HomeMy WebLinkAbout5-28-26 PACKET ROHNERT PARK PLANNING COMMISSION
REGULAR MEETING Thursday, May 28, 2026
Open Session: 6:00 P.M.
MEETING LOCATION: CITY HALL - COUNCIL CHAMBER Address: 130 Avram Avenue, Rohnert Park, California PUBLIC PARTICIPATION: The Rohnert Park Planning Commission welcomes your attendance, interest, and participation at its regular meetings scheduled on the Second and Fourth Thursday of each month at 6:00 p.m. in the Council Chambers.
Members of the public are encouraged to observe the meeting on Cable Channel 27 by visiting meeting central on our website https://www.rpcity.org/city_hall/city_council/meeting_central PUBLIC COMMENTS: Provides an opportunity for public comment on items not listed on the
agenda, or on agenda items if unable to comment at the scheduled time. Speakers are encouraged to complete a Public Comment card and submit it to the Secretary at the time of the meeting. This helps ensure an orderly and efficient meeting, but it is not required. Members of the public may also provide advanced comments by email at Planning@rpcity.org.
Comments are requested by 5:00 p.m. on the day of the meeting. Email comments must identify the Agenda Item Number in the subject line of the email. The emails will not be read for the record but will be provided to the Planning Commission. Please note that all emails sent to the Planning Commission are considered to be public records and subject to disclosure under the California Public
Records Act.
Planning Commission agendas and minutes may be viewed at the City’s website: www.rpcity.org 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 the 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).
RIGHT TO APPEAL: Pursuant to Rohnert Park Municipal Code Article XII, Any person may file an appeal of the Planning Commission’s action on agenda items within ten (10) calendar days. When the period for an appeal ends on a weekend or city holiday, the last day to file the appeal shall be
extended to the next working day.
1. REGULAR MEETING CALL TO ORDER AND ROLL CALL
2. READING OF THE LAND ACKNOWLEDGEMENT The City of Rohnert Park acknowledges Indigenous Peoples as the traditional stewards of the land. Let it be acknowledged that the City of Rohnert Park is located within the
traditional homeland of the Federated Indians of Graton Rancheria, comprised of Coast
Miwok and Southern Pomo peoples.
3. PLEDGE OF ALLEGIANCE
4. PUBLIC COMMENT – Persons who wish to speak to the Commission on any Consent Calendar item or an item that is not on the agenda may do so at this time. Each speaker will be allotted three minutes. Please see page 1 for details on how to submit public comments. 5. CONSENT CALENDAR – All items on the Consent Calendar will be considered together
by one or more action(s) of the Commission, whichever is applicable, unless any Commission Member or anyone else interested in a consent calendar item has a question about the item. Commissioner
Motion/Vote:
(Lam___ Campbell___ Austin-Dillon___ Epstein___ Orloff___) 5.1 Approval of the Draft Minutes of the Planning Commission Regular Meeting of April 23, 2026 (This action is not a Project under the California Environmental Quality Act
(CEQA))
6. REGULAR ITEMS 6.1 PUBLIC HEARING: Conduct a Public Hearing to Consider a Site Plan and
Architectural Review application for façade improvements at the Commerce Business Center at 5700 Commerce Blvd (APN: 143-490-024), File No. PLSR25-0001. (CEQA Status: Class 1 Exemption under Section 15301: Existing Facility) A. Staff Report
B. Conduct Public Hearing C. Resolution for Adoption: Resolution 2026-06 Approving a Site Plan and Architectural Review (PLSR25-0001) for the façade improvement at the Commerce Business Center Located at 5700 Commerce Blvd. (APN 143-490-024)
Commission Motion/Vote:
(Lam___ Campbell___ Austin-Dillon___ Epstein___ Orloff___)
6.2 PUBLIC HEARING: Conduct a Public Hearing to Consider a Recommendation to the City Council to amend the Zoning Map designation for 5150 Snyder Lane from Public- Institutional to High Density Residential as required by the 2023-2031 Housing
Element Adequate Sites Program (CEQA Status: Rohnert Park 2040 General Plan EIR Certified by City Council Resolution 2026-030). A. Staff Report B. Conduct Public Hearing
C. Resolution for Adoption: Resolution 2026-07 Recommending the City Council Adopt an Ordinance Amending the Zoning Map Designation From Public-Institutional (P-I) to Residential High Density (RH) for the Property Located at 5150 Snyder Lane (APN 143-330-077) Commission Motion/Vote:
(Lam___ Campbell___ Austin-Dillon___ Epstein___ Orloff___) 6.3 PUBLIC HEARING: Conduct a Public Hearing to Consider a Recommendation to the
City Council regarding Amendments to Rohnert Park Municipal Code Chapter 17.10 to
Increase the Minimum Density on Certain Low-Income Housing Element Sites to Ensure
Consistency with the Housing Element and Comply with State Housing Law. (CEQA
Status: Consistent with the Negative Declaration for the Housing Element; Exempt from
CEQA under CEQA Guidelines Section 15061(b)(3); Exempt from CEQA under Public
Resources Code Section 21080.085).
A. Staff Report
B. Conduct Public Hearing
C. Resolution for Adoption: Resolution 2026-08 Recommending to the City Council Amendments to Rohnert Park Municipal Code Chapter 17.10 to Increase the Minimum Density on Certain Low-Income Housing Element Sites to Ensure Consistency with the Housing Element and Comply with State Housing Law.
Commission Motion/Vote:
(Lam___ Campbell___ Austin-Dillon___ Epstein___ Orloff___)
6.4 PUBLIC HEARING: Consider a Recommendation to the City Council regarding
Amendments to Group Home Regulations in the Rohnert Park Municipal Code to
Implement Housing Element Program HO-2.C Zoning for a Variety of Housing Types
and Comply with State Housing Law and Make Minor Technical Amendments and
Clarifications (CEQA Status: Consistent with the Negative Declaration for the Housing
Element; Exempt from CEQA under CEQA Guidelines Section 15061(b)(3); Exempt
from CEQA under Public Resources Code Section 21080.085).
A. Staff Report
B. Conduct Public Hearing
C. Resolution for Adoption: Resolution 2026-09 Recommending to the City Council
Amendments to Group Home Regulations in the Rohnert Park Municipal Code to
Implement Housing Element Program HO-2.C Zoning for a Variety of Housing Types
and Comply with State Housing Law and Make Minor Technical Amendments and
Clarifications (CEQA Status: Consistent with the Negative Declaration for the Housing
Element; Exempt from CEQA under CEQA Guidelines Section 15061(b)(3); Exempt
from CEQA under Public Resources Code Section 21080.085).
Commission Motion/Vote: (Lam___ Campbell___ Austin-Dillon___ Epstein___ Orloff___)
7. ITEMS FROM THE PLANNING COMMISSION 8. ITEMS FROM THE DEVELOPMENT SERVICES STAFF 9. ADJOURNMENT NOTE: Time shown for any particular matter on the agenda is an estimate only. Matters may be considered earlier or later than the time indicated, depending on the pace at which the meeting proceeds. If you wish to speak on an item under discussion by the Commission that appears on this
agenda, please refer to page 1 for more details on submitting a public comment. Any item raised by a member of the public that is not on the agenda and may require Commission action shall be automatically referred to staff for investigation and disposition, which may include placing on a future agenda. If the item is deemed to be an emergency or the need to take action arose after posting of the agenda within the meaning of Government Code Section 54954.2(b), the Commission is entitled to
discuss the matter to determine if it is an emergency item under said Government Code and may take action thereon.
AGENDA REPORTS & DOCUMENTS: A paper copy of all staff reports and documents subject to disclosure that relate to each item of business referred to on the agenda is available for public
inspection at City Hall, 130 Avram Avenue, Rohnert Park, California 94928.
Electronic copies of all staff reports and documents subject to disclosure that relate to each item of business referred to on the agenda are available for public inspection at https://www.rpcity.org/city_hall/city_council/meeting_central. Any writings or documents subject to
disclosure that are provided to all, or a majority of all, of the members of the Planning Commission regarding any item on this agenda after the agenda has been distributed will be made available for inspection at City Hall and on our website at the same time. Any writings or documents subject to disclosure that are provided to the Planning Commission during the meeting will be made available for public inspection during the meeting and on our website following the meeting.
AMERICAN DISABILITY ACT ACCOMMODATIONS: Any member of the public who needs accommodations should email the ADA Coordinator at adacoordinator@rpcity.org or by calling 707-588-2224. The ADA Coordinator will use their best efforts to provide reasonable accommodations to provide as much accessibility as possible while also maintaining public safety in
accordance with the City's procedure for resolving reasonable accommodation requests. Information about reasonable accommodations is available on the City website at: https://www.rpcity.org/city_hall/departments/human_resources/a_d_a_and_accessibility_resources
CERTIFICATION OF POSTING OF AGENDA
I, Clotile Blanks, Community Development Technician for the City of Rohnert Park, declare that the foregoing agenda was posted and available for review on May 22, 2026, 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 22nd day of May 2026, at Rohnert Park, California.
Clotile Blanks
Minutes of the Planning Commission Meeting of the City of Rohnert Park Thursday, April 23, 2026 6:00 P.M. 130 Avram Avenue, Rohnert Park 1. CALL TO ORDER AND ROLL CALL
Vice Chairperson Tim Campbell called the regular meeting to order at 6:00 p.m. Present: Tim Campbell, Vice Chairperson Tramaine Austin-Dillon, Commissioner
Matt Epstein, Commissioner
Marc Orloff, Commissioner Absent: Fanny Lam, Chairperson
2. READING OF THE LAND ACKNOWLEDGEMENT
Read by Vice Chairperson Campbell 3. PLEDGE OF ALLEGIANCE
Led by Vice Chairperson Campbell
4. PUBLIC COMMENT None 5. CONSENT CALENDAR – ADOPTION OF MINUTES
5.1 Approval of the Draft Minutes of the Planning Commission Regular Meeting of April 9, 2026 ACTION: Moved/Seconded (Orloff/Epstein) to approve the Minutes of the Planning Commission Regular Meeting of April 9, 2026.
Motion carried by the following 3-0-1-1 roll call vote: AYES: Campbell,
Epstein, Orloff; ABSTAIN: Austin-Dillon; ABSENT: Lam
6. REGULAR ITEMS 6.1 Study Session #2, Review Draft Objective Design Standards (CEQA Status: Not a Project). No action required.
Planning Consultant Christina Ratcliffe introduced M-Group Planning Consultant Tom Ford, who delivered a presentation on the Objective Design Standards (ODS). The Study Session agenda included an overview of the session, a project timeline, background information, a discussion by the Planning Commission, and outlined next steps. Staff and Consultant received
direction on the ODS, which will return to Planning Commission for action at a later date.
7. ITEMS FROM PLANNING COMMISSION
No items for discussion were presented by the Planning Commission. 8. ITEMS FROM DEVELOPMENT SERVICES STAFF
Planning Consultant Ratcliffe clarified that during the April 9, 2026, Planning Commission
meeting for the sign program for Edgeway Plaza located at 7301 Camino Colegio, two of the
monument signs were installed without permits. She noted that when the applicant applies for a
building permit, they will be subject to double permit fees for the signs installed without benefit
of permit.
