit.
The Developer shall provide in its transfer documents donating land within the Project to
a non-profit housing developer for a reversion in fee to Developer of the land upon which the
Affordable Apartment Complex is to be constructed if the Affordable Apartment Complex has
not been constructed as required by this Affordable Housing Plan. If the non-profit housing
developer has not completed construction of the Affordable Apartment Complex as set forth in
this Affordable Housing Plan, then the Developer will be required to complete construction of
the Affordable Apartment Complex itself. Developer shall do so at Developer's sole expense, and
Developer shall complete construction of the Affordable Apartment Complex no later than
issuance of the building permit for the 290th market-rate unit.
City shall not be obligated to issue any additional building permits beyond the 290th building
permit until the Affordable Apartment Complex is satisfactorily completed, as evidenced by a
final certificate of occupancy, according to the terms of the Agreement and this Affordable
Housing Plan.
B. Affordability
The Affordable Apartment Complex shall consist of 36 Affordable Units. Six (Fifty
percent
(50%) of these units, or 18 6) apartments, shall be rented to Extremely Very Low Income
Households (30% of area median income) ; fifteen (15) apartments shall be rented to Very Low
Income Households (50% of area median income); fourteen (14) apartments shall be rented to
Low Income Households (80% of area median income); and one (1) apartment shall be rented to
a Moderate Income Household (120% of area median incomeat an
Affordable Rent.) The remaining fifty percent (50%), or 18 of the apartments, shall be
rented to
Low Income Households at an Affordable Rent shall be set as defined by the Rohnert
Park Municipal Code.
C. Affordable Housing Agreement
Affordable rental properties shall be restricted for 55 years and owner-occupied
affordable housing units shall be restricted for 45 years as is required by the Rohnert Park
REVISED
Municipal Code. In order to ensure that these affordability restrictions remain in place, the
Developer or the non-profit to whom the Developer donates land, shall enter into an Affordable
Housing Agreement with the City in a form and content acceptable to the City Attorney. The
Affordable Housing Agreement shall be recorded against the Affordable Apartment Complex
parcel or project site prior to the issuance of the building permit for the 100th market rate
residential unit. The Affordable Housing Agreement shall include at least the following terms:
1. The requirement to construct the Affordable Apartment Complex in
accordance with this Affordable Housing Plan.
2. Provisions restricting the rental of the Affordable Apartments to low and very
Low Income Households at an Affordable Rent as defined by the Rohnert
Park Municipal Code for 55 years.
3. Non-discrimination covenants.
4. Annual certification requirements for the lease of the rental units.
5. The submission of certificates of continuing program compliance to the City
at least once a year.
6. Restrictions on the ability to transfer the Affordable Apartment Complex.
7. Maintenance and management requests, including identifying the City's
remedies following notice and opportunity to cure.
8. A marketing plan for the Affordable Apartments, including any preference
programs.
D. Quality Standards
The Affordable Apartment Complex shall comply with the construction and aesthetic standards
set forth in Rohnert Park Municipal Code Section 17.07.020, Footnote (N), subsection 9.
Specifically, the Affordable Units shall be comparable in number of bedrooms, exterior
appearance, and overall quality of construction to the market-rate units in the same project. With
prior approval from the City Manager, the Affordable Units may have different square footage or
interior features from the market-rate units in the Project so long as the interior features are still
of good quality and are consistent with contemporary standards for housing. In its approval of
the Development Agreement for this Project, the City specifically approves and authorizes the
clustering of the 36 affordable apartment units in the Project.
E. Marketing/Implementation
Developer or its designated affordable housing developer shall prepare and implement a
marketing and implementation plan for the rental of the Affordable Apartments. The plan must
be in a form and content reasonably acceptable to the City and include, among other things, the
following:
1. A plan to market the Affordable Apartments to eligible households.
REVISED
2. Procedures for the rental of the Affordable Apartments, including the slotting of
applications and creation of a waiting list, eligibility determination, income
certification, and annual re-certifications.
IV. DUET UNITS AND TOWNHOME UNITS
A. Obligation to Construct
Developer shall construct 28 affordable Duet Units and 8 affordable Townhome Units on
the sites depicted in and in accordance with the Specific Plan and Final Development Plan as
well as all plans and specifications as approved by the City.
Construction shall be completed, as evidenced by a final certificate of occupancy,
concurrently with the related market-rate units according to the Project phasing plan and phasing
map as reviewed and approved by the City and as included in the Final Development Plan.
B. Affordability
The 28 affordable Duet Units and 8 affordable Townhome Units shall be used either as rental
housing or owner-occupied housing, subject to the following requirements:
1. If operated as rental housing, fifty percent (50%) of the Affordable Units shall be
rented to Very-Low income households at an Affordable Rent. The remaining
fifty (50%) of the Affordable Units shall be rented to Low-income households at
an Affordable Rent.
2. If sold as owner-occupied housing, fifty (50%) of the Affordable Units shall be
sold to Low Income households at an Affordable Sales Price. The remaining fifty
percent (50%) of the Affordable Units shall be sold to Moderate income
households at an Affordable Sales Price.
C. Affordable Housing Agreement
Concurrent with recordation of the final map for each tract in which affordable housing sites
have been designated, Developer shall record an Affordable Housing Agreement containing
covenants against any parcel on which Affordable Units are proposed to be constructed. The
covenants containing the affordability restrictions for the Affordable Units shall remain in place
for a minimum of fifty-five (55) years (for rental housing) or forty-five (45) years (for owner-
occupied housing). Among other things, the Affordable Housing Agreement shall include the
following terms:
If the Affordable Housing Unit(s) is/are operated as rental housing:
1. The requirement to construct the Affordable Units as provided herein;
REVISED
2. Provisions restricting the rental of Affordable Units to low- and very low-income
households at an affordable rent for a period of fifty-five (55) years;
3. Non-discrimination covenants;
4. Provisions requiring income certification before the lease of any Affordable Units
and recertification every year thereafter;
5. Provisions requiring the submittal of certificates of continuing program
compliance to the City on at least an annual basis;
6. Restrictions on the ability to transfer the Affordable Units;
7. Maintenance and management requirements, including City remedies following
notice and opportunity to cure;
8. Provisions regarding the marketing of the Affordable Units.
If the Affordable Housing Unit(s) is/are sold as owner-occupied housing:
1. The requirement to construct the Affordable Housing Unit(s) as provided herein;
2. Provisions restricting the sale of the Affordable Units to Low and Moderate-income
households at an Affordable Sales Price for a period of forty-five (45) years;
3. Non-discrimination covenants;
4. Provisions requiring income certification before the sale of any Affordable Units;
5. Restrictions on the ability to transfer the Affordable Units;
6. The phasing plan already submitted to the City that indicates the location and unit size of
each Affordable Unit, and the timing of the construction of the Affordable Units in
relation to the market rate units;
7. Provisions requiring homebuyers to execute and record, as appropriate, resale and
refinance restrictions, disclosure statements and a performance deed of trust; and
8. A form of Resale and Refinance Restriction Agreement that includes, among other
things, provisions requiring that the Affordable Unit be sold to a Low or Moderate-
income household at an Affordable Sales Price for a period of forty-five (45) years,
refinance limitations, provisions prohibiting the rental of the Affordable Unit, and an
option to purchase at an Affordable Sales Price in favor of City the event of a default by
the owner.
