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2020/06/11 Planning Commission Resolution (3)PLANNING COMMISSION RESOLUTION NO. 2020-012 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AMENDMENTS TO THE TEXT OF THE GENERAL PLAN FOR SOUTHEAST SPECIFIC PLAN PROJECT LOCATED SOUTH OF THE CANON MANOR SPECIFIC PLAN AREA, WEST OF PETALUMA HILL ROAD, EAST OF BODWAY PARKWAY AND NORTH OF VALLEY HOUSE DRIVE (VARIOUS APNS) WHEREAS, the applicant, Penn Grove Mountain LLC filed Planning Applications proposing amendments to the General Plan (PLGP20-0001), an amended Specific Plan (PLSP20- 0001), and a revised Development Area Plan (PLDP20-0001) for the Southeast Specific Plan (“Project”) located south of the Canon Manor Specific Plan Area, west of Petaluma Hill Road, east of Bodway Parkway and north of Valley House Drive (various APNs), in accordance with the City of Rohnert Park Municipal Code (“RPMC”); and WHEREAS, the purpose of the proposed amendments is to eliminate the commercial shopping center and replace it with a 36-unit affordable housing complex. This requires that the General Plan text be amended to reflect the reduction in commercial development and the increase in residential units; and WHEREAS, the proposed amendments require changes to the Land Use Element of the General Plan, attached to and incorporated in this Resolution as Exhibit 1; and WHEREAS, pursuant to California State Law and the RPMC, public hearing notices were mailed to all property owners within an area exceeding a three hundred foot radius of the subject property and a public hearing was published for a minimum of 10 days prior to the first public hearing in the Community Voice; and WHEREAS, on June 11, 2020, the Planning Commission held a public hearing at which time interested persons had an opportunity testify either in support or opposition to the proposal: and WHEREAS, the Planning Commission has reviewed and considered the information contained in the General Plan Amendment application for the proposal. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Rohnert Park makes the following findings and determinations with respect to the proposed General Plan Amendment and amendments to Land Use Map: Section 1. The above recitations are true and correct. Section 2. Environmental Review: A. On December 7, 2010, the City Council of the City of Rohnert Park certified the Final EIR for this Project, including adoption of associated CEQA Findings, Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program, as described in City Council Resolution No. 2010-134. The proposed amendments will not result in additional 2 Reso 2020-012 environmental effects not previously evaluated in the EIR and are consistent with the analysis in the 2010 EIR, as set forth in the staff report and memorandum analyzing the project’s consistency with the EIR. No additional environmental review is necessary. B. Further, CEQA Guidelines section 15162 provides that “no subsequent EIR shall be prepared” for a project unless the lead agency determines that (1) “substantial changes are proposed in the project which will require major revisions of the previous EIR”; or (2) “substantial changes occur with respect to the circumstances under which the project is undertaken”; or (3) “new information of substantial importance … shows” one or more significant effects not discussed in the original EIR, greater severity to previously-identified substantial effects, or newly- found feasible mitigation measures that would substantially reduce significant effects. The proposed amendments (addition of two lots, revised phasing, removal of the water tank and alternate water service), are minor and will not result in any changes to the proposed project not previously analyzed in the 2010 EIR and no new information of substantial importance shows any significant effects or newly found feasible mitigation measures that would substantially reduce significant effects. Section 3. Findings related to the General Plan Amendments. The Planning Commission makes the following findings concerning the General Plan amendments proposed by Planning Application No. PLGP20-0001: 1. That the proposed General Plan amendments would be consistent with specific policies in the Land Use Element of the General Plan relative to the proposed development. Criteria Satisfied. The proposed amendments are consistent with specific policies, as amended, in the Land Use and Community Design Elements of the General Plan applicable to the Southeast Specific Plan area. The policies establish a primarily residential development with a mixed use land use designation for commercial and multi-family uses. The proposed development implements the existing land designations and is consistent with such specific policies. 