She also informed the Commissioners that the May 14, 2026, meeting was tentatively to be
canceled, and the May 28, 2026, meeting will proceed as a full meeting with five items on the
agenda. After discussion, the Commission consensus was to schedule all items for the May 28,
2026, meeting.
9. ADJOURNMENT
Vice Chairperson Campbell adjourned the Planning Commission Meeting at 6:59 p.m.
_____________________________ ________________________________ Tim Campbell, Vice Chairperson Clotile Blanks, Recording Secretary
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CITY OF ROHNERT PARK PLANNING COMMISSION STAFF REPORT
Meeting Date: May 28, 2026
Item No: 6.1
Prepared By: Christina Ratcliffe, AICP, Consulting Planner
Agenda Title: Conduct a Public Hearing to Consider a Site Plan and Architectural
Review application for façade improvements at the Commerce Business
Center at 5700 Commerce Blvd, (143-490-024), File No. PLSR25-0001
Environmental
Determination: Categorically exempt under the California Environmental Quality Act (CEQA), Class 1 Exemption under Section 15301: Existing Facility Location: 5700 Commerce Blvd.
GP/Zoning: Light Industrial/Light Industrial with Office Overlay
Applicant/Owner: Brian Muller
RECOMMENDED ACTION: Staff recommends that the Planning Commission adopt Resolution No. 2026-07, finding the Project exempt from CEQA under Section 15301, and approving a Site Plan and Architectural Review (SPAR) for 5700 Commerce Blvd. (APN 143-490-024) within the IL/O (Light Industrial with an Office overlay) zoning district. The property’s
General Plan designation is Light Industrial. Figure 1: Project Location
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Figure 2 Existing Conditions West (Front) Elevation
Background: The subject property consists of a 42,907 sf parcel with a single story building containing five units. The maximum height of the building is approximately 17-feet. Individual units have a commercial space facing Commerce Blvd. with individual warehouse spaces behind the
commercial space within the same building. The building has an existing parking lot around all
four sides of the building. Existing Landscaping and trees on the property are proposed to remain. The total floor area of the building is 5,489 sf. The property is Zoned IL/O (Light Industrial with an Office overlay), and adjacent properties to
the south have the same zoning. Properties to the east are zoned Light Industrial and properties to
the north are zoned Light Industrial with a Commercial overlay. Project Details:
Per RPMC 17.25.031A.2, a Site Plan and Architectural Review (SPAR) is required when “Any
new site plan or building proposed in a commercial district that is greater than two hundred fifty square feet in size and which would be visible from the public right-of-way” Since this is a façade improvement for the entire building facing Commerce Blvd., a SPAR is required.
No interior alterations or additional square footage is proposed. The parking lot will be improved
to current ADA standards, and the existing landscaping will remain. There are existing signs for
Budget Blinds and Sonoma Coast Divers that will remain. Temporary banners labeled SpaSmith
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and Hot Tubs will be removed as part of the project. The applicant plans to apply for a sign program at a later date.
The proposed façade improvements include new column features and a new color and material palette. See excerpts below and a full sized version on Sheet A1.1 of the plan set for proposed elevations and colors. A color and materials board will be available at the hearing.
The body of the building will have two complimentary colors, Dovetail gray and Snowbound
white. Materials used for the façade include a mix of Hardiboard panel siding and trim and stucco accented by natural rust Corten steel for the spandrel towards the top portion of the façade on the front, right and left elevations, with grey and black metal used to frame the doors and windows.
Decorative gooseneck matte black downward-facing lights will set off the top of the building, with additional black matte lights placed lower on the building illuminating the doors and walkways. Cut sheets of the proposed lights are included in the attached plan set. A lighting study included with the plan set demonstrates the projects conformance with lighting
requirements in the code.
Existing East (Rear) Elevation
Staff notes that exterior lighting is not proposed for the rear and north elevations and has included a Condition of Approval requiring lighting as a safety measure in these areas.
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Proposed West (Front) Elevation
Proposed East (Rear) Elevation
Proposed South (Right) Elevation
Proposed North (Left) Elevation
Analysis:
The property is zoned IL/O. The IL district allows for campus-like environments for corporate
headquarters, research and development facilities, offices, light manufacturing and assembly,
industrial processing, general service, warehousing, storage and distribution, and service commercial type use. The Office Overlay District is intended to recognize the existing pattern of
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development within areas designated for industrial use that include a large number of established office uses and buildings designed to support such uses, such as the Commerce Boulevard and
Redwood Drive corridors. The district would ensure that there are locations for new office users
within such areas and would allow for their timely approval as principally-permitted uses, while continuing to provide space for uses that are more industrial in nature.
Staff believes that the proposed façade changes meet the intent as well as the requirements of the Zoning Code. As detailed in the findings below, the mix of materials and colors, use of
column/tower elements provide visual interest and enhance the appearance of the building.
Findings Per Rohnert Park Municipal Code (RPMC) 17.27.033, the Planning Commission shall approve or conditionally approve a SPAR application if, on the basis of the application, supporting
materials, and written and oral testimony submitted at the hearing, the Planning Commission
makes positive findings regarding the following factors to consider/conditions:
1. That the development’s general appearance is compatible with existing development and enhances the surrounding neighborhood;
The proposed changes to the façade, as conditioned, including the addition of columns, mix of colors, materials and lighting mentioned above will enhance the appearance of the building and is compatible in style with the surrounding buildings.
2. 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 facade facing the street; and/or the line and pitch of the roof; and
The variation in materials and colors proposed, as well as the column elements add variation and visual interest to the building.
3. That the development will be located and oriented in such a manner so as to provide pedestrian, bicycle and vehicle connections with adjacent properties, as appropriate,
and avoids indiscriminate location and orientation.
No change in location or orientation is proposed. The existing pedestrian, bicycle and vehicle connections will not be negatively impacted.
ENVIRONMENTAL DETERMINATION: The project has been analyzed for compliance with
the requirements of the California Environmental Quality Act (CEQA) and found to be categorically exempt as a Class 1 Exemption under Section 15301: Existing Facility. No further action is required pertaining to environmental review.
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PUBLIC NOTIFICATION: A public hearing notice denoting the time, date and location of the proposal’s hearing was published in the Community Voice. Property owners and occupants within
a 600-foot radius of the project were mailed notices, and the notice was posted pursuant to State
Planning Law. No public comments were received as of the distribution of this report.
Attachments:
1. Draft Planning Commission Resolution 2026-06 and Conditions of Approval
Exhibit A – Plan set
PLANNING COMMISSION RESOLUTION NO. 2026-06
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A SITE PLAN AND ARCHITECTURAL REVIEW (PLSR25-0001) FOR THE FAÇADE IMPROVEMENT AT THE COMMERCE BUSINESS CENTER LOCATED AT 5700 COMMERCE BLVD.
(APN 143-490-024)
WHEREAS, the applicant, Brian Muller, has filed Planning Application No. PLSR25-0001 for a Site Plan and Architectural Review application for façade improvements at the Commerce Business Center at 5700 Commerce Blvd, (143-490-024) in accordance with the City of Rohnert Park Municipal Code; and
WHEREAS, Planning Application No. PLSR25-0001 was processed in the time and manner prescribed by State and local law; and WHEREAS, public hearing notices were transmitted to all property owners and
occupants within a 600-foot radius of the subject property and to all agencies and interested
parties as required by California State Planning Law, and a public hearing notice was published in the Community Voice for a minimum of 10 days prior to the public hearing; and WHEREAS, on May 28, 2026, the Planning Commission reviewed Planning Application
No. PLSR25-0001 during a scheduled public meeting at which time interested persons had an
opportunity to testify either in support or in opposition to the project; and WHEREAS, on May 28, 2026, at the Planning Commission meeting, upon hearing and 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. PLSR25-0001.
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. Findings. The Planning Commission, in approving Planning Application No. PLSR25-0001 makes the following findings pursuant to RPMC 17.27.033 to wit:
1. That the development’s general appearance is compatible with existing development
and enhances the surrounding neighborhood;
The proposed changes to the façade, as conditioned, including the addition of columns, mix of colors, materials and lighting mentioned above will enhance the appearance of the building and is compatible in style with the surrounding buildings.
2. 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 facade facing the street; and/or the line and pitch of the roof; and
ATTACHMENT 1
The variation in materials and colors proposed, as well as the column elements add variation and visual interest to the building.
3. That the development will be located and oriented in such a manner so as to provide
pedestrian, bicycle and vehicle connections with adjacent properties, as appropriate,
and avoids indiscriminate location and orientation.
No change in location or orientation is proposed. The existing pedestrian, bicycle and vehicle connections will not be negatively impacted.
Section 3. Environmental Determination. The project has been analyzed for
compliance with the requirements of the California Environmental Quality Act (CEQA) and found to be categorically exempt as a Class 1 Exemption under Section 15301: Existing Facility. No further action is required pertaining to environmental review.
NOW THEREFORE BE IT RESOLVED that the Planning Commission does hereby
approve Planning Application No. PLSR25-0001, approving a Site Plan and Architectural Review(SPAR) at 5700 Commerce Blvd. (APN 143-490-024) subject to the following conditions:
General Conditions
1. The Site Plan and Architectural Review approval shall expire one year 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. 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. 2. The facility shall comply with any and all applicable provisions of the Rohnert Park Municipal Code (RPMC) and any state or federal agency. The violation of any condition
listed herein shall constitute a nuisance and a violation of the Rohnert Park Municipal
Code. 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. 3. 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.
Planning Conditions of Approval
4. The Project will comply with the approved plan set, attached as Exhibit A.
5. All existing landscaping shall be maintained in a healthy and thriving condition. 6. All trash bins shall be kept away from landscaping and the entire site shall be maintained in a clean and orderly condition. 7. Downcast lights shall be added to the rear and north of the building.
8. The exterior colors and materials shall be the same as the approved color and material
board. The Director may approve slight modifications that are substantially in conformance with Planning Commission approval. 9. Any substantive changes to the approved plans or the conditions of approval shall be subject to Planning Commission review.
10. Prior to or concurrent with Building application submittal, applicant shall submit an
application for a Sign Program. 11. Planning Division shall verify materials and colors prior to issuance of final building permit.
Public Safety Division Conditions
12. Address numbers. New and existing buildings shall have approved illuminated address
numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole, or other approved sign or means shall be used to identify the structure.
The numbers shall contrast with their background. Address numbers shall be Arabic
numerals or alphabet letters. Size and location of the Address Numbers shall be approved by the fire code official. Per Section 505. 1. 2 - Numbers for other than one- and two-family dwellings. Each address identification character shall be not less than twelve (12) inches high with a minimum stroke of one inch. Suite and unit numbers shall not be less
than six (6) inches high with a minimum stroke of three- quarters (0.75) inch or as
approved by the fire code official.
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 10 calendar days from the date of
said action. No building permits shall be issued, nor shall work be initiated, until the appeal
period has expired, provided there are no appeals.