REVISED
D. Quality Standards
The Affordable Units shall comply with the construction and aesthetic standards set forth
in Rohnert Park Municipal Code Section 17.07.020, Footnote (N), subsection 9. Specifically, the
Affordable Units shall be comparable in number of bedrooms, exterior appearance, and overall
quality of construction to the market-rate units in the same Project. With prior approval from the
City Manager, the Affordable Units may have different square footage or interior features from
the market-rate units in the Project so long as the interior features are still of good quality and are
consistent with contemporary standards for housing. The Affordable Units shall be dispersed
throughout their respective phase.
E. Marketing/Implementation
Developer shall prepare and implement a marketing and implementation plan for the
Affordable Units. The plan must be in a form and content reasonably acceptable to the City and
include, among other things, the following:
1. A plan to market the Affordable Units to eligible households.
2. Procedures for the rental or sale of the Affordable Units, including the slotting of
applications and creation of a waiting list, eligibility determination, income
certification, and annual re-certifications.
V. COMPLIANCE MONTORING
Commencing one year after the Effective Date and every year through the Term, the
Developer shall submit an annual implementation plan to the City summarizing the status of
compliance with the Affordable Housing Plan, including status of construction and sale or rental
of the Affordable Units. At the time of submission of the information required by this section,
Developer shall submit the required Processing Fees to cover City's costs to review and monitor
Developer's compliance with the Affordable Housing Plan.
VI. DEVELOPER'S OBLIGATION
The obligations set forth in the Affordable Housing Plan are the obligation of Developer,
who shall be responsible for fulfilling them at Developer's sole cost and expense. Neither the
City nor the Rohnert Park Community Development Agency will have any obligation to assist in
the development of any of the Affordable Units or Second Units. The Developer shall provide
any and all subsidies necessary to construct the Affordable Units and to comply with all
provisions of the Affordable Housing Plan.
VII. PRIORITY
The Affordable Housing Agreement described above shall be superior to any mortgage,
deed of trust, lien, or other encumbrances (other than the lien for current taxes or assessments not
yet due) recorded against the Property, and shall be enforceable against any party who has
REVISED
acquired its title by foreclosure, trustee's sale, voluntary conveyance, or otherwise. If so
requested by the City, the Developer or its successor shall execute and agree to the recording of a
subordination agreement evidencing the provisions of this Section VIII.
VIII. ADJUSTMENT
The Developer may seek a reduction, adjustment, or waiver of these Affordable Housing
requirements as is set forth in Rohnert Park Municipal Code Section 17.07.020, footnote (N),
subsection 15.
MEMORANDUM
TO:MARY GRACE PAWSON, DIRECTOR OF DEVELOPMENT SERVICES, CITY OF ROHNERT PARK
FROM:MARK KRUG,BUSINESS DEVELOPMENT MANAGER
SUBJECT:WILLOWGLEN/SESP APARTMENTS
DATE:OCTOBER 9, 2019
CC:MEGAN KAUN
Burbank is pleased to have an opportunity to work with Ben Van Zutphen, Megan Kaun and their team on the
development of the Willowglen/SESP affordable apartments. There are a few aspects of this development project
that require the attention of the City and/or City actions to implement.Initially, we’ve identified two:
1.Unit Count and Affordability Requirements: The design of the Willowglen apartments as a 36-unit
complex was intended to satisfy the City’s inclusionary requirement when added to the other 36
inclusionary units supplied by the Housing Land Trust of Sonoma County. However, State law requires
an on-site resident manager’s unit for any apartment greater than 15 units. The widespread practice is for
resident manager’s units to be unrestricted in terms of household income. If resident managers’units
where subject to low-income household limits, the pool of available,quality residents manager applicants
can be greatly reduced. Thus, it is Burbank’s policy and the industry convention to exclude resident
managers’units from the count of low-income restricted units.However, restricting the resident
manager’s unit at Willowglen at the moderate income range (120% AMI) would not likely be a
significant barrier to finding and employing a quality resident manager. Therefore, Burbank is willing to
provide property management services at Willowglen with such a restriction in place.
2.Income Targeting: Until very recently, the federal Low Income Housing Tax Credit (LIHTC) program
required all tax credit eligible units to target households at 60%of AMI or lower. Recently, the program
has been made more flexible by allowing 80% AMI units to qualify provided that the project-wide
income targeting averages 59% AMI or lower (excluding the manager’s unit). This regulatory changes
allows for targeting a greater range of incomes. For Willowglen Apartments, we recommend the
following affordability structure that meets the tax credit program requirements, presents no operational
problems and, we believe, meets the community’s needs:
30% AMI
50%
AMI
80%
AMI
120%
AMI total
1-bdr 3 8 7 18
2-bdr 2 5 5 12
3-bdr 1 2 2 1 6
total 6 15 14 1 36
BURBANK HOUSING DEVELOPMENT CORPORATION
790 Sonoma Avenue ▪Santa Rosa, California 95404 ▪bhdc@burbankhousing.org
(707) 526-9782
A Nonprofit Organization Serving the North Bay
Sonoma Mountain Village (SOMO)
Study Session:
Amendments to the Final Development Plan
City of Rohnert Park
Planning Commission
October 24, 2019
Study Session Agenda
1.Overview (by staff)
Differences in 2010 and 2020 Plan
Changes to zoning ordinance
2.Project Description (by applicant)
3.Discussion
4.Next Steps
Project
Location
Background
Originally a Hewlett Packard technology
campus.
Acquired by Sonoma Mountain Village LLC
In 2010, plan to redevelop was approved by
the City.
Plans have recently been revised.
Proposed Amendments to Final
Development Plan -Overview
Revisions to land use and housing mix.
Addition of a new transect zone.
Revised parks plan.
Design Review updates.
2010 Sonoma
Mountain Village
Illustrative Plan
2020
SOMO
Illustrative
Plan
Side by Side
Transect Zone Overview
Zone Transect Description
T-3 Sub Urban Low Density Single Family –greater
setbacks/naturalistic
T-4 General Urban Medium Density Residential –
setbacks and landscaping variable.