2. That a duly noticed public hearing has been held to receive and consider public testimony regarding the proposed amendments to the General Plan Land Use Map. Criteria Satisfied. A duly noticed public hearing on the proposed General Plan Amendments was held on June 11, 2020. 3. That the proposed Project with the proposed General Plan amendments is consistent with the General Plan. Criteria Satisfied. The Specific Plan, as originally adopted, contains an extensive analysis of General Plan consistency. The proposed amendments do not change this analysis. In fact, the proposed amendments enhance the Project’s consistency with General Plan Goal HO-1 (Provide opportunities for Housing Development that accommodates projected growth and facilitates mobility within the ownership market) and HO-2 (Provide a diversity of housing types that accommodate 3 Reso 2020-012 projected population and demographic changes and enable residents to remain in Rohnert Park throughout their lives). 4. The General Plan amendment approved for this Project will not cause the General Plan to become internally inconsistent. Criteria Satisfied. The General Plan amendments proposed by the project applicant are relatively minor adjustments to accommodate the addition of 36 affordable units and the elimination of 10,000 square feet of potential commercial development. The amendments and revisions to the Specific Plan continue to implement the General Plan policies and goals. The General Plan amendment and the remainder of the General Plan comprise an integrated, internally consistent and compatible statement of polices for the City. The various land uses authorized for the project are compatible with the objectives, policies, general land uses, and programs specified in the General Plan, as amended. The project is compatible with and conforms to the objectives, policies, general land uses and programs specified in the General Plan. The project furthers the objectives and policies of the General Plan and does not obstruct their attainment. The Project is in harmony with surrounding neighborhoods, and the site is physically suitable for the development proposed. 5. That the City has considered and evaluated the goals, objectives and policies of the General Plan and finds that the proposed General Plan amendments are in compliance with the General Plan. Criteria Satisfied. The General Plan comprises many objectives, policies, principles, programs, standards, proposals and action plans (collectively, “policies”), as well as performance standards. In 2010, the City fully evaluated the extent to which the Project achieves each policy, including those pertaining to compatibility of land use, protection of open space, standards regarding geology, soils and earthquake risks, hazardous materials, flood hazards and drainage, protection of water quality, protection of biological resources, transportation standards and goals, regional and local housing needs, jobs/housing balance, noise, protection air quality, protection of visual resources, standards for public services and utilities, protection of architectural and historic resources, the provision of housing for all sectors of the economic community, and the provision of employment opportunities for residents of the City. The proposed current amendments are minor in nature and do not change the City’s original considerations with respect to General Plan compliance. In fact, by slightly increasing the number of housing units provided by the project, the proposed amendments improve the Project’s compliance with Housing Element of the General Plan. Section 4. The Planning Commission does hereby recommend that the City Council adopt the Findings hereinabove; adopt and amend the General Plan Land Use Diagram and approve Planning Application No. PLGP20-0001, General Plan Amendments for a proposed specific plan for property located south of the Canon Manor Specific Plan area, west of Petaluma Hill Road, REVISED SEPTEMBER 2018 2-1 2 Land Use and Growth Management Land use and growth management represent the prime planning concerns of most Rohnert Park residents. Based on input from public workshops, most residents want the City to ensure that any new development is in keeping with the community character and minimizes urbanization of open space outside the city. With only about 190 acres of vacant land within City limits in 1999, none of it designated for residential use, and limited reuse opportunities as the city is still fairly young, the location, intensity, character, and management of growth at the city’s edges is perhaps the most significant General Plan concern. The text and policies of the Land Use and Growth