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2019/10/10 Planning Commission Agenda PacketCity of Rohnert Park Planning Commission AGENDA Thursday, October 10, 2019 6:00P.M. 130 Avram Avenue, Rohnert Park To Any Member o(llle Audie11ce Desiring to At/dress tile Plmmi11g Commissio11: 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 5.1 Approval ofthe Draft Minutes of the Planning Commission Meeting August 22, 2019. 6. AGENDA ITEMS 6.1 SITE PLAN AND ARCHITECTURAL REVIEW-File No. PLSR19-0005- F arrest Jinks/ AE Four LLC -Consideration of Resolution 2019-31 approving Site Plan and Architectural Review for exterior fac;ade renovations and site improvements for the Interbill building at 5810 Commerce Boulevard (APN143- 021-029) CEQA: The project has been analyzed for compliance with the requirements of the California Environmental Quality Act (CEQA) and found to be categorically exempt as a Class 1 Exemption under Section 15301: Existing Facility. No further action is required pertaining to environmental review. 6.2 MASTER SIGN PROGRAM-File No. PLSI2019-0017-Signs Par Excellence -Consideration of Resolution 2019-32 Approving a Master Sign Program for 5625 State Farm Drive (APN 143-021-031 ). CEQA: This project is categorically exempt from the California Environmental Quality Act (CEQA), Article 19, Section 15311, Accessory Structures, On- Premises Signs. 6.3 STUDY SESSION: GENERAL PLAN ALTERNATIVES ANALYSIS-File No. PLGP 19-0005 -City of Rohnert Park -General Plan Update -Alternatives Report. CEQA: General Plan update project includes the preparation of an Environmental Impact Report. 6.4 STUDY SESSION: GENERAL PLAN ALTERNATIVES ANALYSIS-File No. PLGP19-0005-City of Rohnert Park-Reviewing Property Owner Requested General Plan Amendments for the 2040 General Plan Update Project. CEQA: General Plan update project includes the preparation of an Environmental Impact Report. 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 October 21, 2019. NOTE: If you challenge the nature ofthe 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 10,2019, Planning Commission Meeting ofthe City of Rohnert Park was posted and available for review on October 4, 2019 at Rohnert Park City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the City of Rohnert Park s website at www .rpcity .org. Signed this 4th day ofOctober, 2019 at Rohnert Park, California. Interbill Building 5810 Commerce Boulevard Site Plan and Architectural Review City of Rohnert Park Planning Commission October 10, 2019 Background Considered by Planning Commission at meeting of August 22, 2019 Tentative Map to split parcel into two lots submitted, approved and extended in 2017 for a two year period No evidence parcel map was ever recorded Consensus of Commission to table the item until such time recordation process complete Project Description Renovation to the façade of commercial building and installation of drought tolerant landscape materials at 5810 Commerce Boulevard. Project Location Site Proposed Site Layout Front Elevation existing proposed North Elevation proposed East Elevation proposed existing South Elevation proposed existing existing Colors and Materials Landscaping Parcel Map Recommended Planning Commission Action Staff recommends that the Commission, adopt a resolution 2019-31 approving Site Plan and Architectural Review for the Interbill Building at 5810 Commerce Boulevard as conditioned.    1    CITY OF ROHNERT PARK  PLANNING COMMISSION STAFF REPORT Meeting Date: October 10, 2019 Item No: 6.1 Prepared By: Suzie Azevedo, Planner I/Lori MacNab, Planning Consultant Agenda Title: PLSR19-0005, Site Plan and Architectural Review, 5810 Commerce BLVD. Interbill Façade Remodel Location: 5810 Commerce BLVD, 143-021-029 GP/Zoning: I-L/O (Light Industrial with Office Overlay) Applicant: Forrest Jinks, Altus Equity Group RECOMMENDED ACTION: Staff recommends that the Planning Commission adopt: Resolution No. 2019-31 approving the Site Plan and Architectural Review (SPAR) for the Interbill Façade and Site Improvements at 5810 Commerce Boulevard. BACKGROUND: Summary The property owner is proposing to update and renovate the front office building at 5810 Commerce Boulevard. The building was constructed in 1976 and has not been updated since that time. The property owner has engaged an architect to bring a modern interpretation to the façade, is proposing a drought tolerant landscape palette and is improving the parking lot. The proposal was considered by the Planning Commission at its meeting of August 22, 2019. At that meeting, it was brought to the attention of the Commission that in 2015, the property owners submitted a tentative parcel map (PLSD2015- 0001) which when recorded would have split the property in half resulting in two .57 acre parcels. The map was reviewed and approved by the Subdivision Committee. The parcel map was subsequently extended in 2017 through Resolution 2017-02 for a two year period. It was also noted that the applicant did not provide evidence that the parcel map had been recorded, Figure 1 Zoning Map 5810 Commerce Boulevard    2    and a condition of approval was added requiring the applicant to provide proof that the parcel map had been recorded with the building permit application. Consensus of the Planning Commission was that the applicant has an obligation to provide a recorded map in conjunction with the Site Plan and Architectural Review entitlement and tabled the item until such time that the recordation process was completed. The applicant has since provided the recorded document, and the recordation process has been completed. The item is now being brought back before the Commission for review. Surrounding Land Uses- Zoning The property is on Commerce Boulevard, fronting onto Highway 101. The area is characterized by light industrial and office uses and the entirety of the area is zoned I-L/O (Light Industrial with Office Overlay) as shown in the gray and white cross hatched shading in Figure 1. The property is also in the Triangle Business Subarea of the Central Rohnert Park Planned Development Area. Site History In 2015, the property owners submitted a tentative parcel map (PLSD2015-0001) which when recorded will split the property in half resulting two .57 acre parcels. The map was reviewed and approved by the Subdivision Committee. The parcel map was extended in 2017 through resolution #2017-02. The parcel map has yet to be recorded and it has expired. Since the applicant is only proposing improvements to a portion of the parcel, a recorded parcel map will be required prior to the issuance of building permits. Project Details The building’s current façade is a mixture of tilt-up concrete walls and wood framing. The applicant is proposing to install new siding and cementious boards on three of the four sides of the building (north, east and west). The south elevation is not visible from the public right-of-way and will have minor façade upgrades in addition to being power washed and repainted. The applicant is also proposing to partially re-stripe the parking area to add accessible parking and a walkway to the public street. The on-site landscaping is also being renovated. Drought tolerant shrubs and grasses are being proposed in the planting areas along Commerce Boulevard. In addition, the proposal also calls for creating landscape islands in the rear parking area to add four trees consistent with the zoning code standard for tree shaded parking areas. ANALYSIS Architecture The applicant has proposed project architecture consistent with the City adopted plans. The architecture boasts two different façade treatments, a horizontal slat rain screen and horizontal metal siding. The steel sunshade separates two stories of a large aluminum storefront. This same mixture of siding types is carried through on the east and north sides. Landscaping The Central Rohnert Park Plan establishs guidelines and a planting palette to enhance the liviability of the Central Rohnert Park District. The applicant has proposed a landscape plan that is both drought tolerent and uses the prescribed street trees.    3    The applicant is also proposing to install lanscape areas and street trees in the rear parking lot. Four new trees are proposed to shade the parking lot in the future. Parking The applicant is proposing to re-stripe the parking area. The submitted plans show that half of the lot will be re-striped consistent with the parking lot stall standards of the zoning code. Trash Enclosure The applicant has not proposed to improve or roof the trash enclosure on-site. Staff is proposing a condition of approval that reuires the applicant to design and install a trash enclosure that meets section 17.12.130 of the Zoning Code. General Plan The proposed façade renovation has been designed to meet the guidelines of the Central Rohnert Park Planned Development Area and thus is consistent with several policies in the General Plan.  LU-30 Prepare and adopt a City Center Concept Plan to guide development and redevelopment in the City Center Area. The City prepared and adopted a Central Rohnert Park Priority Development Plan in response to this policy. The proposed façade remodel is consistent with the Central Rohnert Park PDA as shown below.  LU-54 Implement corridor landscape improvements that beautify and improve vehicular, transit, bike and pedestrian access to businesses within Central Rohnert Park. The proposal include a landscape plan that incorporates the landscape materials promoted by the Central Rohnert Park PDA. The proposed façade remodel is subject to the following adopted guidelines: Central Rohnert Park PDA 6.3.3 Triangle Business Subarea G. Building Massing -Massing of large office or industrial buildings should be broken into smaller component, varying building facades, roof lines, wall planes and heights to avoid large expanse of black walls. -Large expanses of undifferentiated street facades should be broken up with architectural features, such as columns, joints, and variations of wall surface depths and or materials, and should be articulated with windows, entries, awnings, trellises, arcades, and changes in material to reduce building scale. H. Materials, Color and Finishes -Color should be used to create visual interest and enhance the appearance of buildings from the street.    4    The architect has taken care to propose a building façade remodel that breaks up the building façade with a mixture of material type and color. The proposal preserves an existing building and promotes a design character that is promoted by the Central Rohnert Park Plan and will beatify the Commerce frontage corridor. Site Plan and Architectural Review The review of the project is guided by the City Code section 17.25.0331. The applicant has put forward a thoughtful design which will improve the Commerce Boulevard Corridor. Staff has evaluated each of the criteria required through the SPAR review and has prepared the appropriate findings recommending approval with conditions in the resolution attached. ENVIRONMENTAL DETERMINATION: The project has been analyzed for compliance with the requirements of the California Environmental Quality Act (CEQA) and found to be categorically exempt as a Class 1 Exemption under Section 15301: Existing Facility. No further action is required pertaining to environmental review. PUBLIC NOTIFICATION: Site Plan and Architectural Review items do not require public notice. The notice of this agenda was posted in a timely manner as required by the municipal code. Planning Manager Approval Date: 10/2/19 Attachments (list in packet assembly order): 1. Planning Commission Resolution No. 2019-31 2. Project Plan set 7/18/19 3. Project Description 4. Recorded Parcel Map 185   PLANNING COMMISSION RESOLUTION NO. 2019-31 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR EXTERIOR FAÇADE RENOVATIONS AND SITE IMPROVEMENTS FOR THE INTERBILL BUILDING AT 5810 COMMERCE BOULEVARD (APN 143-021-029) WHEREAS, the applicant, Forrest Jinks with Altus Equity Group, filed Planning Application No. PLSR19-0005 for Site Plan and Architectural Review for an exterior façade renovation of an office building, in accordance with the City of Rohnert Park Municipal Code; WHEREAS, Planning Applications No. PLSR19-0005 was processed in the time and manner prescribed by State and local law; and WHEREAS, on October 10, 2019, the Planning Commission reviewed Planning Application No. PLSR19-0005 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and WHEREAS, at the October 10, 2019, Planning Commission meeting, upon considering all testimony and arguments, if any, of all persons desiring to be heard, the Commission considered all the facts relating to Planning Application No. PLSR19-0005. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. Section 2. Factors Considered. The Planning Commission, in approving Planning Application No. PLSR19-0005, makes the following factors, to wit: A. That the developments general appearance is compatible with existing development and enhances the surrounding neighborhood. Criteria Satisfied. The project proposes to renovate the exterior façade with new architectural elements. The design is consistent with the design guidelines of the Central Rohnert Park Priority Development Area Plan. The façade remodel and improvements to the landscaping will visually enhance the Commerce Boulevard corridor. B. That the development incorporates a variation from adjacent on-site and off-site structures in height, bulk, and area; arrangement on the parcel; openings or breaks in the façade facing the street; and/or the line and pitch of the roof. 2 Reso 2019-31 Criteria Satisfied. As promoted by the adopted Central Rohnert Park Priority Development Plan design guidelines, the proposed architecture uses a variety of materials and color to enhance and create an interesting façade. C. That the development will be located and oriented in such a manner so as to provide pedestrian, bicycle and vehicular connections with adjacent properties, as appropriate, and avoids indiscriminate location and orientation. Criteria Satisfied. The project involves exterior modifications to an existing building and therefore no changes to the building orientation or setbacks are proposed. The applicant is proposing to install bicycle parking and is creating a pedestrian connection to the street. The site as currently designed is consistent with this criteria. Section 3. Environmental Clearance. The project has been analyzed for compliance with the requirements of the California Environmental Quality Act (CEQA) and found to be categorically exempt as a Class 1 Exemption under Section 15301: Existing Facility. No further action is required pertaining to environmental review. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSR19-0005 subject to the following Conditions of Approval: 1. A building permit application shall be applied for and issued to implement this project. 2. The landscape plan approved through this SPAR shall be submitted with the building permit application. 3. Plans for a trash enclosure that match the architectural style of the building and meet Zoning Code Standard 17.12.130 shall be submitted with the building permit application. 4. Full-trash capture screens shall be installed at each of the parking lot storm drain inlets. 5. Detailed civil and landscaping plans may be required for review and approval in conjunction with the building permit. The plans shall include a final striping and signing plan. Adequate topographic information shall be provided to demonstrate that the internal ADA parking spaces and walkway are ADA-compliant. 6. Cracked or settled sidewalk along the property frontage shall be replaced. The existing driveway shall be upgraded to current City standards to be ADA-compliant. 3 Reso 2019-31 7. Demonstrate that the two lots are metered separately for irrigation, or that a joint agreement exists between the two lots for the irrigation. 8. The building permit will require accessibility signage for parking lot, parking stall, entry doors and pathways. 9. The building permit will require that the existing exterior stairs are compliant with the applicable building code. 10. Provide illuminated address signage, visible from the street on this building. 11. Eliminate parking space as needed in front of the fire hydrant on the north side of the property, approximately center of the parcel. A red stripe and stenciling will also need to be painted. DULY AND REGULARLY ADOPTED on this 10th 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 Giudice, Chairperson, Rohnert Park Planning Commission Attest: ________________________________ Sonia Espino, Recording Secretary 817 Russell Avenue, Suite H Santa Rosa, CA 95403 (707) 576-1557 info@tfarch.com Project Description PROJECT: 5810 Commerce Boulevard Facade Renovation 5810 Commerce Boulevard, Rohnert Park APN: 043-021-029 PROJECT SUMMARY: This project proposes to renovate the facades and improve site accessibility at an existing commercial/industrial building on the east side of Commerce Boulevard. The building shares parking via an easement with the parcel and building to the east. The existing façade consists of a mix of tilt-up concrete walls and infill wood framing with plywood siding. The applicant proposes to install a combination of horizontal ribbed metal siding and horizontal spaced rainscreen cementious boards over the existing exterior materials on the north, east and west (street façade) of the building. The southerly façade, which is not visible from the street, will be partially plastered and renovated at the corners with the remainder to be painted to match the new color scheme. Windows in the cementious board siding portions of the façade shall have wood trim projecting beyond the siding to create a “shadow box” effect. The existing full height aluminum store front entry on the west façade will be removed and replaced with a new aluminum store front entry system on the first floor and windows on the upper floor. Metal shade structures shall be replaced and/or added to the building on the east and west facades. The parking lot will be partially re-striped to the west and north of the building. This will provide for a full 24-foot driveway width at the north side and create an accessible parking space and pedestrian walkway to the public sidewalk at the western parking lot. An accessible parking space is being added at the southeast corner of the building. Concrete walks are also being added where necessary at the perimeter of the building. Additional landscape planter areas have been added to easterly parking lot and bike racks will be installed at the northwest corner of the building. The design intent of the landscaping to be proposed for the project is to provide an attractive, low maintenance and durable landscape. Planting will include a mixture of native California and horticulturally appropriate trees, shrubs and groundcover. The intent of the landscape and water delivery systems is to meet all aspects of the City’s Water Efficient Landscape Ordinance. The façade renovation and new landscaping will greatly improve the appearance of the building which is both dated and suffering from a lack of long-term maintenance. E x . T r a s h E x . T r a s h P A R C E L 2 5 8 3 0 C O M M E R C E B L V D ( N o t P a r t o f t h i s P r o j e c t ) P A R C E L 1 5810 C O M M E R C E B L V D 0 . 5 7 A c r e s 250.14' N 8 9 ° 5 0 ' 2 7 " W N 1°46'09"W 100.00' N 1° 46' 09" W 100.00' 2 5 0 . 1 4 ' COMMERCE BLVD EXISTING (8) 8' x 22'± PARALLE L P A R K I N G S T A L L S 6'-10"10'-8" E X I S T I N G a n d R E C O N F I G U R E D ( 1 8 ) P A R K I N G S T A L L S 2 3 ' - 4 " S 89°50'27" E 2 3 ' - 1 1 " E X I S T I N G F E N C E EXISTING (7) PARKING STALLS E x . T r a s h E X I S T I N G a n d R E C O N F I G U R E D ( 1 3 ) 9 ' - 0 " x 1 3 ' ± P A R K I N G S T A L L S E X I S T I N G ( 1 4 ) P A R A L L E L P A R K I N G S T A L L S 30'-2" 25'-3" E X I S T I N G T R E E , T Y P I C A L E X I S T I N G C O N C R E T E W A L K F L U S H T O P A V I N G , T Y P I C A L E X I S T I N G C O N C R E T E W A L K F L U S H T O P A V I N G , T Y P I C A L N E W 5 ' X 1 3 ' L A N D S C A P E P L A N T E R I S L A N D S ( 2 L O C A T I O N S ) B u i l d i n g 5 0 ' x 1 0 0 ' ± 26'-0"RE-STRIPED (6) 9' PARKING STALLSwith NEW ACCESSIBLE STALL & AISLE18'-0"26'-0"23'-0"COMPACT STALL REMOVE E X I S T I N G P A R A L L E L P A R K I N G NEW CONCRETE WALKEXISTING CONCRETE WALK 24'-0" B u i l d i n g 5 0 ' x 1 0 0 ' ± 8 ' - 0 " A p p r o x . E X I S T I N G C O N C . T I R E S T O P S 9 ' - 0 " N E W 5 ' X 1 5 ' ± L A N D S C A P E P L A N T E R ( 2 L O C A T I O N S ) BIKE RACKS -SEE LANDSCAPEPLANS REDWOOD DR S T A T E F A R M D R COMMERCE BLVD G O L F C O U R S E D R E N T E R P R I S E D R R O H N E R T P A R K E X P W Y HWY 101 S I T E PGE EASEMENTPRIVATE ACCES S , W A T E R , S A N I T A R Y S E W E R & UTILITY EASEME N T I N F A V O R O F P A R C E L 2 P R I V A T E P A R K I N G E A S E M E N T I N F A V O R O F P A R C E L 1 PRIVATE ACCESS, WATER, SANITARY SEWER& UTILITY EASEMENT IN FAVOR OF PARCEL 2 P A R C E L 2 5 8 3 0 C O M M E R C E B L V D ( N o t P a r t o f t h i s P r o j e c t ) PARCEL 15810 COMMERCE BLVD0.57 Acres 1 C O N C E P T U A L S I T E P L A N 5810 COMMERCE BOULEVARD ROHNERT PARK, CALIFORNIA BUILDING FACADE RENOVATIO N N O R T H P R O J E C T D A T A P R O J E C T L O C A T I O N : 5 8 1 0 C O M M E R C E B L V D , R O H N E R T P A R K , C A A S S E S S O R P A R C E L # : 1 4 3 - 0 2 1 - 0 2 9 Z O N I N G : I / L - O P A R C E L 1 S I T E A R E A : A P P R O X . 0 . 5 7 A C R E S B U I L D I N G A R E A : 9 , 6 8 0 S Q . F T . 5 8 1 0 C o m m e r c e B l v d O n l y F L O O R A R E A R A T I O : 0 . 3 9 L O T C O V E R A G E : 2 0 % P A R K I N G R E Q U I R E D : 3 8 . 7 ( A s s u m e s e n t i r e b u i l d i n g a t 1 : 2 5 0 " o f f i c e " p a r k i n g ) P A R K I N G P R O V I D E D : 2 6 + 2 4 i n P r i v a t e P a r k i n g E a s e m e n t V I C I N I T Y M A P 2 0 ' 4 0 ' 0 ' S C A L E : 1 " = 2 0 ' - 0 " 1 0 ' 8 1 7 R u s s e l l A v e . , S u i t e H S a n t a R o s a , C A 9 5 4 0 3 7 0 7 . 