T-5 Urban Center Higher density/mixed-use
T-6 Urban Core Higher density/mixed use blocks
T-7 Commercial/Light Industrial Campus like environment –
corporate headquarters/R&D
2020
Transect
Zones
Amendments to Final Development Plan –
Housing Mix
Land Use Proposed Project
(Housing Units)
Prior Approved
Project (Housing
Units)
Overall Change
Single-Family
(detached)
484 324 +160
Single-Family
(attached)
389 419 -30
Multi-Family/Mixed
Use
821 951 -130
ADU’s 56 198 -142
Total 1750 1892 -142
Amendments –Land Use Mix
Land Use Proposed Project
(Square Footage)
Prior Approved
Project (Square
Footage)
Overall Change
Existing Buildings 700,000 Same +\-0
Retail 78,000 107,329 -29,329
Restaurant 20,000 39,472 -19,472
Grocery Store 5,000 45,000 -40,000
Health Club 10,000 30,000 -20,000
Day Care 10,000 15,000 -5,000
Theater -25,000 -25,000
Hotel -91,000 -91,000
Office -425,978
2020 Parks
Phasing Plan 2020
Zoning Regulations
Addition of T7 (Light Industrial Zone)
Design Review Board (DRB) –changes to DRB
composition
Minor Design Review –streamline applications
Minor Modifications –flexibility in development
standards
Central Code Concepts
Major design decisions made ahead of time:
◦Final Development Plan (FDP)
◦Form Based Code (FBC)
Expedited review
◦Design review checks for adherence to FDP / FDC
◦Approve time = weeks (not months)
New administrative provisions allow for
minor changes
Design Review Board
Current Composition (3 members)
◦City staff (appointed by City Manager)
◦SOMO representative
◦3rd Party Architect / Designer
Proposed Composition
◦Planning Commissioner (selected by full PC)
◦SOMO representative
◦Urban designer or planner (appointed by City
Manager). Could be staff or consultant
Administrative Processes
Minor Design Review
◦Small improvements approve administratively
◦Examples:
Minor window / door configurations
Art work
New paint colors
Minor Modifications
◦Minor modification to development standards
◦Examples:
Small increase in height for a steep roof pitch or
architectural features
Setback deviations to accommodate innovative designs
Next Steps
CEQA Document Completion
◦Supplemental EIR
◦Currently under staff review
◦Once complete –45 day circulation period
Parks & Recreation Commission Hearing
Planning Commission Public Hearing
City Council Public Hearing
Project Description
(Applicant)
Discussion
Planning Commission Study Session - October 24, 2019Planning Commission Study Session –October 24, 2019
Street Circulation
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AREA PARKS CONTEXT
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LIVE - WORK - BALANCE
BIKING
RECREATION
CONCERTS
FOOD TRUCKS
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Several Businesses and Hundreds of Jobs Already Located at SOMO Village
Several Businesses and Hundreds of Jobs Already Located at SOMO Village
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General Planning Concepts
•Walkable, bike-friendly, and transit accessible
•Pedestrian-scaled
•Interconnectivity through active, safe and attractive streets
•Multi-use public spaces
•Mixed -use
•Diversity of housing types
•Public art inclusion
•Sustainable, compact development
General Planning Concepts
GENERAL PLANNING CONCEPTS
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LAND USE PLAN
TO EAST
RAILROAD AVE
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TO SMART TRAIN
STATION
LEGEND
Parks / Open Space
Mixed-Use
Residential
Firestation
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LAND USES
Use Amount
Total Residential Units 1,694
Existing Commercial/Light Industrial 700,000 square feet
General Retail 103,000 square feet
Fitness/Childcare Centers 20,000 square feet
Civic Building (Fire Station)5,500 square feet
Parks and Open Space 38.54 acres
Commercial Parking 800 spaces
Land UsesLand Uses
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FIRE
STATION
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F INAL I LL u STRATIVE P LAN D IAGRAM
SOMO V ILLAGE
A GRIC u LT u RE &
O PEN S PACE
TO EAST
RAILROAD AVE
E R AILROAD A VE
MIXED COMMERCIAL/
LIGHT INDUSTRIAL
MIXED COMMERCIAL/
LIGHT INDUSTRIAL
MIXED COMMERCIAL/
LIGHT INDUSTRIAL
RESTAURANT/
EVENTS
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Legend
1. M AIN ACCESS P OINT
2. E x ISTING R OAD
3. W ETLANDS PRESERVE & O BSERVATOR y
4. E x ISTING P ARKING L OT
5. L ANDSCAPE S CREENING
6. R ECONFIG uRED PARKING L OT
7. R ESIDENTIAL P ARCEL
8. PARKS
9. M I x ED u SE P ARCEL
10. E x ISTING C IT y W ELL
11. RECOMMENDED T RANSIT S TOP
12. S MART T RAIL
13. B IORETENTION POND
NORTH
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ILLUSTRATIVE SITE PLAN
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PROJECTED RESIDENTIAL PRODUCT ALLOCATION
Projected Residential Product Allocation
Type Total Units
Single Family –Detached 482
Single Family –Attached 382
Multifamily/Condominium 830
Accessory Dwelling Units 56
TOTAL:1,750
Projected Residential Product Allocation
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PROJECT BENEFITS
Project Benefits
•254 units of Affordable Housing •New Fire Station and Fire Apparatus
•Over 38 acres of New Parks and Open Space •New Soccer Field for Sunrise Park (Done)
•New SMART Path to Cotati Station (Done)•Over $67 million in Impact Fees to City and
Schools
•Over 3,000 permanent jobs to be Created •Significant Increase to Local Property Tax Base
•New Neighborhood Retail for SE City •Public Art Installations
•Addresses Countywide Housing Need •Sustainable Development
Project Benefits
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PROJECT DEVELOPMENT IMPACT FEES
Impact Fee Amount
Residential Fees $36,300,000
Water Capacity Charges $9,200,000
Regional Traffic Impact Fees $5,900,000
Additional Service Personnel Fees $1,100,000
Climate Action Fees $580,000
Pavement Maintenance Fees $600,000
Public Services Impact Fees $2,800,000
School Impact Fees $10,700,000
TOTAL:$67,180,000
Project Development Impact FeesProject Development Impact Fees
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AFFORDABLE HOUSING
Affordable Housing
•15% of SOMO Village homes will be affordable
•Up to 254 affordable homes
•Mix of rental and for-sale units
•50% to 80% AMI for rental units
•2-person Household Income: $43,200-$69,120
•120% AMI or less for for-sale units
•2-person Household Income: $103,680
Affordable Housing
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AFFORDABLE HOUSING
•Anton DevCo
•Developed over 9,000 units over 25 years
•50 communities built to date
•Long-term owner and operator
•Expertise in developing affordable housing for master developers