Management Element, and the General Plan Diagram constitute the physical framework of the General Plan. The chapter begins with a discussion of community form and population growth and their implications for regional growth management. This is followed by definitions of the land use classifications, information on population and projected buildout, and land use policies. Last, growth management policies are presented. Issues specifically related to urban design and development character are addressed in Chapter 3: Community Design. Exhibit 1 to Resolution Rohnert Park General Plan 2-36 REVISED JUNEAPRIL 2020 Southeast Specific Plan Area LU-22 Require preparation of a Specific Plan prior to approval of any development in the southeast area. The Specific Plan shall include a neighborhood park approximately five to eight acres in size, as specified in OS-12. Development shall be in accordance with the development program outlined in Table 2.4-3. Table 2.4-3: Use Program: Southeast Specific Plan Area Approx. Gross Acreage Housing Units Minimum-Maximum Approx. Non-residential Building Area (1,000 s.f.) Rural / Estate Residential 15-20 25-30 Low Density Residential 20-22 125-130 Medium Density Residential 26-29 230-250 Mixed-Use Development 5-10 80-117 10 Parks 5-8 Total 80 460 -52713 10 (Rev. 04/24) Permit neighborhood-oriented retail, offices, financial, business and personal services, and other similar neighborhood-compatible uses. Permit a maximum FAR of 0.4 for retail-only development, and 1.0 for mixed use development. Only land devoted to non-residential uses shall be counted towards establishing the non- residential FAR requirements. Allow residential uses in the mixed use area, as long as they do not front Bodway Parkway. Allow the Mixed Use area to be developed with a mix of residential and commercial uses, or with either one of those uses without the other. Northeast Specific Plan Area LU-23 Require preparation of a Specific Plan prior to approval of any development in the Northeast area. LU-24 Require that development in the Northeast Specific Plan area be in accordance with the development program outlined in Table 2.4-4. 3-1 3 Community Design This Element includes goals and policies aimed at protecting and enhancing Rohnert Park’s physical and visual character. Community design issues are addressed at citywide, neighborhood, and street scales. While reinforcing the positive attributes of Rohnert Park’s urban structure—such as a compact form and well-defined neighborhoods—the Element seeks to foster creation of distinctive centers to enhance the city’s identity, and promote pedestrian and community orientation of new development. The Element also includes policies for increasing neighborhood connectivity and enhancing the visual quality of urban edges. It includes a comprehensive set of measures to preserve the scenic qualities and views from corridors, including goals and policies pertaining to setbacks, street and block patterns in areas of new development, landscaping, streetscapes, and building massing. Rohnert Park General Plan 3-36 Southeast Specific Plan Area CD-50 Locate the proposed Mixed Use Commercial area along Bodway Parkway to increase accessibility. Require buildings to front on Bodway with parking located behind buildings. CD-51 Provide Medium Density Residential uses adjacent to mixed-use/commerci areas. Require the commercial center to provide landscaping to screen parking and provide a buffer between the residential and commercial uses. CD-52CD-49 Ensure that the proposed neighborhood park is located adjacent to the Medium Density Residential area. CD-53CD-50 Allow only Estate Residential uses along Petaluma Hill Road in order to provide transition between developed and undeveloped areas. While this is the only use along Petaluma Hill Road shown on the General Plan Diagram, the intent is to ensure that this policy is maintained if the General Plan Diagram were to be amended in the future. Existing Neighborhoods CD-54CD-51 Ensure that new development in existing neighborhoods is respectful of the character of existing uses and causes minimal design intrusion. The General Plan does not seek to alter the character of existing neighborhoods, which have played and will continue to play an important role in the future success of Rohnert Park as a community. CD-55CD-52 In cooperation with merchants, undertake a streetscape program for Commerce Boulevard that provides high branching trees that permit the stores to be seen but provide a canopy to the street. Provide shrubs to screen parking from the streets. CD-56 Establish a zero foot building setback that allows buildings to be located at the back of the sidewalk for commercial areas in the