2020/09/24 Planning Commission Agenda PacketSUPPLEMENTARY AGENDA
*Item 6.1 Updated
City of Rohnert Park
Planning Commission
NOTICE IS HEREBY GIVEN THAT A MEETING
will be held on Thursday September 24, 2020 6:00 P.M.
* COVID-19 NOTICE *
Consistent with Executive Orders No. N-25-20 and No. N-29-20 from the Executive Department
of the State of California and the Sonoma County Health Official’s March 17, 2020 and March
31, 2020 Shelter in Place Orders, the Planning Commission Meeting will not be physically
open to the public and Planning Commissioners will be teleconferencing into the meeting via
Zoom Video Communications software.
How to observe the Meeting:
To maximize public safety while still maintaining transparency and public access, members of
the public can observe the meeting on Cable Channel 26 or by visiting meeting central on our
website https://www.rpcity.org/city_hall/city_council/meeting_central
How to submit Public Comment:
Members of the public may provide public comment by sending comments to the Recording
Secretary by email at planning@rpcity.org. Comments are requested by 3:00 p.m. on the day of
the meeting, but can be emailed until the close of the Agenda Item for which the comment is
submitted. Email comments must identify the Agenda Item Number in the subject line of the
email and should be a maximum of 350 words, which corresponds to approximately 3 minutes of
speaking time. The comments will be read for the record, with a maximum allowance of 30
minutes of total public comments, subject to the Chair’s discretion. If a comment is received
after the agenda item is heard but before the close of the meeting, the comment will still be
included as a part of the record of the meeting but will not be read for the record or considered in
connection with the agenda item.
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. Please see above for details on how to
submit public comments.
5. CONSENT CALENDAR - ADOPTION OF MINUTES
5.1 Approval of the Draft Minutes of the Planning Commission Meeting of
September 10, 2020
Commissioner Motion/Roll Call Vote:
(Borba_____Guidice_____Orloff_____Haydon_____Blanquie_____)
6. AGENDA ITEMS
6.1 SITE PLAN & ARCHITECTURAL REVIEW – File No. PLSR20-0002 –
Redwood Lodging, LLC – Consideration of Resolution 2020-021 approving Site
Plan and Architectural Review for Home2Suites Hotel Amendments (APN 143-
391-022)
CEQA: The project meets the conditions for a Class 32 infill exemption as described in
Section 15332 of the State California Environmental Quality Act Guidelines.
Commissioner Motion/Roll Call Vote:
(Borba_____Guidice_____Orloff_____Haydon_____Blanquie_____)
6.2 GENERAL PLAN STUDY SESSION – City of Rohnert Park – Chapters 1, 3 &
4 – Introduction, Community Development Element and Economic Development
Element
7. ITEMS FROM THE PLANNING COMMISSION
8. ITEMS FROM THE DEVELOPMENT SERVICES STAFF
9. ADJOURNMENT
NOTE: If you challenge the nature of the proposed action in court, you may be limited to
raising only those issues you or someone else raised at public hearing(s) described in this agenda,
or in written correspondence delivered to the City of Rohnert Park at, or prior to the public
hearing(s).
AMERICAN DISABILITY ACT ACCOMMODATIONS: 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).
Appeals of any decisions made tonight must be received by the Planning Division within 10
days and no later than 5:00 p.m. on October 5, 2020.
CERTIFICATION OF POSTING OF AGENDA
I, Jennifer Sedna, Community Development Assistant, for the City of Rohnert Park, declare that
the foregoing notice and supplementary agenda for the September 24, 2020 Planning
Commission Meeting of the City of Rohnert Park was posted and available for review on
September 18, 2020 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 18th day of September, 2020 at Rohnert Park, California.
Jennifer Sedna
Minutes of the Planning Commission Meeting
of the City of Rohnert Park
Thursday, September 10, 2020
6:00 P.M.
130 Avram Avenue, Rohnert Park
1. CALL TO ORDER
Chairperson Blanquie called the regular meeting to order at 6:00 p.m.
2. PLEDGE OF ALLEGIANCE
Led by Chairperson Blanquie.
3. ROLL CALL
Present: Daniel A. Blanquie, Chairperson
John E. Borba, Commissioner
Gerard Giudice, Commissioner
Susan Haydon, Vice Chair
Marc Orloff, Commissioner
Absent: None.
Staff attending via Zoom Video Communications: Director of Development Services,
Mary Grace Pawson, Planning Manager, Jeff Beiswenger, and Recording Secretary,
Jennifer Sedna.
Staff present: IS Analyst, Mike Son.
4. PUBLIC COMMENT
None.
5. CONSENT CALENDAR - ADOPTION OF MINUTES
5.1 Approval of the Draft Minutes of the Planning Commission Meeting of August
27, 2020
ACTION: Moved/seconded (Orloff/Guidice) to approve the Draft Minutes of the
Planning Commission Meeting of August 27, 2020.
Motion carried by the following unanimous (5-0-0) roll call vote: AYES:
Blanquie, Borba, Giudice, Haydon, and Orloff; NOES: None; ABSTAIN: None;
ABSENT: None.
6. AGENDA ITEMS
6. 1 SITE PLAN & ARCHTECTURAL REVIEW – File No. PLSR20-0005 –
Callinan Construction Company – Consideration of Resolution 2020-020
approving Site Plan and Architectural Review for a second story addition located
at 636 Martin Avenue (APN 143-930-064).
Planning Manager, Jeff Beiswenger, presented the item, and answered questions from the
Commission including: if tenants have made comments about the improvement; if this project
would prevent other business owners from doing a similar project due to parking limitations;
if ADA requirements require an elevator to the second floor; if the proposed space will be
occupied by one tenant; details of the use of the second floor; if there will be an increase in
the number of employees; details on the materials and height of the railing on the roof deck;
and, clarification on the number of parking spaces. Recommended Action(s): adopt
Resolution 2020-020 approving Site Plan and Architectural Review for a second story
addition located at 636 Martin Avenue (APN 143-930-064).
Applicant Merle Avila, Architect, joined the meeting to answer questions from the
Commission, including: the ADA requirements for elevators; maintaining current personnel
numbers; materials of the roof deck; the number of current parking spaces; and if the deck
will be covered.
ACTION: Moved/seconded (Borba/Orloff) to adopt Resolution 2020-020
approving Site Plan and Architectural Review for a second story addition located
at 636 Martin Avenue (APN 143-930-064).
Motion carried by the following unanimous (5-0-0) roll call vote: AYES:
Blanquie, Borba, Giudice, Haydon, and Orloff; NOES: None; ABSTAIN: None;
ABSENT: None.
7. ITEMS FROM THE PLANNING COMMISSION
Commissioner Guidice recognized Reyff Electric for their installation of a generator at
Neighbor’s Organized Against Hunger.
8. ITEMS FROM THE DEVELOPMENT SERVICE STAFF
Staffperson Beiswenger notified the Commission of the General Plan to be on the agenda
for the following meeting in September.
9. ADJOURNMENT
Chairperson Blanquie adjourned the regular meeting at 6:30 p.m.
____________________________________ ___________________________________
Daniel A. Blanquie, Chairperson Jennifer Sedna, Secretary
Page 1
City of Rohnert Park
Planning Commission Report
Meeting Date: September 24, 2020
Item No: 6.1
Prepared by: Suzie Azevedo, Planner I
Agenda Title: PLSR20-0002 Site Plan and Architectural Review for a 96-Room
Home2 Suites Hotel
Location: 6490 Redwood Drive, 143-391-022
Applicant: Tejal Patel, Redwood Lodging, LLC
RECOMMENDED ACTION: Staff recommends that the Planning Commission adopt Resolution No.
2020-021 approving Site Plan and Architectural Review for a “four-story”, 95 room Homes2 Suites
Hilton Hotel on the west side of the City of Rohnert Park. This proposal is consistent with the
Commercial land use designation in the General Plan and the associated C-R: Regional Commercial
Zoning District.
BACKGROUND: The subject property is a 1.87 acre flag shaped parcel located on the west side of
Highway 101, east of Redwood Drive, south of Rohnert Park Expressway and north of Laguna Drive.
The parcel was previously developed as a Sizzler restaurant with an accompanying parking lot. To the
south is the Best Western Hotel and to the north is the VCA Animal Care Center of Sonoma County.
Other area uses include the Carl’s Jr., Olive Garden, and Red Lobster. (Figure 1 – Location)
Figure 1 - Project Location
Page 2
On September 13, 2018, the Planning Commission approved an application for a “five-story”, 96 room
Homes2 Suites hotel proposed in the southeast corner of the flag portion of the parcel, with a drive aisle
and parking wrapping the perimeter of the building. Since that time, discussions with City have been held
on the construction of a five-story wood-frame building and the nuances in providing infrastructure
related to water, fire and sewer services to the project location. In an effort to address City preference for
construction and development, and to provide a building allowing greater ease of emergency service
provision, the Home2Suites hotel project was redesigned to a “four-story” wood frame building. Further,
the redesign provides for a more efficient use of the project site as well as increased utilization for green
space on the site.
The applicant proposes to change the building to four stories and shift the building into the northwest
corner of the flag portion of the parcel and straighten the drive aisle and parking. The total room count
will be reduced to 95. The proposed relocation of the building will require some modifications to the
proposed water, fire and sewer services to the property which will generally simplify how the property
and building are served. The storm drain system in the former Sizzler parking lot will be reconfigured
into the straightened drive aisle and the existing storm drain easement will be modified accordingly.
PROJECT SUMMARY: The applicant has proposed a modern style 95-room, 59,166 square feet,
four-story Home2 Suites, with 96 on-site parking spaces on the west side of the city. Home2 Suites is a
Hilton branded hotel, catering primarily to tourists and business travelers. Home2 Suites is unique in that
the suites include kitchenettes for guests. The hotel will feature a pool and patio area. This project would
be developed on a currently vacant 1.87 acre parcel west of Highway 101 on Redwood Drive that was
formally the location of the Sizzler restaurant (now demolished). Project details are as follows:
Location and Access
The Home2 Suites is proposed for a location that provides convenient access for guests to Highway 101,
attractions on Redwood Drive, and a multitude of restaurants. Primary access will be via Redwood Drive.
A pedestrian access path to Redwood Drive from the hotel has been negotiated to use the parcels to the
north adjacent to the proposed hotel. (Figure 2 – Site Plan)
A secondary fire apparatus access is required for a hotel use. This requirement helps insure that
emergency vehicles can access the hotel if the primary entrance is blocked or if a secondary staging area
is needed in the case of a structure fire. An access already exists from the Best Western site to the south,
and Best Western relies on this access for its own secondary fire access purposes. This access will be
maintained.
Parking
The parking requirement for a hotel is one space per room plus one per employee during peak hours.
There are 95 rooms and three employees during peak hours. This equates to a need for 98 parking spaces.
96 parking spaces are proposed for this hotel. Parking space reductions of up to ten percent may be
permitted by the planning commission if a rideshare, transit incentive program or other transportation
systems management is provided. Bicycle parking is located at the front of the hotel. Sonoma County
Transit bus stops are located adjacent to the main project entrance on Redwood Drive.
Page 3
Figure 2 – Site Plan
Building Elevations
The architectural styling of the hotel building is contemporary. The building walls are a
combination of stucco, tile, and cement fiber board. The roof is primarily flat with a sufficient
slope to provide for drainage. The roof is hidden behind a parapet that also hides mechanical
equipment. Colors are blue, white, and gray, with a yellow/green “flower power” accent
consistent with Home2 Suites’ branding. The building walls feature a number of architectural
features including wall articulation, use of contrasting materials such as metal framing and tile.
The porte cochere is a modern understated feature that directs guest to the entrance. The pool and
patio area is situated behind the hotel. (Figure 3 – Elevation)
Figure 3 - Elevation
Page 4
Signage
The hotel name Home2 Suites is shown in individual letters on the façade above the entrance to
the hotel, facing the freeway and on the left elevation of the building. A monument sign will be
proposed at the Redwood Drive frontage. Administrative approval of a Sign Program, at a later
date, will be required for the hotel signs.
Landscaping
A preliminary landscaping plan has been has been submitted. Landscaping consists of a variety
of trees, shrubs and groundcover. Madrones, White Crape Myrtles, Pistache, and Coast Live
Page 5
Oaks make up the bulk of the proposed tree plantings. Planting in the parking areas will shade
vehicles during the summer months. Irrigation of the landscaping will be with recycled water
that is available in Redwood Drive. The common area and perimeter area landscaping irrigation
will consist of low volume drip system. The plant palette will utilize at least 75% drought
tolerant plant materials appropriate to the climate region.
Lighting and Green Measures
The walkway and parking area lighting will consist of LED lighting fixtures. This project
incorporates a number of green, or environmentally friendly measures. The roof will potentially
incorporate solar panels, while EV charging paces will also be provided within the development.
The building will be constructed in an energy efficient manner in accordance with Cal Green
standards. Landscaping throughout the project will be designed to be drought-tolerant, and onsite
storm water capture is included. This project will utilize the city’s recycled water system.
ANALYSIS
General Plan
This project implements the following General Plan Goals and Policies, as follows:
• CD-K. Provide safe, convenient, and comfortable pedestrian connections within commercial
centers and between commercial centers and adjacent sites…
Staff Analysis: This project uses a variety of methods to further create and reinforce pedestrian
connections within this renewing commercial center, and with other commercial centers in the
immediate area. Sidewalk connections are clearly marked and a new ADA access path will be
constructed in cooperation with the properties to the immediate north.
Page 6
• CD-L. Ensure that the location of buildings and orientation of entrances within commercial
centers allow for easy pedestrian access.
Staff Analysis: The building is oriented in such a manner to provide visual clues to pedestrians as
to where entrances, paths, and accesses are. The porte-cochere creates a distinct modern
entrance for pedestrians and an understated focal point leading to the entrance of the hotel. This
is complemented by lighting, landscaping, and planned signage.
• LU-J. Continue to maintain efficient land use patterns and ensure that infill development
maintains the scale and character of established neighborhoods.
Staff Analysis: The proposed hotel is planned on a relatively compact (though irregularly shaped)
infill lot that was previously developed. This is generally a more intense use than the Sizzler
restaurant that previously occupied the site. While taller than the Sizzler there are other tall
buildings already in existence, under construction, or proposed within a one-half mile radius. The
relatively compact nature of the lot and its proximity to existing infrastructure promotes the
continued use of land in an efficient and orderly manner.
Zoning Regulations
C-R: Regional Commercial. This District is intended to allow for the operation of activities that provide
goods and services that serve the community and outlying areas within an eight to twenty mile radius. It
is primarily reserved for larger shopping centers and can accommodate “big box” retailers. This district
is consistent with the “Regional Commercial” general plan designation.
The project is located immediately adjacent to other large existing and planned shopping centers on the
west side of town. As proposed and planned, the project is consistent with the intent of the zoning district
and all the various development standards including height, setbacks, parking, landscaping, and coverage.
Development Standards
The development standards for this project are those that are applicable in the C-R: Regional Commercial
district. The proposed hotel complies with all standards.
Design Guidelines
This project implements important design criteria: neighborhood compatibility. The massing, colors,
height, materials, siting, and landscaping of the hotel will complement the existing uses in the area. This
provides a fresh and consistent look and feel throughout this redeveloping neighborhood.
The City of Rohnert Park Design Guidelines lists Modern under Architectural Styles. According to the
Design Guidelines, Modern is an architectural style that emerged in the mid-20th Century and usually
features geometric forms, large windows and flat roofs. Modern is the style the developer has used for the
design of the hotel. The architect has utilized the following elements from the Design Guidelines:
• Building massing is inspired by traditional forms. Volumes are simple, asymmetrical yet
balanced, and includes variations in height. Repetitive and alternating elements are present,
with additional articulation provided by the use of colors, materials, screening, and recesses.
• The building incorporates façade elements such as the roof projection and the porte cochere
that enriches the quality of the semi-public environment. These elements also take inspiration
from green building principles in that they provide shading, and address sun orientation.
• Materials used in the construction of the hotel feature a variety of colors and textures to
achieve visual interest. The colors of additional building materials are contrasting in a
positive manner. While the yellow/green, “flower power” color would not generally be a
preferred color in the use of architecture, it is tastefully used in a manner that provides an
exciting pop of accentuating color and is consistent with the Home2 Suites branding.
Page 7
• The building features a flat roof common to modern buildings. It is hidden by a parapet, but
accented by height variation. Mechanical and other roof mounted equipment is screened by
the roof parapet.
ENVIRONMENTAL DETERMINATION
In accordance with the California Environmental Quality Act (CEQA), Noise, Traffic, and Air
Quality/Greenhouse Gas Analyses were completed for this project. The studies concluded that the project
would not result in any significant effects relating to traffic, noise, air quality, or water quality. As the
project is consistent with general plan guidelines and zoning designations, is within the city limits on a
site under five acres, can be adequately served by all required utilities and public services, and the site has
no value as habitat for endangered, threatened, or rare species, the project meets the conditions for a Class
32 infill exemption as described in Section 15332 of the State CEQA Guidelines.
PUBLIC NOTIFICATION: A courtesy notice was mailed to owners of properties contiguous to the
project site.
Planning Manager Approval Date: 09/18/20
Attachments (list in packet assembly order):
1. Resolution 2020-021 Approving Site Plan and Architecture Review for Home2 Suites located at
6490 Redwood Drive (APN 143-391-022) File No. PLSR20-0002
2. Resolution Exhibit A – Design Package for Home2 Suites
3. Resolution Exhibit B – Conditions of Approval
PLANNING COMMMISSION RESOLUTION NO. 2020-021
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, APPROVING SITE PLAN AND
ARCHITECTURAL REVIEW FOR THE HOME2 SUITES HOTEL DEVELOPMENT
LOCATED AT 6490 REDWOOD DRIVE (APN 143-391-022)
WHEREAS, the applicant, Tejal Patel, of Redwood Lodging, LLC, has submitted a Site
Plan and Architectural Review for a 94-room hotel located on property at 6490 Redwood Drive
(APN 143-391-022); and
WHEREAS, Planning Application No. PLSR20-0002 was processed in the time and
manner prescribed by State and local law; and
WHEREAS, the project is located in the Regional Commercial Zoning District, and so
designated in the Rohnert Park Zoning Map;
WHEREAS, on September 24, 2020, the Planning Commission reviewed Planning
Application No. PLSR20-0002 at which time interested persons had an opportunity to testify either
in support of or opposition to the project; and,
WHEREAS, at the September 24, 2020, 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. PLSR20-0002.
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. PLSR20-0002, makes the following findings, to wit:
A. That the developments general appearance is compatible with existing development and
enhances the surrounding neighborhood.
Criteria Satisfied The building design will be consistent with other structures in the
immediate area including the existing offices, the Best Western Hotel, the animal care
clinic, and the Olive Garden and Red Lobster restaurants. The hotel will be an attractive
addition to the west side of town. Architecture, landscaping choices, lighting elements, and
overall site design components give the hotel and the renewing neighborhood around it a
consistent look and feel that enhances what already exists.
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.
Criteria Satisfied. The new building has an attractive appearance with a variety of
materials. There is articulation in the building walls including setback and variations in the
roof height. The porte-cochere provides an inviting understated entrance to the building
2
Reso 2020-021
and further enhances its attractiveness with variation in bulk and façade depth. A pool to
the rear of the hotel with an attractive wall and patio area is also provided. Attractive
lighting and signage further enhances the visual quality of the structure. The rear of the
hotel will provide an attractive view from Highway 101. While the hotel is set back from
Redwood Drive, landscaping, the height of the building, and the porte-cochere will insure
the building maintains a visually attractive presence in this area of the city.
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. Vehicular access to the property is from Redwood Drive. Pedestrian
sidewalks will connect the hotel to adjacent developments on the west side of Rohnert Park
and to the larger public sidewalk system. Bicycle parking and EV charging will be provided
onsite. Sonoma County Transit runs busses in close proximity to the hotel site, with a stop
at the main hotel entrance along Redwood Drive.
Section 3. Environmental Clearance. The project meets the conditions for a Class 32
infill exemption as described in Section 15332 of the State California Environmental Quality Act
Guidelines.
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Planning Application No. PLSR20-0002, as depicted in the designs shown in Exhibit A
and subject to the following conditions attached as Exhibit B.
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 24th day of September, 2020 by the City
of Rohnert Park Planning Commission by the following vote:
AYES: _____ NOES:_____ ABSENT:_____ ABSTAIN:_____
BLANQUIE _____ BORBA _____ GIUDICE _____ HAYDON ____ORLOFF_____
________________________________________________________
Daniel Blanquie, Chairperson, Rohnert Park Planning Commission
Attest: ________________________________
Jennifer Sedna, Recording Secretary
Attachments:
Exhibit A – Design Package
Exhibit B – Conditions of Approval
PROJECT LOCATION
VICINITY MAP
N
HOME2 SUITES
6490 REDWOOD DRIVE
ROHNERT PARK, CA
DOCUMENT DATE: 01 | 07 | 2020
OWNER
ROHNERT PARK LODGING, LLC
13486 MELODY ROAD
CHINO HILLS, CA 91709
(951) 283-9852
ARCHITECT
BRR ARCHITECTURE, INC
8131 METCALF AVENUE
OVERLAND PARK, KS 66204
(913) 262-9095
CIVIL ENGINEER (N.I.C.)
STRUC ENGINEER
MECHANICAL ENGINEER
PLUMBING ENGINEER
ELECTRICAL ENGINEER
ADOBE ASSOCIATES
1220 N DUTTON AVE
SANTA ROSA, CA 95401
(707) 541-2300
BSE ENGINEERS
11320 W 79TH ST
LENEXA, KS 66214
SMITH & BOUCHER ENGINEERS
25501 WEST VALLEY PARKWAY
SUITE 200
OLATHE, KS 66061
SMITH & BOUCHER ENGINEERS
25501 WEST VALLEY PARKWAY
SUITE 200
OLATHE, KS 66061
SMITH & BOUCHER ENGINEERS
25501 WEST VALLEY PARKWAY
SUITE 200
OLATHE, KS 66061
N O T F O R C O N S T R U C T I O N
SHEET NO.
This drawing was prepared for use on a
specific site contemporaneously with its issue
date and it is not suitable for use on a
different project site or at a later time. Use of
this drawing for reference or example on
another project requires the services of
properly licensed architects and engineers.
Reproduction of this drawing for reuse on
another project is not authorized and may be
contrary to the law.
BRR Original printed on recycled paper
COPYRIGHT NOTICE
PROJECT NO.