SOMO Partnership with Experienced
Affordable Housing Developer
SOMO Partnership with Experienced
Affordable Housing Developer
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SUSTAINABILITY
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•3mw PV array serving commercial and residential (in operation)
•500kw Energy Storage System (almost permitted)
•Electric vehicle charging stations (16 already in operation)
•SMART station ½ mile from SOMO
•Drought resistant, climate appropriate landscaping
•Water bottle filling stations in parks
•Maximize construction waste diversion through re-using/recycling material debris
•Water efficient fixtures, irrigation systems
•Numerous paths and trails to encourage walking and cycling
Sustainability FeaturesSustainability Features
SUSTAINABILITY FEATURES
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SMART TRAIL
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TO EAST
RAILROAD AVE
A g RIC u LT u RE &
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TO SMART TRAIn STATIOn
E R AILROAD A VE
LE GEND
puBLIC pARKS pRIVATE pARKS
F Park0.7 Acres
D Park0.2 Acres
H Park1.9 Acres
C Park0.4 Acres
E Park0.9 Acres
I Park1.4 Acres
A Park5.1 Acres
B Park0.4 Acres
G Wetlands Preserve andObservatory4.8 Acres
R EVISED
SMART Path1.2 Acres
NORTH
0 250 500 1000
PARKS AND OPEN SPACE
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PARK A - VILLAGE GREEN
PARK A:
VILLAGE GREEN
RESTAURANT & EVENT CENTER
PARK A:VILLAGE GREEN RESTAURANT & EVENT CENTER
EXISTING BUILDING
CONCERT STAGE
RECYCLED MATERIAL
BLEACHERS
ART FOUNTAIN BY
LOCAL ARTIST
LAWN
OUTDOOR PATIO
SEATING
GRAVEL SEATING
AREAS WITH FIRE PITS
EXISTING REDWOOD GROVE
FOOD FOREST
FRUIT ORCHARD
DECOMPOSED GRANITE
PAVING MIXED WITH
CONCRET COURTYARD
RESTROOM
COVERED GATHERING SPACES
CHILDREN’S PLAYGROUND
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VILLAGE GREEN
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PARK A:SOMO GREEN
PARK A - SOMO GREEN
PARK A:
SOMO GREEN
OPEN GRASSY AREA
SEATING AREAS WITH
SHADE TREES
LARGE SCALE BENCHES
PICNIC TABLES
BIKE & PEDESTRIAN
BOULEVARD
A
B
C
D
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SOMO GREEN
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PARK B - DOG PARK
PARK B:DOG PARK
PARK B:
DOG PARK
PARK B:
DOG PARK
PARK B:
DOG PARK
PARK B:DOG PARK
ENTRY ENCLOSURE WITH
WATER STATION AND
SANITATION STATION
LARGE DOG AREA
SMALL DOG AREA
A
B
C
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PARK C & D:
NEIGHBORHOOD PARKS CD
PARK C & D:
NEIGHBORHOOD PARKS CD
PARK C & D - NEIGHBORHOOD PARKS
PARK C & D:
NEIGHBORHOOD PARKS CDSHADY GROVE WITH
PICNIC SEATING
TOT LOT
PLAYGROUND
ALL-AGES PLAY
OPEN GRASSY AREA
A
B
C
D
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PARK C & D - NEIGHBORHOOD PARKS
PARK C & D:
NEIGHBORHOOD
PARKS
PARK C & D:
NEIGHBORHOOD
PARKS
PARK C & D:
NEIGHBORHOOD
PARKS
PARK C & D:
NEIGHBORHOOD
PARKS
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PARK E - SPLASH PAD PARK
PARK E: SPLASH PAD PARK
PARK E:
SPLASH PAD PARK
PARK E:
SPLASH PAD PARKPARK E:
SPLASH PAD PARK
SHADY GROVE WITH
PICNIC SEATING
SPLASH PAD
TRAILS
DISCOVERY
PLAYGROUND
A
B
C
D
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PARK F:
LARGE
NEIGHBORHOOD
PARK
PARK F:LARGE NEIGHBORHOOD PARK
PARK F - LARGE NEIGHBORHOOD PARK
SHADY GROVE WITH
PICNIC SEATING
WALKWAY WITH
BENCHES
A C
B D
E
ALL-AGES SWINGS
OPEN GRASSY AREA
ACTIVE USE SPORTS COURT
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PARK F - LARGE NEIGHBORHOOD PARK
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PARK G:
WETLANDS OBSERVATORY PRESERVE
PARK H:
BALLFIELD
PARK G:WETLANDS OBSERVATORY PRESERVEPARK H:
BALLFIELD
PARK G - WETLANDS OBSERVATORY PRESERVE
BALLFIELD
BIRD & WILDLIFE
VIEWING STATION
TRAILS ON
HIGH-GROUND AREAS
NATURAL AREAS
CONNECTOR PATH TO
SMART PATH
A
B
C
D
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PARK G - WETLANDS OBSERVATORY PRESERVE
PARK G:
WETLANDS
OBSERVATORY
PRESERVE
PARK H:
BALLFIELD
PARK G:
WETLANDS
OBSERVATORY
PRESERVE
PARK H:
BALLFIELD
PARK G:
WETLANDS
OBSERVATORY
PRESERVE
PARK H:
BALLFIELD
PARK G:
WETLANDS
OBSERVATORY
PRESERVE
PARK H:
BALLFIELD
PARK G:
WETLANDS
OBSERVATORY
PRESERVE
PARK H:
BALLFIELD
PARK G:
WETLANDS
OBSERVATORY
PRESERVE
PARK H:
BALLFIELD
PARK G:
WETLANDS
OBSERVATORY
PRESERVE
PARK H:
BALLFIELD
PARK G:
WETLANDS
OBSERVATORY
PRESERVE
PARK H:
BALLFIELD
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PARK I:
LINEAR PARK
PARK I - LINEAR PARK
OPEN GRASSY AREA
REC ZONE: BOCCE
COURTS WITH SHADED
SEATING AREA
SHADED GROVE
A D
B
E
REC ZONE:
BASKETBALL COURT
SCULPTURE WALK
C
PARK I:LINEAR PARK
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PARK I - LINEAR PARK
PARK I:
LINEAR PARK
PARK I:
LINEAR PARK
PARK I:
LINEAR PARK
PARK I:
LINEAR PARK
PARK I:
LINEAR PARK
PARK I:LINEAR PARK
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SMART NATURE TRAIL
SMART NATURE TRAIL
SMART NATURE TRAIL
SMART NATURE TRAILSMART NATURE TRAIL
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SUNRISE PARK NEW SOCCER AND BALL FIELD
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ACRES OF PARKLAND OBLIGATION
Acres of Parkland Obligation: 20.68 acres
Total Parks/Open Space On-Site:38.54
Acres “Dedicated” On-site:7.95
Equivalent Acres Provided by Amenities:15.80
Total Parks & Amenities Equivalent acres:23.75
-Surplus acres provided:3.07
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PARK DEDICATION
Park Dedication
Public Parks Dedicated:4.00
Private Parks Developed:3.95
Total:7.95 acres
Public Park Amenities-On-site:$2,325,000
Public park Amenities-Off-site:$3,200,000
Private Park Amenities-On-site:$ 400,000
Total Amenities:$5,925,000
Equivalent Acres @ $375,000/acre = 15.80 acres
Total Park Acres + Amenities: 23.75 acres
Park Dedication
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TO EAST
RAILROAD AVE
R EVISED
NORTH
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TO SMART TRAIN
STATION
Bike Lanes
SMART Trail
Existing Class 1 (TO bE RETAINED)
Existing Class 2
Class 1 Lane (DESIgNATED LANE AND Off ThE STREET)
Class 2 Lanes (STRIpED ON ThE STREET)
Class 3 Lanes (NON STRIpED ON ThE STREET wITh bIkE SIgNAgE)
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TO EAST
RAILROAD AVE
NOTE
NEIghbORhOOD STREETS AND ALLEyS mAy
bE ADDED OR REALIgNED AT A fuTuRE TImE
AS pARcELS ARE DEVELOpED
T
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STATION
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AlleyAccess to private parking. Nothrough traffic (13’ drive lane if neededfor fire)
Neighborhood StreetAccess to small residentialareas. No through traffic.