Downtown District Amenity Zone, as indicated in Figure 3.2-15. CD-57 Support public realm enhancements that improve bike and pedestrian connectivity, comfort, and access from neighborhoods and destinations in Central Rohnert Park to the SMART rail station. CD-58 Encourage new development to provide public plazas, gathering places, and pedestrian amenities that contribute to the character of the street and public realm. CD-59 Focus public and private investments inside the Downtown District Amenity Zone to create an urban downtown streetscape and facilitate pedestrian and bicycle crossings of Rohnert Park Expressway (RPX) and State Farm Drive. Rohnert Park General Plan 3-40 3.3 COMMERCIAL CENTERS As of 1999, essentially two types of commercial centers exist in Rohnert Park: • Neighborhood Commercial, located adjacent to neighborhoods, providing convenient shopping for nearby the residents. Neighborhood commercial centers are primarily oriented toward the automobile, but include amenities like large sidewalks and landscaped buffers that are pedestrian-friendly. The largest of these, at Rohnert Park Expressway/Commerce Boulevard, includes more than half the land devoted to neighborhood commercial facilities in the city. • Regional Commercial, located primarily along US 101, serving a regional clientele, in addition to Rohnert Park residents. Large, big-box retail stores (such as Home Depot and Wal-Mart) along Redwood Drive are oriented to their parking lots and the visibility that US 101 provides. Large blocks, minimal access points, and lack of shade trees discourage walking and bicycling. While much new future commercial development is contemplated as being part of mixed-use centers (policies for which are included in the preceding section), single-use commercial development may occur in several areas. GOALS: COMMERCIAL CENTERS CD-N Provide safe, convenient, and comfortable pedestrian connections within commercial centers and between commercial centers and adjacent sites and residential neighborhoods. CD-O Ensure that the location of buildings and the orientation of entrances within commercial centers allow for easy pedestrian access. POLICIES: COMMERCIAL CENTERS Figure 3.3-1 illustrates the potential visual appearance of commercial centers developed according to the policies in this section. CD-56CD-53 Require all development within commercial districts to provide pedestrian amenities, including: • Pedestrian walkways through parking lots to connect buildings on opposite sides of parking areas; • Sidewalks wide enough to accommodate pedestrian use; • Sidewalk intersection bulbs, to reduce the walking distance across streets; • Pedestrian lighting, benches, street trees, and other sidewalk amenities; and • Landscaping that complements pedestrian circulation and eliminates barriers to pedestrian access. Chapter 3: Community Design 3-41 Commercial development should be designed to accommodate both the pedestrian and the automobile. Neighborhood commercial centers, in particular, should provide strong pedestrian and bicycle connections to adjacent neighborhoods. Regional commercial centers are primarily accessed by car, but pedestrian amenities on-site (adequate sidewalk widths, pedestrian lighting, landscaping that complements pedestrian activity and removes barriers to walking, etc.) can help improve pedestrian safety and circulation and facilitate walking to and from adjacent sites. See also Chapter 4: Transportation, which requires pedestrian amenities to be provided within 600 feet of Mixed-use, High Density Residential, schools, parks, and recreational uses. CD-57CD-54 As part of the Zoning Ordinance, maintain development standards for all development within commercial districts that include, but are not limited to: •Maximum setbacks from the front lot-line; •Maximum length of the front lot line that can be used as the edge of a parking lot; •Landscaping requirements; •Design standards for parking lots, including landscaping and buffering; •Required orientation of main entrances to the street; •Building transparency and pedestrian comfort; •Signage requirements; and •Height, overall size, materials, lighting, and location. DOWNTOWN DISTRICT In 2016, in order to facilitate the development of downtown, a Downtown District Amenity Zone (DDAZ) was established by the Central Rohnert Park, Priority Development Area Plan. The DDAZ is intended to focus investment in the downtown area and to facilitate and create a compact, walkable, commercial district that is unique to Rohnert Park. The intent is to establish an urban streetscape environment supporting creation of a walkable dining, entertainment, retail, and civic district, within an urban atmosphere that is uniquely