5 7 6 . 1 5 5 7 i n f o @ t f a r c h . c o m T I E R N E Y / F I G U E I R E D O A R C H I T E C T S A I A 0 7 / 1 5 / 2 0 1 9 T F A # 1 5 2 1 A EASE M E N T P L A N 3 0 ' 6 0 ' 0' S C A L E : 1 " = 3 0 ' - 0 " 1 5 ' Ap p r o x . 2 4 ' EXISTING NORTH ELEVATION EXISTING SOUTH ELEVATION EXISTING WEST ELEVATION EXISTING EAST ELEVATION 2 07/15/2019 TFA #1521A 817 Russell Ave., Suite H Santa Rosa, CA 95403 707.576.1557 info@tfarch.com TIERNEY / FIGUEIREDO ARCHITECTS AIA SCALE: 3/16" = 1'-0" EXISTING ELEVATIONS 5810 COMMERCE BOULEVARD ROHNERT PARK, CALIFORNIA BUILDING FACADE RENOVATION Ap p r o x . 2 4 ' NEW ALUMINUM STOREFRONT WINDOWS NEW ALUMINUM STOREFRONT WINDOWS and DOORS EXISTING WINDOWS TO REMAIN NEW CEMENTIOUS BOARD HORIZONTAL SLAT RAINSCREEN NEW HORIZONTAL METAL SIDING NEW HORIZONTAL METAL SIDING NEW CEMENTIOUS BOARD HORIZONTAL SLAT RAINSCREEN NEW CEMENTIOUS BOARD HORIZONTAL SLAT RAINSCREEN NEW HORIZONTAL METAL SIDING NEW STEEL SUNSHADE NEW DECK and STEEL MESH RAILINGS NEW HORIZONTAL METAL SIDING NEW HORIZONTAL METAL SIDING EXISTING TILT-UP CONCRETE and WOOD SIDING AT SOUTH ELEVATION TO BE CLEANED and PAINTED NEW HORIZONTAL METAL SIDING NEW METAL ADDRESS NUMBERS NEW METAL PANELS NEW STEEL SUNSHDE 5 8 1 0 NEW STEEL DECK SUPPORT with CONCRETE BASE SCALE: 3/16" = 1'-0" 817 Russell Ave., Suite H Santa Rosa, CA 95403 707.576.1557 info@tfarch.com TIERNEY / FIGUEIREDO ARCHITECTS AIA 3 07/15/2019 TFA #1521A PROPOSED ELEVATIONS 5810 COMMERCE BOULEVARD ROHNERT PARK, CALIFORNIA BUILDING FACADE RENOVATION NORTH ELEVATION SOUTH ELEVATION WEST ELEVATION EAST ELEVATION 817 Russell Ave., Suite H Santa Rosa, CA 95403 707.576.1557 info@tfarch.com TIERNEY / FIGUEIREDO ARCHITECTS AIA 4 07/15/2019 TFA #1521A EXISTING SITE PHOTOGRAPHS 5810 COMMERCE BOULEVARD ROHNERT PARK, CALIFORNIA BUILDING FACADE RENOVATION NORTH ELEVATIONWEST END OF NORTH ELEVATION COMMERCE BOULEVARD ELEVATIONAERIAL VIEW FROM NORTHWEST SITE 5 8 1 0 817 Russell Ave., Suite H Santa Rosa, CA 95403 707.576.1557 info@tfarch.com TIERNEY / FIGUEIREDO ARCHITECTS AIA 5 07/15/2019 TFA #1521A COLORS and MATERIALS 5810 COMMERCE BOULEVARD ROHNERT PARK, CALIFORNIA BUILDING FACADE RENOVATION Metal sunshade: Color 2 (Aluminum mill finish)2 Horizontal metal siding: Mini-V-Beam with Cool Zactique finish: Color 4 4 Gooseneck light fixture: Galvanized or satin chrome5 Cementious board horizontal slats: Color 11 Aluminum storefront: Mill finish6 1 2 3 4 5 6 4 New metal address numbers Cementious panels: Color 33 ZONE 2 250.14' N89°50'27"W N 1 ° 4 6 ' 0 9 " W 1 0 0 . 0 0 ' N 1 ° 4 6 ' 0 9 " W 1 0 0 . 0 0 ' 250.14' S 89°50'27" E zone 1 ZONE 1 ZONE 1 ZONE 3 ZONE 3 ZONE 2 BB C O M M E R C E B O U L V E V A R D EE CC WSWS Z5 Z4 Z4 ZONE 3ZO N E 2 Z4 ZONE 2 Z5 Z5Z5 Z6 Z6 Z6Z6 IRRIGATION PLAN 1/8" = 1'-0" L1.0 1" SYMBOL DESC. POINT OF CONNECTION WATER METER: (PER CITY/COUNTY STANDARDS) BACKFLOW DEVICE (PER CITY/COUNTY STANDARDS) ELECTRICAL CONNECTION CONTROLLER: IRRITROL RAINDIAL 6 STATION EXTERIOR WEATHER SENSOR: IRRITROL CL-100-WIRELESS CLIMATE LOGIC SENSOR. GATE VALVE: NIBCO T-1131RR BRASS (LINE SIZE) BALL VALVE: NDS PVC (LINE SIZE) REMOTE CONTROL VALVE: IRRITROL 100 3 4" VALVE DRIP REMOTE CONTROL VALVE:IRRITROL 700 3 4" VALVE WITH NETAFIM DF 100-140 DISC FILTER AND NDS PRESSURE REDUCER (25 PSI) QUICK COUPLER: RAINBIRD 44LRC MAINLINE: SCH. 40 PVC; ALL MAINLINES & FITTINGS TO BE 1" UNLESS OTHERWISE NOTED ON PLANS. LATERAL LINE: SCH. 40 PVC; ALL LATERALS & FITTINGS TO BE 3/4" UNLESS OTHERWISE NOTED ON PLANS. FLEXIBLE DRIP LINE:SCH. 40 PVC LATERAL & RISERS W/ 5/8" POLY DRIP TUBING & END CAPS (TUBING NOT SHOWN FOR CLARITY) STREAM BUBBLER: RAINBIRD #1806-5H-MPR FLOOD BUBBLER: RAINBIRD #RWS-B-1402, ROOT WATERING SOCK, WITH 0.5 GPM BUBBLER SLEEVES: SCH. 40 PVC; TWICE THE SIZE AS PIPING. HYDROZONE BOUNDARY BB WW EE 3/4" F CC WSWS VALVE NUMBER GALLONS PER MINUTE (G.P.M.) VALVE SIZE MWELO STATEMENT "I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION PLAN" 07/08/2019 MICHAEL A. COOK DATE REGISTERED LANDSCAPE ARCHITECT #5123 PLANT TYPE AREA (SF) SUMMARY HYDROZONE TABLE: (CONTROLLER A) % OF LANDSCAPE LOW WATER USE MEDIUM WATER USE HIGH WATER USE VALVE #WATER USE HYDROZONE TABLE: (CONTROLLER A) IRRIG. METHOD AREA (SF)% OF TOTAL VALVE #1 VALVE #2 VALVE #3 VALVE #4 DRIP DRIP DRIP BUBBLER LOW LOW LOW MOD TOTAL TOTAL 4" IRRIGATION LEGEND 3/4" DRIP1 3/4" 4.5 gpm4 802 38.7 554.4 500 21 2,074.8 26.7% 24.1% 1.0% 100% 2,018.8 97.32% 56 2.68% 0 0% 2,074.6 100% 3/4" DRIP3 3/4" DRIP2 O F INTEGRA IS NOT RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF REPRODUCTIONS OF THIS DOCUMENT GENERATED BY OTHERS FROM ELECTRONIC MEDIA. © 2019. ALL RIGHTS RESEVERED DATE: SCALE : DRAWN BY: CHECKED BY : PROJECT: SHEET NUMBER : PROJECT NUMBER: 11 / 30 / 20 Renewal Date Date Signature PLA 5123 Exp. 11/30/2020 Michael A. Cook P.L.A. 5123 L I C E N S E D L A N DSCAPE A R C H I T E C T S T A T E OF C A L I F O R N I A M i c h a e l A . C o o k 11 / 30 / 20 Renewal Date Date Signature PLA 5094 Exp. 11/30/2020 Ric J. Hendricks P.L.A. 5094 L I C E N S E D L A N DSCAPE A R C H I T E C T S T A T E OF C A L I F O R N I A R i c J . He ndric k s REVISIONS: CLIENT: SHEET DESCRIPTION: 5 1 2 8 D U P O N T D R I V E S A N T A R O S A , C A L I F O R N I A 9 5 4 0 9 7 0 7 .5 4 5 .5 2 3 5 WWW.INTEGRAPLA.COM 5810 COMMERCE BLVD. 5810 COMMERCE BOULEVARD ROHNET PARK, CA 94928 APN # 143 - 121 - 029 ALTUS EQUITY, LLC FORREST JINKS P.O. BOX 6787 SANTA ROSA, CA 95406 07/08/2019 CITY COMMENTS 04/01/2019 FM MAC 5 19-024 3" sleeve, typ. for all 07 / 08 / 19 VALVE #5 BUBBLER MOD 35 1.7% 3/4" 5.0 gpm5 (E)BUILDING (E)TRASH 1 inch = ft ( IN FEET ) GRAPHIC SCALE 0 10 20 10 VALVE #6 DRIP LOW 162.4 7.8% 3/4" DRIP6 11 L O T 3 C O N T R O L L E R A B R A S S 9 0 ` S T R E E T E L L P R E S S U R E S U P P L Y L I N E F I T T I N G P R E S S U R E S U P P L Y L I N E B R A S S N I P P L E 6 " L O N G B R A S S N I P P L E V A L V E A S S E M B L Y 3 ' ' I N P L A N T B E D S 1 ' ' I N L A W N A R E A S B R A S S 9 0 ` S T R E E T E L L 1 / 2 ' ' x 3 6 ' ' G A L V A N I Z E D S T E E L S T A K E 3 / 4 ' ' W A S H E D C R U S H E D A G G R E G A T E B A S E O R Q U I C K C O U P L I N G V A L V E S T A I N L E S S S T E E L S C R E W C L A M P M I N . T H R E E P L A C E S R O U N D P L A S T I C V A L V E B O X A N D C O V E R - P R O V I D E 6 ' ' C L E A R A N C E A R O U N D C O U P L E R B R A S S 9 0 ` E L L F I N I S H G R A D E Q U I C K C O U P L I N G 10 9 8 F I N I S H G R A D E S C H 8 0 P V C N I P P L E ( M I N I M U M 4 ' ' L O N G ) S C H 4 0 P V C T x T 9 0 ` E L L M A R L E X 9 0 ' S T R E E T E L L S C H 8 0 P V C N I P P L E T Y P I C A L ( 2 ) P L A C E S A S R E Q U I R E D M A R L E X 9 0 ' S T R E E T E L L N O N - P R E S S U R E P O P - U P S P R A Y H E A D L A T E R A L L I N E N O T E S : 1 . L O C A T E H E A D 2 ' ' F R O M W A L K S , C U R B S , H A R D S C A P I N G , M O W S T R I P , H E A D E R B O A R D & E D G E O F L A W N . 2 . L O C A T E S T R E A M S P R A Y / B U B B L E R S 6 " F R O M A L L S T R U C T U R E S . S P R A Y H E A D S 1 2 " F R O M A L L S T R U C T U R E S I N S H R U B A R E A S , B U T 6 " F R O M A L L S T R U C T U R E S I N G R O U N D C O V E R A R E A S . P O P - U P S H R U B H E A D M A N U F . & M O D E L A S A P P R O V E D L E G E N D , O R I N D I C A T E D I N E Q U A L A N T I - D R A I N V A L V E A N D F I T T I N G O F I N T E G R A I S N O T R E S P O N S I B L E F O R T H E A C C U R A C Y O R C O M P L E T E N E S S O F R E P R O D U C T I O N S O F T H I S D O C U M E N T G E N E R A T E D B Y O T H E R S F R O M E L E C T R O N I C M E D I A . © 2 0 1 9 . A L L R I G H T S R E S E V E R E D D A T E : S C A L E : D R A W N B Y : C H E C K E D B Y : P R O J E C T : S H E E T N U M B E R : P R O J E C T N U M B E R : 1 1 / 3 0 / 2 0 R e n e w a l D a t e D a t e S i g n a t u r e P L A 5 1 2 3 E x p . 1 1 / 3 0 / 2 0 2 0 M i c h a e l A . C o o k P . L . A . 5 1 2 3 L ICENS E D L A N D S C A P E A R C H I T E C T S T A T E O F C A L I F O R NIA Mic h a e l A . C o o k R E V I S I O N S : C L I E N T : S H E E T D E S C R I P T I O N : 5 1 2 8 D U P O N T D R I V E S A N T A R O S A , C A L I F O R N I A 9 5 4 0 9 7 0 7 . 5 4 5 . 5 2 3 5 W W W . I N T E G R A P L A . C O M 5 8 1 0 C O M M E R C E B L V D . 5 8 1 0 C O M M E R C E B O U L E V A R D R O H N E T P A R K , C A 9 4 9 2 8 A P N # 1 4 3 - 1 2 1 - 0 2 9 A L T U S E Q U I T Y , L L C F O R R E S T J I N K S P . O . B O X 6 7 8 7 S A N T A R O S A , C A 9 5 4 0 6 0 7 / 0 8 / 2 0 1 9 C I T Y C O M M E N T S 0 4 / 0 1 / 2 0 1 9 F M M A C 5 1 9 - 0 2 4 I R R I G A T I O N D E T A I L S N T S L 1 . 2 N O T E : 1 . I N S T A L L P R O D U C T S O T H A T T H E L I D I S E V E N W I T H F I N I S H G R A D E O R T O P O F M U L C H . 2 . W H E N I N S T A L L I N G I N E X T R E M E L Y H A R D O R C L A Y S O I L S , A D D 3 / 4 " G R A V E L U N D E R A N D A R O U N D T H E U N I T T O A L L O W F A S T E R W A T E R I N F I L T R A T I O N A N D R O O T P E N E T R A T I O N . 3 . O N C E P R O D U C T H A S B E E N I N S T A L L E D F I L L T H E B A S K E T W I T H P E A G R A V E L B E F O R E L O C K I N G L I D . TREE DE E P R O O T W A T E R I N G PLACE POP-UP STREAMBUBBLER AT EDGE OFROOTBALL INSIDE BERMROUTE LATERAL LINEAROUND ROOT BALL ATEDGE OF PLANTING PIT P L A C E P O P - U P F L O O D B U B B L E R A T E D G E O F R O O T B A L L I N S I D E B E R M 2 " B E R M A T E D G E O F P L A N T I N G P I T T O F O R M B A S I N F I N I S H G R A D E P V C L A T E R A L L I N E S A N D S O C K O U T S I D E B A S I N F U R T H E S T A W A Y F R O M C U R B O R H I G H S I D E O F S L O P E R O O T B A L L P L A C E F I R M S O I L I M M E D I A T E L Y A R O U N D T U B E F I N I S H G R A D E F L O O D B U B B L E R I N F I X E D R I S E R P V C L A T E R A L L I N E L O W D E N S I T Y P I P E O R P O L Y E T H T L E N E P I P E 1 4 " M I N . / 2 4 " M A X . 0 7 / 0 8 / 1 9 FLEXIBL E D R I P L I N E N.T.S. E D G E O F P L A N T R O O T B A L L M A I N S T E M O R T R U N K 5 / 8 " D I S T R I B U T I O N T U B I N G D R I P E M I T T E R F I N I S H G R A D E 5 / 8 " D I S T R I B U T I O N T U B I N G M U L C H D R I P E M I T T E R 5 / 8 " D R I P A D A P T E R 3 / 4 " P V C L A T E R A L T E E U P T O D R I P T U B I N G A U T O M A T I C F L U S H V A L V E F L E X I B L E D R I P T U B I N G F I N I S H G R A D E 6 " R O U N D V A L V E B O X B R I C K S U P P O R T S ( 3 ) 1 8 " P E A G R A V E L C O M P R E S S I O N E L B O W 5 / 8 " D I S T R I B U T I O N T U B I N G NOTES:1.(2) 1/2 GAL./HR EMITT E R S P E R 1 G A L L O N C O N T A I N E R 2.(2) 1 GAL./HR EMITTER S P E R 5 G A L L O N C O N T A I N E R 3.(3) 1 GAL./HR EMITTER S P E R 1 5 G A L L O N C O N T A I N E R 4.LAYOUT ON PLAN IS SC H E M A T I C . V E R I F Y P L A N T QUANTITIES FOR TOTA L N U M B E R O F E M I T T E R S . END CAP DETAIL 6" MAX. 2" MIN. 250.14' N89°50'27"W N 1 ° 4 6 ' 0 9 " W 1 0 0 . 0 0 ' N 1 ° 4 6 ' 0 9 " W 1 0 0 . 0 0 ' 250.14' S 89°50'27" E PLANTING PLAN SCALE L2.0 ABBREV. BOTANICAL NAME COMMON NAME WOCULS SIZE QTY REMARKS/SPACING TREES ACE RUB ACER R. 'OCTOBER GLORY'RED MAPLE M 24" BOX 1 SINGLE TRUNK PLA ACE PLATANUS ACERIFOLIA LONDON PLANE M 24" BOX 2 SINGLE TRUNK LAG IND LAGERSTROEMIA INDICA 'NATCHEZ'l 15 G.C.4 SINGLE TRUNK SHRUBS CIS HYB CISTUS X HYBRID WHITE ROCK ROSE L 5 GAL.18 4' O.C. SPACING LAV MUN LAVANDULA A. 'MUNSTEAD'LAVENDER L 1 GAL.60 2' O.C. SPACING PHO YEL PHORMIUM 'YELLOW WAVE'NEW ZEALAND FLAX L 5 GAL.3 4' O.C. SPACING RHA EVE RHAMNUS CAL. 'EVECASE'CAL. COFFEEBERRY L 5 GAL.8 6' O.C. SPACING GRASSES CAL ACU CALAMO. ACUTIFORA KARL FOESTER REED L 1 GAL.55 3' O.C. SPACING GROUNDCOVERS MYOPORUM PROSTRATE MYOPORUM L 1 GAL.6' O.C. SPACING MWELO STATEMENT "I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE PLANTING PLAN" 07/08/2019 MICHAEL A. COOK DATE REGISTERED LANDSCAPE ARCHITECT #5123 PLANTING LEGEND 18 CIS HYB 5 GAL. 5 LAV MUN 1 GAL. 13LAV MUN 1 GAL. 19 CAL ACU 1 GAL. 17LAV MUN 1 GAL. 8 RHA EVE 5 GAL.6 LAV MUN 1 GAL. 2 PHO YEL 5 GAL. 6CAL ACU 1 GAL.6 CAL ACU 1 GAL. 9 CAL ACU 1 GAL. 13 CAL ACU 1 GAL. O F INTEGRA IS NOT RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF REPRODUCTIONS OF THIS DOCUMENT GENERATED BY OTHERS FROM ELECTRONIC MEDIA. © 2019. ALL RIGHTS RESEVERED DATE: SCALE : DRAWN BY: CHECKED BY : PROJECT: SHEET NUMBER : PROJECT NUMBER: 11 / 30 / 20 Renewal Date Date Signature PLA 5123 Exp. 11/30/2020 Michael A. Cook P.L.A. 5123 L I C E N S E D L A N DSCAPE A R C H I T E C T S T A T E OF C A L I F O R N I A M i c h a e l A . C o o k REVISIONS: CLIENT: SHEET DESCRIPTION: 5 1 2 8 D U P O N T D R I V E S A N T A R O S A , C A L I F O R N I A 9 5 4 0 9 7 0 7 .5 4 5 .5 2 3 5 WWW.INTEGRAPLA.COM 5810 COMMERCE BLVD. 5810 COMMERCE BOULEVARD ROHNET PARK, CA 94928 APN # 143 - 121 - 029 ALTUS EQUITY, LLC FORREST JINKS P.O. BOX 6787 SANTA ROSA, CA 95406 07/08/2019 CITY COMMENTS 04/01/2019 FM MAC 5 19-024 07 / 08 / 19 C O M M E R C E B O U L E V A R D 4 LAG IND 15 G.C (E)BUILDING (E)TRASH 4'0"X6'-0" CONCRETE PAD WITH TWO (2) DUMOR #290-00/S-1 BIKE RACKS 1 inch = ft ( IN FEET ) GRAPHIC SCALE 0 10 20 10 20LAV MUN 1 GAL. 1 PHO YEL 5 GAL. 1 N O T E S : 1 2 2 12-18''6'' P R E V A I L I N G W I N D S 4 5 3 4 7 6 6 5 F I N I S H G R A D E 7 1 2 - 1 8 ' ' 12"DEPTH OF CONTAINERMIN.1 R O O T B A L L S C A L E : 2 x D I A M E T E R 3 ( D O U B L E S T A K E - 1 5 G A L . & 2 4 " B O X ) A S H A L L O W B A S I N 2 ' ' D E E P S H A L L B E F O R M E D A R O U N D B A L L B E L O W F I N I S H G R A D E . T R E E S P L A N T E D I N T U R F A R E A S S H A L L N O T H A V E B A S I N S . B A C K F I L L I N A C C O R D A N C E W I T H P R O J E C T A G R I C U L T U R A L S U I T A B I L I T Y S O I L S R E P O R T C I N C H T I E , A R B O R T I E , O R A P P R O V E D E Q U A L 1 0 ' L O D G E P O L E S T A K E B O T H S I D E S , ' T O M A H A W K T R E E S T A B I L I Z E R S Y S T E M ' ( 8 0 0 ) 8 4 5 - 3 3 4 3 , O R A P P R O V E D E Q U A L T R E E S I N S T A L L E D W I T H I N T U R F A R E A S S H A L L B E I N S T A L L E D W I T H ' A R B O R - G A R D ' O R A P P R O V E D E Q U A L A T B A S E O F T R U N K . T R E E P L A N T I N G N . T . S . 1 . C R O W N O F R O O T B A L L T O B E 1 " A B O V E F I N I S H G R A D E . 2 . F O R A D D I T I O N A L I N F O R M A T I O N R E F E R T O P L A N T I N G N O T E S A N D S P E C I F I C A T I O N S . 1 N O T E S : F I N I S H G R A D E R O O T B A L L 4 3 2 DEPTH OF CONTAINER 4 3 2 S C A L E : 2 x D I A M E T E R O F R O O T B A L L 1 S H R U B P L A N T I N G N . T . S . B A C K F I L L I N A C C O R D A N C E W I T H P R O J E C T A G R I C U L T U R A L S U I T A B I L I T Y S O I L S R E P O R T 1 . C R O W N O F R O O T B A L L T O B E 1 / 2 " - 1 " A B O V E F I N I S H G R A D E . 2 . F O R A D D I T I O N A L I N F O R M A T I O N R E F E R T O P L A N T I N G N O T E S A N D S P E C I F I C A T I O N S . A S H A L L O W B A S I N 2 " D E E P S H A L L B E F O R M E D A R O U N D R O O T B A L L B E L O W F I N I S H G R A D E ℄ 1 N O T E S : 2 EQ U A L E Q U A L E Q U A L 1 2 S C A L E : E Q U A L T Y P I C A L P L A N T S P A C I N G V A R I E S - S E E P L A N T L E G E N D A N D / O R P L A N S E D G E O F P L A N T I N G A R E A G R O U N D C O V E R S P A C I N G N . T . S . 1 . A L L P L A N T S S H A L L B E P L A N T E D A T E Q U A L S P A C I N G ( T R I A N G U L A R ) U N L E S S O T H E R W I S E I N D I C A T E D O N P L A N S . 2 . A S A P P R O P R I A T E , C E N T E R L I N E O F P L A N T S S H A L L B E 1 / 2 O F E Q U A L S P A C I N G M I N I M U M F R O M E D G E O F P L A N T I N G A R E A . 3 . I N F I L L P L A N T S A S R E Q U I R E D T O M A I N T A I N S P A C I N G A T I R R E G U L A R E D G E S . 4 . F O R A D D I T I O N A L I N F O R M A T I O N R E F E R T O P L A N T I N G N O T E S A N D S P E C I F I C A T I O N S . R O O T B A L L 2" 2 1 N O T E S : 1 2 7 5 6 3 4 6 3 5 4 S C A L E : 7 P E A G R A V E L , P E R L I T E , O R A P P R O V E D E Q U A L , 2 " M I N I M U M D E P T H C O N T A I N E R P L A N T I N G N . T . S . D R A I N L I N E B E L O W F L A T W O R K P O T T E R Y W / M A T C H I N G S A U C E R - R E F E R T O P L A N S A R E A D R A I N I N F L A T W O R K I N D U S T R Y A C C E P T A B L E D R A I N A G E F I L T E R F A B R I C P O T T I N G S O I L A N D F E T I L I Z E R T O B E A P P R O V E D B Y L A N D S C A P E A R C H I T E C T 1 . D R I P I R R I G A T I O N L I N E S H A L L R U N T H R O U G H D R A I N L I N E 2 . F O R A D D I T I O N A L I N F O R M A T I O N R E F E R T O P L A N T I N G N O T E S A N D S P E C I F I C A T I O N S . ℄ 4 3 2 O F I N T E G R A I S N O T R E S P O N S I B L E F O R T H E A C C U R A C Y O R C O M P L E T E N E S S O F R E P R O D U C T I O N S O F T H I S D O C U M E N T G E N E R A T E D B Y O T H E R S F R O M E L E C T R O N I C M E D I A . © 2 0 1 9 . A L L R I G H T S R E S E V E R E D D A T E : S C A L E : D R A W N B Y : C H E C K E D B Y : P R O J E C T : S H E E T N U M B E R : P R O J E C T N U M B E R : 1 1 / 3 0 / 2 0 R e n e w a l D a t e D a t e S i g n a t u r e P L A 5 1 2 3 E x p . 1 1 / 3 0 / 2 0 2 0 M i c h a e l A . C o o k P . L . A . 5 1 2 3 L ICENS E D L A N D S C A P E A R C H I T E C T S T A T E O F C A L I F O R NIA Mic h a e l A . C o o k R E V I S I O N S : C L I E N T : S H E E T D E S C R I P T I O N : 5 1 2 8 D U P O N T D R I V E S A N T A R O S A , C A L I F O R N I A 9 5 4 0 9 7 0 7 . 5 4 5 . 5 2 3 5 W W W . I N T E G R A P L A . C O M 5 8 1 0 C O M M E R C E B L V D . 5 8 1 0 C O M M E R C E B O U L E V A R D R O H N E T P A R K , C A 9 4 9 2 8 A P N # 1 4 3 - 1 2 1 - 0 2 9 A L T U S E Q U I T Y , L L C F O R R E S T J I N K S P . O . B O X 6 7 8 7 S A N T A R O S A , C A 9 5 4 0 6 0 7 / 0 8 / 2 0 1 9 C I T Y C O M M E N T S 0 4 / 0 1 / 2 0 1 9 F M M A C 5 1 9 - 0 2 4 P L A N T I N G D E T A I L S N T S L 2 . 1 P L A N T I N G N O T E S 1 . C O N T R A C T O R S H A L L B I D A N D I N S T A L L P L A N T I N G M A T E R I A L S P E R T H E S E P L A N S A N D S P E C I F I C A T I O N S , U N L E S S G I V E N F U R T H E R W R I T T E N I N S T R U C T I O N S , O R W R I T T E N I N S T R U C T I O N B Y L A N D S C A P E A R C H I T E C T . W O R K I N C L U D E S , B U T I S N O T L I M I T E D T O A L L L A B O R , G E N E R A L L I A B I L I T Y I N S U R A N C E , W O R K M A N ' S C O M P E N S A T I O N , E Q U I P M E N T , A N D M A T E R I A L S N E C E S S A R Y T O F U R N I S H , I N S T A L L A N D G U A R A N T E E P L A N T I N G , A S S H O W N O N T H E D R A W I N G S A N D S P E C I F I E D H E R E I N . 2 . C O O R D I N A T E F I E L D O B S E R V A T I O N S W I T H L A N D S C A P E A R C H I T E C T ( M I N I M U M 2 V I S I T S ) , C A L L T O P R O V I D E 4 8 H O U R N O T I C E . A . R E V I E W F I N I S H E D G R A D E W / L A N D S C A P E A R C H I T E C T P R I O R T O P L A N T P L A C E M E N T . A L L P L A N T S S H A L L B E I N S P E C T E D B Y A R B O R I S T / L A N D S C A P E A R C H I T E C T F O R H E A L T H , P E S T S A N D S I Z E P R I O R T O L A Y O U T . B . L A Y O U T P L A N T I N G S F O R A P P R O V A L I N F U L L Q U A N T I T I E S , P R I O R T O D I G G I N G H O L E S . A D J U S T L A Y O U T A S D I R E C T E D B Y L A N D S C A P E A R C H I T E C T . 3 . C O N T R A C T O R S H A L L P R O V I D E S U B M I T T A L S / S A M P L E S T O L A N D S C A P E A R C H I T E C T O F A L L S P E C I M E N T R E E S ( P H O T O G R A P H S W I T H H U M A N S C A L E ) , S O I L , M U L C H , S T A K E S , T I E S , A G R I F O R M T A B L E T S , G R A S S P A V E M A T E R I A L S , S T E E L E D G I N G , A N D O T H E R M A T E R I A L S . 4 . A L L W O R K S H A L L C O N F O R M T O T H E L A T E S T A P P L I C A B L E S O N O M A C O U N T Y W A T E R A G E N C Y O R D I N A N C E S R E L A T I N G T O P L A N T I N G A N D I R R I G A T I O N . A L L P L A N T M A T E R I A L S T O B E I N S T A L L E D P E R C I T Y O F R H O N E R T P A R K S T A N D A R D S A N D P L A N T I N G D E T A I L S . T H E P L A N T M A T E R I A L S S H A L L C O N F O R M T O T H E P L A N T L E G E N D S P E C I F I C A T I O N F O R S I Z E & L A T E S T E D I T I O N O F T H E A M E R I C A N N U R S E R Y M A N S T A N D A R D S . 5 . P R I O R T O R E M O V I N G A N Y P L A N T S , C O N T R A C T O R S H A L L O B T A I N A P P R O V A L O F O W N E R A N D L A N D S C A P E A R C H I T E C T T O D E T E R M I N E S P E C I M E N S T O R E M A I N O R B E T R A N S P L A N T E D . A L L P L A N T I N G A R E A S A R E T O B E F R E E O F D E L E T E R I O U S M A T E R I A L S A N D W E E D S P R I O R T O P L A N T I N G . 