One-Way StreetAccess to small residentialareas and parks.
Minor StreetServes abutting land use and carriestraffic to nearest collector.
Main StreetProvides main access to commercial district and includes Class 2 bike lanes on both sides.
Modified Industrial StreetProvides direct access to light industrial/commercial area
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10/13 20/26
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*To be used as fire lane. No parking on side adjacent to light industrial/commercial buildings
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STREET CIRCULATION
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T5
T4
T5
T5
T5
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T5T5
T5 T5
T4
T4 T4T4
T4
T4 T4T4T4
T4
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T4T3
T4
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T7
T6
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T7
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A gri C ul T ure &
O pen S p AC e
T4T4
T4
T6T6
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e r A ilr OA d A ve
LEGEND
T3: Suburban Zone
• Low density residential
• Home occupations and
accessory buildings
• Planting is naturalistic
• Setbacks relatively deep
T4: General Urban Zone
• Medium density residential
• Diversity in building types
including single family
detached homes and
townhomes
T5: Urban Center Zone
• High density buildings that accom-
modate a
mix of uses
• Allowable uses include retail, offices,
townhomes,
apartments, and condominiums
• Tight network of streets with wide sidewalks,
steady street planting, and buildings close to
sidewalks
T6: Urban Core Zone
• Highest density and height
• Greatest variety of uses
• Larger blocks
• Streets have steady street tree planting and
buildings set close to the wide sidewalks
T7: Light Industrial Zone
• 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 type use
• Retail
CS: CIVIC SPACE ZONE
• Parks
• Playgrounds
• Recreational fields
• Public Events
CB: CIVIC BUILDING ZONE
• Intended for development of city buildings and/or civic or
public spaces of the City of Rohnert Park and/or other
public agencies only
Shopfront Required
Shopfront Recommended
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Phase 0:
• Event Center
• Retail and Commercial
• Mixed-Use
• Light Industrial
Phase 1N:
• Residential
• Mixed-Use
Phase 2N:
• Residential
Phase 3N:
• Residential
• Mixed-Use
Phase 1S:
• Residential
Phase 2S:
• Residential
Phase 3S:
• Residential
Phase 0N:
• Event Center
• Retail and Commercial
• Mixed-Use
• Light Industrial
Phase 1N:
• Residential
• Mixed-Use
Phase 2N:
• Residential
Phase 3:
• Residential
Phase 4:
• Residential
Phase 5:
• Residential
Phase 6:
• Residential
• Mixed-Use
PHASE 1N
PHASE 2N
PHASE 0
PHASE 3N PHASE 3N
PHASE 2S
PHASE 1S
PHASE 3S
E R ail R oad a v E
a g R icultu RE &
o p E n S pac E
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SOMO VILLAGE DESIGN GUIDELINES
SOMO Village Design Guidelines
•Encourage architectural diversity and styles
•Create distinctive neighborhoods within SOMO Village
•Minimize visual impact of garages
•Use high quality colors and materials
•Incorporate green features within homes and public spaces
•Create a strong pedestrian realm along mixed-use frontages
•Lush streetscapes
•Public spaces designed a community gathering places
Somo Village Design Guidelines
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SOMO VILLAGE DESIGN REVIEW
SOMO Village Design Review
•3-member SOMO Village Design Review Board:
•1 Planning Commissioner
•1 City Representative
•1 selected by Master Developer
•All new construction within SOMO Village requires Design Review
•Conformance with SOMO Village Planned Development Zoning District
•SVPD regulations administered by the Development Services Director
•Ministerial processes established for minor design review, administrative use permits and minor modifications
Somo Village Design Review
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Planning Commission Study Session –October 24, 2019
SUMMARY
• Housing, Jobs and Parks!
• 250+ New Affordable Homes
• 1/2 Mile from SMART Station
• “Green Footprint” Unique to Rohnert Park (One Planet Living)
Summary
1
CITY OF ROHNERT PARK
PLANNING COMMISSION STAFF REPORT
Meeting Date: October 24, 2019
Item No: 6.2
Prepared By: Jeffrey Beiswenger, Planning Manager
Agenda Title: Study Session on Amendments to the Sonoma Mountain Village Final
Development Plan
Location: Property is bounded by Bodway Parkway on the east, Camino Colegio to
the north, the Sonoma-Marin Area Rail Transit (“SMART”) right-of-way
to the west, and vacant land and Railroad Avenue to the south
GP/Zoning: General Plan – Mixed Use; Zoning – Sonoma Mountain Village - Planned
Development
Applicant: Eric Reid
RECOMMENDED ACTION: Conduct a study session on proposed amendments to the
Sonoma Mountain Village Final Development Plan.
BACKGROUND: The Sonoma Mountain Village includes approximately 176 acres in southeast
Rohnert Park. The northern portion of the project site consists of approximately 98 acres,
partially developed with industrial and commercial buildings. The southern portion of the site,
south of Valley House Drive consists of approximately 78 acres of undeveloped land.
In the 1980s, Hewlett Packard developed a technology campus on the northern portion of the site
that included five buildings with 700,000 gross square feet of office space on 11 acres. The
remainder of the site was developed with 30.5 acres of parking lots, 21.8 acres of recreational
amenities (i.e., baseball and soccer fields) pedestrian trails, a wetland mitigation area, and
landscaping. The southern portion of the site was not developed. In early 2000, Agilent
Technologies purchased and operated at the site.