DULY AND REGULARLY ADOPTED on the 28th day of May 2026, by the City of Rohnert Park Planning Commission by the following vote:
AYES: _____ NOES:_____ ABSENT:_____ ABSTAIN:_____ LAM____ CAMPBELL_____ AUSTIN-DILLON____ EPSTEIN_____ ORLOFF_____
Fanny Lam, Chairperson, Rohnert Park Planning Commission
Attest: ________________________________
Clotile Blanks, Recording Secretary
Attachment: Exhibit A – Site Plans
BUDGET BLINDSDATE PRINTED
DATE CHECKED
SHEET NO:JOB NO:DESIGN FOR:NOTES DATE
(707) 585-3711a r c h i t e c t s , i n c .avila bunch
CONTRACTOR
...Merle Avila architect Russell W. Bunch architect
5850 Commerce Blvd., Suite 100, Rohnert Park, California, 94928BUILDING FACADE UPDATE5700 COMMERCE BOULEVARD, ROHNERT PARK, CALIFORNIAEXHIBIT AEXHIBIT A
BUDGET BLINDSDATE PRINTED
DATE CHECKED
SHEET NO:JOB NO:DESIGN FOR:NOTES DATE
(707) 585-3711a r c h i t e c t s , i n c .avila bunch
CONTRACTOR
...Merle Avila architect Russell W. Bunch architect
5850 Commerce Blvd., Suite 100, Rohnert Park, California, 94928RRR
BUDGET BLINDS
DATE PRINTEDDATE CHECKEDSHEET NO:JOB NO:DESIGN FOR:NOTESDATE(707) 585-3711a r c h i t e c t s , i n c .avila bunchCONTRACTOR...Merle Avila architectRussell W. Bunch architect5850 Commerce Blvd., Suite 100, Rohnert Park, California, 94928R
R
R
BUDGET BLINDSDATE PRINTED
DATE CHECKED
SHEET NO:JOB NO:DESIGN FOR:NOTES DATE
(707) 585-3711a r c h i t e c t s , i n c .avila bunch
CONTRACTOR
...Merle Avila architect Russell W. Bunch architect
5850 Commerce Blvd., Suite 100, Rohnert Park, California, 94928
DATE PRINTED
DATE CHECKED
SHEET NO:JOB NO:DESIGN FOR:NOTES DATE
(707) 585-3711a r c h i t e c t s , i n c .avila bunch
CONTRACTOR
...Merle Avila architect Russell W. Bunch architect
5850 Commerce Blvd., Suite 100, Rohnert Park, California, 94928
DATE PRINTED
DATE CHECKED
SHEET NO:JOB NO:DESIGN FOR:NOTES DATE
(707) 585-3711a r c h i t e c t s , i n c .avila bunch
CONTRACTOR
...Merle Avila architect Russell W. Bunch architect
5850 Commerce Blvd., Suite 100, Rohnert Park, California, 94928
NOPARKINGDATE PRINTED
DATE CHECKED
SHEET NO:JOB NO:DESIGN FOR:NOTES DATE
(707) 585-3711a r c h i t e c t s , i n c .avila bunch
CONTRACTOR
...Merle Avila architect Russell W. Bunch architect
5850 Commerce Blvd., Suite 100, Rohnert Park, California, 94928
DATE PRINTEDDATE CHECKEDSHEET NO:JOB NO:DESIGN FOR:NOTESDATEMerle Avila architect(707) 585-3711a r c h i t e c t s , i n c .avila bunchCONTRACTOR..Russell W. Bunch architect.5850 Commerce Blvd., Suite 100, Rohnert Park, California, 94928
Page 1
City of Rohnert Park
Planning Commission Report
Meeting Date: May 28, 2026
Item No: 6.2
Prepared by: Krystle Rizzi, Planning Consultant
Agenda Title: Consider a recommendation to the City Council to amend the Zoning Map designation for 5150 Snyder Lane from Public-Institutional to High Density Residential as required by the 2023-2031 Housing Element Adequate Sites Program (CEQA: Rohnert Park 2040 General Plan EIR
Certified by City Council Resolution 2026-030)
Location: 5150 Snyder Lane (APN 143-330-077)
GP/Zoning: High Density Residential/Public-Institutional
Applicant/Owner: City of Rohnert Park/ St. John’s United Methodist Church
RECOMMENDED ACTION:
Staff recommend that the Planning Commission conduct a public hearing and adopt a resolution (Attachment 1) recommending that the City Council adopt an ordinance amending the Zoning Map designation for 5150 Snyder Lane (APN 143-330-077) from Public-Institutional (P-I) to
High Density Residential (R-H) as required by the 2023-2031 Housing Element Adequate Sites
Program.
BACKGROUND:
Local General Plan and Housing Element Requirements:
As discussed below, this rezoning is required by the City’s 2023-2031 Housing Element and is necessary to ensure consistency with the City’s General Plan. It should be noted that California Housing and Community Development (“HCD”) has been inquiring as to the City’s timeline to complete this rezoning to ensure that the City meets its housing obligations.
General Plan and Housing Element
As part of the General Plan outreach process in 2019, the property owner submitted a land use change request to the City to consider designating the above-referenced APN for the high density residential (R-H) zoning designation. Redesignation of the site was considered as part of the General Plan 2040 Planning Commission and City Council study sessions, which occurred on
October 10, 2019 and October 22, 2019, respectively. The site was selected for rezoning and
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included in the Housing Element (a part of the General Plan) to accommodate housing for moderate income households.
Housing Element and the Regional Housing Needs Allocation (RHNA)
The RHNA is a major component of State housing law as it determines the projected and existing housing needs for each jurisdiction in the State. In May 2021, the Association of Bay Area Governments (ABAG) released its final allocation of housing units for all jurisdictions in its
region. The City of Rohnert Park was allocated 1,580 new housing units for the 2023-2031
planning period. While the City need not build this number of housing units, it is required to
have a General Plan and Zoning Code that allow for such development.
Consistent with Government Code Section 65583(a)(3), the Housing Element identifies adequate sites with capacity to fulfill the City’s fair share of this regional housing need. As provided in detail in Section 11.3 of the adopted Housing Element, the City is meeting its RHNA through:
•Planned, approved, and pending projects;
•Sites identified in the Sites Inventory;
•Sites identified for rezoning under the Adequate Sites Program;
•Conversion of units under the Adequate Sites Program Alternative; and
•ADU development.
The project site, located at 5150 Snyder Lane, is identified in the Housing Element as a rezoning
site (Site #11) under the Adequate Sites Program and accommodates 96 moderate income units.1 This theoretical capacity was derived based on property owner interest and local development
trends and is at the top end of the permitted density in the R-H zone (24 units per acre).
On January 24, 2023, the City Council adopted Resolution 2023-004, which adopted the 2023-2031 Housing Element and changed the site’s General Plan Land Use Designation from Public-
Institutional to High Density Residential. Subsequently, on March 20, 2023, the State
Department of Housing and Community Development (HCD) determined that the Housing
Element was in full compliance with State law.
Existing Conditions
The project site is owned by St. John’s United Methodist Church and is comprised of one parcel
(APN 143-330-077) totaling approximately 4.06 acres. Current development on the site includes a religious assembly building, single-family residence, and circulation improvements. Vehicular access to the religious assembly building and parking area is provided via Parkway Drive. Access to the single-family residence is provided via Parkway Court. Other site features include mature trees, landscaping, and grassland habitat.2
Neighboring land uses and natural features include Hinebaugh Creek and Lawrence Jones
Middle School to the north, the Redwood Park Condominium complex to the south and east and single-family residential development in “S” Section to the west.3 Immediately adjacent existing developments, General Plan Designations, and Zoning Districts are summarized in Table 1 and
1 Table 11-19 (Capacity of Rezoning Sites), Page 11-72. 2 General Plan 2040 DEIR, Page 4.3-17 3 General Plan 2040 DEIR, Page 4.1-12
Page 3
shown on Figure 1, Figure 2, and Figure 3, respectively.
Table 1: Existing Land Use Designations and Development of Adjacent Properties
North East South West
Existing Development Hinebaugh Creek and Lawrence Jones Middle School
Redwood Park Condominium complex
Redwood Park Condominium complex
Single-family residential
General Plan Open Space – Environmental Conservation
Public Institutional High Density Residential Office
Zoning Open Space – Environmental Conservation
High Density Residential High Density Residential Office Commercial
Figure 1: Project Site
Page 4
Figure 2: Existing General Plan Designation
Figure 3: Existing Zoning Designation Figure 4: Proposed Zoning Designation
Page 5
Environmental Analysis
Based on the site’s location adjacent to Hinebaugh Creek, a programmatic analysis of
environmental impacts associated with the proposed rezoning was included as part of the General Plan 2040 Update Environmental Impact Report (EIR), which was certified by the City Council on April 28, 2026.
Now that the EIR is certified, the City is taking the appropriate steps toward implementing the
Housing Element by rezoning the site from P-I to R-H. A discussion of the relationship between
the proposed rezoning, potential future development, and the EIR is included later in this staff
report.
Future Development Potential
As discussed above, the City’s Housing Element identifies the site as part of the Adequate Sites Program. While the proposed rezoning from Public Institutional to High-Density Residential
does not include a specific development application at this time, the rezoning would facilitate future residential development at the density anticipated in the Housing Element. Consistent with State law, the Housing Element concludes that there is adequate availability of water, sewer, and dry utilities to serve the site.4
Regarding circulation, Snyder Lane is identified in the General Plan as a major north-south
arterial serving the eastern areas of the city and currently accommodates daily traffic volumes between 9,300 and 15,500 vehicles.5 Under current conditions, the segment of Snyder Lane adjacent to the site (between the Lawrence Jones Middle School Driveway and Parkway Drive) experiences combined daily traffic volumes of approximately 13,559 vehicles (6,816 northbound and 6,743 southbound).6 At General Plan buildout, daily traffic volumes at this location are
anticipated to be 17,590 (9,000 northbound and 8,590 southbound traffic).7
The General Plan and its associated EIR have accounted for residential growth in this area. To accommodate these anticipated traffic volumes, the General Plan anticipates widening Snyder Lane from two to four lanes between Moura Lane (north of the site) to San Francisco Way (south
of the site).8 Based on the location of the site, a future development project could be designed to
provide vehicular access from either Snyder Lane or Parkway Drive, ensuring appropriate
distribution of vehicles entering and exiting the site.
It is important to note that any future development proposed for this site will be subject to City review, whether through a ministerial or discretionary process, and will be required to comply with all applicable objective standards, including fire and public works requirements, to ensure
safe vehicular and pedestrian access to and from the site.
PROJECT DESCRIPTION:
The project proposes to rezone the site from the P-I Zoning District to the R-H Zoning District.
4 Housing Element Technical Background Report, March 2023, Page 11-143 and 11-144. 5 2040 General Plan, Page 7-3; 2040 General Plan EIR, Page 4.14-3. 6 2040 General Plan EIR, Appendix C, Table 5 (Existing Traffic Count Data) 7 2040 General Plan EIR, Appendix C, Table 7 (Year 2040 Traffic Count Forecast Under Proposed General Plan) 8 2040 General Plan Draft Environmental Impact Report, Page 4.14-33.