6 . A S O I L F E R T I L I T Y T E S T S H A L L B E R E Q U I R E D F O R R E V I E W B Y T H E L A N D S C A P E A R C H I T E C T A F T E R G R A D I N G I S C O M P L E T E A N D B E F O R E A N Y P L A N T W O R K . A S O I L T E S T S H A L L B E P E R F O R M E D T O D E T E R M I N E T H E F I N A L A M E N D M E N T A N D F E R T I L I Z E R F O R M U L A . T H E S O I L S R E P O R T C O N D U C T E D B Y W A Y P O I N T A N A L Y T I C A L , ( 4 0 8 ) 7 2 7 - 0 3 3 0 , U N L E S S O T H E R W I S E A P P R O V E D ) M U S T C O N T A I N T H E F O L L O W I N G I N F O R M A T I O N : A . S O I L P E R M E A B I L I T Y R A T E I N I N C H E S P E R H O U R B . S O I L T E X T U R E T E S T C . C A T I O N E X C H A N G E C A P A C I T Y D . S O I L F E R T I L I T Y I N C L U D I N G T E S T S F O R N I T R O G E N , P O T A S S I U M , P H O S P H O R O U S , P H , O R G A N I C M A T T E R E . T O T A L S O L U B L E S A L T S A N D S O D I U M C O N T E N T F . C O N T R A C T O R T O R E Q U E S T A " B A Y - F R I E N D L Y " R E C O M M E N D A T I O N F O R A M E N D M E N T S T O T H E P L A N T I N G A R E A S O I L 7 . A M I N I M U M O F 8 " O F N O N - M E C H A N I C A L L Y C O M P A C T E D S O I L S H A L L B E A V A I L A B L E F O R W A T E R A B S O R P T I O N A N D R O O T G R O W T H I N P L A N T E D A R E A S . W I T H I N T H E L I M I T S O F N E W P L A N T I N G A R E A S , T H E T O P 1 2 " O F E X I S T I N G S O I L O R T O T H E E X T E N T O F E X I S T I N G T O P S O I L , W H I C H E V E R I S L E S S , S H A L L B E S T R I P P E D A N D S T O C K P I L E D O N T H E S I T E F O R R E - U S E . A L L P L A N T I N G A R E A S T O B E T I L L E D S O T H A T S O I L I S L O O S E A N D N O T C O M P A C T E D . A L L P L A N T I N G B E D S T O R E C E I V E A M I N I M U M O F 1 2 " O F A P P R O V E D T O P S O I L . T O P R E P A R E P L A N T I N G B E D S A N D L A W N A R E A S , C U L T I V A T E I N T O T O P 1 2 " O F S O I L : 6 C U B I C Y A R D S O F O R G A N I C C O M P O S T P E R 1 , 0 0 0 S Q U A R E F E E T . C O M P O S T I S T O H A V E T H E U S C O M P O S T I N G C O U N C I L ' S S E A L O F T E S T I N G A S S U R A N C E ( S T A ) A N D T H E O R G A N I C M A T E R I A L S R E V I E W I N S T I T U T E ( O M R I ) L I S T I N G . I N C O R P O R A T E C O M P O S T O R N A T U R A L F E R T I L I Z E R I N T O T H E S O I L T O A M I N I M U M D E P T H O F 8 " A T A M I N I M U M R A T E O F 6 C U B I C Y A R D S P E R 1 0 0 0 S Q U A R E F E E T O R P E R S P E C I F I C A M E N D M E N T R E C O M M E N D A T I O N S F R O M A S O I L S L A B O R A T O R Y R E P O R T . A N Y A D D I T I O N A L A M E N D M E N T S S H A L L B E C E R T I F I E D O R G A N I C B Y O M R I . 8 . A L L P L A N T L O C A T I O N S T O B E C O N F I R M E D I N T H E F I E L D B Y T H E L A N D S C A P E A R C H I T E C T . C O N T R A C T O R I S T O C O O R D I N A T E A L L P L A N T I N G W I T H U T I L I T Y L O C A T I O N S N O T S H O W N O N T H I S P L A N . A N Y C O N F L I C T S B E T W E E N L O C A T I O N S O F P R O P O S E D P L A N T I N G A N D S I T E U T I L I T I E S O R L I G H T I N G T O B E C A L L E D T O T H E A T T E N T I O N O F T H E L A N D S C A P E A R C H I T E C T . 9 . L A Y O U T O F P L A N T I N G S I S D I A G R A M M A T I C A N D M A Y N E E D F I E L D A D J U S T M E N T F O R E X I S T I N G S I T E C O N D I T I O N S N O T S H O W N O N P L A N S , O R A S D I R E C T E D B Y T H E L A N D S C A P E A R C H I T E C T . A D J U S T M E N T S W I L L B E M A D E F O R V I E W S , A C C E S S , E T C . A L L P L A N T I N G S S H A L L B E F I E L D A D J U S T E D T O M E E T T H E M I N I M U M S T A T E R E G U L A T I O N S F O R P L A N T I N G A N D M A I N T A I N I N G A F I R E D E F E N S I B L E S P A C E , D E P T . O F F O R E S T R Y . P L A N T Q U A N T I T I E S A R E F O R I N F O R M A T I O N A L U S E O N L Y . A N Y D I S C R E P A N C I E S S H A L L B E B R O U G H T T O T H E A T T E N T I O N O F T H E L A N D S C A P E A R C H I T E C T . T H E C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R A L L P L A N T S A S S H O W N O N T H E D R A W I N G S . 1 0 . P L A N T S S H A L L B E S U F F I C I E N T L Y R O O T E D T O T H E E D G E O F T H E C O N T A I N E R A N D T O A N E X T E N T S U F F I C I E N T T O H O L D T H E R O O T B A L L I N T A C T W H E N R E M O V E D F R O M T H E C O N T A I N E R . N O P L A N T S S H A L L B E A C C E P T A B L E T H A T S H O W S I G N S O F C I R C L I N G O R G I R D L I N G O F R O O T S , O R A N Y O T H E R R O O T - B O U N D C O N D I T I O N . P L A N T S S H A L L B E F R E E F R O M A L L P E S T S A N D D I S E A S E S . 1 1 . A L L P L A N T S S H A L L B E P L A C E D I N A T R I A N G U L A R S P A C E D P A T T E R N , U N L E S S O T H E R W I S E S P E C I F I E D . 1 2 . E X C A V A T E P L A N T I N G P I T S 1 " L E S S T H A N T H E D E P T H O F T H E P L A N T C O N T A I N E R A N D T W O T I M E S T H E W I D T H O F T H E P L A N T C O N T A I N E R . P R E P A R E H O L E B A C K F I L L M A T E R I A L B Y U S I N G 1 P A R T E X I S T I N G S O I L T O 1 P A R T O R G A N I C C O M P O S T . T H O R O U G H L Y M I X T H I S C O M B I N A T I O N B E F O R E B A C K F I L L I N G . S E T P L A N T P L U M B I N P L A N T I N G P I T A N D B R A C E R I G I D L Y I N P O S I T I O N , T A M P I N G B A C K F I L L M I X S O L I D L Y A R O U N D T H E B A L L A N D R O O T S . P L A C E T O P O F R O O T B A L L 1 " A B O V E S U R R O U N D I N G G R A D E . ( S E E P L A N T I N G D E T A I L S F O R T R E E S , S H R U B S A N D G R O U N D C O V E R S O N T H I S S H E E T ) . D O N O T O V E R C O M P A C T S O I L . 1 3 . A L L T R E E S A R E T O B E S T A K E D A N D T R E E S A N D S H R U B S A R E T O H A V E W A T E R I N G B A S I N S . A L L T R E E S C L O S E R T H A N 8 ' - 0 " T O B U I L D I N G S , W A L K S , P A V I N G , C U R B S O R F O O T I N G S S H A L L B E I N S T A L L E D W I T H A D E E P R O O T B A R R I E R . U S E D E E P R O O T B A R R I E R , T Y P E U B 2 4 - 2 P E R M A N U F A C T U R E R ' S R E C O M M E N D A T I O N S . 1 4 . A F T E R P L A N T I N G , W A T E R N E W P L A N T I N G S D E E P L Y A N D T H O R O U G H L Y . 1 5 . A M I N I M U M 3 " L A Y E R O F M U L C H S H A L L B E A P P L I E D O N A L L E X P O S E D S O I L S U R F A C E S O F P L A N T I N G A R E A S E X C E P T I N T U R F A R E A S , C R E E P I N G O R R O O T I N G G R O U N D C O V E R S O R D I R E C T S E E D I N G A P P L I C A T I O N S . M U L C H S H A L L B E " W O O D C H I P S " F R O M S E Q U O I A L A N D S C A P E M A T E R I A L S ( 7 0 7 - 5 2 7 - 5 5 1 2 ) , N A T U R A L C O L O R . 1 6 . T H E C O N T R A C T O R S H A L L M A I N T A I N T H E P L A N T I N G A N D I R R I G A T I O N I N S T A L L A T I O N S F O R 6 0 D A Y S F R O M T H E D A T E O F F I N A L A C C E P T A N C E . A L L P L A N T M A T E R I A L S S H A L L B E G U A R A N T E E D F O R A M I N I M U M P E R I O D O F 6 M O N T H S F R O M D A T E O F F I N A L A C C E P T A N C E . 0 7 / 0 8 / 1 9 Empire Park Sign Program 5625 State Farm Drive City of Rohnert Park Planning Commission October 10, 2019 Background I-L District allows for 200 sf of signage per lot of record, may be exceeded with a Sign Program Site developed with 28 unit, 36,400 SF light industrial building Program ensures compliance with sign program standards for fair and equitable signage throughout the site Sign Program Empire Park Industrial Complex Proposal One freestanding directory sign (6.5’ x 8’) with 20 business ID areas One wall sign centered above door entrance (5’ x 2’) for each tenant space Allowance for secondary lettering per private entry (20% of glazed area) Program calls for removal of all non- conforming an unpermitted signage 5625 State Farm Drive Elevations Recommended Planning Commission Action Adopt Resolution No. 2017-32 approving the Sign Program for Empire Park Industrial Complex    1    CITY OF ROHNERT PARK  PLANNING COMMISSION STAFF REPORT Meeting Date: October 10, 2019 Item No: 6.2 Prepared By: Suzie Azevedo, Planner I Agenda Title: PLSI19-0017, Sign Program Empire Park Industrial Complex Location: 5625 State Farm Drive GP/Zoning: I-L, Industrial Applicant: Michael Flanagan, Signs Par Excellence RECOMMENDED ACTION: Staff recommends that the Planning Commission adopt Resolution No. 2019-32 approving a Sign Program for the Empire Park industrial complex located at 5625 State Farm Drive. This proposal is consistent with the Industrial land use designation in the General Plan and the associated I-L– Industrial zoning district. (Figure 1) Figure 1: Project Location BACKGROUND: The existing Empire Park industrial park is developed with a 28 unit, 36,400 square foot single story tilt-up concrete light industrial building on a 2.09 acre site. The building houses a variety of light industrial, office and service commercial tenants. The applicant, Sign Par Excellence, has submitted an application requesting approval of a Sign Program to set    2    criteria relative to location, size, design and materials for each tenant space as well as the industrial park as a whole at this location. Chapter 17.27.040 – Sign permit and sign program requirements requires an approval of a sign program for any nonresidential project consisting of three or more tenants. There is currently no sign program for the Empire Park development and the City has encouraged the owner to submit a program before any additional sign requests are made and in an effort to clean up illegal and non-conforming signage that currently exists. Table 17.27-4 Standards for Signage in C-R, I-L, and I-L/O Districts allows for 200 sf of signage per lot of record, which may be exceeded with a Sign Program. The submitted sign program allows for one freestanding sign, one wall sign for each unit and allowances for secondary lettering per private entry as contained in this report and defined and attached as Exhibit A. It also calls for the removal of any tenant signage that is considered non-conforming and unpermitted at this time by either the tenant or by the landlord at the tenant’s expense. Staff has determined that the sign program for the 5625 State Farm Drive complex meets the intent and purpose of the City’s Sign Ordinance and may be approved by the Planning Commission. ANALYSIS: Sign Programs are required for any existing nonresidential project consisting of three or more tenants in the I-L Industrial District. The industrial district is intended to provide appropriate areas for businesses that manufacture, process, assemble, repair, or otherwise create and maintain goods. The proposed sign program accommodates approximately 20 businesses including, but not limited to, Reliable Auto Glass and Repair, eWaste Sonoma, Old Caz Brewery, Plumbing Services, Inc. The applicant has submitted a Sign Program for the industrial park as follows: Wall Signage: The total sign area of fascia signage for a single front Tenant shall not exceed 10 square feet. The sign area allowed is 5’ x 2’ and is centered immediately above the door entrance. The sign sub-straight as proposed is made up of 3/16” aluminum composite and with a 1/2” MDO wood frame. Freestanding Signage: The proposed location of the freestanding/directory sign will be at the southeast entrance of property. It will replace the “Keegan and Coppin” real estate signage that currently exists and be placed out of the public right of way. The sign will be double faced, with the sign structure measuring approximately 6.5’ x 8’ feet tall with the frame and posts made of 4x4 wood Dibond placards, black cut vinyl for the 20 tenant slots, MDO wood for the main back and print vinyl for the street address. Window/Glass Signage: Signage is allowed on the front door and on the window immediately next to the front door entrance. Signage may not exceed twenty percent of the total glazed area. The City of Rohnert Park Design Guidelines provides standards that sign colors and materials be compatible with the existing building designs and should contribute to legibility and design integrity. Signs should convey simple messages and should use high quality durable materials    3    that relate to the building. Metal or dibond panels are recommended. Additionally, Chapter 17.27.080 of the Rohnert Park Municipal Code notes that all signs must be constructed and maintained in compliance with the following standards and these standards have been added as a condition of approval in the attached Resolution 2019-32.  Every sign and all parts, portions and materials must be maintained in good repair. The display surface of all signs must be kept clean, neatly painted, and free from rust, cracking, peeling, corrosion or other states of disrepair. This maintenance obligation includes the replacement of broken faces, repainting of rust, chipped or peeling structures or faces within fifteen days following written notification by the city. When there is a change or discontinuance of a business or occupancy such that a sign no longer represents a place of business or occupancy, the sign must be removed or the name of the prior business or occupant either removed, or the sign face covered in a manner that blends with the building or supporting structure. As proposed, the sign program presented for the Empire Park industrial complex ensures that signage is clearly stated, appropriately scaled, and in harmony with the character and appearance of the building and use that is being identified. ENVIRONMENTAL DETERMINATIONT: This project is categorically exempt from the California Environmental Quality Act (CEQA), Article 19, Section 15311, Accessory Structures, On-Premises Signs. PUBLIC NOTIFICATION: Public notification is not required for a Sign Program. Planning Manager Approval Date: 10/4/19 Attachments (list in packet assembly order): 1. Planning Commission Resolution 2019-32 2. Applicant’s submittal package dated July 16, 2019   1 Resolution 2019-32 PLANNING COMMMISSION RESOLUTION NO. 2019-32 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A SIGN PROGRAM FOR THE EMPIRE PARK INDUSTRIAL COMPLEX AT 5625 STATE FARM DRIVE (APN 143-021-031) (Michael Flanagan, Signs par Excellence) WHEREAS, the applicant, Michael Flanager, filed Planning Application No. PLSI19- 0017 for a Master Sign Program for the property located at 5625 State Farm Drive (APN 143- 021-031), in accordance with the City of Rohnert Park Municipal Code; WHEREAS, Planning Application No. PLSI19-0017 was processed in the time and manner prescribed by State and local law; WHEREAS, on October 10, 2019, the Planning Commission reviewed Planning Application No. PLSI19-0017 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the October 10, 2019, Planning Commission meeting, upon considering all testimony and arguments, if any, of all persons desiring to be heard, the Planning Commission considered all the facts relating to Planning Application No. PLSI19-0017; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. Section 2. Factors considered. The Planning Commission, in approving Planning Application No. PLSI19-0017 makes the following factors, to wit: A. That the proposed location of the use is in accordance with the objectives of the zoning ordinance and the purposes of the district in which the sign is located. Criteria Satisfied. The signage is appropriately sized, located and designed. The proposed locations of the signs are in accordance with the Zoning Ordinance and purpose of the “I-L” zoning district in which the signs are located. Approving the application will create a sign program as required by the sign code and creates framework to allow for approval of future signs in accordance with its provisions. B. That the proposed location of the sign and the conditions under which the sign would be operated and maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. 2 Resolution 2019-32 Criteria Satisfied. The proposed locations of the monument sign, wall signs, and window signs will continue to maintain the public’s health, safety and welfare. The sign installation work will be completed with the appropriate permits. All signs will be attractive and present an orderly appearance in accordance with the regulations and standards of the Zoning Ordinance. Section 4. Environmental Clearance. The project is categorically exempt from the California Environmental Quality Act (CEQA), Article 19, Section 15311 accessory structures on-premises signs. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSI19-0017 subject to the following conditions: 1. The Sign Program approval shall expire one year from the Planning Commission approval date, unless prior to the expiration a sign and building permit is issued and construction is commenced and diligently pursued toward completion or an extension is requested and approved. 2. The facility shall comply with any and all applicable provisions of the Rohnert Park Municipal Code and any state or federal agency requirements. 3. Prior to the installation of any signs, the applicant shall submit and receive approval of a Sign Review application. 4. The signs shall conform to Exhibit A. 5. Every sign and all parts, portions and materials must be maintained in good repair. The display surface of all signs must be kept clean, neatly painted, and free from rust, cracking, peeling, corrosion or other states of disrepair. This maintenance obligation includes the replacement of broken faces, repainting of rust, chipped or peeling structures or faces within fifteen days following written notification by the city. When there is a change or discontinuance of a business or occupancy such that a sign no longer represents a place of business or occupancy, the sign must be removed or the name of the prior business or occupant either removed, or the sign face covered in a manner that blends with the building or supporting structure. 6. All unpermitted and non-conforming signage that currently exists must be removed. BE IT FURTHER RESOLVED that said action shall not be deemed final until the appeal period has expired and that the appeal period shall be ten (10) working days from the date of said action. No building permits shall be issued until the appeal period has expired, providing there are no appeals. DULY AND REGULARLY ADOPTED on this 10th day of October, 2019 by the City of Rohnert Park Planning Commission by the following vote: 3 Resolution 2019-32 AYES: _____ NOES:_____ ABSENT:_____ ABSTAIN:_____ BLANQUIE _____ BORBA _____ GIUDICE _____ HAYDON ____ORLOFF _____ ________________________________________________________ Gerard Giudice, Chairperson, Rohnert Park Planning Commission Attest: ________________________________ Sonia Espino, Recording Secretary SIGN PROGRAM 5625 State Farm Rohnert Park, CA PURPOSE AND INTENT: The following sign criteria has been established and adopted by the City of Rohnert Park, as the operative sign criteria for 5625 State Farm Drive Industrial Park (Empire Park), for the purpose of assuring a consistent, effective, well designed, sign program for the Empire Park and for the mutual benefit of all tenants. In summary, each tenant in the Empire Park is allowed one 5’ x 2’ sign above their main entrance, signage on the glass door or window and a sign on the Empire Park’s directory sign. Within the confines of the 5’ x 2’ tenant sign and the window sign a creative design is encouraged while at the same time overall visual harmony is maintained. Conformity with this criterion will be enforced by the Landlord. The sign code will be enforced by the City of Rohnert Park. Any other tenant sign will be considered non-conforming or unapproved and will be removed by the Tenant or by the Landlord at Tenant's cost and expense. The following sign program shall be adhered to by anyone wanting to erect/install signage at Empire Park at 5625 State Farm Drive APPROVAL PROCEDURES: 1) Prior to the manufacturing of any sign the Tenant shall submit to the Landlord, for approval, a) two copies of i) detail shop drawings Including: font size, layout, color (including all copy and graphics) and materials used. ii) A site plan showing proposed sign location iii) Detailed elevation drawings showing proposed signage including dimensions and location: 2) Landlord’s written approval of Tenant’s prepared sign drawings and specifications is required. Landlord shall review submittal for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the sole right of the Landlord 3) Prior to sign production and installation, the Tenant shall submit three (3) copies of the detailed shop drawings, that have been approved by Landlord, to the City of Rohnert Park for approval. Minimum information shall include: Exhibit A a) detail shop drawings Including: font size, layout, color (including all copy and graphics) materials used, and method or attachment with landlord’s signature approval. b) A site plan showing the proposed sign location with landlord’s signature approval c) Detailed elevations showing proposed signage, including dimensions and location with the landlord’s approval signature 4) Tenant shall pay all costs for its signs including design, manufacture, installation, maintenance and City permits/certificates. 5) Tenant shall be responsible for and repair any damage to the sign fascia or any other surface caused by the signage or its installation or removal. 6) Landlord reserves the right to periodically hire an independent engineer or sign company, at Tenants sole expense, to inspect the installation of Tenants signs. Tenant will be required to have any discrepancies and/or code violations corrected at Tenants expense. All code violations, request for sign removal, and/or discrepancies not corrected or completed within, twenty-one (21) days of written notice, may be corrected by the Landlord at the Tenants expense. 