In 2005, the site was acquired by Sonoma Mountain Village, LLC and plans to redevelop the site
were submitted to the City. In 2010, the City approved the Sonoma Mountain Village project and
certified the Program EIR. The owner has been focused on attracting new tenants and
remodeling the existing space to accommodate a diversity of new uses. No new buildings have
been constructed.
Sonoma Mountain Village 2010 Final Development Plan
As approved in 2010, the Sonoma Mountain Village Planned Development includes capacity for
1,892 residential units plus an additional 198 accessory dwelling units. The project also provides
2
for a mix of commercial office and retail space, a grocery, child care facility, restaurants, a hotel,
health club, movie theatre, civic building uses, and covered structure parking. The approved land
uses are shown in Table 1. Adaptive reuse of the existing 700,000 gross sf of buildings to contain
a mix of residential, office and retail/commercial uses was also approved as part of the project.
An Environmental Impact Report (EIR) was prepared and adopted by the City in conjunction
with the 2010 approval of the Final Development Plan.
Table 1 - 2010 Approved Land Uses
Land Use Square Feet/Units
Residential Units 1,694 units
Accessory Dwelling Units 198 units
Commercial Office 425,978 sq ft
Retail 107,329 sq ft
Grocery 45,000 sq ft
Daycare 15,000 sq ft
Restaurant 39,472 sq ft
Gym 30,000 sq ft
Movie Theater 25,000 sq ft
Hotel – 100 rooms 91,000 sq ft
Enclosed Promenade 11,528 sq ft
Civic Space 35,000 sq ft
Parking Structures 800 spaces
Figure 1 below shows the Illustrative Site Plan from the 2010 Final Development Plan. Figure 1
illustrates what the project would look like if built-out as identified in the plan. Note the
following key features:
Grid of streets to provide vehicular as well as pedestrian connectivity throughout the
project.
Integration of the open space adjacent to SMART rail into the project to provide north
south connectivity. A linear park is proposed to run the entire length of the project and
connect to the SMART station in Cotati. This open space also protects some existing
wetlands in the northwest corner of the site.
Existing buildings to be maintained and remodeled (yellow buildings on the plan).
Large soccer field proposed to be built on site (this has since been built off-site in Sunrise
Park).
Several parks provided throughout the project.
Diverse mix of housing spread throughout the plan at varying densities levels and styles.
3
New commercial building corridor (indicated in yellow) along an extension of Valley
House Drive, running perpendicular to Bodway Bodway Parkway.
The proposed Final Development Plan now under consideration maintains some, but not all of
the above attributes of the 2010 project. The changes will be identified in the following report.
Figure 1 - Sonoma Mountain Village Final Development Plan 2010 Illustrative Plan
Sonoma Mountain Village Zoning
The approved zoning for the project site is SMV PD, a Form-Based Code using “transects” to
define each of the zoning districts. The intensity of land use in an Urban Core transect would be
much higher than the intensity of use in a Sub-Urban transect. A wide variety of land uses may
occur in each transect, but each would have distinctly different levels of density, lighting, noise
4
and development regulation. The zone districts or transect zones approved in the SMV P-D
include Sub-Urban (T-3), General Urban (T-4), Urban Center (T-5), Urban Core (T-6), Civic
Space, Civic Parking, and Civic Building. Table 2 describes the zones, uses and functions. The
applicant is proposing only minor amendments to the form-based code, mostly related to
application processing.
AMENDMENTS TO PROPOSED PROJECT:
The project applicant has submitted an application to revise the approved Final Development
Plan. In addition, applications to amend the General Plan and SMV-PD zoning code and a Large
Lot Tentative Map are proposed.
Residential Land Uses
The revised applications include a mix of residential and commercial uses similar to those
approved in 2010. The project proposes a total of 1,694 single-family attached and detached
residences plus 56 accessory dwelling units (ADUs). The project would support a wide variety of
housing types – including single-family detached, cottages, condominiums, apartments, lofts,
townhomes, live-work units, and co-housing. The final development plan proposes a capacity of
479 detached single family, 383 townhomes, and 832 multi-family/mixed use units. The
Table 2 - Approved Transect Zones Descriptions, Uses and Functions
Zone Transect Description
T-3
Sub-Urban
Low density residential, allowing home occupations. Relatively deep setbacks;
blocks may be large and roads irregular to relate to natural conditions
T-4
General Urban
Mixed-use, primarily urban residential. Consists of a wide range of building
types: single, sideyard and rowhouses. Variable setbacks and landscaping.
Streets define medium-sized blocks
T-5
Urban Center
Higher density mixed-use buildings that accommodate retail, offices,
rowhouses and apartments. Consists of a tight (compact) network of streets
with wide sidewalks, with street trees and narrow street frontages
T-6
Urban Core
High density with a variety of uses including civic buildings. Consists of larger
blocks and street trees and narrow street frontages
CS
Civic Space Public site permanently dedicated to open space use
CP
Civic Parking Site dedicated to municipal parking and/or transit
CB
Civic Building
Site dedicated to buildings generally operated by not-for-profit entity for culture,
education, government or other municipal use
5
residential units have a range of densities from 2-9 units/acre in the Sub-Urban (T-3) transect and
as many as 25—70 units/acre in the Urban Core (T-6) transect.
Commercial Land Uses
SOMO Village proposes revisions to the proposed commercial, light industrial, and mixed-use
retail components of the project. A total of 823,000 square feet (sf) would be included in this
mix, with 700,000 sf coming from the existing technology campus. This campus would be part of
a new transect zone “T-7 Commercial/Light industrial”. This zone is intended to provide a
campus-like environment for corporate headquarters; research and development, general office,
and light industrial. The remaining 123,000 sf would be newly constructed mixed-use retail that
potentially includes a grocery store, childcare, and fitness center space. The new commercial
uses will generally be located in the T-6 Urban Core.
Parks
A revised parks plan is included in the new amendments. The parks plan provides for 38.54 acres
of open space and parks. Park acreage includes 4.0 acres of new public parks, 6.7 acres of private
wetland observatory preserve which includes paths and a redeveloped baseball field. As well, 5.1
acres of private existing parks and 22.74 acres of California Tiger Salamander (CTS) open space.
The CTS habitat has limited public access, but a 1.2 acre path along the SMART rail will run
along this habitat.
Table 3 shows a breakdown of the proposed land uses:
Table 3 - Proposed Land Uses
Use Amount
Residential Land Uses (includes 56 ADUs) 1,750 units
Existing Commercial/Light Industrial 700,000 gross sq. ft.
General Retail 103,000 sq. ft.
Fitness/Childcare Centers 20,000 sq. ft.
Fire Station 5,500 sq. ft.
Parks 12.23 acres
Open Space 26.31 acres
Commercial Parking 800 spaces
Revised Development Phasing
A revised phasing plan (see Figure 2) has been submitted due to the changes to the land use mix.