Page 6
No other actions are currently requested, and no development project is currently proposed. The intent of the rezoning is to achieve consistency with the General Plan and comply with the
adopted Housing Element. The project will ensure the site zoning and affiliated development standards are ready and in place if a residential development project is proposed, as required by the Housing Element.
ANALYSIS:
The proposed rezoning is consistent with and required by the City’s 2023-2031 Housing Element and its programs, policies and goals. The applicable rezoning findings are contained in the
Rohnert Park Municipal Code. Staff finds the rezoning request is consistent with all applicable
programs, policies, goals, and required findings, as outlined in this section.
Housing Element Goal HO-1 (New Housing Development): Provide opportunities for housing development that accommodate projected growth, mitigate potential constraints, and facilitate mobility within the ownership and rental markets. Ensure adequate sites are available to meet local housing needs
Project Consistency: The proposed rezoning is consistent with, and actively advances, Goal HO-1 of the Housing Element by directly implementing the Adequate Sites Program. The project site is identified as Site #11 of the Rezoning Program and is intended to accommodate projected housing needs in the city. As such, rezoning the property to R-H provides for development at the
intended capacity of 96 residential units at the moderate-income level, thereby providing
opportunities for housing development that accommodate projected growth and ensuring
adequate sites are available to meet local housing needs.
The project location was anticipated and programmatically evaluated in the certified General Plan Update EIR. Any future development of the site will be required to implement the General Plan EIR’s objective mitigation measures, thereby mitigating potential constraints.
Rezoning the site to R-H facilitates housing development at a density of 24 units per acre. As identified in the Housing Element, development at the site can yield up to 96 units for moderate-income households, thereby providing “missing middle” housing options. As such, the rezoning facilitates development of housing at an affordability level that could facilitate mobility for
current and future residents.
Program HO-1.C(a) (Sites to Meet RHNA): As part of the General Plan update, the City shall
rezone sufficient sites in order to demonstrate an adequate inventory of sites to meet its RHNA. The City will rezone at least 8.3 acres to high density residential, which allows and has standards to facilitate residential development at 24 units per acre. Rezoned sites will have sufficient capacity to accommodate 196 units, including 14 very low-income units, 19 low-income units,
102 moderate-income units, and 61 above moderate-income units. These sites shall meet the rezoning standards set forth in Government Code Section 65583.2 for sites available to
accommodate the lower-income RHNA.
Project Consistency: The proposed rezoning is an important implementation step toward
satisfying the City’s RHNA and complying with the Housing Element. The rezoning would apply
the R-H zoning designation to the site, providing development standards that facilitate residential
development at 24 units per acre. Based on the size of the site, the rezoning will provide capacity for 96 of the 102 moderate income units, satisfying approximately 94% of the City's moderate-
Page 7
income target under this program.9 Furthermore, rezoning the approximately 4.06-acre site provides approximately 49% of the minimum 8.3 acres required under this program.10
Goal HO-3 (Provision of Affordable Housing): Provide for the housing needs of all economic segments of existing and future residents, giving highest priority to lower income households and minimizing the impact of potential governmental constraints. Preserve the city’s existing affordable housing stock and ensure the long-term affordability of new below-market rate units.
Project Consistency: The proposed rezoning removes regulatory barriers and facilitates housing
production for a specific, targeted economic segment. While Goal HO-3 gives highest priority to lower-income households, fulfilling the City’s moderate-income need on this site is a necessary component of providing for all economic segments and meeting the city’s RHNA. The rezoning action directly removes a governmental constraint by eliminating a zoning designation that does not provide for housing at the density needed to meet local housing needs.
Furthermore, because the rezoning action is analyzed in the recently certified General Plan Update EIR, future development projects have opportunities for streamlined environmental review, which generally minimizes regulatory delays and provides greater certainty for future development. By providing for development at the highest density, moderate-income
development can be more financially viable which facilitates the long-term affordability of new
below-market rate units.
Policy HO-3.4 (Support Development of Affordable Housing): The City shall encourage the development of housing types that are affordable to lower- and moderate-income families, including to first-time homebuyers.
Project Consistency: By rezoning the site to R-H and allowing development at a density of 24
units per acre, the project provides for future housing typologies that are generally more compact and affordable by design. This has the potential to create housing stock that is attainable for
moderate income members of the community and build equity within the community.
Rohnert Park Municipal Code
Title 17 (Zoning), Chapter 17.25 (Administrative and Enforcement Procedures), Article VII
(Amendments) establishes procedures to consider the rezoning of properties within the city. Pursuant to RPMC Section 17.25.073, factors that shall be considered in the approval or denial of a rezoning or amendment application include the following:
1. That the proposed zoning and/or amendment is consistent with the general plan.
Criteria Satisfied. The proposed zoning from P-I to R-H will be consistent with the General Plan
Land Use Designation of R-H. Furthermore, the project is consistent with Goal HO-1, Program
HO-1.C(a), Goal HO-3, and Policy HO-3.4 of the General Plan Housing Element.
2. That the proposed zoning and/or amendment will be beneficial to and not detrimental to the public health, safety, or welfare.
Criteria Satisfied. The proposed zoning will help promote the public welfare by allowing new
housing on the site – particularly, at affordable moderate income levels. A development project is
9 (96 units/102 units) x 100% = 94% 10 (4.06 acres/8.3 acres) x 100% = 49%
Page 8
not currently proposed, so there are no project specific health or safety considerations at this time. Furthermore, at the time a specific development project application is received, the City’s
standard process includes review to ensure that objective public health, safety, and welfare standards are achieved (such as adequacy of public services, public utilities, and emergency access).
3.That with the proposed zoning and/or amendment adequate and available sites remain
to mitigate the loss of residential density on the subject property to accommodate thecity's "fair share" regional housing needs used by the State Department of Housing andDevelopment in determining compliance with Housing Element Law pursuant toGovernment Code Section 65863(b).
Criteria Satisfied. As detailed in the 2023-2031 Housing Element, when a jurisdiction does not have sufficient sites to accommodate its required RHNA, it is required to include programs that
identify sites that can be developed for housing within the planning period. To accommodate RHNA allocations, the Housing Element identifies two programs, including the Adequate Sites Program, which specifically identifies the project site for rezoning to allow residential development that will assist the City in meeting its RHNA targets for moderate-income
households. The rezoning will allow greater housing production density at 24 units per acre,
accommodating a portion of the city’s “fair share” regional housing needs as envisioned in the 2023-2031 Housing Element. Furthermore, rezoning the site ensures compliance with Housing Element Law.
ENVIRONMENTAL DETERMINATION:
The project is a discretionary action and is therefore considered a “project” under the California Environmental Quality Act (CEQA).
As discussed above, the environmental impacts associated with applying the R-H zoning
designation and its corresponding density to the subject site were programmatically analyzed in the Rohnert Park 2040 General Plan EIR, which was certified by the City Council on April 28, 2026 via City Council Resolution 2026-030. The proposed project is limited to the legislative rezoning to ensure compliance with the General Plan Land Use Designation and to implement
the General Plan's housing objectives. The project does not authorize any physical construction
and is therefore entirely within the scope of the certified EIR.
Any future residential development proposed at the site will undergo subsequent project-level review, which may include streamlined review, and will be required to comply with all applicable objective mitigation measures outlined in the General Plan’s adopted Mitigation Monitoring and Reporting Program (MMRP), ensuring that site-specific constraints are fully
addressed and mitigated prior to entitlement.
PUBLIC NOTIFICATION:
A public hearing notice denoting the time, date, and location of this hearing was published in the
Community Voice on May 8, 2026, and the notice was posted pursuant to Government Code
Section 65854. In addition, a notice was mailed to property owners and occupants in a 600-foot
radius from the property. Affected agencies were also provided notice on that same day.
Page 9
Attachments:
1.Planning Commission Resolution No. 2026-07 Recommending the City Council Adoptan Ordinance Amending the Zoning Map designation at 5150 Snyder Lane from Public
Institutional to High Density Residential as required by the 2023-2031 Housing Element
Adequate Sites Programa.Exhibit A: City of Rohnert Park Zoning Map with Proposed Change
4906-7109-3421 v1
PLANNING COMMISSION RESOLUTION NO. 2026-07
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, RECOMMENDING THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING THE ZONING MAP DESIGNATION FROM PUBLIC- INSTITUTIONAL (P-I) TO RESIDENTIAL HIGH DENSITY (R-H) FOR THE
PROPERTY LOCATED AT 5150 SNYDER LANE (APN 143-330-077)
WHEREAS, as part of the General Plan Update process in 2019, the property owner, St. John’s United Methodist Church, submitted a land use change request, to consider redesignating the property at 5150 Snyder Lane (APN 143-330-077) to High Density Residential; and
WHEREAS, in 2023, the City adopted its required Housing Element, including an Initial
Study and Negative Declaration, and changed the General Plan Land Use Designation from Public Institutional (P-I) to Residential High Density (R-H) at 5150 Snyder Lane in order to provide housing density at 24 units per acre on the 4.06-acre property; and
WHEREAS, the above referenced APN comprises Site #11 of the adopted Housing
Element Adequate Sites Program, and is identified for rezoning to accommodate the city’s
Regional Housing Needs Allocation (RHNA) for moderate income households; and
WHEREAS, the proposed rezoning is being processed in accordance with the adopted Housing Element to achieve consistency with the General Plan Land Use Designation of Residential High Density (R-H) at 5150 Snyder Lane to allow for a residential density of 24 units per acre; and
WHEREAS, the project has been analyzed for compliance with the requirements of the
California Environmental Quality Act (CEQA), and;
WHEREAS, the environmental impacts associated with applying the R-H zoning designation and its corresponding density to the subject site were programmatically analyzed in
the Rohnert Park 2040 General Plan EIR, which was certified by the City Council on April 28,
2026 by City Council Resolution 2026-030; and
WHEREAS, on April 28, 2026, the City Council also adopted CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program (MMRP); and
WHEREAS, pursuant to California State Law and the Rohnert Park Municipal Code and
procedures, public hearing notices were mailed to all property owners and occupants within a 600 foot radius of the subject property and a public hearing was published for a minimum of 20 days prior to the public hearing in the Community Voice; and
WHEREAS, on May 28, 2026, the Planning Commission held a public hearing at which
time interested persons had an opportunity to testify either in support or opposition to the proposal;
and
WHEREAS, the Planning Commission has reviewed and considered all relevant information related to the proposed rezoning.
.ATTACHMENT 1
4906-7109-3421 v1
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Rohnert Park makes the following findings, determinations, and recommendations with respect to
the proposed rezoning based on the oral and written staff reports, all public comments, and any
other information in the record:
Section 1. Recitals. The Planning Commission finds that the above recitations are true and correct.