SHEET TITLE
ISSUES & REVISIONS
DRAWN BY:
PROFESSIONAL SEAL
PROJECT MANAGER:
DOCUMENT DATE:
CHECKED BY:
PROJECT PHASE
PROJECT NAME
PROJECT ADDRESS
CAT
JGP
CONSULTANT
INDIVIDUAL
8131 METCALF AVENUE
OVERLAND PARK, KS
66204
www.brrarch.com
TEL: 913-262-9095
FAX: 913-262-9044
8131 METCALF AVENUE
OVERLAND PARK, KS
66204
www.brrarch.com
TEL: 913-262-9095
FAX: 913-262-9044
ARCHITECT OF RECORD:
7 /1 7 /2 0 2 0 1 0 :5 8 :4 4 A M
COVER SHEET
G001
31000311
03/05/20
30% Brand Submittal
HOME2
SUITES
6490 Redwood Drive
Rohnert Park, CA
ARCHITECTURAL
SHEET SHEET TITLE
A100 ARCHITECTURAL SITE PLAN & DETAILS
A101 FLOOR PLAN - FIRST FLOOR
A102 FLOOR PLAN - SECOND FLOOR
A103 FLOOR PLAN - THIRD FLOOR
A104 FLOOR PLAN - FOURTH FLOOR
A105 ROOF PLAN
A200 EXTERIOR ELEVATIONS
A201 EXTERIOR ELEVATIONS
A300 BUILDING SECTIONS
A410 GUESTROOM KING STUDIO
A411 GUESTROOM KING STUDIO ELEVATIONS
A412 GUESTROOM QUEEN QUEEN STUDIO
A413 GUESTROOM QUEEN QUEEN STUDIO ELEVATIONS
A414 GUESTROOM KING ONE BEDROOM
A415 GUESTROOM KING ONE BEDROOM
A416 GUESTROOM KING ONE BEDROOM
A417 GUESTROOM KING STUDIO CONNECTING ACC
A418 GUESTROOM KING STUDIO CONNECTING ACC
A419 GUESTROOM KING CONNECTING ACC ELEVATIONS
A420 GUESTROOM KING CONNECTING
A421 GUESTROOM KING CONNECTING ELEVATIONS
A422 KING ONE BEDROOM CONNECTING ACC
A423 KING ONE BEDROOM CONNECTING
A424 KING ONE BEDROOM CONNECTING ELEVATION
A425 GUESTROOM QUEEN QUEEN STUDIO CONNECTING
A426 GUESTROOM QUEEN QUEEN STUDIO CONNECTING
ELEVATIONS
A427 GUESTROOM KING ONE BEDROOM
A428 GUESTROMM KING ONE BEDROOM
A429 GUESTROOM KING ONE BEDROOM ELEVATIONS
A600 TRASH ENCLOSURE
GENERAL
SHEET SHEET TITLE
G001 COVER SHEET
CIVIL
SHEET SHEET TITLE
AMENDMENT SITE PLAN AMENDMENT SITE PLAN
LAVATORIES CALCULATIONS
OCCUPANCY TYPE OCCUPANTS
FACTOR REQUIRED
FIXTURES# PER ##
A-2 (ASSEMBLY)11 1 PER 150 0.073333
A-3 (ASSEMBLY)119 1 PER 100 1.19
B (BUSINESS)10 1 PER 50 0.2
S-1 (STORAGE)1 1 PER 200 0.005
TOTAL PROVIDED
TOTAL 1.468333
DRINKING FOUNTAIN
OCCUPANCY OCCUPANTS
FACTOR REQUIRED
FIXTURES## PER ###
A-2 (ASSEMBLY)11 1 PER 250 0.044
A-3 (ASSEMBLY)119 1 PER 250 0.476
B (BUSINESS)10 1 PER 150 0.066667
S-1 (STORAGE)1 1 PER 250 0.004
TOTAL PROVIDED
TOTAL 0.590667
WATER CLOSET CALCULATIONS
OCCUPANCY
OCCUPANTS FACTOR
WF REQ. FIXTM/F ## ## PER ###
A-2 (ASSEMBLY)F 6 1 PER 25 0.24
M 5 1 PER 50 0.1
A-3 (ASSEMBLY)F 50 1 PER 25 2
F 10 1 PER 50 0.2
M 59 1 PER 100 0.59
B (BUSINESS)F 5 1 PER 15 0.333333
M 5 1 PER 50 0.1
S-1 (STORAGE)M 1 1 PER 100 0.01
F 1 1 PER 100 0.01
TOTAL PROVIDED
TOTAL 3.583333
ROOM DATA (BY LEVEL)
FIRST FLOOR
DOUBLE QUEEN 1
DOUBLE QUEEN ACCESSIBLE 1
GENERATOR ENCLOSURE 1
KING BEDROOM 1
KING BEDROOM ACCESSIBLE 1
KING STUDIO 8
KING STUDIO CONNECTING 1
FF SECOND FLOOR
DOUBLE QUEEN 8
KING BEDROOM 1
KING ONE BEDROOM 1
KING STUDIO 15
KING STUDIO ACCESSIBLE 1
KING STUDIO CONNECTING 1
FF THIRD FLOOR
DOUBLE QUEEN 9
KING BEDROOM 1
KING BEDROOM ACCESSIBLE 1
KING STUDIO 15
KING STUDIO CONNECTING 1
FF FOURTH FLOOR
DOUBLE QUEEN 9
KING BEDROOM 1
KING ONE BEDROOM 1
KING STUDIO 15
KING STUDIO CONNECTING 1
95
ROOM TYPOLOGIES (COVER BY TYPE)
ROOM TYPE
Count (HIDE
THIS)
COUNT (ENTER
MANUALLY)PERCENT
GENERAL NOTES
1 DRAWINGS ARE DIAGRAMMATIC REPRESENTATIONS OF A FINISHED PRODUCT. CONSULT THE DRAWINGS AND MANUFACTURERS' SPECIFICATIONS FOR DETAILED
INSTALLATION, CONSTRUCTION METHODS, SPECIFICATIONS AND ADDITIONAL MATERIALS AND COMPONENTS REQUIRED FOR A COMPLETED PROJECT. THE DRAWINGS IN
COMBINATION WITH THE SPECIFICATIONS, MANUFACTURERS' SPECIFICATIONS AND INSTRUCTIONS AND BUILDING CODES DESCRIBE A FINISHED PRODUCT. ALL WORK IS
TO CONFORM TO ALL LOCAL, STATE AND NATIONAL BUILDING CODES. NOTIFY THE ARCHITECT PRIOR TO CONSTRUCTION OF ANY DISCREPANCIES.
2 CONTRACTOR TO COORDINATE THE INSTALLATION OF ALL OWNER'S EQUIPMENT
3 ALL WORK IS TO BE CONSIDERED NEW AND TO BE PROVIDED AND INSTALLED. VERIFY ANY DISCREPANCIES WITH THE ARCHITECT PRIOR TO BIDDING AND CONSTRUCTION.
4 ALL SCHEDULES, IF SHOWN, ARE FOR THE CONVENIENCE OF THE CONTRACTOR. SCHEDULES DO NOT LIST ALL THE ITEMS CONTAINED IN THE DRAWINGS OR
MANUFACTURERS' SPECIFICATIONS. CONTRACTOR TO VERIFY COORDINATION OF ALL ITEMS IN ALL SCHEDULES.
5 ALL ENTRANCES TO THE BUILDING ARE TO MEET ACCESSIBILITY REQUIREMENTS ADOPTED BY THE JURISDICTION HAVING AUTHORITY, INCLUDING BUT NOT LIMITED TO
MAXIMUM THRESHOLD ELEVATION AND MAXIMUM SLOPE AT LANDINGS.
6 THE CONSTRUCTION SITE AND THE WORK IS TO BE AVAILABLE TO THE OWNER AND OWNER'S REPRESENTATIVES AT ALL TIMES.
7 ALL ACCESSIBLE RAMPS ARE TO HAVE A MAXIMUM OF 1 TO 12 SLOPE AND TO MEET LOCALLY ADOPTED REQUIREMENTS FOR PEDESTRIAN RAMPS AS DETERMINED FOR A
CITY STREET.
8 FIELD VERIFY ALL SITE CONDITIONS AND ELEVATIONS PRIOR TO CONSTRUCTION.
9 ALL EXT. DIMENSIONS ARE FROM FACE OF SLAB TO FACE OF SLAB. INTERIOR DIMENSIONS ARE FROM FACE OF STUD TO FACE OF STUD UNLESS OTHERWISE NOTED.
10 THIS PROJECT IS A NEW CONSTRUCTION. THE CONTRACTOR IS TO NOTE THAT NOT ALL CONDITIONS CAN BE REPRESENTED IN THE DRAWINGS AND SPECIFICATIONS. THE
CONTRACTOR IS TO ACCOUNT FOR ALL REASONABLE UNFORESEEN CONDITIONS WHEN SUBMITTING A BID OR PRICING FOR THIS WORK. ALL CONTRACTORS AND
SUBCONTRACTORS ARE TO FIELD VERIFY CONDITIONS PRIOR TO THE SUBMITTAL OF A BID OR PRICE FOR THEIR WORK.
11 SUBMIT SAMPLES FOR REVIEW AND APPROVAL PER THE SPECIFICATIONS.
12 THE CONTRACTOR IS RESPONSIBLE FOR ALL PERMITS AND FEES.
13 ALL ABBREVIATIONS ARE STANDARDIZED. THE CONTRACTOR IS RESPONSIBLE TO VERIFY THE UNDERSTANDING OF ALL ABBREVIATIONS ON ALL DRAWINGS AND
MANUFACTURERS' SPECIFICATIONS PRIOR TO CONSTRUCTING THIS PROJECT.
APPLICABLE CODES
CODE SUMMARY
BUILDING CODE: 2019 CALIFORNIA BUILDING CODE
MECHANICAL CODE: 2019 CALIFORNIA MECHANICAL CODE
PLUMBING CODE: 2019 CALIFORNIA PLUMBING CODE
ELECTRIC CODE: 2019 CALIFORNIA ELECTRICAL CODE
FIRE CODE: 2019 CALIFORNIA FIRE CODE
NFPA LIFE SAFETY CODE
ACCESSIBILITY CODE: 2019 CALIFORNIA BUILDING CODE
ENERGY CODE: 2019 CALIFORNIA ENERGY CODE
MIXED OCCUPANCIES
BUILDING CODE ANALYSIS
A-2 ASSEMBLY (UNSEPARATED - FIRST FLOOR ONLY)
A-3 ASSEMBLY (UNSEPARATED - FIRST FLOOR ONLY)
B BUSINESS (UNSEPARATED - FIRST FLOOR ONLY)
R-1 RESIDENTIAL (SEPARATED - ALL FLOORS)
S-1 STORAGE (SEPARATED - FIRST FLOOR ONLY)
CONSTRUCTION TYPE
CONSTRUCTION TYPE:TYPE VA
NFPA-13 FULLY SPRINKLED
BUILDING AREA
BUILDING A
FIRST FLOOR SQUARE FOOTAGE 9,500 SF
SECOND FLOOR SQUARE FOOTAGE 9,562 SF
THIRD FLOOR SQUARE FOOTAGE 9,562 SF
FOURTH FLOOR SQUARE FOOTAGE 9,562 SF
TOTAL GROSS SQUARE FOOTAGE 38,186 SF
BUILDING B
FIRST FLOOR SQUARE FOOTAGE 5,245 SF
SECOND FLOOR SQUARE FOOTAGE 5,245 SF
THIRD FLOOR SQUARE FOOTAGE 5,245 SF
FOURTH FLOOR SQUARE FOOTAGE 5,245 SF
TOTAL GROSS SQUARE FOOTAGE 20,980 SF
REFERENCE SHEET G003 FOR BUILDING
AREA CALCULATIONS
BUILDING HEIGHT
ALLOWABLE STORIES/HEIGHT-R-1 (TABLE 504.3
& 504.4)
4 STORIES ('70)
SPRINKLER STORIES/HEIGHT INCREASE (504.2) +1 STORY (20')
TOTAL ALLOWABLE STORIES/HEIGHT 4 STORIES (70')
TRAVEL DISTANCE
MAXIMUM TRAVEL DISTANCE:250 FEET
MAXIMUM DEAD END CORRIDOR: 50 FEET
FIRE PROTECTION
HOURLY FIRE-RESISTANCE RATING REQUIREMENTS
(TYPE VA) PER TABLE 601 & 602
REQUIRED
STRUCTURAL FRAME 1 HOUR
EXTERIOR NONBEARING WALLS 0 HOURS
EXTERIOR BEARING WALLS 1 HOUR
INTERIOR BEARING WALLS 1 HOUR
INTERIOR NONBEARING WALLS AND PARTITIONS 0 HOURS
FLOOR CONSTRUCTION & SECONDARY MEMBERS 1 HOUR
ROOF CONSTRUCTION 1 HOUR
DEFERRED SUBMITTALS
ELEVATOR SHOP DRAWINGS
COMMERCIAL KITCHEN
EXTERIOR BUILDING SIGNAGE
FIRE SPRINKLER SYSTEM
FIRE ALARM SYSTEM
INTERIOR DECOR/SIGNAGE
POOL
BUILDING DESCRIPTION
FOUR STORY PREFABRICATED MODULAR UNIT BUILDING, WOOD FRAMED BUILDING WITH
TPO ROOF SHEATHING. AUTOMATIC SPRINKLER SYSTEM IS PROVIDED PER NFPA 13
STANDARDS. BUILDING IS USED FOR GUESTROOMS, REGISTRATION, LAUNDRY AND
MECHANICAL AND ELECTRICAL ROOMS. STAIR ENCLOSURES ARE PROTECTED BY A
TWO-HOUR RATED, INTERIOR SEPARATION. ACCESSIBLE ROOMS ARE LOCATED ON THE
FIRST THROUGH FOURTH FLOORS. FIRE DETECTION SYSTEM (DETECTORS, ALARMS &
SPRINKLERS ARE INCLUDED)
PLUMBING FIXTURE COUNTS
PER TABLE A, TABLE 422.1 AND CHAPTER 29 OF THE 2019 CBC
ROOM TYPE DESCRIPTION QTY ROOM NUMBER
ACCESSIBLE ROOMS
ACC KING STUDIO TUB 1 201
ACCESSIBLE ONE
BEDROOM
TUB 3 123, 323, 423
ACC DOUBLE QUEEN ROLL-IN SHOWER 1 101
EAR HEARING
IMPAIRED
14
URINAL CALCULATIONS
OCCUPANCY TYPE OCCUPANTS
FACTOR
REQUIRED FIXT1 PER ##
A-2 (ASSEMBLY)5 1 PER 200 0.03
A-3 (ASSEMBLY)59 1 PER 100 0.59
B (BUSINESS)5 1 PER 100 0.05
S-1 (STORAGE)1 0 PER 0
TOTAL PROVIDED
TOTAL 0.67
NO. DATE DESCRIPTION
2 07/11/20 REV #2
2
PUBLIC SAFETY REQUIREMENTS:
1. PROVIDE A LIST OF DEFERRED SUBMITTALS, WHICH INCLUDES ELEVATOR SHOP
DRAWINGS, FIRE ALARM, FIRE SPRINKLERS AND COMMERCIAL KITCHEN SYSTEM.
2. PROVIDE A 2-1/2" HOSE OUTLET AND VALVE AT THE FIRE PUMP IN-LIEU OF A THIRD
HYDRANT.
3. FIRE SPRINKLERS SHALL CONFORM TO NFPA 13, AS STATED ON THE PLANS.
STANDPIPES WILL BE PROVIDED IN EACH STAIRWELL, ON TECH INTERMEDIATE
LANDINGS. A 2-1/2" CONNECTION VALVE WILL BE AVAILABLE ON THE ROOF.
4. PROVIDE A LARGE KEY BOX AT THE ENTRY, AND SMALL KEY BOXES AT OTHER
DOORS. KEY BOXES MAY BE PURCHASED BY CONTACTING THE FIRE PREVENTION
DIVISION AT 707-584-2641.
5. THE FIRE ALARM SHALL COMPLY WITH ORDINANCE 938 (CENTRAL STATION
CERTIFIED). OTHER LOCAL REQUIREMENTS APPLY.
6. NO COMBUSTIBLE BUILDING MATERIALS WILL BE ALLOWED ON THE PROJECT SITE
UNTIL A COMBUSTIBLE MATERIALS CLEARANCE IS OBTAINED FROM THE FIRE
MARSHAL.
7. FIRE LANES SHALL BE DESIGNED PER RPFD INFORMATION BULLETIN AND CFC,
REFERENCE CIVIL.
8. FIRE HYDRANTS SHALL CONFORM TO CITY STD. 857, INCLUDING RED CURBS AND
BLUE REFLECTORS. AERIAL FIRE APPARATUS ROADS SHALL BE 26' WIDE,
REFERENCE CIVIL.
9. ADDRESS NUMBERS SHALL BE 12" IN HEIGHT, ILLUMINATED AND VISIBLE FROM
THE STREET.
2
NO
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
3
4
6
S
R
E
D
W
O
O
D
D
R
F
R
E
E
W
A
Y
U
S
1
0
1
PROPOSED BUILDING
612119
8
10
AMENDMENT SITE PLAN
HOME 2 SUITES
6490 Redwood Drive, Rohnert Park, CA
APN 143-391-022
adobe associates, inc.
1220 N. Dutton Ave., Santa Rosa, CA 95401
P. (707) 541-2300 F. (707) 541-2301
Website: www.adobeinc.com
"A Service You Can Count On!"
civil engineering I land surveying I wastewater
ABBREVIATION LIST:
1
1
1
1
1
1
1
1
2
4
3
PARKING SPACE TABLE
TYPE NO. OF SPACES
4
7
HATCHING LEGEND:
KEY NOTES:
1
2
5
6
8
9
10
11
12
LEGEND:
UP
UP
3 '-7 5 /1 6 "
4 '-0 " L I V E T O L I V E
3'-7 5/16"
4'-0" LIVE TO LIVE
1 2 3 4 5 6 7 8 9 10 11 12 13 14
C
F
G
J
K
A201
1
A201
2
A200
2
1615
B
L
A
1
A300
_______
16'-0" 13'-0" 13'-0" 13'-0" 13'-0" 13'-0" 13'-0" 13'-0" 13'-0" 13'-0" 13'-7 1/2" 13'-0" 14'-0" 13'-0" 13'-0" 14'-0"
17
J
J
J
J
J
J
J
J
J
LAUNDRY
112
BREAK
114
HOUSEKEEPING
115
ENGINEER
106
FO
O
D
P
R
E
P
11
1
MECH
103
PUMP
107
OFFICE
116
GUEST LAUNDRY
141
SALES
105
PBX
142
FITNESS
140
DO
U
B
L
E
Q
U
E
E
N
AC
C
E
S
S
I
B
L
E
10
1
STAIR 1
100
KI
N
G
B
E
D
R
O
O
M
10
2
VESTIBULE
144
DO
U
B
L
E
Q
U
E
E
N
10
4
BATHROOM
110
BATHROOM
109
MEP
108
KI
N
G
S
T
U
D
I
O
CO
N
N
E
C
T
I
N
G
12
1
KI
N
G
B
E
D
R
O
O
M
AC
C
E
S
S
I
B
L
E
12
3 KI
N
G
S
T
U
D
I
O
12
7
KI
N
G
S
T
U
D
I
O
12
9
STAIR 2
132
BOH
131
KI
N
G
S
T
U
D
I
O
12
0
KI
N
G
S
T
U
D
I
O
12
2
KI
N
G
S
T
U
D
I
O
12
4
KI
N
G
S
T
U
D
I
O
12
6
KI
N
G
S
T
U
D
I
O
12
8
KI
N
G
S
T
U
D
I
O
13
0
IC
E
13
3
CORRIDOR
137
EL
E
V
1
13
8
EL
E
V
2
13
9
EL
E
V
13
5
RESTROOM
113
LOBBY
117
LOBBY
118
REGISTRATION
119
ELEV LOBBY
143
MEP
145
POOL
146
PO
O
L
D
E
C
K
14
7
MEP
148
RESTROOM
149
STORAGE
150
POOL EQUIP
151
RESTROOM
152
A
A
A A
A A
A
A A A A A A
A A
8' - 0" 14' - 6" 13' - 0" 19' - 5"
1' - 0 3/4"20' - 8 3/4" 5' - 3 1/2" 9' - 0 1/2" 3' - 11 1/4" 11' - 0"
1' - 1 1/4" 10 3/4"
11' - 0" 2' - 0" 11' - 0"
2' - 11 3/4"
4' - 8" 13' - 6" 13' - 6" 13' - 6" 13' - 0" 14' - 6" 6' - 0"
25' - 8" 3' - 8 1/2" 10' - 9" 1' - 9"
2' - 9 1/2"
10' - 3" 21' - 9 1/2"30' - 4 1/2"25' - 10" 2' - 0 1/2"78' - 8"
213' - 7 1/2"
33
'
-
7
"
2
'
-
8
"
5
'
-
0
"
36
'
-
2
1
/
2
"
77
'
-
5
1
/
2
"
4'
-
6
"
1'
-
0
"
30
'
-
8
"
5
'
-
1
1
/
2
"
2
6
'
-
1
0
1
/
2
"
5
'
-
3
1
/
2
"
4
'
-
0
"
7' - 5 1/2" 19' - 1"67' - 4 1/2"17' - 3 3/8" 12' - 0" 16' - 7 1/2" 6' - 8 3/4" 6' - 7" 13' - 6" 7' - 1" 6' - 5" 13' - 0" 20' - 6"
12' - 8" 3' - 8 1/2" 25' - 3" 3' - 8 1/2"45' - 4"3' - 3"52' - 7 1/2"27' - 2"39' - 11"
28' - 0"56' - 8 1/8"4' - 8" 20' - 0" 4' - 8"
21
'
-
7
5
/
8
"
8
'
-
8
"
15
'
-
1
5
/
8
"
1
8
'
-
8
"
213' - 7 1/2"
30
'
-
8
3
/
4
"
5
'
-
0
"
1
4
'
-
0
"
1
6
'
-
8
3
/
4
"
1'
-
0
"
66
'
-
5
1
/
2
"
1'
-
6
"
4
'
-
0
"
4'
-
6
"
72
'
-
1
1
1
/
2
"
A410
1
A410
1 SIM
A420
1
4'
-
8
"
A422
1
PROPOSED LOCATION
OF SMALL KEY BOX;
VERIFY LOCATION WITH
FIRE MARSHAL
PROPOSED LOCATION
OF SMALL KEY BOX;
VERIFY LOCATION WITH
FIRE MARSHAL
PROPOSED LOCATION
OF LARGE KEY BOX;
VERIFY LOCATION WITH
FIRE MARSHAL
PROPOSED LOCATION
OF SMALL KEY BOX;
VERIFY LOCATION WITH
FIRE MARSHAL
FIRE STANDPIPE
FIRE STANDPIPE
FP SERVICE
FIRE PUMP
PUMP
CONTROLLER
JOCKEY PUMP
CONTROLLER
FIRE DEPARTMENT
CONNECTION
ROOM DATA
STORY
STORY 1
STORY 2
STORY 3
STORY 4
TOTAL
PERCENTAGE
QQA1 BEDQQ TOTALKING
1 9 1 1 13
8 16 1 0 27
30%
27 57 5 1 94
60% 5%
KA
0
1
1
1BA
1
1
3
1% 1% 3%
9 16 1 0 270 1
9 16 2 0 270 0
N O T F O R C O N S T R U C T I O N
PROJECT NORTH
SHEET NO.
This drawing was prepared for use on a
specific site contemporaneously with its issue
date and it is not suitable for use on a
different project site or at a later time. Use of
this drawing for reference or example on
another project requires the services of
properly licensed architects and engineers.
Reproduction of this drawing for reuse on
another project is not authorized and may be
contrary to the law.
BRR Original printed on recycled paper
COPYRIGHT NOTICE
PROJECT NO.
SHEET TITLE
ISSUES & REVISIONS
DRAWN BY:
PROFESSIONAL SEAL
PROJECT MANAGER:
DOCUMENT DATE:
CHECKED BY:
PROJECT PHASE
PROJECT NAME
PROJECT ADDRESS
CAT
JGP
CONSULTANT
INDIVIDUAL
8131 METCALF AVENUE
OVERLAND PARK, KS
66204
www.brrarch.com
TEL: 913-262-9095
FAX: 913-262-9044
8131 METCALF AVENUE
OVERLAND PARK, KS
66204
www.brrarch.com
TEL: 913-262-9095
FAX: 913-262-9044
ARCHITECT OF RECORD:
7 /2 0 /2 0 2 0 6 :4 4 :2 1 A M
FLOOR PLAN -FIRST
FLOOR
A101
31000311
03/05/20
30% Brand Submittal
HOME2
SUITES
6490 Redwood Drive
Rohnert Park, CA
SHEET NOTES
1 INTERIOR PLAN DIMENSIONS ARE TO FACE
OF STUD/MASONRY UNLESS NOTED
OTHERWISE.