This build-out is estimated to occur over several years. Each project phase will be implemented
individually but will support the entire project in its completed form. Each phase and expected
buildout is described below:
Phase 0: on 22.58 acres in the central portion of the site, the phase does not propose any
improvements, but acknowledges the existing buildings in SOMO.
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Phase 1N: on 21.4 acres in the northeast portion of the site, this phase includes 289
residential units including 88 multifamily rental units and 150 single family homes
developed in a combination of townhomes, cottages, and detached homes. Phase 1N is
intended to fill the existing void between existing structures and established residential
neighborhoods.
Phase 2N: on 34.02 acres in the northeast portion of the site, this phase is planned for 213
homes. Phase 2N will also include a multifamily affordable housing development with
approximately 84 multifamily rental units. This area also features a new public safety/fire
station at the intersection of Mitchell Avenue and Camino Colegio.
Phase 3N: on 17.70 acres surrounding Phase 0 on the northern portion of the site, this phase
includes 419 homes, retail, and commercial mixed-use. One or more mixed-use buildings
are planned for ground floor storefront retail with two to seven stories of housing on the
upper floors. Parking for all these structures may be located in a shared parking structure.
329 units will be developed as multifamily and mixed-use housing. The remaining 90
homes will be lower density residential at the northern edge of plan 3N.
Phase 1S: on 40.91 acres located in the central/southwest portion of the site. This phase
includes high-density multifamily housing for around 379 units. This area is intended to
have one or two potential affordable rental housing communities. The western portion of
this phase will include the CTS open space.
Phase 2S: on 20.76 acres, located to the south and central portion of the site. This phase is
meant for lower density residential for around 195 units. These homes would include 115
townhomes, 33 cottages, and an additional 47 single-family detached homes. A 1.4 acre
park will be located centrally in this phase which will run linear to development.
Phase 3S: on 18.63 acres, this phase will be the final buildout located at the most south
eastern portion of the site. This area would consist of 255 lower density homes with a mix
of townhomes and single-family detached homes. As well, there will be a buffer to the
vacant land east of the phase and the south which is agricultural/open space.
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Figure 2 - 2019 Phasing Plan
COMPARISON OF 2010 AND 2019 FINAL DEVELOPMENT PLANS
The following table compares the proposed project to the prior approved project. Overall, the
intensity of the project is expected to be less than anticipated in 2010. The total number of
dwelling units has decreased by 142 units with more attached single family units, and less
attached, multifamily, and accessory units. The amount of new commercial square footage is
proposed to be significantly less than the 2010 plan. Only 123,000 square feet of new buildings
are proposed - a reduction of almost 800,000 square feet from the 2010 plan. SOMO Village has
a significant existing commercial core of buildings (700,000 square feet). Since 2010, many of
these building have been remodeled to accommodate new businesses and other land uses, such as
Comcast, AT&T, Morton & Basset, Traditional Medicinal and Credo High. These existing
buildings are expected to remain and to be remodeled to accommodate a greater variety of
commercial land uses.
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Table 3 - SOMO Village Project Comparison
Proposed Project Prior Approved Project Metric Change
Land Use Number of Units or
Acres
Number of Units or
Acres
Residential
Single-Family (detached) 484 324 +160
Single-Family (attached) 389 419 -30
Multi-Family/Mixed Use 821 951 -130
ADUs 56 198 -142
Total Units 1,750 1,892 -142
Commercial/Industrial/Retail
Existing buildings 700,00 (existing) Same No change
Retail 78,000 107,329 -29,329
Restaurant 20,000 39,472 -19,472
Grocery Store 5,000 45,000 -40,000
Health Club 10,000 30,000 -20,000
Day care 10,000 15,000 -5,000
Theater -- 25,000 -25,000
Hotel -- 91,000 -91,000
Office -- 425,978
New Building Square Footage 123,000 778,779 - 655,779
Civic Buildings
Fire Station 5,500 Not specified Not specified
Civic Building space -- 35,000 -35,000
New Building Square Footage 5,500 35,000 - 29,500
Parks and Open Space
Parks 12.23 acres 27.3 acres -15.07 acres
Open Space 26.31 acres -- +26.31 acres
Total Acres 38.54 acres 27.3 acres +11.24 acres
Parks Plan Comparison
In the 2010 Plan, SOMO Village proposed 12 new small parks including a centrally located
village square and open space within the site boundary. The onsite parks and open space would
have totaled 27.3 acres and included both active and passive recreation amenities. The applicant
is now planning for 38.54 acres of parks and open space. This would be provided through a mix
of public and private parks as well as 22.74 acres of open space for CTS habitat. Table 4 shows
the breakdown of parkland (in acres). As well, Figure 3 and Figure 4 below show the 2010 and
2019 proposed parks locations. The most significant changes from the 2010 proposal include:
removal of the soccer field (built in Sunrise Park); the increase in the size of the CTS Open
Space; decrease in the overall park land dedication, and the inclusion of private open space in the
overall parks plan, with a request for partial credit towards the dedication requirement. The
applicant is also proposing to upgrade and make the existing baseball field in the northwest
corner of the site available for public use (although it would remain under private ownership).
The city staff and decision-makers have expressed a concern over the expense of park
maintenance – particularly related to small parks. SOMO is proposing a number of small parks.
In order to address the concern regarding the expense of park maintenance, the applicant is
9
considering a plan where SOMO and/or the new homeowners would pay to keep the new parks
maintained. Since SOMO already has a number of existing landscaped areas which are currently
maintained by ownership, the additional cost of mobilization for any new facilities would be
reduced.
Table 4 - SOMO Parks Comparison
*Village Center is existing in 2019 Final Development Plan – Not included in
Parks Dedication.
The proposed SOMO Village plan has notably less public park land to be dedicated to the City.
The applicant has justified this reduction by constructing an off-site soccer field and proposing to
improve the private open space already on site. These areas would be open to the public during
the day. Another justification for the smaller parks is that SOMO Village is proximate to two
large parks: Willowglen Park (7.0 acres) to the east across Bodway Parkway and Magnolia Park
(17.2 acres) to the north in M Section.
10
Figure 3 - 2010 Parks Plan
11
Figure 4 - 2019 Parks Plan
Zoning Regulations
SOMO Village is a Planned Development (SOMO PD) and is regulated by Chapter 17.06 of the
Zoning Ordinance, Article XV.A. (Sonoma Mountain Village Planned Development Zoning
District). This article applies special land use rules and development standards to properties
12
within the SOMO PD. These regulations vary based on the applicable transect (or zone). Unlike
typical zoning districts which are organized by land use, these transects are organized by land
use intensity. For example, the Sub-Urban (T-3) transect is the least dense and would
accommodate mostly low to moderate density residential. The Urban Core (T-6) and Light
Industrial (T-7) transects are the most intense allowing for higher density development and taller
mixed use buildings. The T-7 transect was not included in the 2010 plan and is proposed to
accommodate the existing office and industrial uses in SOMO. Two transects are propose for
civic areas. The Civic Space (CS) transect is intended to provide for the public and private open
space areas and the Civic Building (CB) transect provide for public buildings. The only public
building currently proposed is a public safety, fire station.