Section 2. CEQA Review. The Planning Commission finds that the environmental
impacts associated with the rezoning project were adequately analyzed in the certified 2040 General Plan Environmental Impact Report (EIR) (State Clearinghouse No. 2021020523), certified on April 28, 2026 via City Council Resolution 2026-030. The proposed rezoning implements the land use designations, densities, and schedule of actions contained in the City’s approved Housing Element and the 2040 General Plan.
Therefore, the rezoning project is fully within the scope of the certified EIR, and no
subsequent environmental analysis is required.
Section 3. Findings. The Planning Commission hereby makes the following findings concerning the proposed rezoning, pursuant to Rohnert Park Municipal Code section 17.25.073:
1. That the proposed zoning and/or amendment is consistent with the general plan.
The proposed zoning from P-I to R-H is consistent with the General Plan Land Use Designation of R-H. Furthermore, the project is consistent with Goal HO-1, Program HO-1.C(a), Goal HO-3, and Policy HO-3.4 of the General Plan Housing Element.
2. That the proposed zoning and/or amendment will be beneficial to and not
detrimental to the public health, safety, and welfare.
The proposed zoning will help promote the public welfare by allowing new housing on the site – particularly, at moderate income levels. A development project is not currently proposed, so there are no project specific health or safety considerations
at this time. Furthermore, at the time a specific development project application is
received, the City’s standard process includes review to ensure that public health, safety, and welfare standards are achieved (such as adequacy of public services, public utilities, and emergency access).
3. That with the proposed zoning and/or amendment adequate and available sites remain (refer to the quantified housing objectives in the city’s housing element of
the general plan) to mitigate the loss of residential density on the subject property
to accommodate the city’s “fair share” regional housing needs used by the State Department of Housing and Development in determining compliance with Housing Element Law pursuant to Government Code Section 65863(b).
This rezoning is required by the 2023-2031 Housing Element. As detailed in the
2023-2031 Housing Element, when a jurisdiction does not have sufficient sites to accommodate its required RHNA, it is required to include programs that identify
4906-7109-3421 v1
sites that can be developed for housing within the planning period. To accommodate RHNA allocations, the Housing Element identifies two programs,
including the Adequate Sites Program, which specifically identifies the project site for rezoning to allow residential development that will assist the City in meeting its RHNA targets for moderate-income households. The rezoning will allow greater housing production density at 24 units per acre, accommodating a
portion of the city’s “fair share” regional housing needs as envisioned in the
2023-2031 Housing Element. Furthermore, rezoning the site ensures compliance with Housing Element Law. Section 4. The Planning Commission does hereby recommend that the City Council adopt the Findings stated herein above and adopt an ordinance amending the zoning from Public-
Institutional (P-I) to High Density Residential (R-H) at 5150 Snyder Lane as shown in Exhibit A,
in its entirety.
DULY AND REGULARLY ADOPTED on this 28th day of May, 2026 by the City of Rohnert Park Planning Commission by the following vote:
AYES: _____NOES:_____ ABSENT:_____ ABSTAIN:_____
AUSTIN-DILLON_____ EPSTEIN_____ ORLOFF_____ CAMPBELL_____ LAM_____ _________________________________________________________________
Chairperson, Rohnert Park Planning Commission
Attest: ________________________________ Clotile Blanks, Recording Secretary
EXHIBITS: A. City of Rohnert Park Proposed Zoning
4906-7109-3421 v1
EXHIBIT A CITY OF ROHNERT PARK ZONING MAP
To the Members of the Rohnert Park City Council,
I am writing to formally oppose the proposed rezoning and approval of the planned 96-
unit high-density, low-income housing development near the intersection of Snyder
Lane and Parkway Drive in Rohnert Park.
While housing availability is an important issue, this proposal raises serious concerns
regarding environmental impacts, traffic congestion, school overcrowding, infrastructure
limitations, public safety, and emergency evacuation capabilities that cannot be ignored.
One of the most concerning aspects of this proposal is the impact on protected
salamander habitat and environmentally sensitive land within the area. Development of
this scale would inevitably disrupt the existing ecosystem through grading, construction,
runoff, lighting, and increased human activity. The destruction or fragmentation of
protected wildlife habitat is not something that can simply be reversed once
development occurs. Before any rezoning is considered, a full and transparent
environmental review should be required to assess the long-term impacts on these
protected species and habitats.
Additionally, the traffic impacts generated by a 96-unit high-density residential
development at Snyder Lane and Parkway Drive would place an unacceptable burden
on an already congested roadway network.
This area already experiences substantial traffic backups and safety concerns
associated with Lawrence E. Jones Middle School during morning drop-off and
afternoon pick-up hours. Residents, parents, school buses, bicyclists, and pedestrians
regularly deal with heavy congestion and delays in this corridor. Plus the addition of the
new traffic signal just North of the school, located at Snyder Ln. and Keiser Rd., has
created even more traffic in the area. Snyder Ln. now backs up past Medical Center Dr.
during pickup and drop off times.
Adding a development of this density would significantly increase:
• Daily vehicle traffic
• Congestion at Snyder Lane and Parkway Drive
• Delays during school traffic hours
• Risks to students and pedestrians
• Noise and air pollution
• Strain on neighborhood streets and parking
Equally concerning is the current condition of the local school system and public
infrastructure.
Rohnert Park schools are already operating near or at capacity, and families are
currently experiencing waitlists and enrollment limitations within the school district. The
addition of a 96-unit high-density development would place even greater strain on an
Public Comments on Item 6.2
already overburdened educational system. Schools, traffic circulation, utilities, parking,
and public services are not currently equipped to absorb this level of additional
population growth without significant impacts to existing residents and students.
The infrastructure simply is not in place to support a development of this scale at this
location. Responsible growth requires roads, schools, emergency services, drainage
systems, and public resources to expand alongside development. In this case, the
proposed density far exceeds what the surrounding infrastructure can realistically
support.
There are also serious concerns regarding public safety staffing and emergency
response capacity within the City of Rohnert Park. The City already faces ongoing
staffing shortages among public safety personnel, including police and emergency
response services. Many residents are aware of the ongoing recruitment and retention
difficulties tied to compensation and staffing challenges within the City. Approving a
major high-density development without first addressing existing shortages in public
safety staffing would place even greater strain on already limited resources and could
negatively impact emergency response times and overall public safety services for
current residents.
Parking and roadway infrastructure are also already inadequate for the surrounding
neighborhood. Residents and visitors regularly experience limited parking availability in
the area, and additional high-density housing would inevitably increase overflow parking
onto nearby residential streets. In addition, road maintenance throughout the area has
not kept pace with existing usage. Roads, intersections, sidewalks, and supporting
infrastructure already show signs of wear and insufficient upkeep. Adding substantial
additional traffic volume without significant infrastructure investment would further
deteriorate roadway conditions and increase long-term maintenance burdens on the
City.
Of particular concern is the issue of emergency evacuation and public safety access.
Rohnert Park and Sonoma County have experienced the devastating realities of
wildfires and emergency evacuations in recent years. The roads surrounding this area
are already heavily impacted during peak traffic periods. Adding hundreds of additional
residents and vehicles into this corridor could severely compromise evacuation
efficiency during a wildfire, major emergency, or disaster event.
Emergency vehicles already face challenges navigating congested school traffic near
Lawrence E. Jones Middle School. Increased density at this location could delay police,
fire, and medical response times while simultaneously creating dangerous bottlenecks
for residents attempting to evacuate during an emergency.
If the City intends to pursue additional high-density housing, a more appropriate location
would be within the downtown corridor near existing transit infrastructure, including the
SMART train station, bus routes, and established commercial corridor. Locating high-
density residential projects near transit hubs, shopping, restaurants, and services is a
far more responsible planning approach that aligns with smart growth principles and
reduces traffic dependency. Downtown areas are better equipped to support increased
density due to their proximity to transportation options, walkability, and existing
infrastructure capacity.
The City should not approve major high-density rezoning in an area where:
• Existing roadways already experience congestion
• School traffic creates daily gridlock conditions
• Schools are already at or near capacity
• Emergency evacuation routes are limited
• Public safety staffing is already strained
• Parking availability is already inadequate
• Infrastructure maintenance is already lacking
• Sensitive environmental habitat is present
Before this proposal proceeds any further, the City should require:
• A full Environmental Impact Report (EIR)
• Comprehensive traffic studies conducted specifically during school peak hours
• Emergency evacuation and wildfire egress analysis
• Public safety review from fire and law enforcement agencies
• Independent biological studies regarding protected salamander habitat
• School capacity and infrastructure impact analysis
• Parking and roadway infrastructure studies
• Additional public hearings and community input opportunities
The residents of Rohnert Park deserve responsible planning that prioritizes safety,
environmental protection, infrastructure capacity, and quality of life. This proposal, as
currently presented, fails to meet those standards.
For these reasons, I respectfully urge the Rohnert Park City Council to reject the
proposed rezoning and deny approval of this development.
Sincerely,
___________________________
Amy Schoen
Rohnert Park CA 94928
May 20, 2026
1
From:Sarah Catalano
Sent:Tuesday, May 19, 2026 10:33 AM
To:Planning
Subject:5150 Snyder Lane
Follow Up Flag:Follow up
Flag Status:Flagged
Caution: This email originated outside City of Rohnert Park. Do not click links or attachments unless you know the
content is safe. If you are not sure, use the PhishAlert button to verify the message.
Dear Planning Commission,
I recently became aware of the plan to rezone 5150 Snyder Lane from Public Institutional to High Density
Residential. I am strongly against this rezoning plan. I am a homeowner in Rohnert Park. My property
backs up to Snyder Lane. While I understand the demand for affordable housing in the area, I believe
there should be a moratorium on any further high density housing until there is corresponding
infrastructure in Rohnert Park to sustain the growth. I have been a resident of Rohnert Park for 7 years. In
these short 7 years, the water rate has been increased multiple times. The reasons cited for these
increases are increased demand due to development and aging water infrastructure that has yet to be
addressed. Secondly, high density housing usually means families with school aged children. The
Rohnert Park School District is already stressed to the max. People aren't even able to get their kids into
their neighborhood school anymore due to overcrowding and wait lists. Finally, the proposed area of this
particular development poses significant concerns for emergency evacuation access. I am not sure what
the Planning Commission is thinking in proposing this rezoning as it does not make sense. The only thing
I can think of is the increased tax base that it would generate for the city but this is at the cost of quality of
life for the residents of the city. Rohnert Park also needs to be able to retain sufficient public safety
staffing which it has not been able to do and that issue is going to be exacerbated by increased
population.
My suggestion would be to utilize that land for the public institutional zoning that already exists. There is
an unmet need in this community for a low tech K-8 Montessori style school. Build that instead.
Thank you for your attention to this matter.