2 ROUTE ALL UTILITY SERVICE LINES (PIPES
AND CONDUIT) WITHIN STUD WALLS
WHEREVER POSSIBLE. WHERE NOT
POSSIBLE TO ROUTE UTILITIES WITHIN STUD
WALLS, UTILITIES SHALL BE ROUTED
UNDERGROUND. COORDINATE WITH OWNER
AND ARCHITECT PRIOR TO COMMENCING
WORK.
3 REF SHEET A601 FOR DOOR SCHEDULE.
4 REF SPECIFICATIONS FOR FINISH
INFORMATION.
5 ON WALK-IN PANELS IN FOOD PREP AREAS
WHERE UTILITIES MUST BE EXPOSED,
CONTRACTOR TO HAVE THE OPTION OF THE
FOLLOWING: A) SURFACE MOUNT UTILITIES
WITH NON-CORROSIVE ANCHORS; SEAL
PANEL CONTINUOUSLY WITH SEALANT. B)
INSTALL UTILITIES 1/2" OFF FACE OF PANEL
TO ALLOW FOR CLEANING; USE ONLY
NON-CORROSIVE MATERIALS FOR SPACERS
AND ANCHORS. C) COVER UTILITIES WITH 20
GAUGE STAINLESS STEEL BENT PLATES
MOUNTED TO WALL WITH NON-CORROSIVE
ANCHORS; APPLY CONTINUOUS SEALANT
ALONG EDGES AND JOINTS.
6 INSTALL CONTINUOUS USDA APPROVED
SEALANT AT ALL JOINTS BETWEEN
MATERIALS ON WALLS AND FLOORS IN
FLOOR PREPARATION WALK-IN AREAS.
7 PROVIDE STAINLESS STEEL CLOSURE
PANELS AT ALL VERTICAL GAPS AND
HORIZONTAL GAPS 52" OR LOWER BETWEEN
WALK-IN WALLS AND/OR EQUIPMENT IN PREP
AREAS.
8 ALL FIXED (NON-MOVEABLE) EQUIPMENT
INCLUDING SINKS, OVENS, AND
REFRIGERATED EQUIPMENT SHALL BE
SEALED TO THE WALLS. BASE OR LEGS
SHOULD BE SET IN A BED OF SEALANT WITH
EXCESS REMOVED. MOVEABLE EQUIPMENT
SHALL NOT BE SEALED.
9 FOOD SERVICE EQUIPMENT SHOWN FOR
REFERENCE ONLY. REFERENCE KITCHEN
SHEETS FOR FOOD SERVICE EQUIPMENT.
10 DOOR LOCATIONS NOT DIMENSIONED AND
NEAR ADJACENT WALL TO BE TWO STUDS
FROM WALL.
REF:/1/8" = 1'-0"1A200
FLOOR PLAN - FIRST FLOOR1
NO. DATE DESCRIPTION
1 03/13/20 REV #1
2 07/11/20 REV #2
1
1
1
1
1
2
2
2
2
2
2
2
2
14
'
-
8
"
27' - 3 3/8"10' - 8 3/8"
37' - 11 3/4"
3' - 0" 5' - 11 7/8" 4' - 4" 4' - 4" 5' - 11 7/8" 2' - 11 3/4"
1' - 0"5' - 0" 5' - 0" 4' - 7 7/8" 5' - 0" 5' - 0"
11 3/4"
3' - 4 1/4" 6' - 0" 2' - 0"
A600
2
A600 3
A600
5
A6006
7
A600
_______
A600
8
10
A600
_______
RECYCLINGTRASH
DUMPSTER
(N.I.C.)
TRASH
DUMPSTER
(N.I.C.)
INTERNAL
DRAINS
10
'
-
0
"
DROP ROD 1"
DIAMETER X 2'-0" LONG
WITH 90 DEGREE BEND
LOCKABLE HASP, TYP
WESTERN CEDAR PLANK
DIAGONAL BRACING,
REF STRUC
STEEL GATE POST, TYP
7'
-
0
"
8'
-
0
"
10
A600
_______
LARGE
FORMAT TILE7
A600
_______
10
'
-
0
"
LARGE FORMAT TILE
10
A600
_______
10
'
-
0
"
LARGE FORMAT TILE
7
A600
_______
10
'
-
0
"
LARGE FORMAT TILE
10
A600
_______
7
A600
_______
10
A600
_______
INTERNAL DRAINS, SLOPE ROOF TO DRAINS
6" STEEL SLEEVE
CANE BOLT & SLEEVE5" STEEL PIPE
STEEL GATE
FRAME PAINTED
BLACK
TS 3x2x1/8 STEEL
TUBE GATE FRAME
WIRE FABRIC PANEL,
WELD TO 1x1x1/8 ANGLE
4 1/2"x5" STEEL PLATE
1'
-
0
"
9"
3"
5"
9
A600
_______
3'
-
0
"
4'
-
0
"
3"
6" DIAMETER STEEL PIPE
BOLLARD FILL WITH
CONC WITH ROUNDED
TOP
PAVING OR
CONCRETE SLAB
JOINT SEALANT
18" DIAMETER
CONCRETE FOOTING
BASE MATERIAL
REF STRUC
SUBBASE/SUBGRADE
REF STRUC
SLOPE
7
A600
_______
N O T F O R C O N S T R U C T I O N
SHEET NO.
This drawing was prepared for use on a
specific site contemporaneously with its issue
date and it is not suitable for use on a
different project site or at a later time. Use of
this drawing for reference or example on
another project requires the services of
properly licensed architects and engineers.
Reproduction of this drawing for reuse on
another project is not authorized and may be
contrary to the law.
BRR Original printed on recycled paper
COPYRIGHT NOTICE
PROJECT NO.
SHEET TITLE
ISSUES & REVISIONS
DRAWN BY:
PROFESSIONAL SEAL
PROJECT MANAGER:
DOCUMENT DATE:
CHECKED BY:
PROJECT PHASE
PROJECT NAME
PROJECT ADDRESS
CAT
JGP
CONSULTANT
INDIVIDUAL
8131 METCALF AVENUE
OVERLAND PARK, KS
66204
www.brrarch.com
TEL: 913-262-9095
FAX: 913-262-9044
8131 METCALF AVENUE
OVERLAND PARK, KS
66204
www.brrarch.com
TEL: 913-262-9095
FAX: 913-262-9044
ARCHITECT OF RECORD:
7 /1 7 /2 0 2 0 1 0 :5 8 :3 7 A M
TRASH ENCLOSURE
A600
31000311
03/05/20
30% Brand Submittal
HOME2
SUITES
6490 Redwood Drive
Rohnert Park, CA
REF:/1/4" = 1'-0"
TRASH ENCLOSURE PLAN1
REF:/1/4" = 1'-0"1A600
TRASH ENCLOSURE ELEVATION2
REF:/1/4" = 1'-0"1A600
TRASH ENCLOSURE ELEVATION3
REF:/1/4" = 1'-0"1A600
TRASH ENCLOSURE ELEVATION5
REF:/1/4" = 1'-0"1A600
TRASH ENCLOSURE ELEVATION6
REF:/1/4" = 1'-0"1A600
TRASH ENCLOSURE SECTION7
REF:/1/4" = 1'-0"
TRASH ENCLOSURE ROOF PLAN4
REF:/1 1/2" = 1'-0"1A600
TRASH ENCLOSURE DETAIL8
REF:/3/4" = 1'-0"8A600
PIPE BOLLARD DETAIL9
REF:/1/4" = 1'-0"1A600
RECYCLING SECTION10
NO. DATE DESCRIPTION
1 03/13/20 REV #1
2 07/11/20 REV #2
1
REF:/1/4" = 1'-0"
NOT USED11
REF:/1/4" = 1'-0"
NOT USED12
2
GLOBAL SIGN FAMILY - Pg of 91
Pg 1 of 9
GLOBAL SIGN FAMILY
CURRENT RELEASE AS OF APRIL 2015
GLOBAL SIGN FAMILY - Pg of 94
D/F PYLON SIGN P-100 D/F PYLON SIGN P-75 D/F PYLON SIGN P-50
SCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0"
7'
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37'-4 /8" (2244.7mm)CABINET
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)
D/F MONUMENT SIGN
GLOBAL SIGN FAMILY - Pg of 95
CHANNEL LETTER DISPLAY
A(4.6667)
A
A(1.1320)
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)
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A(3.3647)
A(3.5347)
A(0.1700)
GLOBAL SIGN FAMILY - Pg of 96
CHANNEL LETTER DISPLAYS
GLOBAL SIGN FAMILY - Pg of 97
A(6.94)
A
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CHANNEL LETTER DISPLAYS
02/06/2020
DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION
The building images shown are a representation of the current design
intent only. The building images may not reflect variations in color,
tone, hue, tint, shading, ambient light intensity, materials, texture,
contrast, font style, construction variations required by building
codes or inspectors, material availability or final design detailing.
01
ROHNERT PARK, CALIFORNIA
Home2 Suites
02/06/2020
DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION
The building images shown are a representation of the current design
intent only. The building images may not reflect variations in color,
tone, hue, tint, shading, ambient light intensity, materials, texture,
contrast, font style, construction variations required by building
codes or inspectors, material availability or final design detailing.
02
ROHNERT PARK, CALIFORNIA
Home2 Suites - Front Perspective
02/06/2020
DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION
The building images shown are a representation of the current design
intent only. The building images may not reflect variations in color,
tone, hue, tint, shading, ambient light intensity, materials, texture,
contrast, font style, construction variations required by building
codes or inspectors, material availability or final design detailing.
03
ROHNERT PARK, CALIFORNIA
Home2 Suites - Rear Perspective
02/06/2020
DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION
The building images shown are a representation of the current design
intent only. The building images may not reflect variations in color,
tone, hue, tint, shading, ambient light intensity, materials, texture,
contrast, font style, construction variations required by building
codes or inspectors, material availability or final design detailing.
04
ROHNERT PARK, CALIFORNIA
Home2 Suites - Night Perspective
02/06/2020
DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION
The building images shown are a representation of the current design
intent only. The building images may not reflect variations in color,
tone, hue, tint, shading, ambient light intensity, materials, texture,
contrast, font style, construction variations required by building
codes or inspectors, material availability or final design detailing.
05
ROHNERT PARK, CALIFORNIA
Home2 Suites
Front Elevation
Left Elevation
- Elevations
BM 804
Chicago Blues
Fine Finish
EIFS
BM 1537
River Gorge Gray
Cement Fiber Board
BM OC-17
White Dove
Steel
Levantina
Techlam -
Gamas Vulcano
Vulcanoceniza
Tile
BM HC-170
Stonington Gray
Fine Finish EIFS
BM 153 / River
Gorge Gray
Cement Fiber
Board
113’-2”
FF SECOND FLOOR
100’-0”
FIRST FLOOR
BM OC-17
White Dove
Steel
Levantina
Techlam -
Gamas Vulcano
Vulcanoceniza
Tile
BM 398
Flower Power
Smooth Finish
EIFS
BM HC-170
Stonington Gray
Fine Finish EIFS
BM 2128-70
Lily White
Smooth Finish
EIFS
124’-0 3/4”
FF THIRD FLOOR
134’-11 1/2”
FF FOURTH FLOOR
144’-11”
ROOF SHEATHING
149’-1”
T.O. PARAPET
113’-2”
FF SECOND FLOOR
100’-0”
FIRST FLOOR
124’-0 3/4”
FF THIRD FLOOR
134’-11 1/2”
FF FOURTH FLOOR
144’-11”
ROOF SHEATHING
149’-1”
T.O. PARAPET
BM 2128-70
Lily White
Smooth Finish
EIFS
02/06/2020
DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION
The building images shown are a representation of the current design
intent only. The building images may not reflect variations in color,
tone, hue, tint, shading, ambient light intensity, materials, texture,
contrast, font style, construction variations required by building
codes or inspectors, material availability or final design detailing.
06
ROHNERT PARK, CALIFORNIA
Home2 Suites
Rear Elevation
Right Elevation
- Elevations
113’-2”
FF SECOND FLOOR
100’-0”
FIRST FLOOR
124’-0 3/4”
FF THIRD FLOOR
134’-11 1/2”
FF FOURTH FLOOR
144’-11”
ROOF SHEATHING
149’-1”
T.O. PARAPET
113’-2”
FF SECOND FLOOR
100’-0”
FIRST FLOOR
124’-0 3/4”
FF THIRD FLOOR
134’-11 1/2”
FF FOURTH FLOOR
144’-11”
ROOF SHEATHING
149’-1”
T.O. PARAPET
BM 2128-70
Lily White
Smooth Finish
EIFS
BM 2128-70
Lily White
Smooth Finish
EIFS
BM 153 / River
Gorge Gray
Cement Fiber
Board
BM HC-170
Stonington Gray
Fine Finish EIFS
BM HC 166
Kendall Charcoal
Fine Finish
EIFS
Levantina
Techlam -
Gamas Vulcano
Vulcanoceniza
Tile
Levantina
Techlam -
Gamas Vulcano
Vulcanoceniza
Tile
Levantina
Techlam -
Gamas Vulcano
Vulcanoceniza
Tile
Levantina
Techlam -
Gamas Vulcano
Vulcanoceniza
Tile
BM HC-170
Stonington Gray
Fine Finish EIFS
BM 153 / River
Gorge Gray
Cement Fiber
Board
BM 2128-70
Lily White
Smooth Finish
EIFS
NO
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THE DESIGNS, DETAILS, AND SPECIFICATIONS CONTAINED IN THIS DRAWING ARE CONFIDENTIAL. THE RECIPIENTS OF THIS DRAWING HEREBY ACKNOWLEDGE AND AGREE THAT IT IS THE SOLE PROPERTY OF RE
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DEVIATIONS FROM THIS DRAWING SHALL NOT BE MADE WITHOUT CONSULTING RESOURCE DESIGN. IN CASE OF INCONGRUITIES BETWEEN DRAWINGS, SPECIFICATIONS AND DETAILS INCLUDED IN CONTRACT AG
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ALL RIGHTS RESERVEDCOPYRIGHT 2008 / Resource Design c
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HOME2 SUITES HOTEL
6490 Redwood Drive, Rohnert Park, CA
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G:\Home2 Suites Hotel\Home2 Suites Hotel_site 1-13-20.dwg 1/29/2020 12:57 PM
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Preliminary Landscape Plan
1
Exhibit B
ADOPTED PER PLANNING COMMISSION RESOLUTION No. 2020-021
Conditions of Approval
Site Plan and Architectural Review: Home2 Suites Hotel
The conditions below shall apply to the Home2 Suites project located at 6490 Redwood Drive
(PLSR20-0002).
General Conditions
1. The Site Plan and Architectural Review approval shall expire eighteen months from
the Planning Commission approval date, unless prior to the expiration a building
permit is issued and construction is commenced and diligently pursued toward
completion and the use is initiated, or an extension is requested and approved.
2. All applicable provisions of the City of Rohnert Park Municipal Code, are made a
part of these conditions of approval in their entirety, as if fully contained herein.
3. The violation of any condition listed herein shall constitute a nuisance and a
violation of the RPMC. In conformity with Chapter 1.16 of the RPMC, a violation
of the RPMC may be an infraction or a misdemeanor and shall be punishable as
provided by law. In addition to criminal penalties, the City may seek injunctive
relief. The Applicant agrees to pay for all attorney’s fees and costs, including, but
not limited to, staff time incurred by the City in obtaining injunctive relief against
the Applicant as a result of a failure of the Applicant to fully perform and adhere to
all of the Conditions of Approval.
4. The Applicant agrees to defend, indemnify, hold harmless and release the City of
Rohnert Park, its agents, officers, attorneys and employees from any claim, action
or proceedings brought against any of the above, the purpose of which is to attack,
set aside, void, or annul the approval of this application or certification of the
environmental document which accompanies it. This indemnification obligation
shall include but not be limited to, damages, costs, expenses, attorneys’, or expert
witness fees that may be asserted by any person or entity, including the Applicant,
whether or not there is concurrent passive or active negligence on the part of the
City, its agents, officers, attorneys or employees.
5. Place Conditions of Approval on general notes on plan sheets.
Design Conditions
6. The Project is approved as shown in Exhibit A attached to the September 24, 2020
Planning Commission Resolution except as conditioned or modified below.
7. The applicant shall submit and receive administrative approval for a Master Sign
Program and Sign Review Application prior to installation of any signs.
8. All exterior lighting shall be LED including wall lights on the building.
9. Provide a dewatering plan as part of the grading permit if groundwater is expected to
be encountered (refer to soils report for GWE to determine if it is needed).
2
10. Landscaping shall be constructed in accordance with the State’s Model Water
Efficient Landscaping Ordinance (MWELO), or in accordance with water
conservation standards which meet or exceed the requirements of the MWELO. The
Applicant shall submit a landscaping and irrigation plan that identifies landscape
material types and locations, irrigation, water usage calculations, and other
information as required. The plan shall be submitted to and reviewed and approved
by the Development Services Department prior to construction. All costs for review
of the requirements of the MWELO shall be borne by the Applicant. All
landscaping and irrigation subject to the MWELO shall be substantially complete
prior to the issuance of a Certificate of Occupancy.
11. Landscaping shall be irrigated using recycled water, to the extent that recycled
water is available. The project shall apply for and comply with the City’s standard
Recycled Water Use Agreement.
12. Any new trees within five (5) feet of the public right-of-way or within five (5) feet
of any paved areas within the project shall have root barriers that are approved by
the City Engineer. Any variances from this requirement shall be noted on the
drawings for review and approval by the City Engineer.
Public Safety
13. Code Compliance shall be in accordance with: 2016 California Fire Code, 2016
California Building Code, City of Rohnert Park Fire Division Code Ordinance
#920, and NFPA
14. Illuminated addresses shall be plainly visible from the street. Monument sign per
local code. Address numbers shall be 12” in height.
15. Fire extinguishers shall be installed per the Fire Code.
16. Driveway approaches and fire lanes shall be designed to support firefighting
apparatus. Existing AC pavement is in poor condition and will likely need to be
improved to support a fully loaded ladder truck. Recommendations for pavement
rehabilitation shall be provided by the project geotechnical consultant. Fire lanes
shall be designated per RPFD information bulletin and CFC. Two means of access
are required.
17. Key boxes shall be provided with a set of permanently labelled keys to entry and
utility doors, pool mechanical building.
18. All work shall be performed in accordance with NFPA standards. The buildings
shall have fire alarms, standpipe and sprinklers per model and local codes. The fire
alarm shall comply with Ordinance 938 (Central Station certificated). Fire
sprinklers shall conform to NFPA 13, as modified by local ordinance. Standpipes
will be provided in each stairwell, on the intermediate landings. Allow sufficient
area for exit pathways.
19. The location of fire riser and fire department connections shall be indicated on
Improvement Plans.
20. The elevator cab shall accommodate a gurney. Elevator shop drawings will be
reviewed under deferred submittal.
21. All work shall comply with all codes, ordinances and standards, whether shown on
the plans or not.
3
22. Additional Operational Permits are required prior to occupancy.
23. Separate Fire Permits are required in addition to the grading and building permits.
24. Additional permits may be required by the Sonoma County Emergency Services
Department for hazardous materials such as pool chemicals.
25. The entire parking lot and access road is considered a Fire Lane. Red curbs and
signage shall be provided. Structural sections shall accommodate fire apparatus.
Provide details on Improvement Plans.
26. Aerial fire apparatus access roads must be a minimum of 26’ wide. All driveways
will be marked as Fire Lanes. This should be done as soon as possible. Trucks are
parking in the fire lanes. Cross-parcel access must be maintained for emergency
vehicles.
27. The proposed gate will need to be approved by PG&E, as an access easement
exists.
28. A flow test will be required to verify flow calculations used in the fire hydrant design.
29. Fire hydrants shall conform to City Std.857, including red curbs and blue reflectors.
30. No combustible building materials will be allowed on the project until a Combustible
Materials Clearance is obtained from the Fire Marshal. This requires a functional
water supply and paved access.
31. Due to unpredictable Public Safety Power Shutoffs, a generator is highly
recommended. Shutoffs can last for days, and the facility will need to be evacuated
for the duration. This will also impact fire sprinklers, should a fire pump be
required.
32. A 2-1/2” connection and valve will be available on the roof.
Grading and Improvement Plan Requirements
33. All improvements shall be designed in conformance with: the City of Rohnert Park,
Manual of Standards, Details and Specifications in effect at the time of
development
34. The Project benchmark shall be based on a City approved USGS benchmark
35. The applicant shall provide a geotechnical report, and shall abide by its
recommendations as a condition of development at the project site.
36. The grading plan shall be prepared by a Registered Civil Engineer, licensed in the
State of California and shall be submitted for review and approval by the City
Engineer.
37. The grading plan shall clearly show all existing survey monuments and property
corners and shall state that they shall be protected and preserved.
38. The Grading Plans shall include the following required notes:
a. "Any excess materials shall be considered the property of the contractor and
shall be disposed of away from the job side in accordance with applicable
local, state and federal regulations."
b. "During construction, the Contractor shall be responsible for controlling
noise, odors, dust and debris to minimize impacts on surrounding properties
4
and roadways. Contractor shall be responsible that all construction
equipment is equipped with manufacturers approved muffler's baffles.
Failure to do so may result in the issuance of an order to stop work."
c. "If at any time during earth disturbing activities a concentration of artifacts
or a cultural deposit is encountered, work shall stop in the immediate area
and the construction manager shall contact the City and a qualified
archeologist.”
d. “If human remains are encountered anywhere on the project site, all work
shall stop in the immediate area and the construction manager shall contact
the City, the County Coroner and a qualified archeologist.”
e. “If paleontological resources or unique geologic features are encountered
during construction, all work shall stop in the immediate area and the
construction manager shall contact the City and a qualified paleontologist.”
f. "Construction work hours shall be consistent with the Rohnert Park
Municipal Code, Noise Ordinance.
g. "All proposed on-site utilities shall be placed underground. This does not
include surface mounted transformers, pedestal mounted terminal boxes and
meter cabinets."
h. "If hazardous materials are encountered during construction, the contractor
will halt construction immediately, notify the City of Rohnert Park, and
implement remediation (as directed by the City or its agent) in accordance
with any requirements of the North Coast Regional Water Quality Control
Board."
Site Civil and Landscape Plans
39. Sidewalk transitions shall be provided to allow a clear five foot walkway at all
locations, including areas where mailboxes, streetlights, street signs and fire
hydrants are to be installed.
40. Demonstrate access rights to use the existing sidewalk on the parcel to the
northwest for the ADA access to Redwood Drive.
41. Existing driveway shall be modified to meet City Standard 250.
42. The improvement plans shall illustrate accessible ramps and parking as required by
State of California Title 24.
43. All utilities shall be offset to meet Department of Health requirements
44. Site photometrics are to be submitted with the Site Civil Drawings for review and
approval.
45. Landscape plans shall be submitted with the grading permit plans. Sidewalk
alignment shall be shown on both the civil and landscape plans.