The applicant has proposed three significant changes to the procedures section of the SOMO PD,
as follows:
1. Design Review Board (DRB). The current ordinance allows for new buildings to be
approved by a design review board composed of one SOMO representative, one city
representative and one outside design professional. The proposal is to change the
composition of the DRB to include one SOMO representative, one Planning
Commissioner (appointed by the full Commission) and one city representative with
design expertise (appointed by the City Manager).
2. Minor Design Review. As the current ordinance is written, any change to the exterior
appearance of the existing buildings or site requires a full design review. This has
resulted in minor façade improvements (e.g. art work) going through this process. A
minor process is recommended to streamline these applications.
3. Minor Modification. The code as written lack flexibility. A minor modification process
allow for some minor deviation from development standards. This is important to
encourage innovation building designs that may not have been anticipated by the code.
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Figure 5 - 2019 Regulating Plan
14
NEXT STEPS: The purpose of this item is to allow the Planning Commission to provide input
to the project applicant and to inform the City Council discussion at an upcoming study session.
The applicant will use this input to finalize its application. Future meetings and discussions
include:
1. October 24, 2019: Planning Commission Study Session
2. November 12, 2019: City Council Study Session (tentative)
3. December, 2019: Parks & Recreation Commission Hearing (tentative)
4. January, 2020: Planning Commission Public Hearing (tentative)
5. February, 2020: City Council Public Hearing (tentative)
Planning Manager Approval Date: 10/17/19
Attachments (list in packet assembly order):
1. Draft SMV Zoning and Regulating Plan
2. Draft SMV Land Use Diagram
3. Draft SMV Project Phasing Plan
775 Baywood Dr., Suite 101 ● Petaluma, CA 94954
707.283.0028 ● Fax: 707.763.3028 ● www.northbayleadership.org
City of Rohnert Park Planning Commission
Via Email
RE: Support for the SOMO Village project
Dear Planning Commissioners:
North Bay Leadership Council (NBLC) is very support of the proposed SOMO Village project. NBLC
represents the leading employers in Sonoma, Marin and Napa counties and advocates for issues that
effect our employers. Housing is the top issue that employers say they need in Sonoma County,
especially since the devastating fires of 2017. The lack of housing impacts the ability to attract and
retrain employees who cannot afford the costs of housing which have risen due the severe shortage
of homes.
SOMO Village will help fill that severe need for housing. And it will also help the City fulfill its goals
to have environmentally-sensitive projects built in the community that also provide numerous other
benefits to residents. SOMO Village offers sustainable and healthy living.
The SOMO Village Final Development Plan was designed around the existing SOMO Village Event
Center and commercial core with pedestrian-friendly streets that will provide basic daily services
within a five-minute walk of every home.
The plan calls for 1,694 residential units plus 56 accessory dwelling units with a wide range of types
and affordability, pedestrian-oriented public streets, a neighborhood public safety building, and a
variety of parks. The plan includes a mix of rental and for-sale housing with a wide range of pricing.
Fifteen percent, or approximately 254 homes, are designated as affordable housing.
SOMO Village will provide 38.54 acres of parks and open space including a dog park, and various
playgrounds, sport courts and the pedestrian and bicycle path along the western edge of the
property that connects to the surrounding street network and the planned 70 mile regional bicycle
and pedestrian path along the SMART railway that now extends from SOMO to the Cotati SMART
Station The community’s build-out is estimated to occur over several years and consists of six
phases. Infrastructure construction is targeted to begin within a few months of project approvals.
SOMO Village will also create new jobs, including green jobs. The completed project will increase
revenues to the City and provide more neighborhood-serving retail stores and services. Current and
new residents will enjoy a new local Community Center, as well as the parks and recreational
facilities. SOMO Village is a model of sustainable development that the City can hope to see
replicated.
For these reasons, NBLC urges the Planning Commission to look favorably on the SOMO Village
project and give its approval at the appropriate time. Thank you for your consideration.
Sincerely,
Cynthia Murray
President and CEO
BOARD OF DIRECTORS
Chair
CRAIG NELSON
Chairman
Nelson Family of Companies
Vice Chair
STEVE PAGE
President & General Manager
Sonoma Raceway
Secretary/Treasurer
PATTY GARBARINO
President
Marin Sanitary Service
Executive Committee
ALON ADANI
Owner
Cornerstone Properties
Executive Committee
MICHELLE AUSBURN
Partner
BPM LLP
Executive Committee
BRAD BOLLINGER
Publisher
North Bay Business Journal
Executive Committee
BARRY FRIEDMAN
President & CEO
Friedman’s Home Improvement
Executive Committee
PAT KENDALL
Medical Group Administrator
Kaiser Permanente
Executive Committee
JORDAN LAVINSKY
Partner
Hanson Bridgett LLP
Executive Committee
MARK WOOD
Chairman Emeritus
North Bay Leadership Council
LISA AMADOR
Assistant Administrator and Director
of Philanthropy, North Bay
Sutter Health
KATIE KERNS DAVIS
Chief of Staff to the President &
CEO
Pacific Gas & Electric
TIFFANY DEVITT
Chief of Government & Consumer
Affairs
CannaCraft
NANCY DOBBS
President & CEO
Northern California Public Media
AIMI DUTRA KRAUSE
Public Relations Director
The Dutra Group
INGRID ESTRADA
CAO
Keysight Technologies
STEVE FALK
CEO Sonoma Media Investments
Press Democrat
RICHARD “DICK” GHILOTTI
Owner & President
Ghilotti Construction
JULIANNA GRAHAM
SVP Area Manager
Tri Counties Bank
DARRYL HAWKINS
VP, Field Operations Northeast Bay
Area
Comcast
TYLER HEDDEN
COO
St. Joseph Health
DR. YUNG-JAE LEE
Dean, Andrew P. Barowsky School
of Business
Dominican University of California
KATHRYN LOWELL
Vice President, Government Affairs
& Advocacy
BioMarin
BRETT MARTINEZ
President & CEO
Redwood Credit Union
MEAGAN MOORE
CAO
Buck Institute For Research on
Aging
LESLIE PERRY
Partner
Perry, Johnson, Anderson, Miller
& Moskowitz LLP
JUDY SAKAKI
President
Sonoma State University
FRED VELA
Regional Vice President
Wells Fargo Bank
CYNTHIA MURRAY
President & CEO
KATE MURRAY
CAO
Supplemental Item
Item 6.2
10/24/19 Planning Commission Meeting