Sincerely,
Sarah Catalano
Rohnert Park, CA 94928
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From:Sarah Catalano >
Sent on:Wednesday, May 20, 2026 10:57:09 PM
To:Planning <Planning@rpcity.org>
Subject:5150 Snyder Lane
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Dear Planning Commission,
I recently became aware of the plan to rezone 5150 Snyder Lane from Public
Institutional to High Density Residential. I am strongly against this rezoning plan. I
am a homeowner in Rohnert Park. My property backs up to Snyder Lane. While I
understand the demand for affordable housing in the area, I believe there should be
a moratorium on any further high density housing until there is corresponding
infrastructure in Rohnert Park to sustain the growth. I have been a resident of
Rohnert Park for 7 years. In these short 7 years, the water rate has been increased
multiple times. The reasons cited for these increases are increased demand due to
development and aging water infrastructure that has yet to be addressed. Secondly,
high density housing usually means families with school aged children. The
Rohnert Park School District is already stressed to the max. People aren't even able
to get their kids into their neighborhood school anymore due to overcrowding and
wait lists. Finally, the proposed area of this particular development poses significant
concerns for emergency evacuation access. I am not sure what the Planning
Commission is thinking in proposing this rezoning as it does not make sense. The
only thing I can think of is the increased tax base that it would generate for the city
but this is at the cost of quality of life for the residents of the city. Rohnert Park also
needs to be able to retain sufficient public safety staffing which it has not been able
to do and that issue is going to be exacerbated by increased population.
My suggestion would be to utilize that land for the public institutional zoning that
already exists. There is an unmet need in this community for a low tech K-8
Montessori style school. Build that instead.
Thank you for your attention to this matter.
Sincerely,
Sarah Catalano
Rohnert Park, CA 94928
4903-7617-1438 v1 1
City of Rohnert Park
Planning Commission Report
Meeting Date: May 28, 2026
Item No: 6.3
Prepared by: Emily Quig, Interim Housing Manager
Agenda Title: Consider Amendments to Rohnert Park Municipal Code Chapter 17.10 to
Increase the Minimum Density on Certain Low-Income Housing Element
Sites to Ensure Consistency with the Housing Element and Comply with
State Housing Law (CEQA Status: Consistent with the Negative
Declaration for the Housing Element; Exempt from CEQA under CEQA
Guidelines Section 15061(b)(3); Exempt from CEQA under Public
Resources Code Section 21080.085)
Location: Sites #9 and #10 on the City’s Housing Element Inventory (5040 Snyder Lane and 5435-5443 Snyder Lane)
RECOMMENDED ACTION
Adopt a resolution amending the Rohnert Park Municipal Code Chapter 17.10 to increase the
minimum density on certain low-income Housing Element Sites to ensure consistency with the
Housing Element and comply with State housing law.
BACKGROUND The City of Rohnert Park’s adopted 2023-2031 Housing Element identifies a
series of sites intended to accommodate the City’s Regional Housing Needs Allocation (RHNA)
by income level. State housing element law requires that sites identified for lower-income
housing be zoned at sufficient densities to accommodate lower-income households. Rohnert Park
is classified as a suburban jurisdiction, with a default density standard of 20 dwelling units per
acre.
Rohnert Park’s Housing Element found a shortfall of existing sites properly zoned to
accommodate its Low- and Moderate-Income RHNA and identified sites to rezone to
accommodate that remaining need. Two of these sites were identified to meet the lower-income
RHNA (See Figure 1).
4903-7617-1438 v1 2
Figure 1. Sites Rezoned to Accommodate the Lower-Income RHNA
These sites were rezoned on June 25, 2024 and January 27, 2026, to High Density Residential,
which accommodates a density range of 12 – 24 units per acre. While this density range would
accommodate the City’s default density of 20 units per acre, it would also permit development at
densities lower than 20 units per acre. Since these dates, staff have been in contact with the
Department of Housing and Community Development (HCD) regarding Housing Element
compliance and are proposing additional amendments to codify full compliance with
Government Code section 65583.2(h)(2).
ANALYSIS
Government Code section 65583.2(h) sets standards for sites rezoned through the Housing
Element to accommodate the lower-income RHNA. This section includes a requirement that the
sites be zoned with minimum density and development standards that permit at least 16 units per
site at a density of at least 20 units per acre in suburban jurisdictions. To ensure the City’s zoning
code is fully consistent with the certified Housing Element and Government Code section
4903-7617-1438 v1 3
65583.2(h)(2), the proposed amendments would codify the minimum density requirement for
both sites. HCD has reviewed the proposed amendment and agrees that it meets the City’s
minimum density requirements under State law.
ENVIRONMENTAL ANALYSIS:
Changes to Title 17 (Zoning) which implement the City’s adopted Housing Element, including
changes to certain allowed land uses and permitting levels, are statutorily exempt pursuant to
Public Resources Code 21080.085, which exempts rezoning that implements the schedule of
actions contained in an approved housing element pursuant to Government Code Section
65583(c).
Additionally, these amendments are consistent with the Negative Declaration adopted with the
City’s Housing Element on January 24, 2023 (SCH #2022110553).
Additionally, this amendment is made to comply with State law, which the City must already
implement. The changes also include technical corrections and minor changes. These changes are
exempt under the “common sense exemption” in CEQA Guidelines section 15061(b)(3) as it can be seen with certainty that there is no possibility that would have a significant effect on the environment.
PUBLIC NOTIFICATION: A public hearing notice denoting the time, date, and location of
this hearing was published in the Community Voice on May 8th, 2026, and the notice was posted
pursuant to Government Code Section 65854. The public hearing notice was also mailed to
property owners and occupants of parcels within 600 feet of the subject properties.
Attachments:
1. Planning Commission Resolution 2026-08: A Resolution of the Planning Commission of
the City of Rohnert Park Recommending to the City Council Amendments to Rohnert
Park Municipal Code Chapter 17.10 to Increase the Minimum Density on Certain Low-
Income Housing Element Sites to Ensure Consistency with the Housing Element and
Comply with State Housing Law
4906-0993-8350 v1
PLANNING COMMISSION RESOLUTION NO. 2026-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK RECOMMENDING TO THE CITY COUNCIL AMENDMENTS TO ROHNERT PARK MUNICIPAL CODE CHAPTER 17.10 TO INCREASE THE MINIMUM DENSITY ON CERTAIN LOW-INCOME HOUSING ELEMENT SITES TO ENSURE
CONSISTENCY WITH THE HOUSING ELEMENT AND COMPLY WITH STATE HOUSING LAW WHEREAS, the California Legislature has found that “California has a housing supply and affordability crisis of historic proportions (Government Code Section 65589.5.); and
WHEREAS, to comply with State Housing Element Law, the City adopted its Housing
Element 2023-2031 on January 23, 2023, which was subsequently certified in compliance with
State Housing Element Law on March 20, 2023; and
WHEREAS, the Housing Element identifies a series of sites intended to accommodate the City’s lower-income Regional Housing Needs Allocation (RHNA); and
WHEREAS, Government Code section 65583.2(h)(2) requires that sites rezoned or
identified to accommodate lower-income households meet the minimum density standard
applicable to the jurisdiction; and
WHEREAS, the proposed amendments ensure compliance with State Law, including Government Code Section 65583.2(h)(2), and consistency with the adopted Housing Element; and
WHEREAS, the proposed changes to the municipal code are consistent with the goals,
policies, and implementation measures in the General Plan and necessary to comply with state law;
WHEREAS, pursuant to California Government Code Section 65854 and the RPMC, a public hearing notice was published for a minimum of 20 days prior to the public hearing in the Community Voice; and
WHEREAS, on May 28, 2026, the Planning Commission held a public hearing at which
time interested persons had an opportunity to testify either in support or opposition to the proposal,
provided direction to staff; and
WHEREAS, the Planning Commission reviewed and considered the proposed amendments and voted to adopt a resolution recommending approval of the proposed amendments to the municipal code.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Rohnert Park makes the following findings and determinations with respect to the proposed amendments to Rohnert Park Municipal Code (RPMC) Chapter 17.10:
Section 1. Recitals. The above recitations are true and correct.
Section 2. Findings. The Planning Commission hereby makes the following findings pursuant to Rohnert Park Municipal Code Section 17.25.073, with respect to adoption of this resolution:
ATTACHMENT 1
4906-0993-8350 v1
1. That the proposed amendments to the Municipal Code are consistent with the General
Plan.
Criteria Satisfied. The proposed amendments to the municipal code are consistent
with the General Plan and Housing Element goals of supporting housing development and streamlining approval procedures. Specifically, the amendments support Goal HO-1 (New Housing Development), Policy HO-1.1 (Adequate Inventory of Residentially Zoned Land), Policy HO-1.5 (Clear Development Standards and Approval Procedures),
HO-1.C (Sites to Meet RHNA), and Policy CD-7.5 ( Address Regional Housing Needs)
by codifying minimum density requirements for the City’s lower-income RHNA sites,
Therefore, the project is consistent with this finding.
2. That the proposed amendment to the Zoning Ordinance will be beneficial to the public
health, safety or welfare.
Criteria Satisfied. The proposed amendments to the municipal code are intended to
address public health, safety and welfare concerns created by the statewide housing crisis and to ensure consistency with State law. The changes will help improve community health outcomes, enabling the development of affordable housing closer to job centers, parks, and schools, and reducing homelessness by expanding the
availability of lower-income rental units. A development project is not currently
proposed, so there are no project specific health or safety considerations at this time. Furthermore, at the time a specific development project application is received, the City’s standard process includes review to ensure that public health, safety, and welfare standards are achieved (such as adequacy of public services, public utilities, and emergency access). Therefore, the project is consistent with this finding.
3. That with the proposed zoning and/or amendment adequate and available sites remain
(refer to the quantified housing objectives in the city's housing element of the general plan) to mitigate the loss of residential density on the subject property to accommodate the city's "fair share" regional housing needs used by the State Department of Housing
and Development in determining compliance with Housing Element Law pursuant to
Government Code Section 65863(b).
Criteria Satisfied: The proposed amendments would increase the minimum density on certain housing sites in compliance with Housing Element Law, to ensure identified sites are adequate and available to accommodate the city's "fair share" regional housing needs. The proposed amendments do not create any loss of residential density, but
rather serve to implement the City’s housing goals and compliance with the Housing
Element and State law. Therefore, the project is consistent with this finding.
Section 3. Environmental Review.
The adoption of Section 17.10.025 into Title 17 (Zoning), which implements the City’s adopted
Housing Element, is statutorily exempt pursuant to Public Resources Code 21080.085, which
exempts rezoning that implements the schedule of actions contained in an approved housing
element pursuant to Government Code Section 65583(c).
Additionally, as these changes do not increase the amount of development that could occur on any sites, the code amendments are exempt under the “common sense exemption” in CEQA Guidelines
4906-0993-8350 v1
section 15061(b)(3) as it can be seen with certainty that there is no possibility that would have a significant effect on the environment.
Additionally, even if they were not exempt, changes to Title 17 (Zoning) which implement the City’s adopted Housing Element, including changes to allowed land uses and permitting levels, are consistent with the Negative Declaration adopted with the City’s Housing Element on January 24, 2023 (SCH #2022110553).