46. The landscape planting plans need to be compared with the civil engineering utility
plans and confirmed no trees and large shrubs are proposed over water, sewer and
storm drain pipes.
47. Provide a signature line on front sheet of the grading plans for the project
geotechnical engineer’s review and approval of the civil engineering site plans.
5
48. A 10” water main is proposed for the onsite extension. The Brelje & Race
memorandum indicates that a 12” main is needed if no connection is provided to the
existing fire loop.
49. If connections are made to the existing system on either property line, a backflow
preventer is needed at the end of the City main. Further analysis will be needed
during the final design stage to determine the impact of the BPS adversely impact
the adjoining existing lines.
50. The southerly stub is not located to align with the existing water main to the south,
and instead is located near the easterly end of the property. Further work will be
needed during final design to determine the best location for the stub.
51. Flow/pressure calculations will need to be rerun during final design based on the
new configuration
Hydrology, Storm Water and Storm Drain
52. The storm drain system shall be designed to meet the requirements of the Sonoma
County Water Agency Flood Control Design Criteria (latest revision), specific to
the Project and these conditions. Provide an approval letter from the Sonoma
County Water Agency prior to grading permit issuance.
53. The applicant shall prepare and implement a site specific storm water pollution
prevention plan acceptable to the City that identifies best management practices for
effectively reducing discharges of storm water containing sediment and
construction wastes resulting from site construction activities. The applicant shall
also include 5-mm trash screens at the outfall in conformance with trash capture
requirements adopted by the State Water Resources Control Board in April 2015.
The WDID number shall be on the first page of the Civil Drawings
54. The site shall be in conformance with the City of Santa Rosa Storm Water Low
Impact Development Technical Design Manual (latest edition).
55. The project shall apply for and comply with the City’s standard Master
Maintenance Agreement for all onsite storm water best management practices. A
specific maintenance agreement for the site shall be compiled prior to the Grading
Permit Issuance.
56. Discharge of runoff onto pavement should be avoided.
57. Plans and certifications shall demonstrate compliance of all improvements,
including building pads and finished floor elevations, with the City's Flood plain
Ordinance, to the satisfaction of the Building Official and City Engineer. Pad
elevations shall be constructed at a minimum of 1 foot above the 100-year
Floodplain as determined by the City and certified by the project engineer.
58. Site drainage design must include facilities for the containment of recycled water
runoff due to over irrigation, system leakage or control failure.
59. Grading plans shall include an erosion control (winterization) plan. The plan must
include an order of work and staging/scheduling component indicating when
facilities must be installed and when they may be removed. A separate Rain Event
Action Plan (REAP) shall be required and prepared as part of the Storm Water
Pollution Prevention Plan (SWPPP). A copy of the REAP shall be kept on-site
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throughout the duration of construction activities. Provide the WDID number on the
front page of the grading plans.
Water System Requirements
60. The grading plans shall show backflow prevention devices in accordance with the
requirements of the City of Rohnert Park's Backflow Prevention Ordinance.
61. All City water meters shall be located within the right-of-way or public easements
unless otherwise approved by the Development Services Department. The grading
plans shall show fire protection in accordance with the requirements of Rohnert
Park Fire Department.
62. The grading plans shall show hydrants placed per the direction of the Rohnert Park
Fire Division.
63. The grading plans shall include a note that states "All hydrants shall be covered
with bags indicating that the hydrant is not active until flow tests are completed by
the City and the hydrants are approved."
64. The on-site fire sprinkler system services shall be separated from the fire hydrants
by a single-check valve per City Standard STD-879. The Fire Marshall shall be
consulted on this item.
65. Provide the City with a public water line easement for any proposed public water
lines and onsite hydrants for this project and also have the easement connect to the
north end of the property for future connection with other parcels. Public water lines
shall be built to City Standards for a public water mains and hydrants. The number
of onsite hydrants shall be dictated by California Fire Code requirement.
66. Cut and cap the existing 6” water line running through the property at the property
line, and abandon the existing hydrant onsite.
67. The waterline easement shall be granted to the City prior to issuance of building
permits.
Sewer System Requirements
68. Sewer grades must be designed such that ultimate finished floors are a minimum of
12" above upstream manhole or clean-out rim elevations.
69. The pool shall be plumbed to drain/back wash into the sanitary sewer system. This
shall be clearly shown on the pool construction plans.
Recycled Water System Requirements
70. The grading plans shall show recycled water use for irrigation.
71. The recycled water system improvements shall be designed in accordance with the
City of Santa Rosa’s Recycled Water Users Guide, the City of Santa Rosa and City
of Rohnert Park standards, Title 22 of the California Code of Regulations and the
requirements of the North Coast Regional Water Quality Control Board.
72. All recycled water mains, service laterals, plumbing, valves, pipes, appurtenances,
irrigation parts, vaults and boxes must be purple. Recycled water notification signs
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shall be installed as directed by the City Engineer. Recycled water spray, mists and
ponding must not be present in any designated eating area. All drinking fountains
must be positioned or shielded to eliminate any exposure to recycled water sprays
or mists.
73. Recycled water/potable water dual plumbing design and layout, construction-
installation and final inspection review for individual lots or grouping of lots must
be performed by an AWWA certified Cross Connection Specialist and all
deficiencies must be corrected at the applicant’s expense. Written reports of the
Cross Connection Specialist's finding must be submitted to and approved by the
City.
Dry Utility System Requirements
74. All onsite utilities shall be placed underground.
75. Show all dry utilities on the grading plans.
Prior to the Issuance of Grading Permits and/or Improvement Agreements
76. No construction activity may commence until the applicant has demonstrated to the
City that it has filed a Notice of Intent to comply with the Terms of General Permit
to Discharge Storm Water Associated with Construction Activity (NOI) with the
State of California Water Resources Control Board.
77. The applicant shall secure an encroachment permit from the City prior to
performing any work within the City right of way or constructing a City facility
within a City easement.
78. If the site will require import or export of dirt, the applicant shall submit in writing
the proposed haul routes for the trucks and equipment. The haul routes must be
approved by the City prior to import/export work commencing.
79. For a grading permit, the applicant shall secure an approval of a grading plan
prepared by a Registered Civil Engineer licensed in the State of California and pay
all required fees.
80. The applicant shall provide the city with signed deeds for all on-site and off-site
easements associated with the project.
81. All grading plans shall conform to the City’s Municipal code, please refer to
Chapter 15.50 and 15.52 for required submittals.
Prior to the Issuance of the First Building Permit
82. The applicant shall provide pad certifications for the site on which the building
permit is requested.
During Construction
83. All construction shall conform to the City's most current Manual of Standards,
Details, and Specifications latest edition, all City Ordinances and State Map Act
and the approved plan.
84. Provide the final Storm Water Mitigation Plan for review and approval by the City.
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85. The applicant shall complete all water and wastewater improvements, including
pressure and bacterial testing and raising manholes and cleanouts to grade prior to
connection of any improvements to the City water or wastewater systems.
86. If any hazardous waste is encountered during the construction of this project, all
work shall be immediately stopped and the Sonoma County Environmental Health
Department, the Fire Department, the Police Department, and the Development
Services Inspector shall be notified immediately. Work shall not proceed until
clearance has been issued by all of these agencies.
87. The applicant shall be responsible to provide erosion and pollution control in
accordance with the approved plans and permits.
88. The applicant shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris during the construction period.
89. If grading is to take place between October 15 and April 15, both temporary and
permanent erosion control measures, conforming to the project erosion control
plans shall be in place before October 1st. Erosion control measures shall be
monitored and maintained continuously throughout the storm season.
90. The following minimum Best Management Practices (BMPs) shall be required
during construction:
a. Construction crews shall be instructed in preventing and minimizing
pollution on the job.
b. Construction entrances/exits shall be stabilized to prevent tracking onto
roadway.
c. Exposed slopes shall be protected from erosion through preventative
measures.
d. Use brooms and shovels when possible to maintain a clean site
e. Designate a concrete washout area. Maintain washout area and dispose of
concrete waste on a regular basis.
f. Protect drain inlets from receiving polluted storm water through the use of
filters such as fabrics, gravel bags or straw wattles.
g. Have necessary materials onsite before the rainy season
h. Inspect all BMPs before and after each storm event. Maintain BMPs on a
regular basis and replace as necessary, through the entire course of
construction.
i. All construction implementation measures as outlined in the approved
Mitigation Monitoring and Reporting Program.
91. Where soil or geologic conditions encountered in grading operations are different
from that anticipated in the soil and/or geologic investigation report, or where such
conditions warrant changes to the recommendations contained in the original soil
investigation, a revised soil or geologic report shall be submitted for approval by
the City Engineer. It shall be accompanied by an engineering and geological
opinion as to the safety of the site from hazards of land slippage, liquefaction,
erosion, settlement, and seismic activity.
92. Hours of work shall be limited to between 8 a.m. to 6 p.m. Monday through Friday.
Work on Saturday or Sunday will only be permitted with written permission from
the City. Requests for extended hours must be submitted 72 hours in advance.
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93. Throughout the construction of the project, dust control shall be maintained to the
satisfaction of the City. At a minimum the dust control measures will include:
• Cover all trucks hauling construction and demolition debris from the site.
• Water on a continuous as-needed basis all earth surfaces during clearing,
grading, earthmoving, and other site preparation activities.
• Use watering to control dust generation during demolition...
• Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all
unpaved parking areas and staging areas.
• Sweep daily (with water sweepers) all paved areas and staging areas.
• Provide daily clean-up of mud and dirt carried onto paved streets from the
site.
• Properly maintain all construction equipment.
• For construction sites near sensitive receptors (or if residential development
occurs prior to commencement of commercial development):
• Install wheel washers for all existing trucks, or wash off the tires or tracks of
trucks and equipment leaving the site.
• Suspend dust-producing activities during periods when instantaneous gusts
exceed 25 mph when dust control measures are unable to avoid visible dust
plumes.
• Limit the area subject to excavation, grading and other construction or
demolition activity at any one time.
94. Idling times shall be minimized either by shutting equipment off when not in use or
reducing the maximum idling time to five minutes (as required by the California
airborne toxics control measure Title 13, § 2485 of California Code of Regulations).
Clear signage regarding idling restrictions shall be provided for construction
workers at all access points.
95. The applicant shall post a publicly visible sign with the telephone number and
person to contact at the construction site and at the City of Rohnert Park regarding
dust complaints. The applicant shall respond and take corrective action within 48
hours. The Bay Area Air Quality Management District’s phone number shall also
be visible to ensure compliance with applicable regulations.
96. The applicant shall post signs of possible health risk during construction. The
applicant is responsible for compliance with the Bay Area Air Quality management
District’s rule regarding cutback and emulsified asphalt paving materials.
97. The applicant shall repair all construction related damage to existing public
facilities (streets, sidewalks, utilities etc.) at no cost to the City.
98. If, during construction, the contractor damages any existing facilities on the
neighboring properties (i.e. fences, gates, landscaping, walls, etc.) contractor shall
be responsible to replace all damaged facilities.
Prior to Occupancy
99. All water system improvements necessary to provide fire flows and pressures
shall be installed and operational.
100. All public easements dedicated to the City shall be accepted by the City Council.
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101. All improvements shown in the improvement plans deemed necessary for the
health, safety and welfare of the occupant and general public shall be completed.
102. All permanent BMPs shall be installed that capture all tributary areas relating to
the hotel’s runoff.
103. The applicant shall provide a written statement signed by his or her engineer
verifying that the grading and/or drainage improvements are completed in
accordance with the plans approved by the Sonoma County Water Agency, the
City Engineer, and the Building Official.
104. A complete set of As-Built or Record, improvement plans on the standard size
sheets shall be certified by the Civil Engineer licensed in the State of California
and returned to the City Engineer's office prior to final acceptance of the public
improvement. These shall show all constructive changes from the original plans
including substantial changes in the size, alignment, grades, etc. during
construction. Approved Record Drawings shall be provided to the City geo-
referenced in Autocad DWG and & PDF File formats.
105. Rooftop solar panels shall be installed.
CITY OF ROHNERT PARK
PLANNING COMMISSION STAFF REPORT
Meeting Date: September 24, 2020
Item No: 6.2
Prepared By: Michael P. Laughlin, AICP, Contract Planner
Jeffrey S. Beiswenger, AICP, Planning Manager
Agenda Title: General Plan Update Study Session – Introduction, Community
Development (Land Use) Element, Economic Development Element and
Schedule
RECOMMENDED ACTION: Receive a presentation and provide comments on the General
Plan Introduction, Community Development (Land Use) Element and Economic Development
Element.
BACKGROUND: In 2018, the City began a multi-year process of updating its General Plan. In
October 2019, the Planning Commission and City Council reviewed a General Plan Alternatives
Report that outlined several future land use plans, including “No Change”, an Alternative that
allowed increased residential development in the Northwest Specific Plan Area and an
alternative that increased the focus on business park development in the Northwest and Wilfred
Dowdell Specific Plan Areas and the “Triangle Business Park” located north of Rohnert Park
Expressway between Highway 101 and the SMART Tracks. The City Council directed that the
General Plan focus on the increased business park development. While this alternative focuses
on increasing number of living-wage jobs, it also provides for some increase in residential
development, generally associated with increased multi-family development on discrete parcels
on Snyder Lane and in the Southwest Boulevard Mixed Use area. Attachment 1 includes
excerpts of the Alternatives Report and a summary of the recommended land use pattern that is
being carried into the General Plan.
Based on direction from the Policy Makers, the General Plan team has been developing the
various “Elements” or sections of the General Plan, including:
• Introduction
• Community Vision
• Economic Development
• Community Development (Land Use)
• Circulation
• Public Facilities and Services
• Resource Conservation
• Health and Safety
Due to the volume of written material to be reviewed by decision makers and the public as the
General Plan is produced, staff will be bringing the draft elements forward for review in several
groups. Because the Community Development and Economic Development Elements are
foundational, these elements, together with the Introduction, are being brought forward first for
review. This will allow for meaningful discussion and review based on specific topics.
ANALYSIS: Staff will be providing a short presentation on the Introduction, Community
Development and Economic Development Elements, which are summarized below.
Introduction: The introduction section is designed to orient and educate the reader on how to
use the General Plan and defines key terms. The overarching vision and guiding principles for
Rohnert Park’s development are articulated. The organization of the plan is explained, and
diagrams are provided to explain the goal and policy statements as well as the implementation
tables.
Community Development (Land Use) Element: The Community Development Element
establishes land use designations that identify the type and intensity of uses allowed in the City,
together with the goals, policies and implementation activities that will support these land uses.
The designations are shown on the Land Use Diagram, which graphically illustrates the
boundaries for distinct land use designations. The intent of these land use designations is also
described through text and a table of accompanying development standards. The element
includes goals and policies covering the topical areas outlined below, along with an
implementation program:
• General Plan Land Use Framework
• Land Use Designations and Buildout
• Land Use Patterns for Quality of Life
• Community Form and Identity
• Residential Development
• Residential Neighborhoods
• Employment and Retail District
• Downtown
• Special Area Plans
• Public Art
• Arts, Entertainment and Recreation
• Environmental Justice
• Civic Engagement
• General Plan Consistency and Maintenance.
While this element preserves many of the goal and policies of the current general plan, it also
introduces new goals and policies that create a flexible business park designation to support
economic development. The current General Plan envisions a buildout population increase of
15,483; this proposed land use framework would increase that to 15,853 (a nominal increase of
approximately 370 people). Compared to the current General Plan, buildout under this proposed
land use framework will result in 180 more housing units (from 5,947 to 6,127) and 1,759 more
jobs (from 7,125 to 8,884).
Economic Development Element: This is a new element to the Rohnert Park General Plan,
which is focused specifically on goals and policies that support long term economic health for
the community. This element provides the policy guidance to ensure that the City remains
fiscally sound and that new development creates opportunity for living wage jobs and vibrancy
in the City. The element includes four sections, each with a series of goals and policies, and an
implementation program. Below is a summary list of the sections:
• Fiscal Health – This section includes a goal and policies which are designed to assure
that the city can generate enough revenue to maintain and provide high-quality municipal
services.
• Downtown Rohnert Park – the goal and associated policies in this section are intended to
increase the vibrancy of downtown. Successful downtowns serve to generate financial,
community and social benefits.
• Business Attraction, Retention and Expansion – Business attraction and retention is an
important economic development activity to maintain and increase city revenues. The
goal and policies in the section provide guidance for this activity. A key policy in this
section is to “Establish a Business Park Designation and Provide Incentives.” The City
has four geographic areas which have vacant properties, underdeveloped properties or
properties that could be redeveloped. The goal would be to create one designation for
these areas (Northwest; Wilfred/Dowdell; west of Highway 101north of Hinebaugh
Creek; and Triangle Business Area) that would encourage a wide range of uses to
respond to dramatic changes in the economic landscape. This designation would support
zoning and development processing incentives to projects that create employment
opportunity for higher wage jobs.
• Retail Centers – The goal and policies in this section encourage the continued
improvement of existing centers through redevelopment and intensification.
Staff is seeking Commissioners’ feedback on the proposed elements. “Information boxes” are
used throughout the draft elements to highlight areas where staff is seeking particular focus and
feedback.
Based on Commission and City Council feedback, staff will bring forward the Circulation and
Public Facilities Elements as the next topics for review and the Resource Conservation and
Health and Safety Elements as the final elements for review.
Upon review and completion of the various elements of the General Plan Policy Document, the
City will initiate the Environmental Impact Report for the General Plan Update.
ENVIRONMENTAL DETERMINATION: None. This is a study session only and no action
will be taken.
PUBLIC NOTIFICATION: This item was advertised on the City’s web site and through
various social media channels.
Planning Manager Approval Date: 09/14/20
Attachments (list in packet assembly order):
1. Excerpts from Alternatives Report (Land Use Alternatives and Fiscal Analysis)
2. Draft General Plan Introduction
3. Draft Community Development (Land Use) Element
4. Draft Economic Development Element
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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
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Shopping Center
Sonoma
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Village PD
Univeristy
District SP
Northeast SP
Gold Ridge
Site
SMART RAIL
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Canon Manor
Southeast SP
City Limits
Urban Growth Boundary (UBG)
Sphere of Influence
FIGURE 1: GEOGRAPHIC FOCUS AREAS
Attachment 1 to Staff Report
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
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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 .
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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
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FIGURE 4: FORMER GOLD RIDGE ELEMENTARY SCHOOL SITE
FIGURE 5: SHOPPING CENTERS REVITALIZATION
City of Rohnert Park General Plan Update
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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
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Business Park
Rural Residential
Low Density Residential
Medium Density Residential
High Density Residential
Neighborhood Commercial
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Office
Mixed-Use
Public/Institutional
Light Industrial
Public/Institutional/Medium
Density Residential
Parks/Recreation
Open Space
City Limits
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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
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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 .
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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
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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
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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
Introduction
Draft Policy Document | September 2020 Page 1-1
1
Rohnert Park is located in central Sonoma County along US Highway 101 in the northern San Francisco Bay
Area. The Russian River, the Sonoma and Mendocino coasts, and the Sonoma/Napa wine country are all short
distances away. The Pacific Ocean to the west, with its cool marine air, and the warm Sonoma Valley to the
east, combine to create a mild climate, wet winters, dry summers, and seasonal fogs.
Sonoma County is characterized by rolling hills and a series of valleys. Rohnert Park lies within the broad Cotati
Valley, which is bounded by the low, rolling coastal hills to the west and the Sonoma Mountains to the east.
Several creeks run into the City from the surrounding mountains and hillsides. These mountains and hills, along
with the surrounding crop fields and pastures, provide a rural backdrop to the City.
From the start, the City of Rohnert Park was based on the planning concept of the “neighborhood unit,” which
clustered homes around local schools and parks. Each of the original neighborhoods consisted of 200 to 250
homes centered on a 10-acre school and 5-acre park site. The idea behind this design was that no child would
have to walk more than one-third of a mile to school, as the school would be the center of a cohesive
neighborhood. Commercial and industrial development would be large enough and diverse enough to support
the entire community. Rohnert Park became one of the earliest master-planned communities in the country,
and was developed without a traditional “downtown.” Recently there has been more focus on creating a
downtown core with an interconnected public realm to enhance the quality of life in the City.
1. Introduction
Draft Policy Document | September 2020 Page 1-2
Purpose of the General Plan
The Rohnert Park 2040 General Plan is a long-range plan that guides decision-making and establishes rules and
standards for development and city improvements. Not only should the update reflect the City’s vision for the
future and provide direction through the year 2040, California law also requires that every county and city
adopt a general plan “for the physical development of the county or city, and of any land outside its
boundaries which in the planning agency’s judgment bears relation to its planning.” (Gov. Code, § 65300) A
general plan serves as the jurisdiction’s “constitution” or “blueprint” for future decisions concerning a variety
of issues including land use, health and safety, and resource conservation. All area plans, specific plans,
subdivisions, public works projects, and zoning decisions must be consistent with the direction provided in the
City’s General Plan.
As one the earliest master planned communities in the United States, Rohnert Park’s successful past efforts
have guided, and continue to guide, land use planning in the city. The original plan for the community was
based on the concept of a “neighborhood unit,” neighborhoods of 200 to 250 homes, each centered around a
school and a park. Current planning seeks to complement the neighborhood unit concept, with a denser urban
core and an interconnected public realm.
The City of Rohnert Park last updated its General Plan in 2000. To provide a contemporary plan that will guide
the community to the year 2040, the General Plan needs to be updated to reflect changes in the community,
including new issues and opportunities identified through community input, changes in state law (such as
reducing greenhouse gas emissions), and new trends (e.g. autonomous cars, impacts of online shopping). The
Rohnert Park 2040 General Plan is intended to provide a vision and framework for the future growth of Rohnert
Park that is internally consistent, easy to use, and that will provide guidance in the planning and evaluation of
future land and resource decisions.
1. Introduction
Draft Policy Document | September 2020 Page 1-3
Using the General Plan
The General Plan is used by the City Council, Planning Commission, and City staff to make decisions with direct
or indirect land use and resource management implications. It also provides a framework for inter-
jurisdictional coordination of planning efforts among officials and staff of the City and other government
agencies (e.g., state, regional, and local). City residents, property owners, and businesses also use the General
Plan for guidance for particular geographic areas or for particular subjects of interest to them.
The General Plan is the basis for a variety of regulatory measures and administrative procedures. California
planning law requires consistency between the general plan and its implementing programs, such as zoning and
subdivision ordinances, capital improvement programs, area plans, specific plans, environmental review
procedures and building and housing codes.
Over time the city’s population will change, its goals will evolve, and the physical environment in which its
residents live and work will be altered. In order for the General Plan to be a useful document, it must be
monitored and periodically revised to respond to and reflect changing conditions and needs. The General Plan
should be reviewed annually to evaluate the progress in achieving its goals. A more comprehensive and
thorough review should be done every five to ten years to assess whether the plan needs to be refined or
updated to reflect changes in local conditions, local priorities, or state law. State law permits the General Plan
to be amended up to four times in any calendar year, unless special conditions apply as defined by Government
Code sections 65358(c) and (d). Each amendment may contain more than one change to the General Plan.
General Plan Key Terms
The following terms are used to describe the geographic boundaries used in the General Plan:
City Limits. Includes the area within the City’s municipal boundary over which the City exercises land
use authority and provides public services, also called incorporated area.
Sphere of Influence (SOI). The City’s Sphere of Influence (SOI) is established by the Sonoma County
Local Agency Formation Commission (LAFCO), and is defined as a planning boundary outside of a city’s
legal boundary (i.e., city limits) that designates the city’s probable future boundary and service area. A
SOI includes both incorporated and unincorporated areas within which the City will have primary
responsibility for the provision of public facilities and services.