defined for the city. Figure 3.2-16 illustrates the DDAZ boundaries. Chapter 3: Community Design 3-43 PUBLIC ART As in the past, the City should continue efforts to promote arts and culture, including in cooperation with Sonoma State University, and as part of development and redevelopment. GOALS: PUBLIC ART CD-P Promote art and culture in Rohnert Park POLICIES: PUBLIC ART CD-58CD-55 Encourage the integration of art and cultural components in public places and facilities. CD-59CD-56 Include art and cultural components in areas of new development and redevelopment. City of Rohnert Park 2015-2023 HOUSING ELEMENT Prepared by: Mintier Harnish Adopted November 25, 2014 Resolution Number 2014-162 Chapter 9: Housing Element Page 9-68 Housing Element Adopted November 25, 2014 TABLE 9-38 APPROVED AND POTENTIAL PROJECTS WITHIN CITY LIMITS City of Rohnert Park 2014 Project/Site APN/Address Zoning Allowable Density (units/acre)1 General Plan Designation Acres Realistic Unit Capacity Income Category Existing Use Infrastructure Capacity (Y/N) On-Site Constraints (Y/N) Approved Projects Creekwood 143-021-036 M-U 24 Mixed Use 8.36 96 82 Moderate 14 Lower- Income Mini-storage on about 40% of site, rest is vacant Y N Fiori Estates (Stadium Area) 143-040-125 PD N/A Residential High Density 11.1 244 244 Above Moderate Under construction (apartments) Y N Sonoma Mountain Village1 046-051-040 PD N/A Mixed Use 175 1,892 1,638 Above Moderate 127 Moderate 127 Lower- Income Vacant Y N 046-051-045 PD N/A Parking lots and existing buildings Y N Southeast Specific Plan 047-111-030 SP N/A Rural/Estate, Low Density, Medium Residential and Mixed- Use 79.7 527475 16057 Above Moderate 25046 Moderate 11772 Lower- Income Undeveloped Y N 047-111-051 SP N/A 0.1 Y N University District Specific Plan 045-253-007 SP N/A 3.06 1,645 408 Above Moderate 1,019 Moderate 218 Lower- Income Undeveloped Y N 045-253-009 SP N/A 1.74 Y N 045-253-010 SP N/A 1.73 Y N 045-253-011 SP N/A 1.73 Y N 045-253-012 SP N/A 1.74 Y N Chapter 9: Housing Element Housing Element Page 9-73 Adopted November 25, 2014 Remaining Specific Plan The remaining area of the Specific Plan is made up of the Lenden, Gee, and Cotati-Rohnert Park Unified School District properties located in the northwest corner of the Specific Plan area. Once the 1,454 entitled units from the Vast Oak and UDLLC properties are subtracted from the 1,645 total units approved for the University District Specific Plan, the remaining Specific Plan area has capacity for 191 units. This includes 9 acres of land designated low-density residential that is anticipated to result in 51 units of single family homes, and were inventoried as above moderate-income units. This area will also include 16 acres of land designated medium-density residential that is anticipated to result in 140 single family homes and townhouses. These units were inventoried as moderate-income units. TABLE 9-39 UNIVERSITY DISTRICT SPECIFIC PLAN RESIDENTIAL CAPACITY City of Rohnert Park 2014 Land Use Designation Acres Allowable Density Expected Units Income Category Vast Oak and UDLLC Properties Rural/Estate Residential 12 2 26 Above Moderate Low-Density Residential 58 6 331 Above Moderate Medium-Density Residential 60 12 526 Moderate Public/Institutional/Medium- Density Residential 22 12 203 Moderate High-Density Residential (Affordable Housing Apartment Complex) 9 24 218 Lower-Income Mixed-Use Development 24 150 Moderate Subtotal 1,454 Remaining University Distinct Specific Plan Capacity Low-Density Residential 9 6 51 Above Moderate Medium-Density Residential 16 12 140 Moderate Subtotal 25 191 Total Capacity 1,645 Source: University District Specific Plan, 2014 and University District Specific Plan Development Agreement, 2014 Southeast Specific Plan The Southeast Specific Plan (SESP) and Development Area Plan was adopted December 7, 2010. Preliminary construction activities are currently (2014) underway. The SESP proposes a total of 475 513 residential units. The project includes a wide range of housing types, including rental and for-sale housing, and proposes to meet the City’s requirement for inclusionary housing by on-site construction of affordable units. Housing types include rural estate homes, single-family detached, alley-loaded, “zipper” lot homes, duplexes/duet units, townhomes, and apartments. Residential developments within the mixed-use area are located on two lots and include multifamily and attached single family residential units. Chapter 9: Housing Element Page 9-74 Housing Element Adopted November 25, 2014 In accordance with the Affordable Housing Plan, the developer will meet the City’s Inclusionary Housing Ordinance through the provision of 36 affordable units. This includes 36 apartment