7) Landlord shall have the right to disapprove any sign(s), even if said sign meets all the applicable criteria mentioned herein, if Landlord in its sole and absolute discretion determines that the sign proposed does not fit into the space available on the storefront sign fascia. In such an event Landlord will work closely with the Tenant and its sign contractor to develop an acceptable sign. SIGN CRITERIA 1) SIGNS ALLOWED a) One Tenant sign on building (see exhibit C &D) b) One Tenant sign on Sign Directory (see exhibit A & B, Landlord responsible) c) Window/ Glass Door sign 2) SIGN CONSTRUCTION a) Tenant Sign on building (see exhibit C & D) i) The total sign area of fascia signage for a single front Tenant shall not exceed 10 square feet. The Sign Area allowed is 5’ x 2’ and is centered immediately above the door entrance. The sign sub-straight must be made of aluminum composite and must be 5’ wide and 2’ in height. ii) Copy height shall not exceed twenty-four (24") inches. The overall height of the sign shall not exceed twenty-four (24") from the top of the tallest letter to the bottom of the lowest letter. iii) Signs shall be limited to the store name and logo. iv) Letter and logo face, color, and font are subject to Landlord approval and design review by the City of Rohnert Park. b) Tenant sign on Sign Directory. (see exhibit B) i) Directory sign consists of 20 tenant signs. The Signs are 34” x 3.75” and copy is Helvetica Font Regular – 2” in height. The Signs have a gloss white background and use Oracal 651 gloss black vinyl. All directory signs must conform to these specifications. ii) The landlord will be responsible will be responsible for the directory sign c) Window/Glass Door Sign i) Signage is allowed on the front door and on the window immediately next to the front door entrance. Signage may not exceed 20% of the total window / door area. Window/Glass Door sign shall be non-illuminated. Only exterior adhesive vinyl signage may be installed on window/door. 3) SIGN INSTALLATION a) All exterior signs shall be properly secured. b) All signs shall be designed to minimize the number of holes to be drilled into the sign fascia 4) SIGN LOCATIONS a) Building – Tenant sign i) The sign area allowed is 5’ x 2’ and is centered immediately above the door. Exhibit C & D b) Monument sign -Tenant sign on Sign Directory i) The monument sign is locate at the EAST Entrance ii) The Landlord shall create two signs that will be install on both sides of the Industrial Park’s Directory Sign per specifications and picture (see Exhibits A & B). c) Window/Glass door sign. i) Signage is allowed on Door and large window immediately next to the door. 5) NOT ALLOWED SIGNAGE a) No Temporary sign, window signs (except as stated under Sign Criteria 2Ci), placards, flags, pennants and banners of any type shall be prohibited, except as otherwise previously approved by the Landlord and if required by the City of Rohnert Park prior to installation. b) No sign manufacturers names, stamps, or decals visible from normal viewing angles. c) No paper, cardboard, or Styrofoam signs, stickers or decals hung around, on or behind storefronts. d) No Animated, flashing, moving and/or audible signs. e) No Signs located above the fascia or on the roof. Roof mounted signs are prohibited. f) No Signs in the public right of way or on public property. g) No Signs located within a vision triangle. h) Any sign that has not been specifically approved by Landlord and, if required, the City of Rohnert Park. EXHIBIT A – 5625 State Farm Drive, Rohnert Park location of directory sign Exibit B   Exhibit C Exhibit D Planning Commission Meeting | October 10, 2019 October 10, 2019 Planning Commission Meeting | October 10, 2019 Meeting Objective General Plan Project Overview What We’ve Heard Terminology Land Use Alternatives Land Use Analysis Economic and Fiscal Analysis Transportation Analysis Next Steps 2 Planning Commission Meeting | October 10, 2019 To discuss the General Plan Alternatives report provide a recommended land use alternative to City Council. 3 Planning Commission Meeting | October 10, 2019 Planning Commission Meeting | October 10, 2019 Community’s vision for the future “Blueprint” for decision-making Required by State law Long-term plan (20-year span) Contains goals, policies, implementation programs 5 Planning Commission Meeting | October 10, 2019 Project Initiation 1 General Plan 5 Existing Conditions 2 Visioning & Issues 3 Alternatives 4 Adoption 7 Program EIR 6 6 •PC Study Sessions •CC Study Sessions •Community Workshop •PC Study Session •CC Study Session  •PC Study Session •CC Study Session •PC Study Session •CC Study Session •Community Open House on the Draft General Plan  •Scoping Meeting  •Town Hall Meeting •PC Hearing •CC Hearings •Final General Plan •Adoption Hearing Stay up-to-date on the website & participate in discussions on EngagementHQ Planning Commission Meeting | October 10, 2019 Planning Commission Meeting | October 10, 2019 8 •Pop -up booth at Farmer’s Market (August 2018) •Pop -up booth at Founder’s Day (October 2018) •Online public engagement through EngagementHQ (October 2018-March 2019) •Community workshop on visioning hosted by Planning Commission (November 2018) •Staff charrette (December 2018) •Pop -up booth at I Heart Rohnert Park (February 2019) •Study session with the Technical Advisory Committee (TAC) (February 2019) •City Council Meeting (March 2019) •Property Owner Change requests (ongoing) Planning Commission Meeting | October 10, 2019 Expresses key values and aspirations for the city’s future Provides guidance for policy decisions Paints a picture of what the city’s future looks like We use the same vision as the Strategic Plan Guiding principles are organized by element 9 Planning Commission Meeting | October 10, 2019 Rohnert Park is a thriving, family-friendly community that is a safe , enjoyable place to live, work, and play. 10 Planning Commission Meeting | October 10, 2019 11 Economic Development Community Development Circulation Public Facilities and Services Natural and Cultural Resources Health and Safety Planning Commission Meeting | October 10, 2019 Planning Commission Meeting | October 10, 2019 Density Amount of residential development within a given area Stated as dwelling units per acre (du/ac) Floor Area Ratio (FAR) Provides overall development intensity for non- residential development 13 Planning Commission Meeting | October 10, 2019 Refers to the amount of future development a focus area can support Density and FAR standards are used to estimate development capacity, or “buildout” of a focus area 2040 buildout versus full buildout •2040: what is most likely to development by the year 2040 •Full: total development capacity Environmental constraints and market demand will influence how much is built by 2040 14 Planning Commission Meeting | October 10, 2019 Planning Commission Meeting | October 10, 2019 No housing north of Business Park Drive •Consider new “Business Park” designation (industrial, office, supporting commercial) For some areas in and around the PDA, overlays are applied over a base land use designation. Update designation to reflect intended uses. •Applied new “Business Park” designation to these areas Goldridge Site with housing •Still reserved some square footage for institutional use Consider development on underutilized parking lot areas •Southwest Shopping Center and RPX Shopping Centers 16 Planning Commission Meeting | October 10, 2019 Focus areas: where development is likely to occur in the future •Vacant and underutilized areas of the city Two land use alternatives •No Change: shows how the city will build out under existing General Plan •Change: shows how city will build out with some modifications to land uses 17 18Planning Commission Meeting | October 10, 2019 •Former Gold Ridge Elementary School Site (Gold Ridge Site) •Northeast SP •University District SP •Canon Manor •Southeast SP •Sonoma Mountain Village PD (SOMO) •Other infill opportunity sites 18 Focus Areas Northwest Specific Plan (SP) Wilfred-Dowdell SP Stadium Lands Planned Development (PD) Rohnert Park Expressway (RPX) Shopping Centers Central Rohnert Park Priority Development Area (PDA) Station Avenue Southwest Boulevard Shopping Center 19Planning Commission Meeting | October 10, 2019 No Change Alternative Existing General Plan land uses Assumes some development on certain underutilized parking lots •RPX Shopping Centers •Southwest Blvd Shopping Center Additional Housing Units Additional Population Additional Square Footage Additional Jobs 5,947 15,483 2.9 million 7,125 20Planning Commission Meeting | October 10, 2019 Main changes •Added Business Park designation •Expanded MU designation in SW Blvd Shopping Center •Infill and redevelopment considerations of underutilized parcels •RPX Shopping Centers parking lots •SW Blvd Shopping Center parking lots •Gold Ridge Site •Property Owner Requests Change Alternative Additional Housing Units Additional Population Additional Square Footage Additional Jobs 6,127 15,853 3.6 million 8,327 21Planning Commission Meeting | October 10, 2019 •Business Park designation •Northwest Area •More office, industrial, institutional •PDA and surrounding areas •Better reflects existing uses in areas with an industrial base zoning and a commercial or office Change Alternative 22Planning Commission Meeting | October 10, 2019 •RPX Shopping Centers •Develop on underutilized parking lot space •Offers much more sq. ft. than No Change •Southwest Blvd Shopping Center •Extends MU designation to entire area •Offers more multifamily housing •Gold Ridge Site •Located in G Section •Used for City programs •Offers SF infill and some institutional use Change Alternative 23Planning Commission Meeting | October 10, 2019 •Property Owner Change Requests •Accommodates more housing Change Alternative POC Site Existing GP Designation Land Use Designation Request Acres 1 Regional Commercial High-Density Residential*7.0 2 Regional Commercial High-Density Residential 3.3 3 Industrial Mixed-Use 2.0 4 Low-Density Residential High-Density Residential 2.8 5 Public/ Institutional High-Density Residential 3.5 6 Mixed-Use Reduce non-residential sq. ft. to allow housing 6.8 7 Office Commercial Mixed-Use 2.1 Planning Commission Meeting | October 10, 2019 No housing north of Business Park Drive •Consider new “Business Park” designation (industrial, office, supporting commercial) For some areas in and around the PDA, overlays are applied over a base land use designation. Update designation to reflect intended uses. •Applied new “Business Park” designation to these areas Goldridge Site with housing •Still reserved some square footage for institutional use Consider development on underutilized parking lot areas •Southwest Shopping Center and RPX Shopping Centers 24 Planning Commission Meeting | October 10, 2019 Northeast Specific Plan •Apply 24 du/ac to area between Keiser Ave and Crane Creek •Purpose: provides more flexibility 25 Crane Creek Planning Commission Meeting | October 10, 2019 California Tiger Salamander Habitat •Federally-endangered species and California species of special concern •Mitigation is often required by State and Federal wildlife agencies Moving away from Specific Plan Designation •If Council decides to move away from SP land uses, will take time to reclassify Fragmented Parcelization •Parcels in Northwest and Northeast SP are fragmented and under multiple ownerships 26 Planning Commission Meeting | October 10, 2019 Housing, Population, Square Footage, Jobs Planning Commission Meeting | October 10, 2019 28 Planning Commission Meeting | October 10, 2019 29 Planning Commission Meeting | October 10, 2019 Living Wage, Jobs-Housing Balance, Fiscal Impacts, Retail Leakage Planning Commission Meeting | October 10, 2019 Hourly wage a household needs to earn to stay above the poverty line Do jobs provided by planned land uses support residents? Calculations assume a household = two working adults + two children 31 Planning Commission Meeting | October 10, 2019 Ratio of jobs per housing unit Shows how well the local economy provides jobs for the local labor force An ideal range is between 1.0 and 1.5 jobs per housing unit 32 Planning Commission Meeting | October 10, 2019 Future cost impacts of development compared against tax base created by the new growth Residential uses typically require higher level of services than non- residential uses 33 Planning Commission Meeting | October 10, 2019 Square footage Rohnert Park could potentially capture based on demand, but currently does not Opportunity to recapture retail sales in the city Land capacity exceeds projected demand for retail square footage 34 Planning Commission Meeting | October 10, 2019 Vehicle Trips, Vehicle Miles Traveled 36Planning Commission Meeting | October 10, 2019 Transportation Analysis Areas West Side Central Rohnert Park Northeast Side Southeast Side Planning Commission Meeting | October 10, 2019 The number of total trips generated by land uses in the change areas Overall, the Change Alternative generates slightly more trips 37 Total Daily Trips West Side No Change 82,700 Change 82,100 Central Rohnert Park No Change 71,600 Change 74,000 Northeast Side No Change 29,000 Change 28,400 Southeast Side No Change 26,600 Change 26,600 Planning Commission Meeting | October 10, 2019 Calculated by summing the length of all vehicle trips Measures environmental efficiency of the connection between land use and transportation system Overall, the Change Alternative generates slightly more VMT 38 Total Daily VMT West Side No Change 418,900 Change 437,000 Central Rohnert Park No Change 400,400 Change 413,500 Northeast Side No Change 177,600 Change 175,200 Southeast Side No Change 162,800 Change 162,800 Planning Commission Meeting | October 10, 2019 Planning Commission Meeting | October 10, 2019 Social Connectivity •Develop design guidelines for corridors •Enhance Downtown node for connectivity •Enhance SSU node through entryway and wayfinding design •Create/enhance Westside node at shopping center by activating the space with non-permanent programming •Support development of Dowdell as a green corridor •Explore additional amenities for the Westside, such as community centers, parks, etc. •Implementation of the corridor plan along Southwest Boulevard 40 Planning Commission Meeting | October 10, 2019 Physical Connectivity •Make State Farm overpass over Highway 101 a priority project •Develop bike/pedestrian overpass or underpass at Highway 101 and Copeland Creek; this could include additional enhancements such as lighting and trash receptacles •Develop north-south linkages for pedestrian/bicycle trails along Dowdell corridor •Enhance connections between the SMART multi-use path, Hinebaugh Creek Trail, and Copeland Creek Trail •Enhance bike/pedestrian facilities on both Hinebaugh Creek Trail and Copeland Creek Trail 41 Planning Commission Meeting | October 10, 2019 Planning Commission Meeting | October 10, 2019 City Council Meeting –To be determined Draft Policy Document Draft EIR 43 Planning Commission Meeting | October 10, 2019 Project Initiation 1 General Plan 5 Existing Conditions 2 Visioning & Issues 3 Alternatives 4 Adoption 7 Program EIR 6 44 •PC Study Sessions •CC Study Sessions •Community Workshop •PC Study Session •CC Study Session  •PC Study Session •CC Study Session •PC Study Session •CC Study Session •Community Open House on the Draft General Plan  •Scoping Meeting  •Town Hall Meeting •PC Hearing •CC Hearings •Final General Plan •Adoption Hearing Stay up-to-date on the website & participate in discussions on EngagementHQ    1   CITY OF ROHNERT PARK  PLANNING COMMISSION STAFF REPORT Meeting Date: October 10, 2019 Item No: 6.3 Prepared By: Jeffrey Beiswenger, Planning Manager Rick Rust, Mintier Harnish, General Plan Consultant Agenda Title: Study Session: General Plan Update – Alternatives Report Location: Citywide RECOMMENDED ACTION: Conduct a study session on the General Plan Update Alternatives Report and provide recommendations to City Council. BACKGROUND: In March 2018, the City of Rohnert Park began a multi-year process of updating its General Plan. This is an opportunity to reaffirm or modify the existing direction for growth and development. As part of the General Plan update process, Consultants conducted an analysis of alternative land use scenarios, which is discussed and summarized in the Alternatives Report (see Attachment 1). The Alternatives Report evaluates land use alternatives using a series of indicators to help community members and decision-makers understand the impacts and benefits of each alternative. Decisions about future land uses will influence how many people will live in the city, what kind of jobs and businesses will locate and thrive in the city, and how the multi-modal transportation network will function. ANALYSIS: The Alternatives Report analyzes two land use alternatives: a No Change Alternative and a Change Alternative. The No Change Alternative represents keeping the land uses included in the City’s existing General Plan. The Change Alternative represents a handful of land use modifications based on input from the public, City Council, Planning Commission, and City staff. These changes include:  The use of a new Business Park land use designation in the northwest portion of the city, vacant parcels within Central Rohnert Park Priority Development Area, and vacant parcels northwest of the Rohnert Park Expressway/Highway 101 interchange;  Re-designating the former Gold Ridge Elementary School site for single-family infill (Medium Density Residential);  Development on underutilized parking lot space in the Rohnert Park Expressway shopping centers;    2    Development on the underutilized parking lot space in the Southwest Boulevard Shopping Center, or re-designating the Commercial areas to the Mixed-Use designation; and  Six (6) Property Owner Change requests submitted by private landowners that would allow more residential development around the city. Overall, the Change Alternative reflects relatively minor adjustments to the existing land use plan and therefore, results in outcomes similar to the No Change Alternative. Both alternatives provide enough housing to meet future (2040) needs and result in a net fiscal gain. The biggest change between alternatives is the shift away from Residential and Commercial uses to Industrial, Office, and Institutional uses in the northwest area of the city. This change increases the number of better paying jobs (living wage jobs) available within Rohnert Park, but also increases trips and vehicle miles traveled. Decision-makers will be asked to weigh the benefits and implications of each alternative. This can include a recommendation to pursue one of the alternatives or create a hybrid alternative based on the Planning Commission’s recommendation. The outcome of the General Plan update process will determine how Rohnert Park will accommodate future housing and employment growth on its remaining vacant and underutilized lands. On October 22, 2019, City staff will take the Planning Commission’s recommendations to City Council. Once City Council has chosen a preferred alternative or created a hybrid alternative, Consultants will develop and prepare the updated Land Use Diagram and prepare the environmental review. In the next phase of the project, Consultants will be preparing the Policy Document for the General Plan update. ENVIRONMENTAL DETERMINATION: General Plan update project includes the preparation of an Environmental Impact Report. PUBLIC NOTIFICATION: This presentation was announced on the General Plan update project website and an email was sent to the General Plan update mailing list. Planning Manager Approval Date: 10/3/19 Attachments (list in packet assembly order): 1. Public Review Draft Alternatives Report   City of Rohnert Park General Plan Update Public Review Draft Alternatives Report October 3, 2019 Photo: City Center Plaza Prepared by: In association with: Applied Development Economics Fehr & Peers Contents Executive Summary . . . . . . . . . . . . . . . . . . . . . . . .3 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5 Outreach . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6 Vision and Guiding Principles . . . . . . . . . . . . .7 Terminology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9 Land Use Alternatives . . . . . . . . . . . . . . . . . . . . .11 Land Use Analysis . . . . . . . . . . . . . . . . . . . . . . . .19 Housing Units and Population . . . . . . . . . . .19 Non-Residential Square Footage and Employment . . . . . . . . . . . . . . . . . . . . . .22 Economic and Fiscal Analysis of Alternatives . .25 Jobs-Housing Balance . . . . . . . . . . . . . . . . .25 Living Wage . . . . . . . . . . . . . . . . . . . . . . . . . .26 Retail Leakage . . . . . . . . . . . . . . . . . . . . . . . .27 Fiscal Impacts . . . . . . . . . . . . . . . . . . . . . . . .29 Transportation Analysis of Alternatives . . . . . . .33 Trips . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34 Vehicle Miles Traveled . . . . . . . . . . . . . . . . . .37 Other Considerations . . . . . . . . . . . . . . . . . . . . . .39 Appendix A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A Photo: Industrial Building, Rohnert Park City of Rohnert Park General Plan Update 2 Executive Summary The Alternatives Report evaluates land use alternatives using a series of indicators to help community members and decision-makers understand the impacts and benefits of each alternative. Decisions about future land uses will influence how many people will live in the city, what kind of jobs and businesses will locate and thrive in the city, and how traffic will flow. This Report has analyzed two land use alternatives for the Rohnert Park General Plan Update process. The first, the No Change Alternative, represents keeping the land uses included in the City’s existing General Plan . The second, the Change Alternative, represents a handful of land use modifications based on input from the public, City Council, Planning Commission, and City staff . These changes are found mainly in the northwest portion of the city, in the Central Rohnert Park Priority Development Area, and several individual parcels around the city that study Property Owner Change requests submitted by private landowners . Overall, the Change Alternative reflects relatively minor adjustments to the existing land use plan and, therefore, results in similar outcomes as the No Change Alternative . Both alternatives provide enough housing to meet future (2040) needs and result in a net fiscal gain. The biggest change between alternatives is the shift away from commercial uses to industrial, office, and institutional uses in the northwest area of the city, which increases the number of living wage jobs available within Rohnert Park, but also increases trips and vehicle miles traveled in parts of the city . Decision-makers will be asked to weigh the costs and benefits of each alternative . The outcome of the General Plan update process will determine how Rohnert Park will accommodate future housing and employment growth on its remaining vacant and underutilized lands . Photo: Tile mosaic located in City Center Plaza Public Review Draft Alternatives Report | October 3, 2019 3 THIS PAGE IS INTENTIONALLY BLANK . City of Rohnert Park General Plan Update 4 5 1 5 IN T R O D U C T I O N Introduction In March 2018, the City of Rohnert Park began a multi-year process of updating its General Plan. This is an opportunity to reaffirm the existing direction for growth and development or chart a new course . As part of the General Plan update process, Consultants conducted an analysis of alternative land use scenarios, which is discussed and summarized in this Alternatives Report . This Report evaluates the land use alternatives using a series of indicators to help community members and decision-makers understand the impacts and benefits of each alternative. Decisions about future land uses will influence how many people will live in the city, what kind of jobs and businesses will locate and thrive in the city, and how traffic will flow. The choices presented in this Report reflect outreach efforts that contributed to forming the alternatives, the vision and guiding principles that guide the big-picture discussion of what Rohnert Park will be in 20 years, the expected areas of change and how they fit into the land use alternatives, and how the alternatives compare in terms of the following indicators: Land Use Analysis • Housing units and population • Non-residential square footage and employment Economic Analysis • Jobs-housing balance • Living wages • Retail leakage • Fiscal impacts Transportation Analysis • Trips (number and length) • Vehicle miles traveled (VMT) The outcome of the General Plan update process will determine how Rohnert Park will accommodate future housing and employment growth on its remaining vacant and undertuilized lands . Once a preferred alternative has been chosen, the preferred alternative land use program will be analyzed as part of the Environmental Impact Report, which will occur later in the General Plan update process . Photo: Aerial view of Rohnert Park Outreach Public outreach has been a critical part of this process . The choices presented in this Report represent different issues, opportunities, and ideas gathered from the community, Technical Advisory Committee (TAC), Planning Commission, City Council, and City staff . Over the course of the General Plan update project, there have been many efforts to collect public input on the issues that inform the alternatives analysis: • Pop-up booth at Farmers’ Market (August 10, 2018) • Pop-up booth at Founder’s Day (October 6, 2018) • Online public engagement through EngagementHQ (October 2018-March 2019) • Community workshop on visioning hosted by Planning Commission (November 8, 2018) • Staff charrette (December 18, 2018) • Pop-up booth at I Heart Rohnert Park (February 10, 2019) • Study session with the Technical Advisory Committee (TAC) (February 19, 2019) • City Council Meeting (March 26, 2019) • Property Owner Change Requests (see discussion under the Change Alternative section) Photo: iHeart Rohnert Park event City of Rohnert Park General Plan Update 6 Vision and Guiding Principles At the heart of the General Plan are the vision and guiding principles . They express the key values and aspirations for Rohnert Park’s future and provide guidance for the policy decisions made while developing the General Plan update . The vision statement is designed to paint a picture of what Rohnert Park should be in 20 years . The guiding principles expand on the main ideas contained in the vision statement so that important concepts are given more weight, but are purposefully broad so they remain relevant even while the community changes over the next 20 years . The vision statement for this General Plan Update is taken from the City’s 2019-2021 Rohnert Park Strategic Plan, which was developed through extensive community outreach by the City . It reflects the same sentiments and desires found from conducing community outreach for the General Plan Update . Instead of reinventing the wheel, the Consultants wanted to build upon what the City had already accomplished . Photo: Planning Commission hosted public workshop Public Review Draft Alternatives Report | October 3, 2019 7 Guiding Principles Economic Development • Attract and retain unique local businesses as well as other businesses that would contribute to the fiscal sustainability of the City . • Build on existing assets (e .g ., Sonoma State University) . • Hold fiscal responsibility as an important factor in city decisions . Community Development • Support, foster, and enhance the family- oriented, friendly culture of Rohnert Park . • Create attractive spaces for residents to gather . • Ensure a sustainable Rohnert Park balances growth with community resources . Housing • Provide housing that meets the needs of all current and future residents . Circulation • Maintain a safe, efficient, and connected transportation system . • Embrace all modes of transportation (e .g ., bus, transit, bike, auto) to provide flexibility in transportation options to residents, employees, and visitors in Rohnert Park . • Improve connection points between the different modes of transportation, including attention to last-mile connectivity . • Use transportation demand management to improve traffic congestion. Public Facilities and Services • Ensure that all Rohnert Park residents have access to well-maintained parks and quality community services and programs . • Maintain public facilities and infrastructure to enable delivery of quality services . Natural and Cultural Resources • Respect and preserve the historic, archaeological, and biological resources in Rohnert Park . • Invest in water and air quality improvement measures and programs . Health and Safety • Ensure that the city is prepared for forseeable local hazards (e .g ., earthquakes, flood, fire) and associated challenges (e.g., erosion, drainage, stormwater management) through up-to-date emergency management and notification procedures. • Promote continued reduction, reuse, and recycling within the city . Vision Rohnert Park is a thriving, family-friendly community that is a safe, enjoyable place to live, work, and play . City of Rohnert Park General Plan Update 8 99 TE R M I N O L O G Y 2Terminology Land Use Development Standards For the purposes of this Report, development standards are based on density for residential uses and intensity expressed by floor area ratio (FAR) for non-residential designations . What is Density? In the context of planning, density is the amount of residential development within a given area . Standards of building density for residential uses are stated as the allowable range (i .e ., minimum and maximum) of dwelling units per gross acre (du/ac) . What is Floor area ratio? Standards of building intensity for non-residential uses such as office, commercial, industrial, and institutional development are stated as a range (i .e ., minimum and maximum) of floor area ratios (FARs) . In the case of mixed-use developments that include residential uses, density standards are applied to the residential component while FAR standards are applied to the non-residential component . A site includes all contiguous parcels that will share parking or access . While FAR provides for overall development intensity, it does not specify the form or character of the building . Different interpretations of the same FAR can result in buildings of very different character . To encourage similar interpretations of allowed FARs, other City regulations such as zoning height limits, building setbacks, or open space requirements are used to guide the form of buildings within a given FAR range . TABLE 2: LAND USE DEVELOPMENT ASSUMPTIONS Min Density (du/ac) Max Density (du/ac) Typical Density (du/ac) Min FAR Max FAR Residential Residential Estate (R-E)0.00 2.00 2.00 ---- Residential Low Density (R-L) 4.00 6.00 6.00 ---- Residential Medium Density (R-M) 6.10 12.00 9.00 ---- Residential High Density (R-H) 12.10 30.00 24.00 ---- Commercial Commercial Neighborhood (C-N) ------0.00 0.40 Commercial Regional (C-R) ------0.00 0.40 Mixed-Use Development (M-U) 0.00 2.00 Employment Office (C-O)------0.00 1.00 Industrial (I-L)------0.00 1.00 Public/Institutional (P-I)------0.00 0.50 Public/Institutional/ Medium Density Residential (P-I/R-M) ------0.00 0.50 Business Park (B-P)------0.50 0.65 Buildout Buildout refers to the amount of future development a focus area can support based on density and FAR standards . Buildout of a land use alternative is accomplished by first defining typical land use development standards within the city . Typically, these standards are then used to estimate the development capacity of each alternative by applying the standards to the focus areas . Assumed reductions due to vacancy rates and land dedicated to infrastructure (e .g ., roadways) are also accounted for in the buildout calculations . stanDarDs For rohnert Park In the case of Rohnert Park, nearly 95 percent of developable land lies within a Specific Plan, Planned Development, and areas that warrant special consideration by City staff . The development capacity of these areas are already defined by a Specific Plan or Planned Development document that includes expected buildout of the area, which is what this analysis uses. Other areas warrant special consideration and specific development parameters due to site constraints such as infrastructure or environmental limitations. For the remaining infill areas, standard development assumptions are applied . Table 2 shows the density and FAR assumptions used to calculate buildout in infill areas. 2040 versus Full BuilDout There are two types of buildout to consider for the General Plan update: 2040 buildout and full buildout . 2040 buildout refers to what is most likely to develop by the year 2040, whereas full buildout refers to the total development capacity of the focus areas . In other words, full buildout shows total development capacity of the land available for development, regardless of when it may develop . Issues such as environmental constraints and market demand will influence how much is built by 2040 . Source: City of Rohnert Park, 2019 City of Rohnert Park General Plan Update 10 1111 LA N D U S E A L T E R N A T I V E S 3Land Use Alternatives Based on input from the public, TAC, Planning Commission, City Council, and City staff, two land use alternatives were developed for the purposes of this analysis . For both alternatives, this Report considers anticipated development potential in the following focus areas within the Planning Area (comprised of city limits, Sphere of Influence, and Urban Growth Boundary), shown in Figure 1 . The focus areas are typically vacant areas, although some are considered underutilized . • Northwest Specific Plan (SP) • Wilfred-Dowdell SP • Stadium Lands Planned Development (PD) • Rohnert Park Expressway (RPX) Shopping Centers • Central Rohnert Park Priority Development Area (PDA) • Southwest Boulevard Shopping Center • Former Gold Ridge Elementary School Site (Gold Ridge Site) • Northeast SP • University District SP • Canon Manor • Southeast SP • Sonoma Mountain Village PD (SOMO) • Other infill opportunity sites 0.5 1 milesN0 COTATI SONOMA COUNTY 116 Pe t a l u m a H i l l Holly Re d w o o d S t a t e F a r m Co m m e r c e Camino Colegio Magnolia L a n c a s t e r B u r t o n Rohnert Park Expressway Enterprise Sn y d e r Keiser Santa Alicia Golf Course West Fairway Sou t h w e s t Bo d w a y Golf Course Avram Do w d e l l La b a t h Do w d e l l A d r i a n Gravenstei n H w y Co u n t r y C l u b B o d w a y Arlen Eleanor Valley House Gr a n d v i e w Rohnert Park Expresswa y Southwest Co m m e r c e Sn y d e r East Cotati Ave. Northwest SP Wilfred- Dowdell SP Stadium Lands PD RPX Shopping Centers Central Rohnert Park Southwest Boulevard Shopping Center Sonoma Mountain Village PD Univeristy District SP Northeast SP Gold Ridge Site SMART RAIL STATION Canon Manor Southeast SP City Limits Urban Growth Boundary (UBG) Sphere of Influence FIGURE 1: GEOGRAPHIC FOCUS AREAS No Change Alternative The No Change Alternative (Figure 2) shows how the city will develop, or build out, under the existing General Plan . This alternative also assumes some development on certain underutilized parking lot areas (see discussion in the Change Alternative section) . Table 1 shows how many additional housing units, population, non-residential square footage, and jobs the No Change Alternative is expected to generate . See the Land Use section for a description of changes by focus area . 0 COTATI SONOMA COUNTY 0.5 1 milesN SMART RAIL STATION 116 Pe t a l u m a H i l l Holly Re d w o o d S t a t e F a r m Co m m e r c e Camino Colegio Magnolia L a n c a s t e r B u r t o n Rohnert Park Expressway Enterprise Sn y d e r Keiser Santa Alicia Golf Course West Fairway Sou t h w e s t Bo d w a y Golf Course Avram Do w d e l l La b a t h Do w d e l l A d r i a n Gravenstein H w y Co u n t r y C l u b B o d w a y Arlen Eleanor Valley House Gr a n d v i e w Rohnert Park Expresswa y Southwest Co m m e r c e Sn y d e r Golf Course East Cotati Ave. Rural Residential Low Density Residential Medium Density Residential High Density Residential Neighborhood Commercial Regional Commercial Office Mixed-Use Public/Institutional Light Industrial Public/Institutional/Medium Density Residential Parks/Recreation Open Space City Limits Urban Growth Boundary (UBG) Sphere of Influence FIGURE 2: NO CHANGE ALTERNATIVE MAP TABLE 1: NO CHANGE ALTERNATIVE – EXPECTED BUILDOUT Additional Housing Units Additional Population Additional Square Footage Additional Jobs 5,947 15,483 2 .9 million 7,125 City of Rohnert Park General Plan Update 12 Change Alternative Many focus areas are the same in both alternatives, keeping their General Plan designation . The Change Alternative explores different land use options for just a handful of areas, which reflect input from the community outreach process . This section highlights the concepts and ideas behind the differences between the No Change and Change Alternatives . Business Park lanD use Designation The Business Park land use designation is designed to provide more employment opportunities, especially jobs that provide a living wage (see the Living Wage section for an expanded discussion) . This designation will allow more office, industrial, and institutional uses, with supporting commercial uses . Figure 3 shows all areas proposed for the Business Park designation under the Change Alternative . Areas redesignated include the Northwest Specific Plan, undeveloped portions of the Wilfred-Dowdell Specific Plan, areas of the Central Rohnert Park PDA that use Industrial/Commercial Overlay or Industrial/Office Overlay zoning districts, and areas west of Highway 101 that use the Industrial/Office Overlay zoning district (see Figure 3) . In the northwest area (which includes the Northwest SP and Wilfred-Dowdell SP), the Business Park designation replaces Commercial, Mixed-Use, and Industrial designations to encourage non-residential development and provide more employment opportunities . Additionally, this area may be eligible for a Priority Production Area (PPA) designation, a major component of Plan Bay Area 2050’s Regional Growth Framework which shapes investments and growth in the Bay Area . A PPA designation, similar to a PDA designation, would make this area eligible for regional funding to develop this area for employment and production-related uses . Re d w o o d S t a t e F a r m Co m m e r c e Golf Course West D o w d e l l L a b a t h D o w d e l l Rohnert Park Expressw a y No scaleN City Limits Urban Growth Boundary Sphere of Influence Undeveloped Business Park areas Developed Business Park areas Other areas FIGURE 3: AREAS DESIGNATED BUSINESS PARK UNDER CHANGE ALTERNATIVE In the Central Rohnert Park PDA and select parcels northwest of the Rohnert Park Expressway/Highway 101 interchange, the Business Park designation is intended to reflect existing uses in the area . Currently (2019), development in this area is guided through three regulatory layers (general plan designation, zoning district, and zoning overlay) . The Business Park designation aims to capture all allowed uses in one designation, thereby streamlining land use regulations . Public Review Draft Alternatives Report | October 3, 2019 13 Former golD riDge elementary school site Gold Ridge Elementary School, located in G Section, closed in 2005 due to shifting enrollment . Since then, the buildings have been used for City recreation programs . Due to proximity to existing housing and high demand for housing regionally, the Change Alternative explores re-designating this site for single-family infill and institutional uses. Figure 4 shows an aerial view of the Gold Ridge site, outlined in yellow, and its surroundings . rPX shoPPing centers Both alternatives explore allowing new businesses to develop on underutilized parking lot space in the RPX Shopping Centers (bounded by Rohnert Park Expressway, Redwood Drive, Laguna Drive, and the West Copeland Creek Trail) shown in Figure 5 . Both the No Change and Change Alternative assume about 66,000 square feet of additional development on the parking lots for the RPX Shopping Centers . southWest BoulevarD shoPPing center This shopping center is located in one of the original neighborhoods of Rohnert Park (shown on Figure 5) . Community input indicates that this shopping center could benefit from revitalization and enhancement. The existing General Plan designates half of this area for Mixed-Use development and the other half for Commercial development . The No Change Alternative assumes about 20,000 square feet of additional development on the parking lots of the Southwest Boulevard Shopping Center and some multifamily units . In the Change Alternative, the Southwest Boulevard is assumed to be developed as multifamily housing . N SMART RAIL STATION 116 Re d w o o d S t a t e F a r m Co m m e r c e Enterprise Southwest Avram D o w d e l l A d r i a n Gravenstei n H w y Arlen Rohnert Park Expressw a y No scale RPX Shopping Centers Southwest Boulevard Shopping Center City Limits Urban Growth Boundary Sphere of Influence FIGURE 4: FORMER GOLD RIDGE ELEMENTARY SCHOOL SITE FIGURE 5: SHOPPING CENTERS REVITALIZATION City of Rohnert Park General Plan Update 14 0.5 1 milesN0 COTATI SONOMA COUNTY 116 Pe t a l u m a H i l l Holly Re d w o o d S t a t e F a r m Co m m e r c e Camino Colegio Magnolia L a n c a s t e r B u r t o n Rohnert Park Expressway Enterprise Sn y d e r Keiser Santa Alicia Golf Course West Fairway Sou t h w e s t Bo d w a y Golf Course Avram Do w d e l l La b a t h Do w d e l l A d r i a n Gravenstein H w y Co u n t r y C l u b B o d w a y Arlen Eleanor Valley House Gr a n d v i e w Rohnert Park Expresswa y Southwest Co m m e r c e Sn y d e r Golf Course East Cotati Ave. SMART RAIL STATION 5 6 7 4 1 2 3 City Limits Urban Growth Boundary Sphere of Influence Property Owner Request Sites ProPerty oWner change requests From Fall 2018 through the publication of this Report, the City has reached out to property owners to allow for the submittal of change requests concerning the land use designation applied to the property(ies) they owned . To date, the City has received a total of seven requests, as shown on Figure 6 and summarized in Table 3 . All of the requests received wanted to change designations from non-residential to uses that allowed residential development . The No Change Alternative analyzes each site using existing General Plan designations . The Change Alternative analyzes these sites using the designation requested by the property owner, with the exception of one, as noted in Table 3 . POC Site Existing General Plan Designation Land Use Designation Change Request Acres 1 Regional Commercial High Density Residential*7.0 ac 2 Regional Commercial High Density Residential 3.3 ac 3 Industrial Mixed-Use 2.0 ac 4 Low Density Residential High Density Residential 2.8 ac 5 Public/Institutional High Density Residential 3.5 ac 6 Mixed-Use Mixed-Use with reduced non-residential square footage to allow for multifamily housing 6.8 ac 7 Office Commercial Mixed-Use 2.1 ac TABLE 3: PROPERTY OWNER CHANGE (POC) REQUESTS FIGURE 6: PROPERTY OWNER CHANGE REQUEST SITES Source: City of Rohnert Park, 2019 *In March 2019, the City Council indicated a preference to avoid residential development in the northwest area of Rohnert Park . Based on this preference, POC Site 1 is analyzed with a Business Park designation in the Change Alternative, and not the requested residential designation . Public Review Draft Alternatives Report | October 3, 2019 15 0.5 1 milesN0 SMART RAIL STATION COTATI SONOMA COUNTY Pe t a l u m a H i l l Holly Re d w o o d S t a t e F a r m Co m m e r c e Camino Colegio Magnolia L a n c a s t e r B u r t o n Rohnert Park Expressway Enterprise Sn y d e r Keiser Santa Alicia Golf Course West Fairway Sou t h w e s t Bo d w a y Golf Course Avram Do w d e l l La b a t h Do w d e l l A d r i a n Gravenstei n H w y Co u n t r y C l u b B o d w a y Arlen Eleanor Valley House Gr a n d v i e w Rohnert Park Expresswa y Southwest Co m m e r c e Sn y d e r Golf Course East Cotati Ave. 116 Business Park Rural Residential Low Density Residential Medium Density Residential High Density Residential Neighborhood Commercial Regional Commercial Office Mixed-Use Public/Institutional Light Industrial Public/Institutional/Medium Density Residential Parks/Recreation Open Space City Limits Urban Growth Boundary (UBG) Sphere of Influence FIGURE 7: CHANGE ALTERNATIVE MAPother Focus areas Apart from the areas mentioned above, the buildout of the following focus areas do not change between alternatives: • the Northeast Specific Plan Area • the Sonoma Mountain Village Planned Development, • the Southeast Specific Plan Area • Canon Manor, and • Remaining infill opportunity sites that are not a Property Owner Change request . Table 4 shows how many additional housing units, population, non-residential square footage, and jobs the Change Alternative is expected to generate . Figure 7 is a citywide map of the Change Alternative . Additional Housing Units Additional Population Additional Square Footage Additional Jobs 6,127 15,853 3 .6 