Urban Growth Boundary. The Urban Growth Boundary (UGB) is defined by LAFCO as “a boundary
adopted by a city and/or approved by voter initiative to define the limits of its urban development.” In
2019, residents voted to precisely align the City’s UGB with the SOI and to renew the City’s UGB through
the year 2040. The UGB limits intense development around the City, protecting open space. The UGB is
intended to ensure orderly growth patterns; certainty in long term planning; a well-designed mix of
residential, commercial, business park and open space uses; and, efficient delivery of public service.
Planning Area. State law requires cities to adopt a general plan that addresses physical development
within city limits, as well as any land outside the city limits, “which in the planning agency’s judgment,
bears relation to its planning.” This larger area is referred to as the City’s “Planning Area.” The
Planning Area for the 2040 General Plan encompasses the entire area within the City Limits, SOI, and
UGB. The purpose for the Planning Area is to provide the opportunity to evaluate the effects of future
growth in the entire Planning Area and to develop further analysis of the values of the surrounding open
space and agricultural areas beyond the existing and planned urban area. The Planning Area for the
2040 General Plan is shown on Figure 1-1.
1. Introduction
Draft Policy Document | September 2020 Page 1-4
Figure 1-1 Planning Boundaries [note: UGB will be updated]
1. Introduction
Draft Policy Document | September 2020 Page 1-5
Vision Statement and Guiding Principles
At the heart of the General Plan are the Vision Statement 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.
Vision Statement
The Vision Statement is designed to paint a picture of what Rohnert Park should be in 20 years.
The Vision Statement for this General Plan is taken from the City’s 2019-2021 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.
Rohnert Park is a thriving, family-friendly community that is a safe, enjoyable
place to live, work, and play.
Guiding Principles
Guiding Principles are central ideas that articulate the City’s commitment to achieve the Vision Statement.
They establish the framework for the ideas and concepts integral to the General Plan and support the
development of the General Plan’s goals, policies, and programs. These principles expand on the main ideas
contained in the Vision Statement so that important concepts are given weight. Guiding Principles are
purposefully broadly stated in order to guide the City throughout development of the General Plan.
Economic Development
Attract and retain business, especially unique local businesses, to 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 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., pedestrian, transit, bike, auto) to provide flexibility in
transportation options to residents, employees, and visitors in Rohnert Park.
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Draft Policy Document | September 2020 Page 1-6
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 ensure 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 foreseeable local hazards (e.g., earthquake, 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.
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Draft Policy Document | September 2020 Page 1-7
General Plan Organization
The 2040 General Plan is made up of a primary document, the Policy Document, and a set of five white papers,
each of which provides background information on the existing conditions in Rohnert Park.
General Plan Policy Document
The Policy Document is the heart of the General Plan update process. This document is made up of a collection
of “elements,” or topic chapters. The state-mandated elements are land use, circulation, housing,
conservation, open space, noise, safety, air quality, and environmental justice (and air quality in certain
locations) (Gov. Code, § 65302). A jurisdiction may elect to include additional elements, referred to as
“optional” elements that address issues of local concern, such as economic development (Gov. Code,
§ 65303.). Under state law, if optional elements are included in the general plan, they carry the same weight
of law as those that are legally mandated. General plans may be organized anyway the jurisdiction chooses
provided the required topics are addressed.
Table 1-1 shows how the elements of the Rohnert Park 2040 General Plan are organized to meet the
requirements of state law.
Elements of the Rohnert Park 2040 General Plan
Rohnert Park Elements:
State Mandated Elements
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Economic Development
Community Development
Circulation
Public Facilities and Services
Resource Conservation
Health and Safety
Housing
Source: Mintier Harnish 2020
The Rohnert Park 2040 General Plan Policy Document is organized into nine chapters consisting of the
Introduction, Our Vision, Our Future, and seven elements.
The following provides a brief description of each chapter in the 2040 Rohnert Park General Plan Policy
Document. The two- or three-letter acronym following each element’s name represents the letters used to
refer to the goals and policies under that element. See Section 1.6, Reader’s Guide, for further information on
use of these acronyms.
1. Introduction
Draft Policy Document | September 2020 Page 1-8
1. Introduction
The Introduction chapter provides an overview of the General Plan and includes a Reader’s Guide
(Section 1.6) that provides useful information on how to read and use the goals, policies, and programs
presented in each element.
2. Our Vision, Our Future
This chapter provides an expanded description of the future envisioned for key areas in the community.
It describes the major change areas and illustrates what these areas are envisioned to become in the
next 20 years.
3. Economic Development Element (ED)
The Economic Development Element provides goals and policies to ensure the fiscal health of the city.
This Element guides Rohnert Park’s efforts to support and attract unique and local businesses, more
efficiently use non-residential land, and build upon existing assets.
4. Community Development Element (CD)
The Community Development Element establishes the pattern and intensity of land use in the city and
sets forth policies and standards to guide future development and growth management. This Element
also includes community design guidelines and serves as the primary vehicle for ensuring that new land
uses are logically organized and developed in a way that is sustainable and enhances Rohnert Park’s
unique identity.
5. Circulation Element (C)
The Circulation Element focuses on providing a balanced, multimodal transportation network that meets
the needs of all users of City’s system streets and paths for safe and convenient travel. Beyond a
transportation plan, this element is a strategy for addressing infrastructure needs to ensure the adequate
circulation of people, goods, and services.
6. Public Facilities and Services Element (PFS)
The Public Facilities and Services Element provides goals, policies, and programs to guide the provision of
essential public facilities and services, including parks and recreation; water supply and delivery;
wastewater collection and treatment; stormwater management; solid waste, recycling, and organics; law
enforcement; fire and emergency services; utilities; communication infrastructure; and schools and
libraries.
7. Resource Conservation Element (RC)
The Resource Conservation Element focuses on conserving and enhancing the city’s natural and open
space environment for present and future residents. This element addresses a variety of topics, including
historic and archaeological resources, habitat and biological resources, water conservation, open space,
air quality, and greenhouse gas (GHG) emissions reductions.
8. Health and Safety Element (HS)
The Health and Safety Element provides for the protection of the community from any unreasonable risks
associated with the effects of hazards and disasters. This element addresses a variety of topics including
emergency preparedness, wildfire, seismic and geologic hazards, flooding hazards, water quality, noise,
and hazardous materials.
9. Housing Element (HE)
The Housing Element ensures that there is adequate land in place to accommodate the City’s fair share
1. Introduction
Draft Policy Document | September 2020 Page 1-9
of population growth. The City adopted the 2015-2023 Housing Element in 2014 to identify and address
housing needs in compliance with state housing law. The 2040 General Plan integrates the City’s current
2015-2023 Housing Element by formatting the document to be consistent with the 2040 General Plan and
making technical corrections to some of the data included in the Housing Element.
10. Appendices: Glossary and Data Reports
Definition of key terms used in the 2040 General Plan and data reports on key topic areas.
General Plan Whitepapers
Early in the development of the 2040 General Plan update, five whitepapers were developed to provide a
“snapshot” in time of the existing conditions and trends for key topic areas. The five General Plan whitepapers
developed are as follows:
Land Use and Community Character,
Economics,
Transportation,
Climate Change, and
Environmental Justice.
The whitepapers presented physical, social, and economic resource information that was used to support the
preparation of the 2040 General Plan. The whitepapers serve as the foundation for understanding the factual
context for making policy decisions. The contents of the White Paper have been reformatted and included as
appendices to the General Plan.
1. Introduction
Draft Policy Document | September 2020 Page 1-10
Reader’s Guide
Goals and Policies
Each element contains the goals and policies that the City will use to guide future land use, development,
resource management, and environmental protection decisions. A goal is a statement that describes in general
terms a desired future condition or “end” state. Goals describe ideal future conditions for a topic and tend to
be very general and broad. A policy is a clear and unambiguous statement that guides a specific course of
action for decision-makers to achieve a desired goal. The goals and policies in the General Plan are presented
in a standard format. An explanation of this format, using a sample goal and policy, is illustrated on Figure 1-2.
Figure 1-2 How to Read Goals and Policies [note inconsistency between ED and CD in this graphic
will be corrected]
Source Tag. Each goal, policy, and implementation program in the draft versions of the
2040 General Plan provides a source tag. The source tag is a reference to where each
goal, policy, or implementation program came from, and will indicate if it is an existing,
modified, or new goal/policy/program. This information is to aid in the review of the
document and will not be part of the final policy document. These source tags will be
removed in the final version of the 2040 General Plan.
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Draft Policy Document | September 2020 Page 1-11
Implementation Programs
To help ensure that appropriate actions are taken to implement the 2040 General Plan, the General Plan
includes a set of implementation programs. These programs identify the specific steps to be taken by the City
to implement the policies. They may include revisions of current codes and ordinances, plans, capital
improvements, programs, financing, and other measures that should be assigned to different City departments
after the General Plan is adopted. While some policies can be implemented as part of standard City operations,
some policies require specific programs to assure their implementation. These implementation programs are
included as the last section in each element in a format illustrated on Figure 1-3.
Figure 1-3 How to Read Implementation Programs
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Draft Policy Document | September 2020 Page 1-12
Milestone Documents
In addition to the whitepapers, the City prepared additional documents at various milestones during the 2040
General Plan update process.
Visioning Summary
During the Fall of 2018, community members were asked to provide input on a vision
for Rohnert Park. Input was collected through Mad Libs-style exercises at Founder's Day,
Community Workshop #1, and two online surveys accessed through the General Plan
Update website. This document summarizes the findings.
Alternatives Report
The City published the Alternatives Report in October 2019. This report is a
milestone of the Alternatives Phase of the General Plan Update project, which
develops and explores different options for how the city could grow in the future
and how the General Plan Update project could address major policy issues. This
phase included discussions with community members, stakeholders, and decision-
makers about General Plan organization, population projections, land use
capacity assessment and alternatives, and policy options. This process provided
the community with an opportunity to discuss pros and cons of different growth
alternatives, ways to achieve the vision, and build consensus for a Preferred Alternative. The Preferred
Alternative provided the framework for future growth and resource protection and established the basis for the
updated goals, policies, and implementation programs that comprehensively address land use, mobility, public
facilities, environmental quality, water conservation, and healthy communities.
Draft General Plan
Based on input from City leadership, the public, and City staff, the Draft General Plan is a compilation of goals,
policies, and implementation programs. A series of study sessions were held with the Planning Commission and
City Council, with invitations made to community groups and stakeholders, to review each of the elements in
more detail. Based on feedback received at these meetings, the City revised the elements and released the
Public Review Draft General Plan on <<DATE TBD>>. The City Council reviewed the final draft of the Public
Review Draft General Plan on <<DATE TBD>> and provided City staff with additional feedback and direction to
proceed with environmental review.
Environmental Impact Report
Prepared consistent with the requirements of the California Environmental Quality Act (CEQA), the
Environmental Impact Report (EIR) analyzes the potential significant impacts of the proposed General Plan’s
policies and identifies measures to mitigate those impacts. The City published the Draft Environmental Impact
Report in << MONTH, YEAR TBD>> and the review and comment period occurred between <<DATE TBD>>, and
<<DATE TBD>>. A public meeting was held during the review and comment period to present the major findings
of the Draft EIR and to receive comments from the public and members of the Planning Commission and Town
1. Introduction
Draft Policy Document | September 2020 Page 1-13
Council.
Final General Plan
The Public Review Draft General Plan was revised based on the EIR analysis, public hearings, and ultimately the
direction from the City Council. The Final General Plan was adopted by the City Council on <<DATE TBD>>.
1. Introduction
Draft Policy Document | September 2020 Page 1-14
Community Engagement
The 2040 General Plan was shaped by an extensive community engagement approach to ensure all community
members had the opportunity to be involved as an integral component in the 2040 General Plan update
process. The City gathered community input through the following methods:
Some of the items listed below are planned for future dates that have not been
confirmed at this time. Please check the City’s website for dates and locations.
Technical Advisory Committee (TAC)
The TAC consists of City department heads, deputy directors, and senior management staff who oversee
departments, or programs, and implement policies that the General Plan will address, as well as
representatives from relevant outside agencies and organizations. The TAC was established to provide data,
information, and feedback at key points during the General Plan update process.
Townhall Meeting
In April 2018, the City initiated the General Plan Update process with a townhall meeting. The meeting
introduced participants to the basics of general plans, why Rohnert Park’s needs to be updated, and how
Rohnert Park planned on approaching the update process, including a general project timeline. Attendees were
then asked to participate in an exercise, where they were given the opportunity to identify issues and
opportunities that the General Plan should address.
Stakeholder Interviews
In addition to the TAC, the City engaged a number of stakeholders during the General Plan Update process. The
stakeholders represented a variety of organization and interests, including the Chamber of Commerce,
developers, and environmental and community organizations.
Visioning Workshop
In November 2018, the City held a visioning workshop. City staff and
consultants briefed community members on the basics of general
plans, including their structure, content, timeline, and the
opportunities to be involved in the General Plan Update. They then
described two workshop exercises to gather community input on the
vision for the General Plan and identifying areas in Rohnert Park that
there are opportunities for change.
Pop-Up Events
To collect additional feedback, the City hosted several pop-up booths at community events, where community
members could engage with City staff and give input on the General Plan Update. The City hosted booths at
farmers’ markets in August 2018 and June 2019, at Founder’s Day in October 2018, and at I Heart Rohnert Park,
a community event in February 2019. At these events, community members were asked to give feedback on
what they would like to see improved in their neighborhoods and in their city.
Rohnert Park Draft General Plan Community Open House
<<INSERT DESCRIPTION AFTER THIS EVENT HAPPENS>>
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Draft Policy Document | September 2020 Page 1-15
Planning Commission and City Council Meetings and Working Sessions
The Planning Commission and City Council were engaged in each step in the development of the 2040 General
Plan. Their insight and guidance were integral to the project’s development at each key milestone.
Online Engagement
To help expand the outreach efforts of the General Plan, the City maintained a project website
(www.envisionrp.com) to provide information on the process including General Plan information, meeting
dates and locations, past meeting minutes, and related documents. The City regularly updated and used the
project website throughout the General Plan Update process to keep community members informed and
involved.
As part of the project website, the City maintained Engagement HQ, a platform that was used to collect
community feedback throughout the General Plan Update process. Engagement HQ allowed the City to engage
with the community through surveys, polls, and mapping exercises. It was used throughout the update process
to collect feedback on a wide range of topics.
Economic Development Element
Draft Policy Document | September 2020 Page 3-1
3
The Economic Development Element seeks to identify a path to sustainable growth in Rohnert Park that is
balanced with and supportive of social equity and environmental quality. The Economic Development Element
outlines goals, policies and actions to prepare Rohnert Park to meet present and future market needs while
preserving and enhancing the neighborhoods and parks that define its character.
Sonoma County’s economy is widely distributed between many sectors. There are also several very strong
regional “cluster” industries in manufacturing, food production (dairy products, wine, beer, etc.), construction
services, health care, medical technoloy, retail trade, hospitality, adminstrative services, and government.
Rohnert Park’s strengths overlap with the County as a whole, with jobs in Rohnert Park more driven by
hospitality, retail trade, and government. Because of the higher concentration of visitor-serving and local
demand-driven businesses, the average wage levels for jobs in Rohnert Park lag behind the rest of the County
and California as a whole. Projected job growth in Rohnert Park shows an increase over the next decade with
much of the growth expected to occur in health care, hospitality, and retail trade to meet the needs of the
aging and growing population. It is recognized that some of these job sectors do not necessarily offer higher
wage jobs, however, these sectors are necessary to provide the goods and services desired by residents and
visitors. There is also market opportunity to increase modern, clean industrial development, which brings with
it higher paying jobs.
Economic development in Rohnert Park will need to achieve a balance between strengthening and building
upon its core assets while establishing the community as a viable location to attract and develop new types of
businesses that build from the innovation and technology-driven growth industries prevalent in the Bay Area
and elsewhere in the North Bay region. To move towards this objective, this Element includes goals, policies,
3. Economic Development Element
Draft Policy Document | September 2020 Page 3-2
and programs to support Rohnert Park’s future fiscal health; attract, expand, and retain a strong and
diversified economic base. Goals, policies, and implementation programs in this Element are organized under
the following headings:
3.1 Fiscal Health ............................................................................................................... 3
3.2 Downtown Rohnert Park ................................................................................................. 5
3.3 Business Attraction, Retention, and Expansion ..................................................................... 6
3.4 Retail Centers ............................................................................................................. 9
3.5 Implementation Programs ............................................................................................. 10
3. Economic Development Element
Draft Policy Document | September 2020 Page 3-3
3.1 Fiscal Health
The quality of life in the community is dependent, in part, on the level of municipal services and amenities the
City can provide. Cities in California have few options for raising the revenues they need to provide the level of
services expected by their residents. The City’s economic base provides important benefits in terms of helping
to fund municipal services for its residents. Residential and non-residential land uses provide different levels of
local tax revenues and also exert differing demands for City services. The main revenues that cities depend on
are property tax, sales tax, and transient occupancy tax (TOT). Residential uses tend to generate more
property taxes while commercial uses are the primary source of sales taxes and hotel uses generate transient
occupancy tax. Residential uses require the highest expenditures for services. Comparatively, far less service
demand is generated by non-residential uses, although police protection of retail centers if often higher than
for other business uses. The net effect for Rohnert Park is that most non-residential uses generate surplus
revenue over expenses for the City’s General Fund, which the City uses to help fund services to the residential
neighborhoods. This is typical of most California cities and demonstrates the benefit of having sales tax-
producing businesses.
In addition to local tax revenues, Rohnert Park has entered three monetary agreements with the Federated
Indians of the Graton Rancheria (Tribe) that support services throughout the City and mitigate impacts
associated with the Graton Resort and Casino, located on tribal reservation land, just west of the City limits.
These revenues support services throughout the City. The first is a Memorandum of Understanding
(MOU) for costs associated with mitigating adverse impacts of the casino upon the City. The MOU provides a
base $8 million in guaranteed annual payments for public safety, stormwater, problem gambling treatment,
public works, and infrastructure projects, and a base $4 million in non-guaranteed community investment for
schools, charity, and neighborhood upgrades. MOU mitigation payments are adjusted for inflation on an annual
basis. The second agreement is a Joint Exercise of Powers Agreement to build and maintain Wilfred Avenue
west of the 2012 City limit (Wilfred JEPA). The road was built in 2012, but the Wilfred JEPA also provides for an
annual payment, beginning at $288,000 and adjusted annually for inflation, to maintain Wilfred Avenue. The
third agreement is a Joint Exercise of Powers Agreement to provide sewer capacity and provide wastewater
services to the casino resort (Wastewater JEPA). The Wastewater JEPA provides that the casino pays the
City's prevailing wastewater services rate plus an administrative fee. It also contributes up to $600,000
annually to pay for a share of wastewater capacity from the City's share of its Laguna Wastewater Treatment
Plant costs. MOU and Wilfred JEPA revenue is maintained in special revenue funds that are restricted to casino
mitigation and Wilfred Avenue-related costs, respectively. Wastewater services fees and capacity payments are
paid to the City's Sewer Utility fund.
A strong economic base provides the revenues needed to deliver essential city services and the quality of life
services that make the community a desirable place to live and work.A strong economic base for Rohnert Park
includes jobs with competitive wages, a diverse mix of industries to limit dependency on any single sector,
business clusters that create opportunities for business-to-business transactions, a robust retail sector that
offers goods and services desired by the local and regional community that generates sales taxes, and a strong
property tax base. Maintaining industrial and commercial lands is key to supporting the City’s long term fiscal
health. This section contains one goal and three policies focused specifically on the City’s fiscal health.
3. Economic Development Element
Draft Policy Document | September 2020 Page 3-4
To support the provision of high-quality municipal services and
infrastructure through strong and balanced fiscal policies.
(Source: New Goal)
ED-1.1 Minimize Fiscal Impacts of New Development
The City shall require applicants for new market-rate development projects to minimize fiscal
impacts on the City through project specific analysis and participation in various mitigation fee
and tax programs. [Source: New Policy]
ED-1.2 Support Development in the Northwest Business Park, Central Rohnert Park Priority
Development Area (PDA) and SOMO PDA
The City shall encourage new development in these business and employment districts in order to
leverage grants specific to PDAs and generate sales tax, property tax, transit occupancy tax, and
other revenues that will enhance the City’s ability to provide high-quality municipal services and
infrastructure improvements. (Source: New Policy)
ED-1.3 Encourage Tourism
The City shall support increased tourism by supporting existing businesses encouraging new, high
quality, destination-style development and emphasizing its proximity to cultural, recreational
and entertainment resources. (Source: New Policy)
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Draft Policy Document | September 2020 Page 3-5
3.2 Downtown Rohnert Park
Rohnert Park’s downtown area represents a key opportunity area and community asset that has the potential
to serve as a focal point of growth and activity, and to transform the City’s image as a place to live and do
business. The Downtown Amenity District (located at the intersection of Rohnert Park Expressway and State
Farm Drive ), in particular, can serve a transformative role by attracting businesses that need a more
contemporary office environment that connects to public spaces and locales for after-work activities. This
development also has the potential to serve Rohnert Park office workers that currently live in the city but
commute to jobs outside of Rohnert Park.
As the downtown area evolves into more of a public gathering place and regional attraction, the area can
expand Rohnert Park’s retail potential and provide specialty goods and services for local residents, workers,
and visitors than can’t be found in the more locally serving shopping centers. This section contains one goal
and three policies that support the City’s vision for the evolution of its downtown.
To evolve Downtown Rohnert Park into a more vibrant center of
activity and commerce, and regional destination. (Source: New Goal)
ED-2.1 Downtown Identity
The City shall support the develoment of Downtown Rohnert Park as a mixed-use district and
major destination for shopping, employment, living, and cultural and entertainment uses.
(Source: Existing GP Policy LU-40, LU-43, and LU-45, modified)
ED-2.2 Downtown Uses and Form
The City shall encourage development of flexible and modern office spaces, smaller specialty
shops and services and mixed used buildings in a pedestrian-oriented zone in Downtown in order
to meet the evolving needs of workers and businesses. (Source: New Policy)
ED-2.3 Focus New Retail in Downtown
The City shall encourage development of new specialty retail uses in the Downtown area and the
reduction in retail sites in other parts of the community while still providing for neighborhood
serving retail and services. (Source: New Policy)
3. Economic Development Element
Draft Policy Document | September 2020 Page 3-6
3.3 Business Attraction, Retention, and Expansion
Businesses decide to locate in a particular community based, in part, on the amenities and services available to
support their business and their employees. Communities that have infrastructure to support businesses are
more desirable. This includes “hard” infrastructure such as high-speed internet, well-maintained streets, and
convenient transportation options, as well as “soft” infrastructure, such as business support networks.
Communities with attractive housing options, good schools, quality parks and recreational amenities, as well as
diverse shopping, restaurants, and entertainment options are more attractive to businesses and their
employees. Rohnert Park already boasts many of these assets, and its economic competitiveness and capacity
for growth will be determined by its ability to build upon and leverage these amenities to attract new
businesses as well as to retain and support existing businesses.
The City of Rohnert Park seeks to attract and strengthen businesses in all gegraphic areas of the City, with the
type of business appropriate for the location. For example, the reduction of retail in some neighborhood
shopping centers in favor of vibrant neighborhood shopping uses and services, including specialty grocery
stores, would allow for more specialty retail and restaurant uses downtown that would not compete with one
another. Regional “big box” retail uses that serve both the community and a larger area would remain
appropriate close to Highway 101. A range of uses, including incubator businesses, could be supported in
business park areas. Visitor serving uses close to the Graton Resort would support and strengthen one another.