Section 4. Recommendation. The Planning Commission does hereby recommend that the
City Council adopt an ordinance amending the Rohnert Park Municipal Code to add the following section, incorporating any non-substantive text changes recommended by the Department of Housing and Community Development:
17.10.025 – Minimum Residential Density for Lower-Income RHNA Sites
Notwithstanding any other provision in this Title, pursuant to Government Code Section 65583.2(h)(2), the minimum residential density of any site designated to accommodate the City’s lower-income Regional Housing Needs Allocation shall be 20 units per acre. For the City’s 2023-2031 Housing Element, this includes Sites #9 and #10 as shown on Figure 11-
12 of the City’s adopted Housing Element.
DULY AND REGULARLY ADOPTED on this 28th day of May, 2026 by the City of Rohnert Park Planning Commission by the following vote:
AYES: _____ NOES:_____ ABSENT:_____ ABSTAIN:_____
AUSTIN-DILLON_____ EPSTEIN_____ ORLOFF_____ CAMPBELL_____ LAM_____ _________________________________________________________________
Chairperson, Rohnert Park Planning Commission
Attest: ________________________________ Clotile Blanks, Recording Secretary
Page 1
City of Rohnert Park
Planning Commission Report
Meeting Date: May 28, 2026
Item No: 6.4
Prepared by: Robert Rivera, Consultant Senior Planner
Agenda Title: Consider Amendments to Group Home Regulations in the Rohnert Park
Municipal Code to Implement Housing Element Program HO-2.C Zoning
for a Variety of Housing Types and Comply with State Housing Law and
Make Minor Technical Amendments and Clarifications (CEQA Status:
Consistent with the Negative Declaration for the Housing Element; Exempt
from CEQA under CEQA Guidelines Section 15061(b)(3); Exempt from
CEQA under Public Resources Code Section 21080.085)
Location: Citywide
RECOMMENDED ACTION:
Conduct a public hearing, receive public comment and upon conclusion adopt Planning
Commission Resolution 2026-09, recommending the City Council adopt proposed amendments to
Title 17 (Zoning) of the Rohnert Park Municipal Code (RPMC). (Attachment 1) The proposed
changes apply to the sections of the RPMC listed below:
• Section 17.04.030 - Definitions of words and terms
• Section 17.060.030 - Permitted Uses (Residential Zoning Districts)
• Section 17.060.060 - Permitted Uses (Commercial Zoning Districts)
• Section 17.06.130 - Permitted Uses (Mixed Use Districts)
• Section 17.06.720.B – Specific to Zones (Downtown District Amenity Zone Overlay)
• Section 17.16.030 - Specific Requirements (Off-Street Parking)
Proposed amendments would modify allowed land uses, procedures, standards and definitions
related to various types of group homes and congregate care living facilities to implement
Housing Element Program HO-2.C and comply with State housing law. The proposed
amendments would also include minor amendments and clarifications for consistency.
Page 2
BACKGROUND:
Rohnert Park Housing Element 2023-2031
On January 24, 2023, the City Council adopted Rohnert Park Housing Element 2023-2031, which
identified inconsistencies between the City’s Municipal Code and State housing law and included
programs committing the City to amend the Municipal Code to ensure compliance. The purpose of the proposed code amendments is to implement these Housing Element commitments and bring the Municipal Code into conformance with State law.
State Housing and Fair Housing Laws
State housing and fair housing laws require local jurisdictions to treat housing occupied by people with disabilities in the same manner as other similar residential uses and prohibit the imposition of discriminatory zoning or permitting requirements. Government Code Section 65008 (Anti-Discrimination in Land Use Law) prohibits local governments from imposing different
requirements on residential developments because they are intended to be occupied by persons
with disabilities or other protected classes. California law also requires jurisdictions to Affirmatively Further Fair Housing (AFFH) by removing governmental constraints on housing opportunities for protected classes, including persons with disabilities.
In December 2022, the California Department of Housing and Community Development (HCD)
issued a Group Home Technical Advisory providing guidance to local governments regarding compliance with State planning, zoning, and fair housing laws related to group homes. The Technical Advisory states that group homes not providing services requiring a State license should generally be treated the same as other residential dwellings and be subject only to generally applicable health, safety, and zoning regulations. HCD further clarified in subsequent
technical assistance guidance that local jurisdictions may not impose Conditional Use Permit
requirements or prohibit group homes serving seven or more persons with disabilities where
similar residential uses are otherwise permitted.
ANALYSIS:
Staff have prepared proposed municipal code amendments consistent with the City’s Housing Element’s commitments, State housing law, and guidance from HCD , including minor technical corrections and edits.
A summary table of the proposed code amendments, organized by ordinance section, is provided
below. The full text of the proposed code amendments is found in Attachment 1, Exhibit A.
Page 3
Table 1. Policy Summary and Zoning Amendment Proposals.
Ordinance Section RPMC Section Proposed Zoning Change Rationale
1 17.040.030 New definitions for
• Group Home:
o Congregate Care/Medical Care Facility, which
includes:
Hospice Facility
Intermediate Care Facility
Skilled Nursing Facility
o Family Care Home, which includes:
Residential Care Facility for the Elderly
Recovery Facility
Foster Family Home
Amended definitions for:
• Supportive Housing
• Family
Consistency with Housing Element and State Law
Technical Edits and Corrections
2 17.060.030 Permitted Uses (Residential Zoning
Districts)
Permit Family Care Home across all districts.
Remove Recovery Facility (included in other definitions)[EP1.1]
Amend Residential Care Facility/Congregate Care to be Congregate Care/Medical Care Facility
Consistency with Housing Element and
State Law
3 17.060.060 Permitted Uses
(Commercial Zoning
Add Congregate Care/Medical Care Facility
Add Family Care Home
Remove Recovery Facility (included in other definitions)
Consistency with Housing Element and State Law
Page 4
Districts) Remove Residential Care Facility (included in other definitions)
4 17.06.130
Permitted Uses (Mixed Use
Districts)
Add Congregate Care/Medical Care Facility
Add Family Care Home
Remove Convalescent Hospital (included in other definitions)
Update “Residential” subcategory
Consistency with Housing Element State
law
Technical Edits and Corrections
5 17.06.720.B (Downtown District Amenity Zone
Overlay)
Add Congregate Care/Medical Care Facility
Add Family Care Home
Remove Residential Care Facility For Elderly (included in other definitions)
Remove Residential Care Facilities for the Chronically Ill
(included in other definitions)
Consistency with Housing Element State
law
Technical Edits and Corrections
6 17.16.030(A)
17.16.030(B) (Specific Requirements for Parking)
Remove Convalescent Home from Residential Required Off-
Street Parking (included under other categories)
Move Congregate Care/Medical Care Facility to Public
/Semipublic Use
Technical Edits and Corrections
Page 5
Definitions
Currently, the City’s zoning code includes definitions for “Group Home”, “Family Care Home”, “Recovery Facility”, “Residential Care Facility”, “Convalescent Hospital” and “Congregate Care/Assisted Living Facility”. These definitions do not adequately differentiate between the various uses and, therefore, are inconsistent with State law. State law prohibits discrimination
against housing occupied or intended for occupancy by individuals or groups protected by State
fair housing laws, including persons with disabilities and the group homes that serve them.
The proposed amendment includes new use definitions intended to better differentiate uses based on the level and intensity of medical care provided. “Congregate Care/Medical Care Facilities” are facilities that provide long-term medical care, while “Family Care Homes” provide non-medical care and may include incidental medical services. Additional definitions have also been
included to provide examples of uses that may fall under the broader use categories.
Staff are also proposing a minor update to the definition of “Supportive housing” to update the referenced California Government Code section related to target population, as well as an update to the definition of “Family” to remove the word “housekeeping” in line with best practices.
Residential Uses
The current Residential Use table is inconsistent with State law because it imposes different permitting requirements on certain group home uses compared to similar residential uses. For example, “Large, Recovery Facility” and “Large, Family Group Home” uses are prohibited in
certain residential zoning districts, while “Residential Care Facilities” are permitted. Additionally, “Large, Recovery Facility” and “Large, Group Home” uses require a Conditional Use Permit
while “Multi-family” uses in the same zoning districts are permitted by-right.
State law prohibits local jurisdictions from imposing different requirements on residential uses intended to be occupied by persons with disabilities or other protected characteristics than those
imposed on residential developments generally. Furthermore, the existing use table prohibits
“Large, Family Care Homes” in most low-density zones which is inconsistent with HCD guidance and State law requiring that group homes without an operator must be treated the same as a single unit.
The proposed amendments would permit “Family Care Homes” in all residential zoning districts
regardless of the number of residents. The amendments also propose permitting “Congregate
Care/Medical Care Facilities” either by right or with a Conditional Use Permit depending on facility size. To maintain consistency with the proposed definitions, the term “Recovery facility” is proposed to be removed, as this would fall under the definition for “Family Care Home”.
Commercial Uses
The existing Commercial Use table permits certain group home uses such as “Recovery Facility” and “Residential Care Facility”. The proposed amendments consolidate those uses under the broader “Family Care Home” classification, which would be permitted with an Administrative Permit. The amendments also propose permitting, “Small, Congregate Care/Medical Care
Facilities” by right and “Large, Congregate Care/Medical Care Facilities” with a Conditional Use
Permit.
The proposed amendments remove “Recovery Facility” and “Convalescent Hospital” uses as these uses would be incorporated in the broader “Family Care Home” and “Congregate
Care/Medical Care Facility” categories.
Page 6
Staff are also proposing minor updates to fix code references to ensure internal consistency.
Mixed-Use District and DDAZ Overlay District Uses
The proposed amendments align the Mixed-Use District and DDAZ Overlay District use table with the proposed new definitions for “Family Care Home” and “Congregate Care/Medical Care
Facility”. The “Congregate Care/Medical Care Facility” use classification is further distinguished
as an Office/Service use by relocating it to the appropriate use category within the table, similar to other medical uses. Other uses that are incorporated into the broader “Family Care Home” classification have been removed to simplify the use tables and improve consistency.
Parking
The proposed amendments align the off-street parking requirements with the proposed new use definitions. “Convalescent Home” has been removed from the Residential Use, off-street parking requirement table, as parking requirements would be based on the other residential categories, and “Congregate Care/Medical Care Facility” has been added to the Public and Semi-Public Use, off
street parking requirement table. The existing parking requirement of one parking space per three
patient beds would be maintained.
ENVIRONMENTAL DETERMINATION:
Changes to Title 17 (Zoning) which implement the City’s adopted Housing element, including
changes to certain allowed land uses and permitting levels, are statutorily exempt pursuant to Public Resource Code 21080.085, which exempts rezoning that implements the schedule of actions contained in an approved housing element pursuant to Government Code Section 65583(c).
Additionally, these amendments are consistent with the Negative Declaration adopted with the
City’s Housing Element on January 24, 2023 (SCH #2022110553)
The technical corrections and minor changes are exempt under the “common sense exemption” in CEQA Guidelines section 15061(b)(3) as it can be seen with certainty that there is no possibility that would have a significant effect on the environment.
PUBLIC NOTIFICATION: A public hearing notice denoting the time, date, and location of this hearing was published in the Community Voice on May 8, 2026, and the notice was posted
pursuant to Government Code Section 65854.