million 8,327 TABLE 4: CHANGE ALTERNATIVE – EXPECTED BUILDOUT City of Rohnert Park General Plan Update 16 Development Constraints A handful of limitations may potentially slow or hinder development in certain areas of the city . These constraints were not included in the analyses so as not to assume the “worst-case” scenario; however, these development constraints could reduce overall development potential . caliFornia tiger salamanDer haBitat Much of the property in the northwest corner of Rohnert Park is highly constrained by the mitigation measures related to the presence of California Tiger Salamander (CTS) habitat . As the CTS is a Federally-endangered species and a California species of special concern, development in areas that overlap with CTS habitat range are typically required to mitigate the effects of development on the habitat or be restricted in development potential . As projects in areas within known CTS habitat are proposed, environmental studies will need to be completed . Mitigation is often required by State and Federal wildlife agencies prior to any development . moving aWay From sPeciFic Plan Designation The Wilfred-Dowdell Specific Plan, annexed in 2009, is nearly 25 acres. The plan area was originally anticipated to become a mall . As of 2019, the Oxford Suites hotel and Amy’s Drive-Thru have been built along the northern edge of the specific plan area. The commercial zoning is still in place, and would need to be reclassified to accommodate industrial and/or business park uses, as proposed in the Change Alternative . The Northwest Specific Plan was annexed in 2005, and is approximately 100 acres . The plan area was intended to become a shopping center to complement the Graton Resort and Casino, as well as nearly 400 new apartment units . The commercial and mixed-use zoning would need to be changed to accommodate industrial and/or business park uses, as proposed in the Change Alternative . FragmenteD Parcelization Parcels in the Northwest Specific Plan and Northeast Specific Plan areas are highly fragmented, made up of a mix of smaller parcels under multiple ownerships . Additionally, rural residential homes are scattered throughout the specific plan areas, potentially making these areas more difficult to redevelop. Photo: California Tiger Salamander Public Review Draft Alternatives Report | October 3, 2019 17 THIS PAGE IS INTENTIONALLY BLANK . City of Rohnert Park General Plan Update 18 1919 LA N D U S E A N A L Y S I S 4Land Use Analysis Comparing housing, population, and employment with future regional growth projections reveals how well each alternative matches regional growth assumptions . Situations where capacity does not meet or exceeds projected growth can indicate that planned land use does not accommodate future demands . Regional projections are, however, based on past trends, data sources, and in some cases, regional planning objectives . They may not reflect future market demands or an individual community’s vision for the future . Housing Units and Population The Change Alternative provides slightly more new housing capacity (8,327 units) than the No Change Alternative (7,125 units) . Housing capacity by alternative and focus area is shown in Tables 5 and 6 . This also means that the city can accommodate an additional 15,853 and 15,483 people, respectively, in each alternative . Over 90 percent of residential housing capacity is located within a specific plan or planned development . Of that, a third are located in SOMO, and nearly a quarter are located within the University District Specific Plan. Plan Bay Area 2040 projects that Rohnert Park will add 4,600 new units by 2040. These findings show that in both alternatives, Rohnert Park’s full buildout capacity is sufficient to accommodate housing needs through the year 2040 . Plan Bay Area 2040 also estimates that Rohnert Park will grow by 11,960 persons, which is less than what is estimated in either alternative . The difference between the Plan Bay Area population estimate and the estimates produced by this analysis are based on the differences in projected housing development . While there is a loss of nearly 400 units in the Northwest Specific Plan in the Change Alternative, the changes from Property Owner Change requests, Gold Ridge Site, and Southwest Shopping Center allows for more housing capacity in the Change Alternative . All Property Owner Chnage requests received ask for a land use change to allow more residential development . Additionally, both the Gold Ridge Site and Southwest Shopping Center accommodate more housing in the Change Alternative . Accounting for these changes, the housing capacity between the two alternatives are fairly similar, although a slightly higher proportion of new multifamily units is allowed in the Change Alternative . Photo: Vida Nueva in Rohnert Park Northwest SP Wilfred-Dowdell SP Stadium Lands PD RPX Shopping Centers Central Rohnert Park Southwest Boulevard Shopping Center Gold Ridge Site Single Family (units) - - - - - - - Multifamily (units) 398 - 135 - 835 24 - Residential Total 398 - 135 - 835 24 - Commercial (sq. feet) 458,700 178,381 35,156 12,000 430,886 20,703 - Office (sq. feet) 58,400 - - - 189,315 - 25,569 Industrial (sq. feet) 218,200 - - - 119,315 - - Institutional (sq. feet) - - 30,731 - 62,807 - 62,976 Non-Residential Total 735,300 178,381 65,887 12,000 802,323 20,703 88,545 Hotel Rooms 100 -132 -156 -- Northwest SP Wilfred-Dowdell SP Stadium Lands PD RPX Shopping Centers Central Rohnert Park Southwest Boulevard Shopping Center Gold Ridge Site Single Family (units) - - - - - - - Multifamily (units) - - 205 - 995 102 66 Residential Total - - 205 - 995 102 66 Commercial (sq. feet) 193,243 78,408 - 66,343 473,975 - - Office (sq. feet) 418,693 67,954 - - 208,247 - - Industrial (sq. feet) 450,900 65,340 - - 131,247 - - Institutional (sq. feet) 322,072 65,340 30,731 - 69,088 - 10,000 Non-Residential Total 1,384,908 277,042 30,731 66,343 882,557 - 10,000 Hotel Rooms --132 -156 -- TABLE 5: NO CHANGE BUILDOUT BY ALTERNATIVE, INDICATOR, AND FOCUS AREA (IN HOUSING UNITS AND NON-RESIDENTIAL SQUARE FOOTAGE) TABLE 6: CHANGE BUILDOUT BY ALTERNATIVE, INDICATOR, AND FOCUS AREA (IN HOUSING UNITS AND NON-RESIDENTIAL SQUARE FOOTAGE) TA B L E C O N T I N U E D O N F O L L O W I N G P A G E TA B L E C O N T I N U E D O N F O L L O W I N G P A G E Source: Mintier Harnish, 2019; ADE, 2019 Source: Mintier Harnish, 2019; ADE, 2019 City of Rohnert Park General Plan Update 20 Northeast SP University District SP Canon Manor Southeast SP SOMO Other Infill Sites Total 2040 Projected Demand Single Family (units) 709 1,050 28 331 864 12 2,994 2,316 Multifamily (units) 269 218 - 81 886 107 2,953 2,284 Residential Total 978 1,268 28 412 1,750 119 5,947 4,600 Commercial (sq. feet) - 100,000 - 10,000 123,000 114,725 1,483,551 895,100 Office (sq. feet) - - - - - 303,792 577,076 244,800 Industrial (sq. feet) - - - - - 273,618 611,133 329,000 Institutional (sq. feet) - - - - 5,500 80,134 242,148 364,700 Non-Residential Total - 100,000 - 10,000 128,500 772,270 2,913,909 1,833,600 Hotel Rooms -----196 584 N/A Northeast SP University District SP Canon Manor Southeast SP SOMO Other Infill Sites Total 2040 Projected Demand Single Family (units) 709 1,034 46 331 864 18 3,002 2,254 Multifamily (units) 269 356 - 81 886 165 3,125 2,346 Residential Total 978 1,390 46 412 1,750 183 6,127 4,600 Commercial (sq. feet) - 50,000 - 10,000 123,000 137,543 1,132,512 899,300 Office (sq. feet) - - - - - 263,400 958,294 244,800 Industrial (sq. feet) - - - - - 273,618 921,105 329,000 Institutional (sq. feet) - - - - 5,500 43,570 546,301 364,700 Non-Residential Total - 50,000 - 10,000 128,500 718,132 3,558,213 1,837,800 Hotel Rooms -----196 484 N/A Public Review Draft Alternatives Report | October 3, 2019 21 Non-Residential Square Footage and Employment The city’s job base is heavily weighted towards retail, hospitality, and health care/social assistance jobs that typically have lower pay rates . While these are also the jobs with the highest projected job growth in the near term, the strength of Rohnert Park’s job base actually lies in utilities, metal and electronics manufacturing, telecommunications, social assistance, and hospitality . Tables 4 and 5 show the square footage capacity of each non- residential use by each alternative and focus area . Currently, there is an oversupply of retail land . While commercial development provides fiscal benefits to the City through increased sales tax revenues, the market demand compared to the supply of vacant land means that some of the existing vacant commercial land may remain vacant for extended periods of time and not generate any sales tax revenue . Commercial space includes more than just taxable retail sales space . About one-third of commercial space is occupied by personal and professional services . These uses typically do not generate as much sales tax and, therefore, are not included in the sales tax leakage analysis . In addition, a portion of the business-to-business demand is met through other industrial or office businesses. It is important to plan for a slight excess of development capacity in order to maintain a flexible commercial real estate market . Using these adjustments and adding 20 percent for excess capacity, the total 2040 commercial demand totals 895,100 square feet for the No Change Alternative, and 899,300 square feet for the Change Alternative . This constitutes the internal demand generated by each alternative . Additional commercial growth could occur by attracting sales from consumers and businesses outside Rohnert Park . The commercial development capacity for the No Change Alternative is 1 .5 million square feet (approximately 4,100 jobs) . For the Change Alternative, the commercial development capacity is 1 .1 million (approximately 3,100 jobs) . Full buildout for both alternatives provides more capacity than the projected square footage demand through 2040 . City of Rohnert Park General Plan Update 22 The office demand in 2040 is projected to be approximately 245,000 square feet . The No Change Alternative provides around 577,000 square feet and 1,550 jobs, while the Change Alternative provides 958,000 square feet of office space and 2,580 jobs. Both alternatives exceed 2040 demand; however, market dynamics for office space in Rohnert Park are complex. The current lack of a vibrant downtown work environment and modern office spaces inhibits demand from firms that might otherwise wish to locate in Rohnert Park, creating a weak real estate market for office development. While projected growth of office jobs under current circumstances is very modest, nearly 3,000 Rohnert Park residents commute to office jobs outside the city . The development of Station Avenue would attract new kinds of design, technology, and professional service firms to the city. This presents opportunities to attract some of the existing 3,000 out-commuters as well as new graduates entering the workforce to find high-paying jobs right in Rohnert Park . The current industrial real estate market is quite strong, with low vacancy rates and growing rents . The projected 2040 demand for industrial space is roughly 329,000 square feet . The No Change Alternative would provide about 611,000 square feet and 950 jobs, and the Change Alternative would provide nearly 921,000 square feet and 1,440 jobs . While both alternatives exceed demand, the Economics Whitepaper discussed how demand from other categories could potentially use industrial spaces . For instance, many retailers are developing distribution centers for “last mile” delivery to customers, which would use industrial spaces . Additionally, industrial jobs tend to provide good living-wage incomes for employees . Photo: Expressway Marketplace in Rohnert Park Public Review Draft Alternatives Report | October 3, 2019 23 The 2040 demand for institutional uses is nearly 365,000 square feet . While the No Change Alternative does not provide enough capacity at 242,000 square feet and 500 jobs, the Change Alternative exceeds this demand with a capacity of 546,000 square feet and over 1,170 jobs . Although the Change Alternative provides more than enough capacity for Rohnert Park, on a countywide basis, the largest projected square footage demand comes from institutional uses such as government, health care, and education, suggesting an opportunity to capture some of this demand in Rohnert Park . Compared to the No Change Alternative, the Change Alternative offers more capacity for office, institutional, and industrial uses mainly due to the shift from Commercial to the Business Park land use designation . This land use change also shifts employment opportunities towards higher-paying jobs, which may allow more Rohnert Park residents to work in the city and further support existing commercial uses by boosting household purchasing power . While there is an increase in office, institutional, and industrial capacity in this alternative, there is a slight decrease in commercial capacity . Even though there are differences in development capacity between the two alternatives, both offer enough capacity to meet projected 2040 demand for these uses . City of Rohnert Park General Plan Update 24 2525 Economic and Fiscal Analysis The Economic and Fiscal Analysis section addresses jobs-housing balance, living wage, retail leakage, and fiscal impacts. The analyses for jobs-housing balance and fiscal impacts cover both full buildout and 2040 buildout to better assess the economic and fiscal implications of each alternative. Living wage and retail leakage only consider full buildout for a clearer comparison; due to the nature of analysis, applying the 2040 market constraints would make it difficult to observe any differences between the two alternatives. Jobs-Housing Balance Jobs-housing balance is a measure of how well the local economy provides jobs for the local labor force . It compares the number of jobs to the number of housing units in the community, with an ideal range between 1 .0 and 1 .5 jobs per housing unit . A good balance of jobs to housing can also have environmental and social benefits. There is potential for reduced driving and congestion due to reduced need to commute far away to work . With less driving there is also less air pollution and lower costs to businesses and commuters . Quality of life can also improve as residents spend less time commuting and more time in the community, being active, and with their friends and families . In 2017, Rohnert Park had a ratio of 0 .90 jobs for every housing unit . This represents a slight increase from 2010 when the ratio was 0 .88, and serves as an indicator that employment growth has occurred at a slightly faster rate than housing development in recent years . Based on full buildout of housing and employment capacity, the No Change Alternative is projected to have a jobs-housing ratio of 1 .24, and the Change Alternative is projected to have an even higher ratio of 1 .48, as shown in Figure 8 . Considering 2040 market absorption, also shown in Figure 8, the jobs- housing ratio for both the No Change Alternative (0 .96) and Change Alternative (1 .15) fall within the ideal jobs-housing ratio range . These ratios are higher than the 0 .90 jobs-housing ratio in 2017, indicating that employment growth will continue to occur at a slightly faster rate than housing development through the year 2040 . Overall, jobs are expected to grow more as labor force grows with new housing development . EC O N O M I C A N D F I S C A L A N A L Y S I S 5 0.0 0.5 1.0 1.5 2.0 Jobs-Housing Ratio - 2040 Market Absorption Jobs-Housing Ratio - Full Buildout Change AlternativeNo Change Alternative Ideal Range 1.0-1.5 jobs per housing unit 1.24 1.48 0.96 1.15 J o b s p e r U n i t FIGURE 8: JOBS-HOUSING RATIOS FOR FULL BUILDOUT CAPACITY AND 2040 MARKET ABSORPTION Source: ADE, Inc, 2019 . Living Wage Living wage is important in understanding whether jobs provided by planned land uses support residents in the city . In other words, can the jobs in the city pay enough for their employees to live and shop locally? The measure for a living wage is the hourly wage rate a household with two working adults and two children would need to earn to stay above the poverty line . According to the Living Wage Calculator, developed by the Massachusetts Institute of Technology (2018) (http://livingwage .mit .edu/counties/06097), the hourly rate for a living wage in Rohnert Park would be $20 .10 per hour (average wage rate for each of the two working adults in the household) . For a household of two adults and two children, but with only one working adult, the living wage would be $31 .90 per hour for the working adult . The total household earnings for a four-person household with one working adult is lower than that of a household with two working adults since only one wage is earned . Additionally, some savings in child care and transportation costs may result when one adult stays at home . As shown in Table 7, the jobs represented in the different land use categories provide significantly different average wages. The commercial uses have higher concentrations of less-skilled and lower-paying occupations . As a result, the hourly wages for these uses average less than $15 per hour . This Job Type Average Hourly Wage Living Wage for family of four with two working adults and two children Living Wage for family of four with one working adult and two children New Jobs - No Change Alternative New Jobs - Change Alternative Commercial $14.65 No No 4,109 3,691 Office $29.91 Yes No 1,552 2,580 Institutional $20.53 Yes No 509 1,169 Industrial (Other)$39.56 Yes Yes 904 1,393 Warehousing $30.74 Yes No 51 51 Total Jobs ------7,125 8,884 Percent of jobs that pay above living wage (two working adults, two children) $20.10 42.3%58.5% Percent of jobs that pay above living wage (one working adult, two children) $31.90 12.7%15.7% TABLE 7: COMPARISON OF JOBS ALTERNATIVES AND LIVING WAGE Source: ADE, Inc, 2019 .; data from MIT Living Wage Calculator, and California EDD City of Rohnert Park General Plan Update 26 means that the average wage for commercial jobs would not provide a living wage for a two-earner household with two children . The average wage of institutional jobs ($20 .53 per hour) is only slightly above the living wage level. In general, the office ($29.91 per hour), warehousing ($30.74 per hour), and industrial jobs ($39 .56 per hour) have higher average hourly wages, and would typically provide an employee with an average hourly wage rate that could support a two-earner household with two children . Only industrial jobs have an average hourly wage above the living wage threshold for a four- person household with a single earner and two children . It should be noted that a household with two working adults can still earn above the living wage level if one of the two working adults earns enough to raise the average hourly wage for each working adult above $20 .10 . Considering the mix of jobs each alternative provides will illustrate how well each alternative supports residents in the city . The No Change Alternative has the capacity to support 7,125 jobs . Of those, 42 .3 percent would provide a living wage for a two-earner household, and only 12 .7 percent of those would provide a living wage for a one-earner household . The Change Alternative has the capacity to support 8,884 jobs . Of those, 58 .5 percent would provide a living wage for a two-earner household, and 15 .7 percent would provide a living wage for a one-earner household . Comparing the two alternatives, the Change Alternative would be able to provide more living wage jobs . Retail Leakage Having the appropriate amount of retail development helps to ensure residents have adequate access to products and services locally . Retail leakage is a term used to identify retail categories where resident demand is being met in nearby communities . Even though Rohnert Park has an excess of commercial capacity, the retail market still shows some categories with existing retail leakage . Local sales taxes, which help fund municipal services, are consequently diverted away from Rohnert Park to surrounding communities . While it may suggest a shortcoming in Rohnert Park’s existing retail offerings, retail leakage also represents retail demand and opportunities to recapture retail sales that the city currently loses . There is currently (2019) approximately 230,500 square feet (roughly the size of two big box stores such as Target and Costco) of demand to capture retail sales from local market spending . This leakage occurs primarily in apparel, specialty retail, and business-to-business sales, which is in line with public input indicating the desire to see more specialty retail and boutique shops in Rohnert Park . In addition, there is demand for service businesses that occupy commercial space, estimated at 76,100 square feet . Table 8 shows a breakdown of retail leakage by retail group type . The No Change Alternative could support an additional 730,900 square feet of retail space, while the Change Alternative could support about 782,400 square feet . These values include demand from non-retail commercial businesses and a market allowance to maintain a flexible commercial real estate market . Combined with the existing retail leakage of 367,900 square feet, Rohnert Park could support 1,099,000 square feet of retail for the No Change Alternative and 1,150,000 square feet of retail for the Change Alternative . Overall, this is a small difference in retail demand between alternatives . Public Review Draft Alternatives Report | October 3, 2019 27 Retail Group Existing No Change Alternative Change Alternative Square Footage Demand Consumer Spending Square Footage Demand Consumer Spending Square Footage Demand Total Commercial Demand 367,900 $247,244,890 730,900 $293,031,004 782,400 Total Retail Demand 230,500 $184,129,690 458,000 $197,632,960 490,200 Apparel Stores 36,100 $5,787,000 22,600 $5,963,100 23,300 General Merchandise 