This section contains one goal and nine policies to support business attraction, retention and expansion and
introduces the concept of the “Business Park” land use designation as tool for economic development.
To promote, attract and support businesses that sustain and diversify
the local economy, provide community identity and high-paying jobs for
Rohnert Park residents, and increase City revenues. (Source: Existing
GP Goal LU-K, modified)
ED-3.1 Attract a Range of Businesses
The City shall proactively market to a range of business types in order to diversify the local
economy to ensure its economic resiliency, focusing on business-friendly aspects and high quality
of life for employees. (Source: New Policy)
ED-3.2 Enhance the Jobs and Housing Balance
The City shall support economic growth that provides high quality employment opportunities to
balance Rohnert Park’s jobs with its housing supply. (Source: New Policy)
ED-3.3 Encourage Living Wage Jobs
The City shall prioritize new job-based development that provides living wage jobs while
balancing the need for community benefitting land uses that may not attract as many higher
wage jobs. (Source: New Policy)
ED-3.4 Flexible Spaces
The City shall support the development of more flexible business and office spaces to allow
businesses to adapt their workspaces in response to evolving business trends. (Source: New
Policy)
3. Economic Development Element
Draft Policy Document | September 2020 Page 3-7
ED-3.5 Infill Development Opportunities
The City shall support and promote infill development opportunities on vacant and underused
sites that can attract small and large tenants and a variety of users. (Source: Existing GP Policy
LU-55, modified)
ED-3.6 High-Performing Business Infrastructure
The City shall support the development of infrastructure necessary to transform Rohnert Park
into a hub for business innovation and creativity, including high-speed fiber optic
communications. (Source: New Policy)
ED-3.7 Support Technological Changes
The City shall support technological changes, including Smart City technology and advances in
transportation and mobility, and adapt City policies as necessary to reflect changes in the way
the community works and lives. (Source: New Policy)
ED-3.8 Establish a Business Park Designation and Provide Incentives to Support Development
witin the Business Park Areas
The City shall create a business park designation in order to provide zoning, processing, and
other incentives, to projects that create employment opportunities for higher wage jobs in the
areas illustrated in Figure 3.1, including: 1) Northwest Specific Plan Area, north of Golf Course
Drive West; (2) Wilfred/Dowdell Specific Plan Area, south of Golf Course Drive West; (3) the Area
west of Highway 101 and north of Hinebaugh Creek; and (4) the Triangle Business Area within the
Central Rohnert Park Priority Development Area. These four geographic areas contain vacant
underdeveloped or redevelopable properties with adquate utilities and proximity to
transportation corridors. (Source: New Policy)
ED-3.9 Regional Collaboration
The City shall support regional colloaboration and the Sonoma County Economic Development
Board (EDB) to attract and retain businesses that will benefit the region or enhance or support
existing Sonoma County businesses. (Source: New Policy)
3. Economic Development Element
Draft Policy Document | September 2020 Page 3-8
Figure 3.1 Business Park Expansion Area
BP1
BP2
BP3
BP4
3. Economic Development Element
Draft Policy Document | September 2020 Page 3-9
3.4 Retail Centers
Rohnert Park’s retail centers include many national chain stores, such as big box, discount, and furniture and
appliance stores that have been successful in attracting shoppers from around the region. Over the past
decade, however, the retail climate across the country and around the Bay Area has changed significantly,
resulting in reduced demand especially for traditional shopping mall tenants. Demand has shifted to
restaurants, entertainment, and experience-oriented shopping and activities, placing greater emphasis on
retail centers as distinctive places with a mix and variety of uses and activities. The one goal and six policies in
this section provide support for thriving shopping centers that can adapt and change as necessary to meet the
evolving retail trends of the community while remaining competitive within the region.
To encourage and support retail centers to redevelop, intensify, and
adapt to changing retail trends in a way that create stronger retail
destinations and vibrant neighborhood shopping centers that remain
competitive within the region.
ED-4.1 Regional Shopping Center Transformation
The City shall support the transformation of existing regional shopping centers to address the
changing retail landscape, including the intensification of underused parking lots,consideration of
alternative land uses, including hybrid retail-industrial uses. (Source: New Policy)
ED-4.2 Neighborhood and Community Shopping Center Transformation
The City shall support the transformation of existing neighborhood and community shopping
centers to address the changing retail landscape, including mixed-use or reduced footprint
formats that allow for vibrant grocery, restraurant and services uses that are unique to their
neighborhood. (Source: New Policy)
ED-4.3 Experience-Oriented Shopping
The City shall encourage shopping centers to add more “experience-oriented” uses and activities
such as restaurants, breweries, entertainment uses, community events, and unique shops, with a
priority of locating such uses in the Downtown area. (Source: New Policy)
ED-4.4 Diverse Retail Mix
The City shall work with property owners to achieve a diverse retail mix that includes small,
locally owned businesses as well as large national retailers, to address identified retail leakage
and meet the needs of residents and businesses. (Source: New Policy)
ED-4.5 Encourage Community Retail Investment
The City shall proactively work with property owners of underperforming community retail
centers that suffer from deferred maintenance to invest in upgrades, consider intensification or
transition to alternative land uses. (Source: New Policy)
ED-4.6 Revenue Loss Capture
The City shall require a fiscal analysis that describes revenue loss capture from commercial
square footage conversion to housing for a given site. (Source: New Policy)
3. Economic Development Element
Draft Policy Document | September 2020 Page 3-10
3.5 Implementation Programs
Programs
Implements Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
0
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
On
g
o
i
n
g
A Fiscal Impact Analysis
The City shall require a Fiscal Impact
Analysis for Market Rate Residential
Developments or Mixed Use
Developments with more than 50
Residential Units. [Source: New
Program]
ED-1.1: Minimize
Fiscal Impacts of
New Development
Development
Services
B Mitigation Fees
The City shall continue to update and
implment its mitigation fee programs
to ensure that new development pays
for capacity and infrastructure.
[Source: Ongoing Program]
ED-1.1: Minimize
Fiscal Impacts of
New Development
ED 3.6: High
Performing
Business
Infrastructure
Development
Services
C Services Taxes or Assessments
The City shall continue to require
maintenance special tax or assessment
districts for new residential
development. [Source: Ongoing
Program]
ED-1.1: Minimize
Fiscal Impacts of
New Development
Development
Services
D Condition Rezoning Requests
The City shall require that all requests
to rezone nonresidential land uses to
residential land uses provide
community benefits through a
development agreement prior to
approval. [Source: New Program]
ED-1.1: Minimize
Fiscal Impacts of
New Development
ED-3.2: Enhance
Jobs Housing
Balance
ED-4.6: Revenue
Loss Capture
City Manager
Development
Services
3. Economic Development Element
Draft Policy Document | September 2020 Page 3-11
Programs
Implements Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
0
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
On
g
o
i
n
g
E Cost of Service Study
The City shall initiate a Comprehensive
Cost of Service Study which makes
recommendations on potential revenue
adjustments such as business license
taxes, application fees, transient
occupancy tax and sales tax to assure
that proposed land uses at buildout
will maintain it’s financial
sustainability. [Source: New Program]
ED-1.1: Minimize
Fiscal Impacts of
New Development
Economic
Development
Finance
F Grant and Investment Opportunities
for PDAs
The City shall monitor and apply for
grant and other investment
opportunities for PDAs.
[Source:Ongoing Program]
ED-1.1: Minimize
Fiscal Impacts of
New Development
ED-1.2: Support
Development in
Northwest Business
Park, Central
Rohnert Park PDA
and SOMO PDA
Development
Services
G City Branding
The City shall continue to participate
with Sonoma County Tourism Board
and invest in and evolve Rohnert Park’s
Branding Program. [Source: Ongoing
Program]
ED-1.3: Encourage
Tourism
ED-3.1: Attract a
Range of Business
ED-5.2: Promote
Art, Entertainment
and Recreation
Economic
Development
H Downtown Form Based Code
The City shall continue to implement
and where appropriate modify the
Form Based Code for Downtown.
[Source: Ongoing Program]
ED-2.1: Downtown
Identity
ED-2.2: Downtown
Uses and Form
3. Economic Development Element
Draft Policy Document | September 2020 Page 3-12
Programs
Implements Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
0
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
On
g
o
i
n
g
I Property-based Business
Improvement District
The City shall initiate a study in
coordination with business owners
located in Central Rohnert Park to
gauge interest in and encourage the
formation of a Property-based Business
Improvement District (PBID) to lead
efforts in revitalizing and activating
Downtown Rohnert Park, creating a
district that is regionally known as an
attractive place to live, work, play,
and invest. [Source: New Program]
ED-2.1: Downtown
Identity
Economic
Development
Development
Services
J Regional Collaboration. The City shall
continue regional participation with
the EDB and other orgainzations to
attract and retain businesses and to
target high performing sectors that are
needed in the local economy. [Source:
New Program]
ED-3.1: Attract a
Range of
Businesses
ED-3.2: Enhance
the Jobs/Housing
Balance
ED-3.3: Encourage
Living Wage Jobs
ED-3.9: Regional
Collaboration
Economic
Development
K Coordinated California Tiger
Salamander (CTS) and Wetland
Mitigation Strategy
The City shall explore options for
programmatic approach to CTS and
wetland mitigation in the Northwest
Business Park Area in order to remove
impediments and streamline
development. [Source: New Program]
ED-1.2: Support
Development in
Northwest Business
Park
ED-3.6: High
Performing
Business
Infrastructure
Development
Services
3. Economic Development Element
Draft Policy Document | September 2020 Page 3-13
Programs
Implements Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
0
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
On
g
o
i
n
g
L Non-residential Building Design
The City shall update the Zoning Code
to incorporate flexible non-residential
building design standards to permit
innovation in meeting changing
business space needs. [Source: New
Program]
ED-2.2: Downtown
Uses and Form
ED-3.4: Flexible
Spaces
ED-3.5: Infill
Development
Opportunities
ED-3.7: Support
Technological
Change
ED-4.1: Regional
Shopping Center
Transformation
ED-4.2:
Neighborhood
Shopping Center
Transformation
ED-5.1: Activate
Underused Spaces
Development
Services
M Home-Based Business Ordinance
The City shall regularly review and
update its home-based business
ordinance to support new ways of
working. [Source: New Program]
ED-3.3: Encourage
Living Wage Jobs
ED-3.7: Support
Technological
Change
Development
Services
N Telecommunications Ordinance
The City shall regularly review and
update its telecommunications
ordinance to support new ways of
working. [Source: New Program]
ED-3.7: Support
Technological
Change
3. Economic Development Element
Draft Policy Document | September 2020 Page 3-14
Programs
Implements Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
0
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
On
g
o
i
n
g
O Capital Improvement Program
The City will use its capital
improvements program to invest in
technology that improves efficiency in
transportation and utility services.
[Source: Ongoing Program}
ED-3.7: Support
Technological
Change
P Maintain Online Resources
The City shall maintain a business
resources page on it’s website with
relevant links and resources to support
existing businessowners and showcase
amenities and benefits of locating in
Rohnert Park to prospective
employers. [Source: Ongoing Program]
ED-3.1: Attract a
Range of
Businesses
ED-3.9: Regional
Collaboration
Economic
Development
Q Monitor Performance of Retail
Centers
The City shall periodically review the
performance and condition of retail
centers and work with property owners
to support reinvestment efforts and
assess changes in the land use mix as
appropriate. [New Program]
ED-4.1: Regional
Shopping Center
Transformation
ED-4.2:
Neighborhood
Shopping Center
Transformation
ED-4.4: Diverse
Retail Mix
ED-4.5: Encourage
Community Retail
Investment
Economic
Development
R Incentives for High Paying Jobs in
Business Parks
The City shall work with economic
experts to a develop a suite of zoning
and processing incentives to facilitate
the development of business parks.
[New Program]
ED-4.4: Diverse
Retail Mix
ED-4.5: Encourage
Community Retail
Investment
Economic
Development
Community Development
Element
Draft Policy Document | September 2020 Page 4-1
4
The City of Rohnert Park is located in a beautiful setting surrounded by scenic open spaces including the
Sonoma Mountains, agricultural areas, and creeks that meander through the neighborhoods. This access to
nature encourages healthy living and creates value for the community. Within the City, the neighborhood-
focused design takes center stage in defining the community form. Several regional shopping centers are
clustered along Highway 101 and the City’s planned Downtown area is located between the Highway and the
SMART rail corridor. Sonoma State University is located just outside the City’s eastern limit and the Federated
Indians of the Graton Rancheria’s reservation land flanks the City’s western limit, shaping both the
community’s form and its local economy.
The Community Development Element serves three purposes outlined below.
1. This Element provides policies and establishes land use designations that identify the type and intensity
of uses permissible in the Planning Area. These designations are shown on the Land Use Diagram, which
graphically illustrates the boundaries for distinct land use designations. The intent of these land use
designations is also described through text and a table of accompanying development standards.
2. The Element presents the City’s philosophy for growth management, development, and natural
resource protection with a series of goals and policies. The focus of this section is to direct growth
withint the City’s sphere of influence and urban grrowth boundary allowing for the preservation
agricultural, rural, and open space lands.
4. Community Development Element
Draft Policy Document | September 2020 Page 4-2
3. The Element promotes the future image of the City with goals and policies which relate to the physical
structure, management, and appearance of the built environment. Community design influences the
way people experience and remember a city. It plays an important role in creating a distinct identity of
the community and influences the quality of life. While community design relates predominantly to the
aesthetic quality of the urban form, it can also have a significant impact on economic development,
community health, safety, vitality, public services and circulation. New development will create value
and enhance the City’s identity, and this Element provides a framework to support this growth in a
sustainable way that attracts new employers, employees and residents while minimizing loss of natural
resources. This Element serves as the primary vehicle for ensuring that land uses, new and old, are
organized and developed in a way that is sustainable and enhances Rohnert Park’s unique identity as a
family-friendly and fun place to live, work, and play.
Goals, policies, and implementation programs in this Element are organized under the following headings:
General Plan Land Use Framework ............................................................................. 3
Land Use Designations & Buildout .............................................................................. 9
Land Use Patterns for Quality of Life ........................................................................ 17
Community Form and Identity ................................................................................. 19
Residential Development ....................................................................................... 22
Residential Neighborhoods ..................................................................................... 23
Employment and Retail Districts .............................................................................. 24
Downtown ......................................................................................................... 26
Special Area Plans ............................................................................................... 29
Public Art .......................................................................................................... 34
Arts, Entertainment, and Recreation......................................................................... 35
Environmental Justice .......................................................................................... 36
Civic Engagement ................................................................................................ 38
General Plan Consistency and Maintenance ................................................................. 39
Implementation Programs ...................................................................................... 40
4. Community Development Element
Draft Policy Document | September 2020 Page 4-3
General Plan Land Use Framework
State planning law requires a general plan to describe the general distribution, location, and extent of planned
land uses within the jurisdiction’s planning area. The Land Use Diagram (Figure 4-1) uses color-coded land use
designations to express the intended use of land within the Planning Area. The Land Use Diagram depicts
proposed land uses for Rohnert Park through the year 2040.
The Land Use Diagram also illustrates the City’s Sphere of Influence, as approved by the Local Agency
Formation Commission (LAFCO) and the Urban Growth Boundary (UGB), which has been reapproved and
extended until 2040 by the voters of the City.
A total of 16 land use designations are shown on the Land Use Diagram. Descriptions of each land use
designation include density and intensity standards to guide and regulate future development. The Land Use
Diagram is largely implemented through the City’s zoning regulations. Each land use designation has a
corresponding set of compatible zoning districts. Whereas the land use designations in the General Plan are
intentionally broad, the zoning designations are more detailed and provide a variety of specific development
standards, including permitted and conditional uses, building heights, setbacks, lot coverage, and parking
requirements. While the Land Use Diagram guides zoning, it is not the same as the City’s Zoning Map. By
definition, the Land Use Diagram is intended to be more general than the Zoning Map.
4. Community Development Element
Draft Policy Document | September 2020 Page 4-4
Figure 4-1 General Plan Diagram [note updates to be completed after initial policy review]
4. Community Development Element
Draft Policy Document | September 2020 Page 4-5
Please see next page
(Back of diagram)
4. Community Development Element
Draft Policy Document | September 2020 Page 4-6
Density and Intensity Standards
State planning law requires general plans to establish “standards of population density and building intensity”
for the various land use designations in the plan (Government Code Section 65302(a)). To satisfy this
requirement, the General Plan includes standards for each land use designation appearing on the Land Use
Diagram. These standards are stated differently for residential development, which uses density standards and
nonresidential development, which uses intensity standards. The following are explanations of how these
standards are applied to each land use designation. Specific plans and planned developments within the city
must match the land use development intensities and standards outlined in the Rohnert Park General Plan.
The General Plan establishes density/intensity standards for each land use classification. Residential density
standards are expressed in terms of the number of housing units per gross acre (including public streets and
other rights-of-way). Non-residential use intensity standards are expressed in terms of the maximum permitted
ratio of gross floor area to site area (Floor Area Ratio or FAR). FAR is a broad measure of building bulk that
controls both visual prominence and traffic generation. It can be clearly translated to a limit on building bulk
in the Zoning Ordinance and is independent of the type of use occupying the building.
Density (housing units per gross acre) and intensity (FAR) standards are for gross developable land (that is,
including streets and other rights-of-way), but excluding areas subject to physical or environmental
constraints, as well as areas dedicated for creekside/greenways or habitat protection (see Figure 4-2).
Figure 4-2 Residential Density and FAR Calculation
4. Community Development Element
Draft Policy Document | September 2020 Page 4-7
Residential Development
Residential development
is typically described in
terms of allowed density
range (minimum and
maximum) measured in
“dwelling units per gross
acre” or “du/ac.”
Residential density is
calculated by dividing
the number of housing
units on the site
(excluding accessory
dwelling units) by the
gross acreage of the site.
Figure 4-3 shows
prototypical examples of
different residential
densities for one-acre properties. State planning law requires general plans to include standards for measuring
population density. Population density is determined by multiplying the maximum number of dwelling units
allowed within a land use designation by the average number of persons per household (as determined by the
California Department of Finance).
Non-Residential Development
Non-residential
development is
typically described in
terms of floor area
ratio (FAR). FAR refers
to the ratio of building
floor space to the
square footage of the
building site. FAR is
calculated by dividing
the floor area of all
buildings on the site by
the total square
footage of the site (see
Figure 4-4). For
example, a 12,500
square foot building on
a 25,000 square foot
site has a FAR of 0.5.
The maximum FAR
standard determines
the maximum allowable intensity of development on a building site. As an example, a maximum FAR of 0.75
Figure 4-3 Illustration of FAR - Residential
Figure 4-4 Illustration of FAR – Non-Residential
4. Community Development Element
Draft Policy Document | September 2020 Page 4-8
would allow 75,000 square feet of building floor area on a 100,000 square foot lot. The 75,000 square feet
could be provided in one or more single story or multiple story buildings.
When calculating FAR, the building square footage includes finished interior spaces and excludes parking
garages, structured parking levels, and exterior open space, such as courtyards, roof gardens, and balconies.
The gross acreage of the site is also used for the FAR calculation.
Figure 4-4 illustrates various building configurations representing FARs of 0.5, 1.0, and 2.0. As shown in the
diagram, different interpretations of the same FAR standard can result in very different building forms and site
characteristics.
Mixed-Use Development
The density and intensity of mixed-use developments that include both residential and non-residential uses are
described in terms of FAR for the non-residential uses and dwelling units per acre for the residential uses.
Exceptions
The Zoning Ordinance can provide specific exceptions to the FAR limitations for uses with low employment
densities, such as research facilities, or low peak-hour traffic generation, such as hospitals. Intensity standards
for non-residential and mixed-use development are for the entire development site; that is, intensities on
individual parcels may exceed the maximum, provided the overall development project does not exceed the
stipulated intensity.
For residential uses, in contrast, density standards apply to individual parcels. The City permit, subject to
findings, deviations in residential density standards on individual parcels for clustered development with
common open space, as stipulated in the policies included later in this chapter, provided overall project
density is not exceeded.
Additionally, planned developments or specific plan areas which are subject to form-based zoning codes are
exempt from the general FAR limitations set forth below. The density standards applicable to such areas are
established by the applicable form-based code.
4. Community Development Element
Draft Policy Document | September 2020 Page 4-9
Land Use Designations & Buildout
A central component of the Land Use Element is the inclusion of a diversity of land use designations to
adequately classify and distinguish the various land uses needed within the Planning Area, as well as
descriptions that distinguish between corresponding levels of intensity, density, and allowable uses as required
by Government Code Section 65302(a). These are documented in Table 4-1.
The General Plan Land Use Diagram (see Figure 4-1) provides a graphical representation of the distribution of
allowed land uses within the Planning Area, providing directon for where and what kind of development may
occur.
4. Community Development Element
Draft Policy Document | September 2020 Page 4-10
General Plan Land Use Designations and Development Density and Intensity Standards
Designation Density/Intensity
RR Rural Estate Residential
This designation is intended for single-family detached residential
development on the city’s eastside to provide transition between urban and
open space uses.
Residential
Density:
2.0 du/ac or less
Floor Area Ratio:
N/A
RE Estate Residential
This designation is intended for single-family detached residential
development that provides for larger homes and private open space areas
and transistions between urban and open space uses.
Residential
Density:
2.1-4.0 du/ac
Floor Area Ratio:
N/A
LDR Low Density Residential
This designation is mainly intended for detached single-family dwellings but
may permit attached single-family units provided each unit has ground-floor
living area and private outdoor open space. This designation is typically
applied to areas of predominantly single-family character.
Residential
Density:
4.1-6.0 du/ac
Floor Area Ratio:
N/A
MDR Medium Density Residential
This designation is intended for attached or detached single-family housing.
Multifamily housing type is not permitted. Side-by-side duplexes not
separated by a property line are permitted, provided they are similar in
appearance to single family structures. This designation is typically applied
to areas of predominantly single-family character where a greater diversity
of housing type is intended.
Residential
Density:
6.1-12.0 du/ac
Floor Area Ratio:
N/A
HDR High Density Residential
This designation allows a wide range of housing types, from single-family
attached to multifamily. This designation is intended for specific areas
where higher densities may be appropriate.
Residential
Density:
12.1-30.0 du/ac
Floor Area Ratio:
N/A
CN Commercial – Neighborhood
This designation allows stores, personal service establishments, offices,
financial businesses, and restaurants and cafes that serve the everyday
needs of the immediate neighborhood. Department or big-box stores are not
permitted. Auto-centric uses such as gas stations, auto sales and repair, and
drive-through establishments are discouraged. Hotel and motel uses are
allowed.
Residential
Density:
N/A
Floor Area Ratio:
Maximum FAR 0.4
(hotel uses have
maximum FAR 1.5)
4. Community Development Element
Draft Policy Document | September 2020 Page 4-11
Designation Density/Intensity
CR Commercial – Regional
This designation is intended for more auto-centric uses and uses that attract
consumers from outside the city, such as shopping centers, department
stores, chain restaurants, and big-box stores. Neighborhood-oriented
commercial uses are allowed but limited within this district. Hotels and
motel uses are allowed.
Residential
Density:
N/A
Floor Area Ratio:
Maximum FAR 0.4
(hotel uses have
maximum FAR 1.5)
O Office
This designation is intended to provide sites for administrative, financial,
business, professional, medical and public offices, and support commercial
uses. Hospitals, extended care and other similar facilities are also permitted
in specific locations.