units in one apartment complex within the Mixed-Use designation. Eighteen of these units will be affordable to very low-income residents and 18 will be affordable to low-income residents. The other affordable units include 28 duplex/duets and 8 single family alley residences, located within the Medium-Density Residential designation. An additional 36 units are proposed to be constructed but these are not required by the inclusionary ordinance. The land use designations described in Table 9-40 correspond with the designations shown in Figure 9-6. The residential capacity in the Specific Plan area is based on the Development Area Plan. A total of 513 475 units are approved for the Southeast Specific Plan area. The Rural Estate Residential and Low-Density Residential designation is anticipated to result in 159157 single family units and was inventoried as above moderate-income. The Medium-Density Residential designation is approved for 237 small lot single family units and duplexes. Within this designation 36 units are affordable duplexes/single family alley residences that were inventoried as lower-income. The remaining 201 units were inventoried as moderate-income based on expected rents. The Mixed-Use designation is approved for 11781 multifamily units, 36 72 of which are part of the affordable apartment complexes and were inventoried as lower-income. The remaining 45 units within the Mixed-Use development designation were inventoried as moderate-income based on expected rents. A higher floor area ratio would be allowed for a mixed-use project if it were to include residential development as part of commercial structures (1.0 as opposed to 0.4) to encourage the development of housing in this area. The proposed number of units are less than the total capacity established in Chapter 2 (Land Use) of this document. TABLE 9-40 SOUTHEAST SPECIFIC PLAN RESIDENTIAL CAPACITY City of Rohnert Park 2014 Land Use Designation Acres Allowable Density Expected Units Capacity Rural/Estate Residential 16.0 2 29 160 Low-Density Residential 21.0 6 13028 Medium-Density Residential 27.3 12 237 250 Mixed-Use Development1 7.0 24 11781 117 Total 71.3 513475 527 1Mixed use includes up to 10,000 gross square feet of commercial/retail space. Note: Acres for parks and public facilities are not included in this table. Source: Southeast Specific Plan, 2010. Chapter 9: Housing Element Page 9-76 Housing Element Adopted November 25, 2014 FIGURE 9-5 UNIVERSITY DISTRICT SPECIFIC PLAN LAND USE Chapter 9: Housing Element Page 9-78 Housing Element Adopted November 25, 2014 FIGURE 9-6 SOUTHEAST SPECIFIC PLAN LAND USE Chapter 9: Housing Element Housing Element Page 9-99 Adopted November 25, 2014 The plan proposes the following:  26 estate units with low-density housing designations;  382 low-density residential units;  869 medium-density units, consisting of single family detached, clustered housing, and alley- loaded housing (attached housing could also be developed under this designation);  218 high-density units, including stacked-flats, carriage units, condominiums, townhouses, apartments; and  150 mixed-use units. Southeast Specific Plan The Southeast Specific Plan was adopted December 7, 2010. The plan provides for a maximum of 513475 residential units, including 11781 multifamily and attached single family residential units, and up to 10,000 square feet of commercial/retail space within an 80-acre planning area. Residential land uses proposed within this area include three types of single family dwellings:  Rural Estate on 16 acres;  Low-Density on 21.0 acres; and  Medium-Density 3127.3 acres. Northeast Specific Plan The Northeast Specific Plan is located within unincorporated Sonoma County. The draft plan calls for the development of a residential community of approximately 1,114 units in a variety of housing densities and types, 16.5 acres of parks and bikeways, and nearly 38 acres of other open space on an approximate 275- acre site adjacent to the northeastern edge of the city. Northwest Specific Plan The proposed Specific Plan Area is located just outside the northwest City Limits, west of Highway 101. The planning process will be aimed at identifying a community-based vision for the area. Based on a defined vision, a framework will be developed to guide future land uses, development, and public improvements in the area. A specific plan or specific plan amendment provides the framework to phase and pace growth within the Specific Plan area so as to ensure the completion of all necessary public facilities concurrently with completion of the Specific Plan. A specific plan identifies adequate financing mechanisms for the infrastructure and public facilities required to support the development.