9,500 $20,615,200 79,100 $21,242,500 81,500 Specialty Retail 14,700 $5,555,400 22,600 $5,724,500 23,200 Food, Eating and Drinking 4,900 $40,179,800 93,800 $41,402,500 96,700 Home furnishings Group -$7,760,100 17,900 $7,996,200 18,400 Gasoline Service Stations -$13,760,600 9,000 $14,179,300 9,200 Auto Parts & Accessories -$696,500 3,500 $717,700 3,600 Business to Business 165,300 $89,775,090 209,500 $100,407,160 234,300 Non-Retail Commercial Businesses 76,100 $23,942,214 151,100 $47,538,351 161,800 Market Allowance 61,300 $39,172,986 121,800 $47,859,693 130,400 TABLE 8: RETAIL LEAKAGE Compared with total land capacity for commercial development (see Tables 5 and 6), land capacity exceeds projected demand for retail square footage in both alternatives . This difference in capacity and demand tempers projected revenue expected from commercial development in the future (see the Fiscal Impacts section for a detailed discussion) . Source: ADE, Inc ., 2019 City of Rohnert Park General Plan Update 28 Fiscal Impacts The fiscal analysis for this Alternatives Report compares the effect of the proposed alternatives on the City’s tax base and costs to provide municipal services . This section looks at the future cost impacts of development and whether the tax base created by the new growth will pay for the services needed to serve the new residents and businesses. The analysis uses a fiscal model developed specifically for Rohnert Park, which was presented in the Economic Whitepaper prepared earlier in the General Plan update process (available on http://envisionrp .com/library/general-plan-documents .html) . The model has been updated to reflect current (2019) market values for new residential and non-residential development . The City generates revenues from a variety of sources, including property taxes, sales taxes, and special taxes and fees. Evaluating the fiscal implications of land use is critical to ensuring the City can maintain public facilities and infrastructure and provide services . Taxes and fees collected to fund public services vary based on different development types . Residential land uses typically require a higher level of services than do non-residential land uses . City residents use parks, recreation facilities, and emergency response services to a higher degree than businesses . Depending on the amount of property tax paid by homeowners, and to some degree, the amount of household retail shopping captured in the city, residential uses may not generate enough revenue to pay for the public services they consume . In the current housing market, some residential prices are high enough that initial property taxes and other revenues are sufficient to pay for existing levels of City services . However, on average both single-family and multifamily units are showing a slight negative fiscal impact in this analysis. In addition, over time, assessed values may decline in relation to escalating Photo: Amy’s Drive-Thru at Golf Course Drive and Redwood Drive Public Review Draft Alternatives Report | October 3, 2019 29 TABLE 9: REVENUES AND EXPENDITURES – NO CHANGE ALTERNATIVE – FULL BUILDOUT TABLE 10: REVENUES AND EXPENDITURES – NO CHANGE ALTERNATIVE – 2040 BUILDOUT services costs, so the fiscal performance of the alternatives should be considered a best-case picture at present . Tables 9 and 11 present revenues and expenditures by land use based on full buildout of the No Change Alternative and Change Alternative . In the No Change Alternative (Table 9), single-family development ($5 .8 million in total revenue) contributes the most to City revenue, followed by commercial ($4.0 million), multifamily ($3.0 million), lodging ($2.0 million) and office ($0 .4 million) . Single-family development also has the highest expenses ($6 .2 million in expenditures), followed by multifamily ($3 .4 million), commercial ($1.3 million), lodging ($0.4 million) and office ($0.3 million) development . If completely buildout, the No Change Alternative would annually generate $15 .8 million in revenue and need $11 .8 million in expenditures. As a result, the City General Fund would see a net fiscal benefit of nearly $4 .0 million per year (Table 9) under the No Change Alternative . In the Change Alternative (Table 11), revenue from single-family development ($5 .8 million) still contributes the most to City revenues, followed by multifamily ($3 .4 million), commercial ($2 .4 million), lodging ($1 .6 million) and office ($0.7 million) development. Single-family development has the highest expenses ($6 .1 million), followed by multifamily ($3 .9 million), commercial ($1.0 million), office ($0.5 million), and lodging ($0.3 million). If completely built out, the Change Alternative would annually generate $14 .8 million in revenue and need $12 .1 million in expenditures . As a result, the City General Fund would see a net fiscal benefit of $2.7 million per year under the Change Alternative . Additional fiscal analysis was prepared for market-based scenarios that reflect what is likely to be developed by the year 2040 (Tables 10 and 12), as opposed to full buildout . The Economic Whitepaper presented future employment growth projections for Rohnert Park, which were equivalent to about a 1 percent per year annual growth rate, nearly double the rate the City has experienced over the past ten years . Extending this rate out to 2040, the City would still only see about 66 percent of the non-residential development in the No Change Alternative and 60 percent of the growth in the No Change Alternative. As a result, there is less of a fiscal benefit for both Alternatives under the market-based scenario (i .e ., what is likely to develop by 2040), Total Single Family Multifamily Commercial Office Industrial Institutional Lodging Revenues $15,842,000 $5,852,000 $3,005,000 $4,031,000 $437,000 $399,000 $135,000 $1,983,000 Expenditures $11,852,000 $6,222,000 $3,445,000 $1,268,000 $287,000 $177,000 $94,000 $359,000 Budget Net (Deficit)/Surplus $3,990,000 ($370,000)($440,000)$2,763,000 $150,000 $222,000 $41,000 $1,624,000 Total Single Family Multifamily Commercial Office Industrial Institutional Lodging Revenues $10,496,000 $4,529,000 $2,326,000 $2,040,000 $185,000 $215,000 $135,000 $1,066,000 Expenditures $8,747,000 $4,816,000 $2,666,000 $761,000 $122,000 $95,000 $94,000 $193,000 Budget Net (Deficit)/Surplus $1,749,000 ($287,000)($340,000)$1,279,000 $63,000 $120,000 $41,000 $873,000 Source: ADE, Inc ., 2019 Source: ADE, Inc ., 2019 City of Rohnert Park General Plan Update 30 TABLE 11: REVENUES AND EXPENDITURES – CHANGE ALTERNATIVE – FULL BUILDOUT TABLE 12: REVENUES AND EXPENDITURES – CHANGE ALTERNATIVE – 2040 BUILDOUT although both Alternatives still result in positive annual net revenue . The No Change Alternative would see a net fiscal benefit of $1.7million (Table 10), and the Change Alternative would see a net fiscal benefit of $1.8 million per year (Table 12) . Overall, the fiscal analysis underscores the importance of economic development and a vibrant commercial sector in balancing the City’s operating budget . Non-residential land uses help support community services in the residential neighborhoods because they have a lower demand for City services in comparison to the tax revenues they generate, especially sales taxes . However, it is important to have the right mix of businesses and commercial development . The existing General Plan represented in the No Change Alternative, allocates more land to commercial development than can be absorbed by future population and business growth . If that commercial could develop, it would generate significant fiscal benefits for Rohnert Park, as indicated in the higher net figures shown for the buildout scenario of that alternative . However, the market projections for 2040 indicate that much less commercial is likely to develop, leaving the No Change Alternative much lower than its buildout potential . The Change Alternative includes a component of commercial development that is better matched to the projected market demand . In lieu of the excess commercial land, the alternative allocates additional land to office, industrial, and institutional uses . These uses will help increase incomes for workers in Rohnert Park, helping to sustain the housing market and increasing purchasing power for additional retail development . Total Single Family Multifamily Commercial Office Industrial Institutional Lodging Revenues $14,814,000 $5,846,000 $3,456,000 $2,422,000 $727,000 $607,000 $113,000 $1,643,000 Expenditures $12,116,000 $6,114,000 $3,953,000 $967,000 $477,000 $268,000 $39,000 $298,000 Budget Net (Deficit)/Surplus $2,698,000 ($268,000)($497,000)$1,455,000 $250,000 $339,000 $74,000 $1,345,000 Total Single Family Multifamily Commercial Office Industrial Institutional Lodging Revenues $10,553,000 $4,390,000 $2,595,000 $2,026,000 $185,000 $217,000 $73,000 $1,066,000 Expenditures $8,764,000 $4,592,000 $2,969,000 $768,000 $122,000 $96,000 $25,000 $193,000 Budget Net (Deficit)/Surplus $1,789,000 ($202,000)($374,000)$1,258,000 $63,000 $121,000 $48,000 $873,000 Source: ADE, Inc ., 2019 Source: ADE, Inc ., 2019 Public Review Draft Alternatives Report | October 3, 2019 31 THIS PAGE IS INTENTIONALLY BLANK . City of Rohnert Park General Plan Update 32 3333 TR A N S P O R T A T I O N A N A L Y S I S 6Transportation Analysis The Transportation Analysis of Alternatives section looks at vehicle trips and vehicle miles traveled (VMT) generated by each alternative at full buildout . For the purposes of this analysis, the focus areas expected to change the most have been grouped into four larger areas for analysis, as follows . Figure 9 shows these four larger areas . See Figure 1 for locations of specific planned areas described here. 1. West Side: Includes most of the areas west of Highway 101, including the Northwest SP, Wilfred-Dowdell SP, Stadium Lands PD, the RPX Shopping Centers, several vacant parcels north of the Stadium Lands PD, and a few vacant parcels north of the RPX Shopping Centers . 2. Central Rohnert Park: Includes most of the areas between Highway 101 and the Sonoma-Marin Area Rail Transit (SMART) rail line, including the Central Rohnert Park PDA, the Station Avenue project, and the Southwest Boulevard Shopping Center . 3. Northeast Side: Includes the Northeast Specific Plan and University District Specific Plan, as well as St. John’s Church site, and a handful of other vacant parcels west of the University District SP . 4. Southeast Side: Includes the Sonoma Mountain Village PD area and the Southeast Specific Plan area. Planned land use changes in other areas of the Planning Area (for example, the Gold Ridge Elementary School site and the Canon Manor area) are isolated in nature and surrounded by land uses with little interaction potential . Accordingly, these sites were not included in the trip and VMT analysis as the trip reduction potential would be very limited . Any additional vehicle trips or VMT generated by these sites would be directly proportional to the amount of land use added .0.5 1 milesN0 City Limits Urban Growth Boundary (UBG) Sphere of Influence COTATI SONOMA COUNTY 116 Pe t a l u m a H i l l Holly Re d w o o d S t a t e F a r m Co m m e r c e Camino Colegio Magnolia L a n c a s t e r B u r t o n Rohnert Park Expressway Enterprise Sn y d e r Keiser Santa Alicia Wilfred Ave Fairway Sou t h w e s t Bo d w a y Golf Course Avram Do w d e l l La b a t h Do w d e l l A d r i a n Gravenstei n H w y Co u n t r y C l u b B o d w a y Arlen Eleanor Valley House Gr a n d v i e w Rohnert Park Expressway Southwest Co m m e r c e Sn y d e r East Cotati Ave. West Side Wilfred- Dowdell SP Central Rohnert Park Northeast Side Southeast Side SMART RAIL STATION FIGURE 9: TRANSPORTATION ANALYSIS AREAS vehicle triPs The number of total trips generated by land uses in the change areas were analyzed to determine how the land use patterns may contribute trips to the local roadway system, estimating the number of weekday daily, morning (AM) peak hour, and evening (PM) peak hour trips . AM peak hour and PM peak hour trips are typically correlated to periods of traffic congestion, whereas the daily trips are useful for estimating VMT . Table 13 shows the breakdown between AM peak hour, PM peak hour, and daily trips by No Change and Change Alternatives . West Side In the No Change Alternative, the west side of the city would generate 3,170 AM peak hour trips, 7,830 PM peak hour trips, and 82,700 total daily trips external to the area . This means 82,700 trips would begin in the TABLE 13: PEAK HOURS AND TOTAL DAILY TRIPS northwest area and end outside the area every day under the No Change Alternative . By comparison, the Change Alternative would result in 3,630 AM peak hour trips, 7,450 PM peak hour trips, and 82,100 total daily trips external to the area, which is 600 fewer daily trips, or roughly 0 .7 percent fewer trips than the No Change Alternative . The existing SMART system has a station in Rohnert Park and a station in Cotati, both of which serve Rohnert Park residents . The role of SMART on reducing trips and VMT would have a regional impact, as this line serves as a regional connection across counties . It is important to note that, regardless of the selected land use alternative carried forward in the Rohnert Park 2040 General Plan, future traffic congestion levels may increase throughout the city due to the regional nature of travel patterns and trip-making, which is driven by Rohnert Park’s location relative to Santa Rosa, Petaluma, and the remainder of the San Francisco Bay Area . Because of this, additional investments in the multimodal transportation system may be required to achieve the City’s Level of Service standard, future established VMT thresholds, and other congestion-related goals and policies . Peak Hour AM Trips Peak Hour PM Trips Total Daily Trips West Side No Change 3,170 7,830 82,700 Change 3,630 7,450 82,100 Central Rohnert Park No Change 3,850 6,270 71,600 Change 3,980 6,910 74,000 Northeast Side No Change 1,990 2,820 29,000 Change 2,010 2,730 28,400 Southeast Side No Change 1,880 2,600 26,600 Change 1,880 2,600 26,600 Source: Fehr & Peers, 2019 City of Rohnert Park General Plan Update 34 Traffic Analysis The MainStreet program applies the EPA-approved methodology (MXD+) for the determination of trip generation reductions associated with the placement of related land uses in proximity to one another, as well as the presence of high-quality pedestrian, bicycle, and transit facilities . The traditional methods for estimating trips solely using the Institute of Transportation Engineers Trip Generation Manual have been shown to overestimate trip generation by as much as 50 percent . By considering the local and regional context of land uses, MainStreet produces estimates that are substantially more precise . Additionally, the MainStreet program uses trip length data (by trip purpose) from the Sonoma County Transportation Authority (SCTA) travel demand model and the Metropolitan Transportation Commission (MTC) travel demand model to convert trips generated to VMT generated by the land uses in the change area . The difference between the two alternatives is largely caused by a decrease in housing under the Change Alternative in this area, and a substantial increase in the amount of non-residential uses from the No Change to Change Alternative . The increase in AM peak hour trips in the Change Alternative can be attributed to the conversion from residential uses to employment-focused uses, which typically results in a higher number of AM peak hour trips generated (as the density of persons increases under an employment scenario) . The slight decrease in PM peak hour trips can be attributed to a more efficient land use mix in the change area; while vehicle trips may be generated, they would stay internal to the change area (i .e ., the impacts of new development would be localized) . In the Change Alternative, there are more AM peak hour trips and less PM peak hour trips than the No Change Alternative . This is explained by the shift from commercial-focused uses to more employment-focused uses . Since commercial uses generate less AM peak hour trips, this results in a higher number of AM peak hour trips and a lower number of PM peak hour trips generated in the Change Alternative . Changes in generated trips would mostly affect the US 101/Golf Course Drive-Wilfred Avenue interchange, US 101/Rohnert Park Expressway interchange, and the rural roadways (Wilfred Avenue and Millbrae Avenue) that provide connections to Stony Point Road . Central Rohnert Park In the Central Rohnert Park area, the No Change Alternative would generate 3,850 AM peak hour trips, 6,720 PM peak hour trips, and 71,600 total daily trips external to the area . By comparison, the Change Alternative would result in 3,980 AM peak hour trips, 6,910 PM peak hour trips, and 74,000 total daily trips external to the area (Table 13), which is 2,400 more daily trips, or about 3 percent more than the No Change Alternative . This difference is primarily due to the increase of non-residential uses under the Change Alternative . However, the effects of increased trips and potential congestion are softened by the proximity of these non-residential uses to residential uses in the surrounding area, as well as the large number of arterial roadways serving this area, across which these trips would be distributed . The additional external trips would primarily be accommodated by Rohnert Park Expressway and Commerce Boulevard to reach the portions of the city east of the SMART line, the US 101/Golf Course Drive interchange, and the US 101/Rohnert Park Expressway interchange . Public Review Draft Alternatives Report | October 3, 2019 35 Northeast Side The northeast side area (primarily from growth in the Northeast Specific Plan and University District Specific Plan) would, in the No Change Alternative, generate 1,990 AM peak hour trips, 2,820 PM peak hour trips, and 29,000 total daily trips external to the area (Table 13) . The Change Alternative would generate 2,010 AM peak hour trips, 2,730 PM peak hour trips, and 28,400 daily trips . There is a shift toward more residential uses in the Change Alternative, which is a lower traffic-generating use, resulting in about 600 trips, or roughly 2 percent fewer trips per day . Trips generated would be accommodated on Rohnert Park Expressway, Snyder Lane, and Petaluma Hill Road . Additionally, the proximity of the northeast side area and the University District Specific Plan to existing and planned bicycle and pedestrian facilities, such as the creek trails, sidewalks, and bike lanes may result in additional non-motorized trips between these focus areas and the rest of the city . Southeast Side The SOMO Village area would generate 1,880 AM peak trips, 2,600 PM peak trips, and 26,600 total daily trips external to the area (Table 13) . The number of trips generated would be the same between alternatives since the land use program is identical between the No Change and Change Alternatives . These trips would be accommodated on Camino Colegio, Valley House Drive, Bodway Parkway, the planned Bodway Parkway extension from Valley House Drive to East Railroad, Petaluma Hill Road, and East Cotati Avenue . The existing multiuse trail adjacent to the SMART rail connects directly to SOMO Village, suggesting that future residents in this area will have access to this trail and make additional non-motorized trips between SOMO Village and the rest of the city . Additionally, SOMO residents and workers would be served by the Cotati SMART Station about a mile away, suggesting that future residents and workers in this area would be able to use regional transit in place of vehicle trips for travel to other parts of the Bay Area . Photo: SMART train at the Rohnert Park station City of Rohnert Park General Plan Update 36 vehicle miles traveleD VMT is closely related to the number of trips generated by a land use program, but instead of just counting the number of trips, this metric is calculated by summing the length of all vehicle trips . The VMT metric is used to measure the environmental efficiency of the connection between land use and the transportation system . Lower VMT rates can be the result of better land use planning and more efficient uses of resources. Importantly, Senate Bill (SB) 743 (2013) will require that by July 1, 2020, agencies include an assessment of VMT, thresholds of significance, and mitigation measures when identifying and mitigating transportation impacts required by the California Environmental Quality Act . West Side For the areas west of Highway 101, the No Change Alternative would generate 19,100 AM peak hour VMT, 40,700 PM peak hour VMT, and 418,900 daily VMT . The Change Alternative would generate 22,900 AM peak hour VMT, 40,500 PM peak hour VMT, and 437,000 daily VMT (Table 14) . This roughly 4 percent increase is largely due to a reduction of housing in this area, increase in employment, and shift from commercial- focused uses to more employment-focused uses such as office and industrial uses, resulting in a higher VMT in the Change Alternative . Central Rohnert Park In the Central Rohnert Park area, the No Change Alternative would generate 26,400 AM peak hour VMT, 39,200 PM peak hour VMT, and 400,400 daily VMT . The Change Alternative would generate just slightly more VMT, with 27,300 AM peak hour VMT, 40,400 PM peak hour VMT, and 413,500 daily VMT (Table 14) . The nearly 3 percent increase in VMT from the No Change to the Change Alternative is due to the increase in non-residential square footage . However, the proximity of residential uses to this area tempers the increase, promoting shorter trips to work for some . TABLE 14: PEAK HOURS AND TOTAL DAILY VEHICLE MILES TRAVELED Peak Hour AM VMT Peak Hour PM VMT Total Daily VMT West Side No Change 19,100 40,700 418,900 Change 22,900 40,500 437,000 Central Rohnert Park No Change 26,400 39,200 400,400 Change 27,300 40,400 413,500 Northeast Side No Change 15,700 18,900 177,600 