Residential
Density:
N/A
Floor Area Ratio:
Maximum FAR 1.0
BP Business Park
This designation is intended to provide more sites for employment
opportunities, especially jobs that provide a living wage. This designation
allows a mix of office, industrial, and institutional uses, with supporting
retail and commercial uses and an emphasis on flexible use of space.
Residential
Density:
N/A
Floor Area Ratio:
Maximum FAR 0.5
for non-office uses
and 0.65 for office
uses; discretionary
increases
permitted up to
FAR 1.0
MU Mixed-Use
This designation accommodates a variety of compatible businesses, stores,
institutions, service organizations, and residences in a pedestrian-oriented
setting. Allowable uses include multifamily residences, retail shops,
financial, business and personal services, and restaurants.
Residential
Density:
2.0 to 75 du/acre
depending on
planned area
Floor Area Ratio:
FAR 0.3-1.5
(without
residential mix) -
2.0 (with
residential mix)
depending on
plannded area
4. Community Development Element
Draft Policy Document | September 2020 Page 4-12
Designation Density/Intensity
P/I Public/Institutional
This designation provides for schools, government offices, transit sites, and
other facilities that have a unique public character. Religious facilities are
not called out separately on the General Plan Diagram, although they would
be permitted in this designation as well as other residential and commercial
districts.
Residential
Density:
N/A
Floor Area Ratio:
Maximum FAR 0.5
P/R Parks/Recreation
This designation provides for parks for active and passive recreation,
recreation complexes, community fields, public golf courses, stadiums,
arboretums, and greenways. Ancillary facilities such as concession stands,
clubhouses, and equipment rental are also allowed.
Residential
Density:
N/A
Floor Area Ratio:
Maximum FAR 0.10
OSE Open Space for Environmental Conservation
This designation includes sites with environmental and/or safety constraints.
Included are riparian corridors, sensitive habitats, and wetlands. For sites
entirely within this designation, development is limited to one housing unit
per existing legal parcel, provided policies in Chapter 6: Environmental
Conservation, as well as protection standards that may be specified in the
Zoning Ordinance or elsewhere. For parcels partially within this designation,
no development is permitted within the Open Space designated area if other
land within the parcel does not have environmental and/or safety
constraints. Land area with this designation shall not be used in calculating
allowable development. However, for parcels that include creekside buffers,
development rights that would result if adjacent land uses were to be
extended into a buffer can be transferred for land in the buffer that is
directly accessible to the public, subject to a maximum of 10-foot depth, on
an acre-for-acre basis, to the developable parts of the parcel.
Residential
Density:
N/A
Floor Area Ratio:
FAR 0.5
OSA Open Space for Agriculture and Resource Management
This designation includes orchards and cropland, grasslands, and very low
density rural residential areas, not to exceed one housing unit per 20 or 40
acres, provided that one housing unit may be built on each existing parcel.
Agriculture is permitted with fewer restrictions on keeping animals than in
the residential classifications. This classification will also accommodate any
greenbelts and/or urban buffer areas that may be designated in the future.
Greenbelts are open space, park land, and agricultural areas located outside
urban areas, as opposed to urban parks located within developed areas.
Residential
Density:
N/A
Floor Area Ratio:
Maximum FAR 0.05
4. Community Development Element
Draft Policy Document | September 2020 Page 4-13
Designation Density/Intensity
PIM Public/Institutional/Medium Density Residential
This designation shown as a striped area on the General Plan Diagram would
allow either of the two uses represented by the striping, or a combination of
the two (Public/Institutional and Medium Density Residential) consistent
with their separate land use classifications.
Residential
Density:
6.1-12.0 du/ac
Floor Area Ratio:
Maximum FAR 0.5
Low and Medium Density Residential Standards and Densities are being reviewed with
consideration given to providing more support for “missing middle housing” styles.
Neighborhood and Regional Commercial Standards and Intensities are being reviewed with
consideration given to providing higher Floor Area Ratios to promote less reliance on cars
It is common for the City to update the Land Use and Circulation Diagrams over time.
Please check with the Planning Division of the City of Rohnert Park Development Services
Department to ensure you have the current version.
General Plan Buildout
In addition, policies for specific areas or sites in the General Plan may restrict development intensities to less
than what may otherwise be permitted under a specific land use classification.
Gross density standards and assumed averages for residential categories are listed in Table 4-1 Design
Standards specified in the Community Design Element and/or the Zoning Ordinance should also be consulted in
addition to the density/intensity standards in this element.
Residential Projections
Plan Bay Area 2040 has produced household projections for cities throughout the Bay Area. For Rohnert Park,
Plan Bay Area forecasts growth of 5,200 households between 2010 and 2040, 3,605 of which would be in the
two Priority Development Areas (Central Rohnert Park and SOMO Village). Based on the DOF housing data, it is
estimated that the City has grown by 600 households since 2010. Development capacity data for the major
growth areas within the City are shown in the lower part of Table 4-2 These estimates show potential for 5,343
new dwelling units, with 56 percent planned to be multifamily units, very similar to the existing proportion.
This development capacity would accommodate the citywide Plan Bay Area projection; however, the current
approved PDA plans show capacity for only 2,529 units, in contrast to the Plan Bay Area projection of 3,605.
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Existing and Projected Rohnert Park Households 2010 to 2040
2010 2018
2040
(Proj.)
2018-2040
Growth
Plan Bay Area Projection Planned Development Areas (PDAs) 1,495 1,495 5,100 3,605 Citywide 15,800 16,400 21,000 4,600
City Development Capacity (PDAs vs. non-PDAs) PDAs 2,529 Non-PDAs 2,814
Citywide (total growth) 5,343
City Development Capacity (single- vs. multi-family) Single-Family 2,335 Multifamily 3,008
Citywide (total growth) 5,343
Source: Modified from ADE Inc., based on Plan Bay Area Projections, July 2017, ABAG PDA Showcase, 2018, DOF 2018
occupied housing unit data and MHA estimates of development capacity in Rohnert Park.
Non-Residential Projections
The projected incremental net growth for industrial jobs (manufacturing and transportation/warehousing) over
the next ten years would create demand for around 129,200 sq. ft. This represents a broad estimate because
some specific industrial uses are more labor intensive than others. In addition, another 25,000 sq. ft. would be
needed to achieve an optimal five percent vacancy rate. Also, demand from other categories, such as
institutional uses, could potentially utilize industrial spaces as well. The retail sector is also developing local
distribution centers for “last mile” delivery to consumers as a way of serving increased online as well as
reducing building footprints necessary for in-store shopping. This will increase demand for industrial space
even as new retail centers develop with smaller building formats. New industrial business relocations or
startups could also create substantially greater demand for industrial development in the future. The increase
in cannabis businesses anticipated in Santa Rosa may increase demand from other industrial businesses for
space in places like Rohnert Park. Beyond 2027, we estimate demand for industrial space could total about
530,000 sq. ft. Combined with existing demand, there is a need for 40 to 63 acres of industrial property,
depending on site coverage of building space. The City currently has 44 vacant acres designated as industrial.
However, discussions with commercial real estate brokers indicate that marketable industrial sites are
becoming scarce in Rohnert Park. This is partially driven by the fact that not all vacant acreage is available on
the market. This is one reason why maintaining a healthy vacancy rate and surplus land supply is important.
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Rohnert Park Non-Residential Vacant Land Development Capacity by Land Use
Goals and Policies for Land Use Designations
The General Plan is a long range planning document and Rohnert Park will manage amendments and requests
for changes over time. The City will use the goals and policies outlined below to evaluate amendments and
requests for changes moving forward.
CD-1 To guide the development of a mix of land uses that fulfill residents’
daily needs, provide for economic and job growth, and provide
recreational and entertainment amenities. (Source: New Goal)
CD-1.1 General Plan Land Use Diagram
The City shall maintain and implement a Land Use Diagram for purposes of describing the types
of allowed land uses by geographic location and the density and/or intensity of allowed uses
within each designation. (Source: New Policy)
CD-1.2 Zoning Consistency
The City shall ensure that zoning designations are consistent with the General Land Use Diagram
(Figure 4-1). (Source: New Policy)
CD-2 To promote the effective implementation and use of the General Plan
Land Use Diagram. (Source: New Goal)
CD-2.1 General Plan Land Use Amendments
When reviewing proposed General Plan amendments to modify or change land use designations or
the General Plan Land Use Diagram, the City shall consider if the proposal:
maintains consistency with the General Plan Vision, Guiding Principles, and relevant goals
and policies;
is consistent with adopted Urban Growth Boundary requirements;
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minimizes the creation of a land use that is inconsistent with the policies, land uses, or
development standards of surrounding parcels;
enhances compatibility with existing or planned uses in the area;
addresses new physical, social, or economic factors that are relevant and were not present at
the time of the General Plan adoption;
reduces the potential for undesired, growth-inducing precedent;
demonstrates appropriate infrastructure and services are available, or amendment is
conditioned on requirement to provide or appropriately fund needed infrastructure and
services; and
demonstrates community benefits that offset any negative impacts on the fiscal health of the
City. (Source: New Policy)
CD-2.2 Land Use Boundary Interpretation
The City Manager shall designate a qualified Zoning Administrator who shall have the authority to
interpret the alignment of all land use boundaries depicted on the General Plan Land Use
Diagram, consistent with the goals and policies of the General Plan, subject to appeal to the
Planning Commission and City Council. To the extent feasible, the boundaries on the Land Use
Diagram should follow natural or human-made boundaries, such as:
parcel boundaries
roads
rail lines
utility corridors
water courses (Source: New Policy)
CD-2.3 Concurrent Zoning Change Processing
The City shall process zone changes, if necessary, concurrently with General Plan amendments to
assure zoning consistency. (Source: New Policy)
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Land Use Patterns for Quality of Life
A community that maintains a high quality of life promotes a positive physical, social, and economic
environment that supports the overall well-being of its residents. The purpose of this section is to improve
residents’ quality of life by ensuring access to work, recreation, entertainment, and services. Land use
patterns determine where residents access resources and amenities in the City. This section contains policies
that encourage a built environment conducive to live/work balance through strategic mixes and patterns of
land uses.
CD-3 To foster a thoughtful balance and mix of land uses that support an
overall high quality of life for Rohnert Park residents. (Source: New
Goal)
CD-3.1 Community Focal Points
The City shall encourage the development of mixed-use, pedestrian-oriented activity centers
that serve as community focal points in Rohnert Park. (Source: Existing GP Policy LU-4, Policy CD-
1, Goal CD-A, modified)
CD-3.2 Accessibility to Resources
The City shall maintain and encourage land use patterns that maximize residents’ accessibility to
parks, open space, and shopping opportunities. (Source: Existing GP Goal LU-H and Policy LU-7,
modified)
CD-3.3 Transitions to Surrounding Neighborhoods
The City shall provide transitions to established neighborhood areas by ensuring appropriate
setback standards and step backs for upper-story levels of multi-story structures, adjacent to
residential uses. (Source: Existing GP Policy LU-48)
CD-3.4 Complete Local Streets
The City shall design local streets to accommodate all street users with comfortable pedestrian
environments as the priority, including street tree planting between the street and sidewalk,
minimized curb cuts, and sidewalks on both sides of streets, where feasible. (Source: Existing GP
Policy CD-26: modified)
CD-3.5 Infill Growth
The City shall promote high-quality, compact infill growth that enhances the character of
existing neighborhoods, complements the identity of subareas, and improves the bike,
pedestrian, and transit orientation. (Source: Existing GP Goal LU-L, modified)
CD-3.6 Range of Housing Types
The City shall require a range of housing types in large development projects. (Source: Existing
GP Policy GM-16, modified)
CD-3.7 Encourage Development Agreements
The City shall encourage project applicants to enter into development agreements with the City,
to provide community benefits and grant vested development rights which would allow sites to
4. Community Development Element
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develop over a multi-year period. The City shall process Development Agreement approvals
concurrent with project entitlements. (Source: Existing GP Policy GM-7, modified)
CD-4 To ensure that growth does not outpace ability to provide services to
residents. (Source: Existing GP Goal GM-C, modified)
CD-4.1 Annual Limit on Residential Development
The City shall continue to monitor and enforce its voter approved Growth Management Ordinance
(Rohnert Park Municipal Code Section 17.19) in order to maintain an average development pace
of 225 housing units per year. (Source: Existing GP Policy GM-3)
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Community Form and Identity
An important aspect of a community’s growth is its physical character and how this contributes positively to
the community’s identity and economic base. Through community design, the City can build an urban fabric
that strengthens its assets and continues to support and grow the identity of Rohnert Park.
As noted throughout this General Plan, Rohnert Park was established in 1956 as a master planned community
foused on “neighborhood units” that clustered around a centrally located school and park. Neighborhood
commercial centers are located at the edge of neighborhoods and regional centers are clustered adjacent to
Highway 101, and primarily accessed by car. The City is working towards creating a Downtown around the
SMART Station, which is expected to become a key contributor to defining Rohnert Park’s form in the upcoming
decades, providing community gathering spaces that encourage social interaction and strengthen connection
between people.
Rohnert Park’s form and identity are also defined by scenic views of the surrounding mountains and the creek
corridors that wind through the community. There is an opportunity to enhance this connection by preserving
natural landscapes and improving creek corridors, streetscaping and park landscaping, which will build
community identity and provide multi-faceted benefits to public health and the environment. Since 2000, the
Rohnert Park Urban Growth Boundary (UGB) has encouraged a defined urban edge and a cohesive pattern of
urbanization, promoted efficient and orderly growth patterns, supported stability and certainty in long-term
planning, and ensured that lands outside the UGB are not prematurely or unnecessarily converted to urban
uses. Rohnert Park’s residents have voted to renew and extend the UGB until December 31, 2040.
The goals and policies in this section aim to ensure that as Rohnert Park grows and evolves in form, it maintains
its scenic views and family-friendly neighborhoods while also creating opportunities for dynamic gathering
places and strong employment centers, that enhance the Rohnert Park experience.
CD-5 To maintain a compact urban form through a defined urban growth
boundary and distinct urban edge. (Source: Existing GP Goal LU-A,
modified)
CD-5.1 Gateways
The City shall designate gateway points at major entrances and use landscaping, wayfinding
signage, and other streetscape design techniques a to provide visual emphasis to the gateway.
(Source: Existing GP Policy CD-3, modified)
CD-5.2 Soft Edges
The City shall ensure that design treatment at the edge of urban uses, including along creek
corridors, results in a visual transition to open space, by:
Prohibiting the use of solid walls along these edges;
Requiring use of materials and design to promote soft edges (such as wooden or other
rustic materials for fences and lanscaping); and
Encouraging development at the edge of the City to face outwards.
(Source: Existing GP Goal LU-B and Policy CD-14, modified)
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CD-5.3 UGB Renewal
The City shall support urban development within its UGB and strive to renew and maintain the
UGB, consistent with the land use needs of the city in 2040. (Source: New Policy)
CD-6 To maintain Rohnert Park’s scale and character while strengthening a
sense of place as it changes. (Source: Existing GP Goal LU-J,
modified)
CD-6.1 Clear Development Regulations
The City shall promote design excellence by ensuring development regulations clearly express
intended outcomes, reinforce quality design, and are easily implemented and monitored.
(Source: New Policy)
CD-6.2 Land Use Compatibility
The City shall ensure that development of adjacent residential and commercial areas are
designed to be compatible. (Source: Existing GP Policy CD-44, modified)
City needs to be thoughtful about this policy in light of the the State increasingly
“occupying the field” on land use decisions
CD-6.3 Minimize Growth Impacts
The City shall work with project applicants to minimize the impacts — physical, visual, and fiscal
— of growth and annexation on existing homes and businesses. (Source: Existing GP Goal GM-H,
modified)
CD-6.4 Strengthen Neighborhood Identity
The City shall use streetscape improvements that support and accent the identity of the different
neighborhoods, including Rohnert Park’s original neighborhoods (A,B and C sections and
Southwest Boulevard), the Downtown area, and the commercial and recreational areas. (Source:
Existing GP Policy CD-60, modified)
CD-6.5 Preserve Open Space and Natural Features
The City shall ensure that the existing open spaces, parks and creeks are preserved and
maintained to reinforce the relationship between Rohnert Park and its natural setting. (Source:
Existing GP Policy CD-C, modified)
CD-6.6 Visual Continuity
The City shall develop and enhance design and wayfinding linkages between different parts to
create visual continuity along major corridors and creekside greenways, reinforcing a continuous
experience. Linkages should strive to connect major destinations such as shopping centers,
Downtown, and Sonoma State University campus. (Source: Existing GP Policy CD-2, modified)
CD-6.7 Eastern Ridgeline
The City shall preserve and enhance the iconic views of the eastern ridgeline both in public space
and along corridors. (Source: Existing GP Goals CD-D and CD-E, combined and modified)
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CD-6.8 Maintain View Corridors
The City shall minimize disruption of existing views by new development and maintain “view
corridors” by:
keeping the views to the north and east of the City “open” by not allowing buildings or
tall trees to be placed at the street ends and ensuring landscaping frames the views;
keeping the eastern edge of the north-south streets at the City’s eastern edge open by
ensuring that landscaping frames and permits views;
providing a landscape buffer and building setbacks and stepbacks on Snyder Lane
between Keiser Avenue and Golf Course drive to retain views of the ridgeline;
maintaining a minimum 50-foot setback from Petaluma Hill Road for any new
development west of the road;
maintaining a 100-foot separation between “G” section and any new structures to the
south.
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Residential Development
California is under pressure to develop more housing over the coming decades. The policies in this section
describe the provision of a range of housing types for Rohnert Park residents.
CD-7 To provide a range of housing types and prices, including large-lot
homes and housing oriented to students and seniors. Provide a variety
of housing in all neighborhoods and reserve sites, where appropriate,
for housing types that would ensure that Rohnert Park remains an
inclusive community. (Source: Existing GP Goal LU-I, modified)
CD-7.1 Mixed Housing Types
The City shall allow stacked flats, townhomes and multifamily dwellings to be integrated with
single-family residences where appropriate. (Source: Existing GP Policy CD-17 and Source:
Existing GP Policy CD-62: modified)
Low and Medium Density Residential Standards and Densities will need to be modified to
implement this policy
CD-7.2 Housing Variety
The City shall encourage a variety of housing types and densities to serve the diverse segments of
the community, including students, working professionals, families, and senior citizens. (Source:
Existing GP Goal LU-L and Existing GP Policy LU-49, modified)
CD-7.3 Housing Location Priorities
The City shall prioritize new housing development in the City Center and Station Center subareas
of the Central Rohnert Park PDA, at densities sufficient to support transit use and with access to
employment and community services in the region. (Source: Existing GP Policy LU-50, modified)
CD-7.4 Housing for All Income Levels
The City shall support and encourage the provision of housing to a broad range of income levels,
including market-rate and affordable housing. (Source: Existing GP Policy LU-52)
CD-7.5 Address Regional Housing Needs
The City shall recognize the availability of housing as a vital issue of statewide importance and
cooperate with other local governments and the State in addressing regional housing needs, and
balance regional and State considerations with the community’s interest in preserving Rohnert
Park’s quiet, safe, small-town feeling and desire for carefully planned and managed growth.
(Source: Existing GP Goal GM-A)
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Residential Neighborhoods
Neighborhoods are Rohnert Park’s building blocks. Rohnert Park’s neighborhood structure is characterized by
homes clustered around a school and a park. The neighborhood unit model of development has served as the
City’s blueprint since inception, and this section ensures that future planning efforts will focus on honoring the
existing character when developing more housing.
CD-8 To encourage sustainable development of diverse and distinctive
neighborhoods that build on the patterns of the natural landscape,
provide an attractive and safe environment for street users, and are
responsive in their location and context. (Source: Existing GP Goals
CD-G and CD-I, combined and modified)
CD-8.1 Maintain Neighborhood Character
The City shall ensure that new development in existing neighborhoods is respectful of the
character of existing uses and causes minimal design intrusion. (Source: Existing GP Policy CD-54)
CD-8.2 Neighborhood Park Location and Design
The City shall ensure that neighborhood parks are located and designed for easy pedestrian
access. Where possible, neighborhood parks should also be designed to preserve and showcase
natural features, connect to trails, and be close to schools and higher-density housing. (Source:
Existing GP Policy CD-52, modified)
CD-8.3 Sustainable Development Practices
The City shall promote sustainable development practices that result in more energy and water
efficient development. (Source: Existing GP Policy CD-61)
CD-8.4 Building-Street Interaction
The City shall encourage buildings to foster a sense of place by addressing transitions between
the street and building. (Source: Existing GP Policy CD-20, modified)
CD-8.5 Continuous Streets
The City shall provide streets at the edges of each phase of development in order to provide
flexibility and better continuity for later development phases. (Source: Existing GP Policy CD-22)
CD-8.6 Fine Grained Street Patterns
The City shall ensure that future development supports fine-grained, closely spaced, and
integrated street patterns that provide continuity between neighborhoods, have a human scale,
enhance the character of neighborhoods and activity centers, and limit spacing between
intersections to no more than 1/8 mile. (Source: Existing GP Policy CD-24 and CD-28, modified)
CD-8.7 Limit Cul-de-Sac Use
The City shall limit cul-de-sac use to no more than 10 percent of the length of all streets in a
subdivision, and require pedestrian and bicycle connections at cul-de-sac ends. (Source: Existing
GP Policy CD-24, modified)
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Employment and Retail Districts
While the City’s original development pattern fostered distinct commercial, industrial and office areas, this
General Plan envisions more flexible employment and retail districts. The areas north of Downtown in Central
Rohnert Park, in Northwest Rohnert Park west of Highway 101, and at Sonoma Mountain Village at the City’s
southeast corner—are envisioned to feature a flexible mix of light industrial, office, retail, hospitality, and
higher-density housing. It will be critical to ensure that development in these areas creates cohesive,
successful districts that contribute to Rohnert Park’s overall quality of place. The Central Rohnert Park Priority
Development Area Plan (2016) describes a distinct character for the Triangle Business Subarea north of
Downtown. The Sonoma Mountain Village Development Plan (2010) lays the groundwork for a walkable,
complete district showcasing sustainability. The Wilfred/Dowdell Village Specific Plan (amended 2014) and
Northwest Specific Plan (2014) have already described and set terms for future development in individual
portions of Northwest Rohnert Park, which this General Plan modifies to create flexibility and invite more
higher-paying employment uses to this area
Rohnert Park has an ample supply of commercial development serving both local and regional needs. As
commercial sites are developed, augmented and changed, there is an opportunity to ensure that they reinforce
Rohnert Park’s identity, contribute to the economy, function successfully for residents who walk, bike and use
transit, as well as drive, and adapt to changing needs and preferences. They must also be flexible enough to
adapt to new kinds of tenants that may not require the same kind of physical form. While the City is focusing
its efforts towards experiential retail with a distinctive sense of place into its Downtown District (Section 4.8),
the existing commercial centers also present an opportunity to make the shift towards flexible “ret-industrial”
development, allowing for mixed retail and industrial businesses that reflect current market needs. In addition
the City’s historic commerical cooridor, Southwest Boulevard,currently supports unique, small local businesses
and requires special attention to balance revitalization and enhancement with the affordable rents allow for
the underlying vitality of the area.
CD-9 To create flexible employment and retail districts that are integrated
with the city around them and contribute to its quality of place. (Source:
New Goal)
CD-9.1 Employment and Retail Synergy
Within flexible employement and retail districts, the City shall require that the location and
design of employment and retail development support cross-use, with restaurant and
entertainment spaces in close proximity and easily accessible to workplaces. (Source: New
Policy)
CD-9.2 Mixed-use District Framework
The City shall require that all employment and retail districts be organized and linked internally
around a framework of green connections and key corridors. These links shall also connect and
enhance connectivity and greenways throughout the City. (Source: New Policy)
CD-9.3 Design for a Transition in Energy Sources
The City shall encourage developers in its emplyment and retail districts to partner with Sonoma
Clean Power and include solar power infrastructure, with a focus on energy storage, vehicle
charging stations and distributed renewable energy production. (Source: New Policy)
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CD-9.4 Flexible Building Types
The City shall ensure that commercial developments can function for multiple purposes,
including but not limited to small maker spaces, larger retail, service professions, office space
and high value light industrial and food production facilities. The flexibility should seek to limit
the amount of vacant commercial land and more easily respond to the market. The focus should
be on active uses that have significant daytime activity. Warehousing, storage and other inactive
uses with very little daytime activity should be avoided in employment and retail districts.
(Source: New Policy)
CD-9.5 Southwest Boulevard District
The City shall promote and support the unique local businesses along Southwest Boulevard.
Policy for the Southwest Boulevard District needs to be carefully crafted to preserve the
unique local businesses that benefit from relatively low rents in this area
CD-9.6 Corridor Enhancements
The City shall implement streetscape improvements along key corridors (Southwest Boulevard,
Commerce Boulevard, State Farm Drive, and Dowdell Avenue) to transform these corridors into
attractive multimodal streets and to attract investment.
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Downtown
The Central Rohnert Park Priority Development Area Plan (PDA Plan) establishes a vision for a vibrant mixed-
use “Downtown” area near the new Sonoma-Marin Area Rail Transit (SMART) commuter rail station. It includes
strategies to support a walkable Downtown destination and transportation hub with access to a variety of jobs,
housing, shopping, services, and transportation options. The vision and policies established in the PDA Plan
have been codified in the Downtown District Amenity Zone shown on Figure 4-5. The General Plan reaffirms
and advances the City’s goal to create a vibrant new central place.
CD-10 To create a distinctive character and identity for Central Rohnert Park
– particularly in the areas defined as Downtown and around the
SMART station. Central Rohnert Park should have a strong pedestrian
orientation and high-quality buildings and landscape. (Source: Existing
GP Goal CD-L)
CD-10.1 Public Gathering Places
The City shall require new development to provide public plazas, gathering places, and
pedestrian amenities that contribute to the character of the street and public realm, with high
standards for building materials, landscape design, lighting, safety, furniture, programming and
views. (Source: Existing GP Policy CD-58, modified)
CD-10.2 Public Realm Enhancements
The City shall 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, including connections along Rohnert Park Expressway and State Farm Drive. (Source:
Existing GP Policy CD-57, modified)
CD-10.3 Downtown Streetscape Character
The City shall focus public investments inside the Downtown District Amenity Zone to create an
urban streetscape palette that accents each of the subareas and forms a cohesive overall identity
for Downtown. (Source: Existing GP Policy CD-59, modified)
CD-10.4 Downtown Development Standards
The City shall implement the Form Based Code for the Downtown District Amenity Zone to guide
future building forms that accommodate a higher-intensity and mixed-use program while creating
a strong pedestrian orientation and sense of place in the Downtown District Amenity Zone.
(Source: Existing GP Policy CD-56: modified)
CD-10.5 Diverse Building Types
The City shall allow diverse building types and styles that are compatible and consistent with the
character of development in Sonoma County. (Source: Existing GP Policy CD-62)
CD-10.6 High-Quality Design
The City shall support high quality architecture, streetscape, and landscape design features in
the Downtown District Amenity Zone and SMART station. (Source: Existing GP Policy CD-63, CD-
64, modified)
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CD-10.7 Centralized Downtown Parking
The City shall employ a number of strategies to centralize downtown parking to create a
desirable environment. This may include establishment of a parking assessment district, removal
of parking requirements on individual sites, consolidation of parking on one development site
and/or Transportation Demand Measures. This will allow the flexibility to place buildings where
needed to create a downtown environment. (Source: Existing GP Policy CD-30, modified)
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Figure 4-5 Central Rohnert Park Plan Concept and Downtown District Amenity Zone
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Special Area Plans
The Rohnert Park General Plan provides a comprehensive set of goals and policies that the community uses to
guide development. Other plans, which will be referred to as Special Area Plans, are also used to guide
development and do so in accordance with the goals and policies set forth in the General Plan. These Special
Area Plans are categorized as Specific Plans, Planned Developments, and Priority Development Areas (see
Figure 4-6). Most of the future development capacity within Rohnert Park lies within these areas, and as such,
these plans will shape the future character of Rohnert Park. Both specific plans and planned developments are
shown on the Zoning Map.
A specific plan is a tool for the systematic implementation of the General Plan. It links the policies of the
General Plan with the individual development proposals of a defined area. Rohnert Park in 2020 has four
adopted specific plans, University District Specific Plan, Southeast Specific Plan, Northwest Specific Plan, and
Wilfred-Dowdell Specific Plan. The Northeast Specific Plan Area is the only designated area without an adopted
specific plan as of 2020.
A planned development is a zoning district (P-D) and is intended to accommodate a wide range of residential,
commercial, and industrial land uses, which are mutually-supportive and compatible with existing and
proposed development on surrounding projects. A P-D zoning district is tailored to specific projects, sets
specific development standards that help the project integrate into its surroundings, and ensures that zoning
and the General Plan are consistent. Once established, the P-D zoning district becomes, in effect, the zoning
for the area within its respective boundaries. Rohnert Park in 2020 has three adopted planned developments,
which are the Station Center, Stadium Lands Master Plan, and the Sonoma Mountain Village Planned
Development.
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Figure 4-6 Special Area Plans [UGB and all Special Plan Areas will be confirmed and updated]
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Priority Development Areas (PDAs) are areas within existing communities that local governments have
identified and approved for future growth. Identified areas are typically accessible by one or more transit
services and are often located near established job centers, shopping districts, and other services. Local
governments with PDAs are eligible for PDA planning funds, staffing assistance, and technical assistance
through the Metropolitan Transportation Commission (MTC) and the Association of Bay Area Governments
(ABAG). In 2020, Central Rohnert Park and Sonoma Mountain Village are identified PDAs.
In addition to the SPAs, PDs, and PDAs, the rural residential Canon Manor Subdivision is located directly east of
the City and west of Petaluma Hill Road, within the City’s Sphere of Influence and UGB, which would allow it
to be annexed. The City currently provides sewer service to the Canon Manor Subdivision through an outside
service agreement. The Canon Manor Subdivision is occupied (more than 12 residents/registered voters) and
any annexation would require voter support and approval by the Local Area Formation Commission (LAFCO).
For the sake of completeness, the element includes one goal and policy related to the Canon Manor
Subdivision.
CD-11 To ensure Special Area Plans are prepared and implemented for
strategic new growth areas with complex land use programs. (Source:
Existing GP Goal LU-G)
CD-11.1 Maintaining Special Area Plans
The City shall require that specific plans and planned developments be prepared, amended,
updated, and implemented pursuant to this General Plan for the areas illustrated on Figure 4-6.
(Source: New Policy)
CD-11.2 Northeast Specific Plan
The City shall require the preparation of a Specific Plan prior to approval of any development in
the Northeast Specific Plan Area. The Plan shall include the following land use program and
elements:
Land Use Program: Northeast Specific Plan Area
Gross
Acreage
Housing Units
Minimum-
Maximum
Rural / Estate Residential 25-30 40-60
Low Density Residential 110-125 575-635
Medium Density Residential 10-14 100-140
High Density Residential 11-14 200-250
Parks 12
Total
170 915-1,085
(Rev. 10/02)
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An approximately 8-acre park located southeast of Snyder Lane/Eleanor Avenue directly
adjacent to either Snyder Lane or the Five Creek greenway;
Greenway along Five Creek;
One-way couplet along the greenway, with on-street parking on both sides of each one-
way street;
Medium and High Density Residential grouped along the Five Creek greenway or the 8-acre
park, with access from the couplet. Medium and High Density Residential development
shall be at least 200 feet away from the edge of the Snyder Lane right-of-way;
100-foot wide buffer or parkway on the south side of G Section; and
Linear park along the eastside of Snyder Lane. (Source: Existing GP Policy LU-29,
modified)
CD-11.3 Business Park Designation
The City will work with land owners in the Northwest, Wilfred Dowdell and the Triangle business
plan areas to take advantage of the Business Park designation, with the focus on developing uses
that create employment opportunity for higher wage jobs. (Source: New Policy)
CD-11.4 Specific Plans and Planned Developments, Content
Specific Plans and Planned Developments, prepared or amended, and will include the following
components:
A land use program as specified for each Specific Plan and Planned Development area in
the General Plan, including the maximum and minimum development for each land use
type;
A detailed traffic study, prepared by a City-approved traffic/transportation planner, and
reasonable mitigation measures to mitigate traffic impacts resulting from the
development;
The proposed location and capacity of major infrastructure components, including sewer,
water, drainage, solid waste, disposal, energy, and other essential facilities proposed to
be located within the area covered by the Specific Plan/Planned Development;
A site-specific biological assessment of wetlands, habitat areas, and creeksides by a City-
approved biologist and a program for conservation/mitigation to the extent feasible;
Survey for California Tiger Salamander, both in breeding habitat and adjacent upland
estivation habitat, with appropriate mitigation, including avoidance and minimization
measures;
A program for conservation of the natural resources along creeks and standards for the
conservation, development, and utilization of natural resources where applicable;
4. Community Development Element
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Park and open space in accordance with the General Plan designation, including access
and connections to the bicycle system;
Hydrology and drainage for the area, with a goal to minimize runoff, and drainage
practices to be incorporated as part of individual projects to meet the the Specific
Plan/Planned Development objectives;
Plan to prevent stormwater pollution, including measures to be incorporated as part of
development on individual sites; and
Demonstration of adequate water supply. (Source: Existing GP Policy LU-10A)
CD-11.5 Specific Plan Phasing
Include within each Specific Plan and Planned Development, standards and criteria by which
development will be phased and standards for the conservation, development, and utilization of
natural resources. (Source: Existing GP Policy LU-10B)
CD-11.6 Public Health and Service Facility Exemption
Permit hospitals, schools, police and fire stations, parks and other facilities that serve a vital
public interest, subject to findings and necessary environmental review, to be located in a
Specific Plan/Planned Development area, even if a Specific Plan or Planned Development for the
area has not been adopted. (Source: Existing GP Policy LU-10C)
CD-11.7 Land Use Compatibility
As part of development of Specific Plans and Planned Developments, through site planning and
other techniques, ensure adequate transitions between incompatible uses, while promoting the
General Plan intent of integrated development of compatible uses. (Source: Existing GP Policy
LU-10D)
CD-12 To ensure appropriate study of Canon Manor Subdivision before any
consideration of annexation. (Source: New Goal)
CD-12.1 Require Preparation of “Special Plan” if annexation is considered
Consider initiating annexation of Canon Manor Subdivision only if requested by the residents of
the subdivision and the following conditions are met:
Adequate public facilities, meeting Rohnert Park’s Rural Estate Residential standards,
established either separately or as a part of the Special Plan, are installed prior to
annexation, or a program do so, with secure funding sources, is established to the City’s
satisfaction;
No facility improvement costs are borne by the City of Rohnert Park; and
All land in Canon Manor is included in the annexation. (Source: Existing GP Policy GM-17)
4. Community Development Element
Draft Policy Document | September 2020 Page 4-34
Public Art
Public art can include sculpture, statues, monuments, murals, fountains, and other forms that beautify and
enrich civic spaces. Public art can increase a sense of community, place, and identity, and can celebrate the
history and heritage of a place and showcase the work of local artists. It can be a catalyst for change and have
a positive social and economic impact on communities. Public art enlivens the public realm, is an expression of
a community’s unique identity, and tells a story. The policies in this section call for the continued promotion of
art in public places.
CD-13 To promote art and culture in Rohnert Park. (Source: Existing GP Goal
CD-P)
CD-13.1 Art in Public Places
The City shall encourage the integration of art and cultural components in public places and
facilities. (Source: Existing GP Policy CD-67)
CD-13.2 Art in New Development
The City shall encourage areas of new development and redevelopment to include art and
cultural components. (Source: Existing GP Policy CD-68, modified)
CD-13.3 Public Art Placement
The City shall encourage public art to be placed in highly visible and high traffic areas, such as
along major thoroughfares or in public gathering spaces. (Source: New Policy)
4. Community Development Element
Draft Policy Document | September 2020 Page 4-35
Arts, Entertainment, and Recreation
Rohnert Park is home to regional arts and entertainment venues including Spreckles’ Performing Arts Center
and SOMO Village. Located just east of city limits, the Green Music Center at Sonoma State University is a
world-renowned performing arts center that attracts visitors from all over the region. The Graton Casino and
Resort is located just west of city limits and draws visitors from throughout the Bay Area. Rohnert Park is also
home to many fun, family-friendly activities, such as roller skating, bowling, mini-golf, movies, and an indoor
trampoline park. Throughout the year, the City of Rohnert Park hosts many family-friendly community events.
Rohnert Park boasts over 500 acres of parks and recreational land, featuring many types of sports fields and
passive recreational opportunities. The City owns and operates a golf course. Several regional parks are close-
by and accessible to City residents. The City also offers a wide array of arts, fitness, and music activities and
classes for residents of all age. The policies in this section provide support for these assets as key features for
why Rohnert Park is a great place to live, work, and play.
CD-14 To promote and enhance Rohnert Park’s robust range of arts,
entertainment, and recreation opportunities for residents and visitors.
(Source: New Goal)
CD-14.1 Activate Underused Spaces
The City shall explore options for generating more activity around underused buildings and public
spaces by curating temporary programming of recreation, entertainment, and cultural and
artistic activities. (Source: New Policy)
CD-14.2 Promote Art, Entertainment, and Recreation
The City shall coordiante with local arts groups, businesses, and Sonoma State University to
develop and promote the broad range of family-friendly art, entertainment, and recreation
amenities as a strong incentive for prospective employers to locate in Rohnert Park. (Source:
New Policy)
4. Community Development Element
Draft Policy Document | September 2020 Page 4-36
Environmental Justice
The State enacted Senate Bill 1000 (SB 1000) in 2016 in response to increasing concerns about vulnerable
communities in California experiencing environmental injustice. SB 1000 requires general plans adopted after
January 1, 2018 to incorporate environmental justice goals, policies, and objectives to address health risks in
disadvantaged communities. SB 1000 addresses environmental injustices by reducing unique or compounded
health risks in disadvantaged communities by reducing exposure to pollutants or other hazards, promoting
healthy habits, prioritizing infrastructure improvements and programs that address the needs of disadvantaged
communities, and promoting civic engagement in the public decision-making process.
The City of Rohnert Park supports diversity and inclusion regardless of race or economic status. A unique aspect
of Rohnert Park is its association with the Federated Indians of Graton Rancheria (FIGR). In 2003, the Tribe
entered into an enforceable and binding agreement with the City of Rohnert Park to mitigate the potential
impacts of the operation of its proposed gaming facility and to establish mechanisms for sustained charitable
giving designed to benefit the City and the Tribe.
CD-15 To ensure that land use decisions benefit Rohnert Park residents, and
do not create a disproportionate burden to a community based on
location, income, race, color, national origin, or another demographic
feature. (Source: New Goal)
CD-15.1 Equitable Public Services
The City shall strive to equitably provide desirable public services and infrastructure to Rohnert
Park residents, including parks, recreational facilities, community gardens, and public safety
facilities. (Source: New Policy)
CD-15.2 Supportive Collaborations
The City shall continue to colloaborate with other organizations and groups to provide services
and programs for all Rohnert Park residents. (Source: New Policy)
CD-15-3 Environmental Protection
The City shall apply environmental protection measures equally among geographic and
socioeconomic neighborhoods. (Source: New Policy)
CD-15.4 Environmental Justice Considerations
The City shall consider potential adverse health and safety impacts associated with land use
decisions to reduce negative impacts upon residents from hazardous materials, industrial
activities, facility locations, design features, and other aspects that may negatively impact
health or quality of life for affected residents. (Source: New Policy)
CD-15.5 New Incompatible Land Uses
The City shall prohibit the introduction of new incompatible land uses and environmental hazards
into existing residential areas. (Source: New Policy)
CD 15.6 Placement of New Residential Uses
The City consider surrounding land uses and their impacts, prior to approving new residential
land uses.
4. Community Development Element
Draft Policy Document | September 2020 Page 4-37
CD-15.7 Negative Impacts from Potential Hazards
The City shall work to reduce or prevent negative impacts associated with environmental
hazards, including industrial and roadway-generated pollution. (Source: New Policy)
CD-15.8 Healthy Food Providers
The City shall encourage farmers’ markets and healthier food options, particularly near child-
oriented uses. (e.g., schools, family day care, parks). (Source: New Policy)
CD-15.9 Safe and Sanitary Housing
Through implementation of the Housing Element, the City will provide standards of development
that will result in housing within the Planning Area that is safe and sanitary. (Source: New Policy)
4. Community Development Element
Draft Policy Document | September 2020 Page 4-38
Civic Engagement
Another key component of environmental justice pursuant to SB 1000 is identifying objectives and policies to
promote increased access to the public decision-making process. While technical analysis can provide insight
into the needs of an area, these practices can fall short without full participation by the individuals and groups
that will be most affected by a decision. These individuals and groups must have a seat at the table to engage
in meaningful dialogue and collaboration. The other major component of environmental justice is ensuring that
the planning, siting, development, and operations of public facilities and infrastructure does not
disproportionately harm an area by exposing the community to negative health effects, exposure to pollutants
or other hazards, or environmental degradation.
CD-16 To promote meaningful dialogue and collaboration between members
of disadvantaged communities and decision-makers to advance social
and economic equity. (Source: New Goal)
CD-16.1 Community Input
The City shall continue to facilitate opportunities for all residents, including disadvantaged
community residents and stakeholders, to provide meaningful and effective input on proposed
planning activities early on and continuously throughout the public review process.
(Source: New Policy)
CD-16.2 Communication Channels
The City shall continue to improve communication channels and methods for meaningful dialogue
between community members and decision-makers. (Source: New Policy)
CD-16.1 Times and Locations of Public Engagement Opportunities
The City shall aim to hold meetings, workshops, and other public engagement opportunities at
times and locations that make it convenient for disadvantaged community members to attend,
particularly stakeholders who are the most likely to be directly affected by the outcome.
(Source: New Policy)
CD-16.2 Variety of Public Communication Methods
The City shall continue to share public information across a variety of media, technological, and
traditional platforms, and languages based upon the demographics of the community.
(Source: New Policy)
4. Community Development Element
Draft Policy Document | September 2020 Page 4-39
General Plan Consistency and Maintenance
The General Plan is a living document that must reflect the City’s needs and desires, which evolve over time.
The effectiveness of the General Plan ultimately depends on how the City implements and maintains the Plan
over its lifetime. State law requires that most actions of local government affecting the physical environment
be consistent with the general plan and sets out guidelines for general plan monitoring, updating, and
amendment. State law also requires the General Plan to be consistent with other state laws and rules,
including the California Environmental Quality Act (CEQA). This section ensures that Rohnert Park maintains a
high level of attention to the General Plan to ensure that City regulations and ordinances are consistent with
the General Plan, as well as consistency with overarching state law.
CD-17 To provide a clear framework for the ongoing administration,
maintenance, and implementation of the 2040 General Plan consistent
with state law. (Source: New Goal)
CD-17.1 Five-year General Plan Review
The City shall conduct a thorough review of the General Plan every five years from the date of
final approval, and revise and update as necessary. (Source: New Policy)
CD 17.2 Implementation Program Monitoring
The City shall maintain and annually review the General Plan Implementation Programs. As part
of this process, the City shall update the prioritization of programs based on applicability,
relevance, timing of initiation, and availability of funding and resources. (Source: New Policy)
4. Community Development Element
Draft Policy Document | September 2020 Page 4-40
Implementation Programs
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
0
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
On
g
o
i
n
g
A Zoning Ordinance Update for Clear
Development Regulations
The City shall review the Zoning Ordinance
to ensure that standards and regulations
are clear, reinforce quality design, and are
easily monitored.
(Source: New Program)
CD-6.1: Clear
Development
Regulations
Planning
Division
B CIP Programs
The City shall include the design and
implementation of Gateway and
streetscape design features in future CIPs.
(Souce: Ongoing Program)
CD-5.1
Gateways
CD-9.6
Corridor
improvements
Development
Services
C Develop Streetscape Palettes
The City shall develop a Streetscape
Palette Guide that serves to accent the
identity of different neighborhoods in
Rohnert Park, including the Downtown area
and commercial areas, detailing how a
street can support safe, multimodal
mobility options. (Source: New Program)
CD-5.5:
Strengthen
Neighborhood
Identity
CD-10.3:
Downtown
Development
Standards
Planning
Division
D Urban Forest Master Plan
The City shall prepare and update every
five years an Urban Forest Master Plan.
The Plan should include the types of trees
appropriate to Rohnert Park’s natural
environment and identify locations that
would most benefit from tree plantings.
(Source: New Program)
CD-6.5:
Preserve Open
Space
Planning
Division
4. Community Development Element
Draft Policy Document | September 2020 Page 4-41
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
0
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
On
g
o
i
n
g
E Commercial District Design Standards
As part of the Zoning Ordinance, the City
shall update and maintain development
standards for all development within
commercial districts that includes, but is
not limited to the following:
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. (Source:
Existing GP Policy CD-57)
CD-6.1: Clear
Development
Regulations
Planning
Division
4. Community Development Element
Draft Policy Document | September 2020 Page 4-42
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
0
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
On
g
o
i
n
g
F Neighborhood Design Guidelines
The City shall develop Neighborhood
Design Guidelines that include components
such as land use, development intensity,
and street layouts, to be responsive to
natural and man-made features including
but not limited to:
Creeks. Locate streets and paths
adjacent to creeks, and integrate
parks and open space with
creekside paths;
Building-Street Interaction. Ensure
residential developments include
front setback variation. Guidelines
should address building articulation
and massing;
Street Networks. Provide safe,
attractive, and convenient streets
for all users in the neighborhood;
Urban edges. Ensure transition from
urban intensities to open space; and
Integration with the surroundings.
Promote connections with adjacent
neighborhoods, institutions and
business districts by integrating
street networks and responding to
existing landscape and urban design
treatments.
CD-8.1:
Maintain
Neighborhood
Character
CD-8.2:
Neighborhood
Park Location
and Design
CD-8.4:
Building-Street
Interaction
CD-8.5:
Continuous
Streets
CD-8.6: Fine
Grained Street
Networks
Planning
Division
G Southwest Boulevard Corridor Plan
Finalize and implement a Southwest
Boulevard Corridor Plan
CD 9.5
Southwest
Boulevard
District
CD 9.6 Corridor
Plans
Development
Services
4. Community Development Element
Draft Policy Document | September 2020 Page 4-43
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
0
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
On
g
o
i
n
g
H Downtown Parking Strategies
At the time of development of the Station
Area or any other downtown property, the
City shall implement parking strategies
such as consolidated parking structures,
Transportation Demand Management,
creation of a parking assessment district or
other measures to create a vibrant
downtown.
CD-10.7
Centralized
Downtown
Parking
Planning
Division
Implementation Program should be reviewed with a focus on ensuring it appropriately
supports policies in this Element