Change 16,100 17,700 175,200 Southeast Side No Change 14,800 17,500 162,800 Change 14,800 17,500 162,800 Source: Fehr & Peers, 2019 Public Review Draft Alternatives Report | October 3, 2019 37 Northeast Side The northeast side area would, in the No Change Alternative, generate 15,700 AM peak hour VMT, 18,900 PM peak hour VMT, and 177,600 daily VMT . The Change Alternative would generate 16,100 AM peak hour VMT, 17,700 PM peak hour VMT, and 175,200 daily VMT (Table 14) . The 1 percent decrease in VMT is attributed to the shift towards slightly more housing in the Change Alternative . Southeast Side In the SOMO Village area, the No Change and Change Alternatives both generate 14,800 AM peak hour VMT, 17,500 PM peak hour VMT, and 162,800 daily VMT (Table 14) . There is no change in land use between the two alternatives in this area . City of Rohnert Park General Plan Update 38 3939 7 OT H E R C O N S I D E R A T I O N S Other Considerations The analyses used in this Report rely, fundamentally, on how many acres of each land use designation are on the ground . However, there are many other ideas and options to consider through policy, not just the ones analyzed in this Report . Other changes in the General Plan Update will be incorporated through the policy- writing process and include social and physical connectivity actions: Social Connectivity: • Develop design guidelines for corridors (RPX, Dowdell north-south connection) to enhance sense of place and identity in Rohnert Park • Enhance Downtown node for connectivity to neighborhoods and SSU • Enhance SSU node through entryway and wayfinding design • Create/enhance Westside node at shopping center by activating the space with non- permanent programming • Support development of Dowdell as a green corridor • Explore additional amenities for the Westside, such as community centers, parks, etc . • Implementation of the corridor plan along Southwest Boulevard Physical connectivity: Make State Farm overpass over Highway 101 a priority project Develop bike/pedestrian overpass or underpass at Highway 101 and Copeland Creek; this could include additional enhancements such as lighting and trash receptacles Develop north-south linkages for pedestrian/bicycle trails along Dowdell corridor Enhance connections between the SMART multi-use path, Hinebaugh Creek Trail, and Copeland Creek Trail Enhance bike/pedestrian facilities on both Hinebaugh Creek Trail and Copeland Creek Trail Photo: Oxford Suites Hotel from Golf Course Drive/Redwood Drive intersection THIS PAGE IS INTENTIONALLY BLANK . City of Rohnert Park General Plan Update 40 4141 FI S C A L A N A L Y S I S M E T H O D O L O G Y AFiscal Analysis Methodology R o h n e r t P a r k G e n e r a l P l a n U p d a t e F i s c a l A n a l y s i s M e t h o d o l o g y A p p l i e d D e v e l o p m e n t E c o n o m i c s | P a g e A 1 FISCAL ANALYSIS METHODOLOGY The fiscal analysis of the land use alternatives is based on estimates derived from the City FY 2018 - 2019 operating budget (Table A) and the analysis of how different land uses affect City service cost and tax revenues, as described in the Economics White Paper published in October 2018. This section describes these calculations in more detail. Table A: City of Rohnert Park 2018-2019 General Fund Operating Budget REVENUES BUDGET GENERAL FUND Taxes Property Tax $4,153,000 Property Tax in lieu of VLF $3,100,000 Real Property Transfer Tax $206,000 Sales Tax $11,707,604 Transient Occupancy Tax $3,600,000 Franchise Fees $2,683,000 Intergovernmental $359,750 Interest Earnings and Rents $713,641 Charges for Service $1,745,026 Community Service Fees $1,393,810 Cost Allocation Plan Revenues $2,142,366 Licenses and Permits $3,498,988 Fines and Forfeitures $78,200 Miscellaneous Revenues $75,000 Transfers in $4,220,050 Non-General Fund: Gas Tax $1,076,477 TOTAL REVENUES $40,752,912 EXPENDITURES General Government $10,041,350 Development Services $3,501,875 Public Safety $16,979,697 Animal Services $602,789 Public Works $3,293,591 Community Services $2,372,408 Performing Arts Center $949,725 Transfers Out $2,515,000 TOTAL EXPENDITURES $40,256,435 TOTAL NET $496,477 The analysis allocates major revenues such as the property tax, sales tax and transient occupancy tax (TOT) to land uses based on estimated socioeconomic characteristics of the land uses and the legislative tax formulas. Other revenues and most service costs are allocated based on per capita formulas using the existing budget data and population and employment levels in Rohn ert Park. R o h n e r t P a r k G e n e r a l P l a n U p d a t e F i s c a l A n a l y s i s M e t h o d o l o g y A p p l i e d D e v e l o p m e n t E c o n o m i c s | P a g e A 2 Each section below describes the major assumptions and data sources used for each revenue and cost category. Property Tax. The property tax is based on projected market values for future development (Table B). ADE researched prices for recent residential development in Rohnert Park and recent sales of properties that match the densities in the Alternatives. For non -residential properties, the sample of recent property development and sales is very limited, so we supplemented the data with information on asking prices for properties listed by Keegan and Coppin. Since Rohnert Park has experienced lower non-residential lease rates than much of the surrounding market area, we have reduced the non- residential property values by about 25 percent below the data supplied in the commercial brokerage reports. Table B: Projected Assessed Values by Land Use Land Use Assessed Value Residential Per Unit Single Family Residential Estate $2,119,470 Low Density $586,520 Medium Density $537,750 High Density/MU $380,700 Multi-Family High Density/MU $310,500 Medium Density $380,700 Non-Residential Per Sq. Ft. Office $263 Strip Commercial $263 Shopping Center $300 Light Industrial $188 Warehouse $113 Heavy Industrial $188 Institutional $263 Hotel $263 While property owners pay a total base property tax of one percent of assessed value, the City receives an estimated 8.4 percent of this revenue. The remaining property tax revenue is distributed to the County and various other taxing agencies, most notable local school districts, in the area. In addition to the base property tax, the City receives property tax in lieu of vehicle license fees directly from the state. These revenues are based on annual increases in assessed value in each City and are equal to nearly 75 percent of base tax revenues for Rohnert Park. R o h n e r t P a r k G e n e r a l P l a n U p d a t e F i s c a l A n a l y s i s M e t h o d o l o g y A p p l i e d D e v e l o p m e n t E c o n o m i c s | P a g e A 3 Sales Tax. The City receives 1.5 percent of taxable sales that occur within the City limits plus 0.5 percent of auto sales by Rohnert park residents that occur outside the City. MuniServices has estimated the consumer driven portion of City sales taxes compared to business to business sales. The projection of future sales tax revenues by land use is based on these data. The taxable sales from the strip commercial and shopping center land uses are estimated at the rate of $355 per sq. ft. However, the sales tax allocated to residential uses is subtracted from the commercial amounts to avoid double counting. Both alternatives contain more commercial development than the market is likely to support, given the level of residential and other non-commercial business development included in the alternatives. Therefore, actual commercial sales tax revenues are likely to be less than shown in the tables. Transient Occupancy Tax (TOT). The TOT taxes for the 156 new room in each alternative are projected based on the same average produced by existing hotel rooms in Rohnert Park. Other Revenues and Costs. Other revenues and the City service costs are projected on a per capita basis. Residents in the City generate twice the service demand per person as do the jobs supported by businesses in the City. This rule of thumb has been developed in fiscal impact methodology based on the fact that nighttime residents are present at least 16 hours in a 24-hour day while jobs occupy 8- hour shifts. With the current population in Rohnert park of 43,598 and an estimated job base of 15,102 jobs, this results in about 83 percent of City service costs allocated to residential uses and 14 percent to non-residential uses. The remaining 3 percent are allocated to visitors based on the number of hotel rooms in the City. These percentages and the resulting per capita revenue and cost factors are shown in Table C below. Intergovernmental revenues, including the gas tax, tend to be allocated based on residential population only and Community Services, Animal Services, the Performing Arts Center revenues and costs are also assumed to be mainly used by the residential population. General Government Costs are not allocated on a per capita basis but are applied as an overhead charge to other costs for each land use. General Government includes the City management functions, finance, human resources, the City Clerk and City Attorney and other similar functions. Overall, these services represent about 35 percent of total General Fund expenditures in Rohnert Park. R o h n e r t P a r k G e n e r a l P l a n U p d a t e F i s c a l A n a l y s i s M e t h o d o l o g y A p p l i e d D e v e l o p m e n t E c o n o m i c s | P a g e A 4 Table C: Per Capita Cost and Revenue Factors by Major Land Use Budget Category RESIDENTIAL BUSINESS Percent Allocation Per Capita Factor Percent Allocation Per Capita Factor Revenues Franchise Fees 83% $51.21 14% $25.60 Intergovernmental 100% $8.25 0% $0.00 Community Service Fees 100% $31.97 0% $9.69 Cost Allocation Plan Revenues 83% $40.89 14% $0.00 Licenses and Permits 83% $15.76 14% $20.44 Fines and Forfeitures 83% $0.92 14% $7.88 Miscellaneous Revenues 83% $1.43 14% $0.46 Transfers in 83% $80.55 14% $0.72 Gas Tax 100% $24.69 0% $40.27 Expenditures Police Dept. 83% $324.08 14% $129.63 Animal Services 100% $13.83 0% $0.00 Public Works 83% $62.86 14% $31.43 Community Services 98% $53.12 0% $0.00 Performing Arts Center 98% $21.27 0% $0.00 Transfers Out 83% $48.00 14% $24.00 1 General Plan Alternatives: Land Use Change Requests Planning Commission 10-10-19 Background 2 The General Plan is now in the alternatives phase. Property owners were given the opportunity to submit land use designation changes. Property owner benefit: avoids lengthy and expensive GPA and CEQA process The proposed changes need to be reviewed for approval before EIR phase of General Plan project. 3 Ishaq City of RP City of RP Vast Oak LLC Creath St. Johns Cross & Crown Applicant –Cross & Crown Parcel Number: Multiple APN’s Current General Plan Designation: Office - Commercial Proposed General Plan Designation: High Density-Mixed Use Acreage: 1.19 Staff Recommendation: Approve Re-Zoning 4 Applicant -St. Johns Methodist Church 5 Parcel Number: 143-330-077-000 Current General Plan Designation: Public/Institutional Proposed General Plan Designation: High-Density Residential Acreage:4.06 Staff Recommendation: Approve of Re-zoning Applicant –Cory & Windy Creath 6 Parcel Number: 045-253-007-000 Current General Plan Designation: Low Density Residential Proposed General Plan Designation: High-Density Residential Acreage:2.79 Staff Recommendation: Approve of Re-zoning Applicant –Vast Oak Properties L.P. 7 Parcel Number: 159-550-002-000 Current General Plan Designation: Specific Plan/Mixed Use Proposed General Plan Designation: Specific Plan/Mixed Used/Medium Density Residential Acreage:4.06 Staff Recommendation: Deny Re-zoning Applicant –Stadium Lands RP Development Partners 8 Parcel Number: 143-040-130-000 Current General Plan Designation: Commercial Regional Proposed General Plan Designation: High Density Residential Acreage:3.33 Currently Under Other Entitlement Review Applicant –Ishaq Development 9 Parcel Number: 045-054-018-000 Current General Plan Designation: Specific Plan Proposed General Plan Designation: Specific Plan w/Residential Acreage:7.76 Staff Recommendation: Deny Re-zoning Next Steps Recommendation incorporated into General Plan analysis process 10   Page 1    CITY OF ROHNERT PARK  PLANNING COMMISSION STAFF REPORT Meeting Date: October 10, 2019 Item No: 6.4 Prepared By: Jeffrey Beiswenger, Planning Manager Agenda Title: Study Session: Reviewing Property Owner Requested General Plan Amendments for the 2040 General Plan Update Project Location: Citywide GP/Zoning: Various Applicant: Various RECOMMENDED ACTION: Review property owner requests for General Plan amendments and provide recommendations to the City Council. BACKGROUND: The General Plan serves as a blueprint to achieve the community’s vision for the future. The last comprehensive update of the Rohnert Park General Plan was completed in 2000 and was intended to cover a planning period of approximately 20 years. The 2000 General Plan also supported the adoption of the City’s urban growth boundary. The goal of this General Plan update is to respond to changes in the community and in circumstances that affect the future direction of the city and provide an updated vision through the year 2040. The General Plan is now concluding the alternatives phase. This process is meant to provide the city with a resource to examine different possible outcomes of development to determine what is best for Rohnert Park’s future. Before the alternatives commence, property owners within the City’s planning area were provided the opportunity to submit parcel change requests to be considered as part of this General Plan Update. ANALYSIS: A total of six applications for parcel changes were received by the City. This report provides analysis on each application and the applicant’s proposed new land use(s).   Page 2  Applicant: Cross & Crown Lutheran Church Parcel Number: 158-300-001, 158-320-002 to 11 Current General Plan Designation: Office Proposed General Plan Designation: High Density or Mixed Use Acreage: 1.19 Location: Camino Corto and Snyder Lane. Details: Dental offices and an art school. Land is currently owned by the Cross and Crown Lutheran Church. Surrounding uses include Rancho Cotati High School, apartment buildings, church buildings, and neighborhood commercial (along Southwest Boulevard). Staff Recommendation: Support Figure 1 –Cross & Crown    3   Applicant: St. Johns Methodist Church Parcel Number: 143-330-077-000   Current General Plan Designation: Public/Institutional Proposed General Plan Designation: High Density Residential Acreage: 4.06 Location: 5150 Snyder Ln, between Redwood Park Estates and Laurence Jones Middle School. Details: Two structures on the property, religious assembly building and single-family home. Staff Recommendation: Support Figure 2 ‐ 5150 Snyder Lane    4   Applicant: Cory & Windy Creath Parcel Number: 045-253-007-000 Current General Plan Designation: Low Density Residential Proposed General Plan Designation: High Density Residential Acreage: 2.79 Location: 5040 Snyder Lane. Details: Bounded by Laurence E. Jones Middle School to the south, Medium Density Residential (Rancho Grande MHP) to the west, subdivision to the east (Bristol) and vacant land that is part of the Northeast Specific Plan to the north. Staff Recommendation: Support Figure 3 – 5040 Snyder Lane     5   Applicant: Vast Oak Properties, L.P. Parcel Number: 159-550-002-000 Current General Plan Designation: Specific Plan/Mixed Use Proposed General Plan Designation: Specific Plan/Mixed Use Acreage: 6.80 Location: Rohnert Park Expressway and Petaluma Hill Road. Details: Undeveloped vacant land that is part of the University District Specific Plan. Sonoma State University is located directly to the south of the land and permanent open space (wetland preserve) to the east. Staff Recommendation: Do not support as part of General Plan update. Consider as part of larger amendment to Specific Plan and Development Agreement Figure 4 – University District     6   Applicant: Ishaq Development Parcel Number: 045-054-018-000 Current General Plan Designation: Specific Plan Proposed General Plan Designation: Specific Plan w/residential Acreage: 7.76 Location: 107 Golf Course Drive West Details: Located within the Northwest Specific Plan. The area surrounding it is vacant and designated as Specific Plan use and Commercial Regional (C-R) Staff Recommendation: Do not support. Addition residential zoning north of Business Park Drive is not supported by the City Council. Figure 5 – 107 Golf Course Drive     7   Applicant: Stadium RP Development Partners Parcel Number: 143-040-130-000 Current General Plan Designation: Commercial Regional Proposed General Plan Designation: High Density Residential Acreage: 3.33 Location: Dowdell Avenue and Martin. Part of the Stadium Lands Planned Development area. Details: Surrounded by a variety of land uses including Commercial Regional, Public Institutional, and Light Industrial. Staff Recommendation: No action necessary. The GPA is under consideration as a separate land use action. Figure 6 – Stadium Lands Planned Development     8  Su m m a r y o f S t a f f R e c o m m e n d a t i o n Ap p l i c a n t Re a s o n i n g f o r C h a n g e St a f f A n a l y s i s Recommendation Cr o s s & C r o w n T h e a p p l i c a n t i s p r o p o s i n g t o c h a n g e l a n d u s e d e s i g n a t i o n t o al l o w f o r h i g h d e n s i t y r e s i d e n t i a l h o u s i n g . M i x e d u s e de s i g n a t i o n m a y a l s o b e a p p r o p r i a t e i n t h i s c a s e . Th i s c h a n g e i s c o n s i s t e n t w i t h t h e g o a l s a n d pr i o r i t i e s t o i n c r e a s e h o u s i n g a f f o r d a b i l i t y a n d di v e r s i t y , t o p r o v i d e a r a n g e o f h o u s i n g t y p e s i n ty p e a n d p r i c e a n d t o p r o v i d e a v a r i e t y o f h o u s i n g in a l l n e i g h b o r h o o d s . Staff recommends change St . J o h n s T h e a p p l i c a n t s t a t e s t h a t t h e p r o p e r t y i s c u r r e n t l y b e i n g “u n d e r u t i l i z e d a n d p r o v i d i n g m i n i m a l c o m m u n i t y b e n e f i t ” du e t o t h e p r o p e r t y h a v i n g a p p r o x i m a t e l y f o u r a c r e s o f l a n d an d a s m a l l 7 , 0 0 0 s f b u i l d i n g . A c h a n g e i n t h e G e n e r a l P l a n t o Hi g h D e n s i t y R e s i d e n t i a l w o u l d a l l o w t h e p r o p e r t y t o h a v e t o op t i o n o f d e v e l o p i n g h o u s i n g . Th i s c h a n g e i s c o n s i s t e n t w i t h t h e g o a l s a n d pr i o r i t i e s t o i n c r e a s e h o u s i n g a f f o r d a b i l i t y a n d di v e r s i t y , t o p r o v i d e a r a n g e o f h o u s i n g t y p e s i n ty p e a n d p r i c e a n d t o p r o v i d e a v a r i e t y o f h o u s i n g in a l l n e i g h b o r h o o d s . Staff recommends change Cr e a t h Th e p r o p e r t y o w n e r i s s e e k i n g a h i g h d e n s i t y r e s i d e n t i a l zo n i n g t o a l l o w f o r m o r e d e v e l o p m e n t p o t e n t i a l o n t h i s s m a l l si t e . T h e a p p l i c a n t s t a t e s t h a t t h e p r o p e r t y i s i d e a l f o r ad d i t i o n a l h o u s i n g u n i t s d u e t o i t s p r o x i m i t y a n d a r t e r i a l ro a d w a y c o n n e c t i o n . Th i s c h a n g e i s c o n s i s t e n t w i t h t h e g o a l s a n d pr i o r i t i e s t o i n c r e a s e h o u s i n g a f f o r d a b i l i t y a n d di v e r s i t y , t o p r o v i d e a r a n g e o f h o u s i n g t y p e s i n ty p e a n d p r i c e a n d t o p r o v i d e a v a r i e t y o f h o u s i n g in a l l n e i g h b o r h o o d s . Staff recommends change Va s t O a k : Mi x e d U s e S i t e Th e a p p l i c a n t i s p r o p o s i n g r e d u c i n g t h e a m o u n t o f p l a n n e d co m m e r c i a l S q . F t . t o a l l o w 7 2 m u l t i - f a m i l y r e s i d e n t i a l u n i t s . Th e a p p l i c a n t s t a t e s t h a t t h e c h a n g e w i l l b e t t e r a d d r e s s t h e ho u s i n g n e e d s o f t h e c i t y a n d S o n o m a S t a t e . Th i s p r o p o s a l i s n o t c o n s i s t e n t d u e t o t h e S p e c i f i c Pl a n g u i d e l i n e s a n d t h e m a x i m u m a l l o w a b l e de n s i t y i n a c e r t a i n a r e a . T h is p r o p o s a l i s r e l a t e d t o th e S p e c i f i c P l a n r a t h e r t h a n t h e G e n e r a l P l a n . Staff does not recommend change as part of General Plan project. Is h a q T h e o w n e r i s r e q u e s t i n g t o m o d i f y t h e c u r r e n t S p e c i f i c P l a n co n d i t i o n s t o a l l o w f o r a p a r t m e n t s . T h e o w n e r b e l i e v e s t h a t co m m e r c i a l m a y n o t b e s u c c e s s f u l i n t h i s a r e a o f t h e s i t e . Th i s p r o p o s a l i s n o t c o n s i s t e n t w i t h R o h n e r t P a r k pr i o r i t i e s . C i t y C o u n c i l h a s s p e c i f i e d e m p h a s i z i n g bu s i n e s s p a r k u s e s i n t h e p a r t o f t h e c o m m u n i t y an d l i m i t i n g t h e a m o u n t o f h o u s i n g . Staff does not recommend this change. St a d i u m L a n d s Th e a p p l i c a n t i s p r o p o s i n g t o c o n v e r t 3 4 , 3 0 0 S q . F t . o f co m m e r c i a l u s e t o h i g h - d e n s i t y r e s i d e n t i a l u n i t s . Th i s c h a n g e i s u n d e r c o n s i d e r a t i o n a s p a r t o f a se p a r a t e G e n e r a l P l a n A m e n d m e n t R e q u e s t No action is necessary    9   ENVIRONMENTAL DETERMINATION: General Plan update project includes the preparation of an Environmental Impact Report. PUBLIC NOTIFICATION: This study session was announced on the General Plan update project website and an email was sent to the General Plan update mailing list. Planning Manager Approval Date: 10/3/19 Attachments (list in packet assembly order): 1. Cross & Crown Lutheran Church Application 2. St. John, All Saints Church Application 3. Cory & Windy Creath Application 4. Vast Oak LLP Application 5. Ishaq Development Application 6. Stadium Lands Application