Attachments:
1. Planning Commission Resolution 2026-09 Recommending Approval of Municipal Code Amendments a. Exhibit A: Proposed Municipal Code Amendments
Planning Commission Resolution 2026-09 1 4899-3917-7646 v1
RESOLUTION NO. 2026-09
A RESOLUTION OF THE PLANNING COMMISION OF THE CITY OF ROHNERT PARK RECOMMENDING TO THE CITY COUNCIL AMENDMENTS TO GROUP HOME REGULATIONS IN TITLE 17 (ZONING) OF THE ROHNERT PARK
MUNICIPAL CODE (RPMC) TO IMPLEMENT HOUSING ELEMENT PROGRAMS, COMPLY WITH STATE HOUSING LAW AND MAKE MINOR TECHNICAL AMENDMENTS AND CLARIFICATIONS WHEREAS; the California Legislature has found that “California has a housing supply
and affordability crisis of historic proportions (Government Code Section 65589.5.); and WHEREAS, to comply with State Housing Element Law, the City adopted its Housing Element 2023-2031 on January 23, 2023, which was subsequently certified in compliance with
State Housing Element Law on March 20, 2023; and WHEREAS, the Housing Element includes a schedule of actions to implement adopted policies and programs to address the City’s housing needs; and WHEREAS, the proposed amendments would implement the adopted schedule of
actions and amend the municipal code to comply with State Housing Law, and WHEREAS, the proposed amendments include technical corrections and minor changes which would make the zoning ordinance more accessible, enforceable, clear, and streamlined;
and WHEREAS, the proposed changes to the municipal code (attached hereto as Exhibit A) are consistent with the goals, policies, and implementation measures in the General Plan and necessary to comply with state law; and WHEREAS, pursuant to California Government Code Section 65854 and the RPMC, a
public hearing notice was published for a minimum of 20 days prior to the public hearing in the Community Voice; and WHEREAS, on May 28, 2026, the Planning Commission continued the public hearing,
at which time interested persons had an opportunity to testify either in support or opposition to the proposal; and WHEREAS, the Planning Commission reviewed, considered the proposed amendments, and voted to adopt a resolution recommending adoption of an Ordinance codifying the proposed
amendments to the municipal code. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Rohnert Park makes the following findings and determinations with respect to the proposed
amendments to Title 17 (Zoning) of the Rohnert Park Municipal Code (RPMC), including
ATTACHMENT 1
4899-3917-7646 v1 2 of 3
Chapters 17.04, Definitions, 17.06, Land Use Regulations and 17.16, Off-Street Parking Requirements.
Section 1. Recitals. The above recitations are true and correct. Section 2. Findings. The Planning Commission hereby makes the following findings
pursuant to Rohnert Park Municipal Code Section 17.25.073, with respect to adoption of this
resolution: 1. That the proposed amendments to the Municipal Code are consistent with the
General Plan.
Criteria Satisfied: The proposed amendments to the municipal code are consistent
with the 2040 General Plan and Housing Element goals of supporting housing development and streamlining approval procedures. Specifically, the amendments support Goal HO-1 (New Housing Development) by mitigating potential constraints, Policy HO-1.5 (Clear Development Standards and Approval Procedures) by
redefining and clarifying a variety of housing types in accordance with state law, and
Program HO-2C (Zoning for a Variety of Housing Types) by amending the code to align with State law and permit consistent regulations for large and small family care homes and congregate care/medical healthy facilities.
2. That the proposed amendment to the Zoning Ordinance will be beneficial to the public health, safety or welfare.
Criteria Satisfied: The proposed amendments to the municipal code are intended to address public health, safety and welfare concerns by enforcing and creating equal
opportunity to housing.
3. That with the proposed zoning and/or amendment adequate and available sites
remain (refer to the quantified housing objectives in the city's housing element of the
general plan) to mitigate the loss of residential density on the subject property to
accommodate the city's "fair share" regional housing needs used by the State Department of Housing and Development in determining compliance with Housing
Element Law pursuant to Government Code Section 65863(b).
Criteria Satisfied: The proposed amendments do not create any loss of residential
density but rather serve to implement the City’s housing goals and compliance with the Housing Element Law and assist in accommodating the City’s regional housing needs.
Section 3. Environmental Review. Changes to Title 17 (Zoning) which implement the City’s adopted Housing Element, including changes to allowed land uses and permitting levels, are statutorily exempt pursuant to Public Resources Code 21080.085, which exempts rezoning that implements
the schedule of actions contained in an approved housing element pursuant to Government Code Section 65583(c).
4899-3917-7646 v1 3 of 3
Additionally, changes to conform to State law, technical corrections and minor changes
proposed within the code amendments are exempt under the “common sense exemption” in CEQA Guidelines section 15061(b)(3) as it can be seen with certainty that there is no possibility that would have a significant effect on the environment.
Additionally, even if they were not exempt, changes to Title 17 (Zoning) which
implement the City’s adopted Housing Element, including changes to allowed land uses and permitting levels, are consistent with the Negative Declaration adopted with the City’s Housing Element on January 24, 2023 (SCH #2022110553). Section 4. Recommendation. The Planning Commission does hereby recommend that
the City Council adopt an ordinance codifying the proposed amendments to the Rohnert Park Municipal Code, as shown in track changes in Exhibit A.
DULY AND REGULARLY ADOPTED BY on this _____ day of ________________,
2026 by the City of Rohnert Park Planning Commission by the following vote:
AYES: _____ NOES:_____ ABSENT:_____ ABSTAIN:_____
AUSTIN-DILLON_____ EPSTEIN_____ ORLOFF_____ CAMPBELL_____ LAM_____
_________________________________________________________________
Chairperson, Rohnert Park Planning Commission
________________________ Clotile Blanks, Recording Secretary
Attachments:
• Exhibit A: Proposed Municipal Code Amendments
Planning Commission Resolution 2026-09
Exhibit A: Proposed Municipal Code Amendments
Definitions
Municipal Code Section 17.04.030 “Definitions of words and terms,” is amended to add or
modify the following definitions, in their alphabetical location, as follows:
“Congregate care/assisted livingmedical care facility” means a facility, place or building other
than a hospital, which is maintained and operated as a residence for patients and to provide long-
term medical care. This includes skilled nursing facilities, intermediate care facilities, hospice
homes and other similar facilities which are licensed by California State Department of Health
and Services and defined in Health and Safety Code Section. This use excludes non-medical care
institutions like residential care facilities for the elderly, foster family homes and recovery
facilities. For those uses see: “Family care home”. providing full-time care, either permanently
or temporarily, for those persons unable to live independently, due to age, physical or
developmental disability or medical disability. Congregate care/assisted living facilities include
the following state-authorized or licensed operations:
"Congregate care/assisted livingmedical care facility, small" means a congregate
care/medical facility serving six or fewer persons.facilities providing care for six or fewer
children or adults housed in a single-family residential unit; and
"Congregate care/medical care assisted living facility, large" means a congregate
care/medical facility serving seven or more persons. facilities providing care for seven or
more children or adults.
"Family" means an individual or two or more persons, living as a single housekeeping unit.
“Family care home” means a state-authorized, certified or licensed family care home, foster
home, or group home serving six or fewer mentally disordered or otherwise handicapped persons
or dependent and neglected children providing care on a twenty-four-hour-a-day basis. Includes
elderly group homes and adult group homes as defined by the state of California. means any
single-family dwelling, group home, shared living residence or similar facility, whether licensed
or unlicensed, that is maintained and operated to provide non-medical care, which can include
incidental medical services. This includes residential care facilities for the elderly, foster family
homes, recovery treatment facilities, and other similar facilities. This use excludes medical care
institutions like skilled nursing facilities, intermediate care facilities and hospice homes. For
those uses see: “Congregate care/medical care facility”
“Foster family home” means any residential facility providing 24-hour care for six or fewer
foster children that is owned, leased, or rented and is the residence of the foster parent or parents,
including their family, in whose care the foster children have been placed, as further defined by
Health and Safety Code Section 1502(a)(5). See: “Family care home”.
"Group home": means any facility, place or building other than a hospital that is maintained and
operated to provide medical or non-medical care to residents, patients or a target population, as
defined by Government Code Section 65582(p). For non-medical care Ssee: "Family care
home.". For medical care see: “Congregate care/medical care facility”. For other residential uses
PC Reso 2026-09 Exhibit A
4905-9903-3259 v1 Page 2 of 17
see: “Supportive housing,” and “Transitional housing.” This use excludes boarding houses,
fraternities, sororities, and rooming houses.
“Hospice facility” means a licensed health facility with a capacity of no more than 24 beds, as
further defined in Health and Safety Code Section 1250(n). See “Congregate care/medical care
facility”
“Intermediate care facility” means a homelike facility with a capacity of four to eight, inclusive,
beds that provides 24-hour personal care, developmental services, and nursing supervision for
persons with developmental disabilities who have continuous needs for skilled nursing care and
have been certified by a physician and surgeon as warranting continuous skilled nursing care, as
further defined in Health and Safety Code Section 1250(m). See “Congregate Care/medical care
facility”
"Recovery facility" means any facility, place or building which provides twenty-four-hour
residential non-medical services to adults who are recovering from problems related to alcohol,
drug, or alcohol and drug misuse or abuse, and who need alcohol, drug, or alcohol and drug
recovery treatment or detoxification services, as further defined in Section 11834.02 of the
Health and Safety Code. "Adults" may include, but need not be limited to, parents over eighteen
years of age and their children, and emancipated minors, which may include, but need not be
limited to, parents under eighteen years of age and their children who are recovering from
alcohol, drug or drug and alcohol misuse and are currently capable of meeting their life support
needs independently, but who temporarily need guidance, counseling, or other alcohol or drug
recovery services. Recovery facilities that offer drug or alcohol abuse counseling must require
counselors to be licensed by the state. See: “Family care home”.
A. "Recovery facilities, small" means facilities providing care for six or fewer adults (as
defined above) and housed in a single-family residential unit; and
B. "Recovery facilities, large" means facilities providing care for seven or more adults.
“Residential care facility for the elderly” means a housing arrangement chosen voluntarily by
persons 60 years of age or over, or their authorized representative, where varying levels and
intensities of care and supervision, protective supervision, or personal care are provided, based
upon their varying needs, as determined in order to be admitted and to remain in the facility, as
further defined in Health and Safety Code Section 1569.2(o)(1). See: “Family care home”
“Skilled nursing facility” means a health facility that provides skilled nursing care and
supportive care to patients whose primary need is for availability of skilled nursing care on an
extended basis, as further defined in Health Safety Code Section 1250(c). See “Congregate
care/medical care facility”.
"Supportive housing" means housing with no limit on length of stay, that is occupied by the
target population, as defined in Health and Safety Code Section 50675.14 as defined in
Government Code Section 65582(p), that is linked to on-site or off-site services that assists the
residents with the retention of the housing, improving health status, and maximizing their ability
to live and, when possible, to work in the community, and which may include nonresidential uses
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and administrative office spaces as provided in Government Code Section 65651(a)(5).
Supportive housing shall be considered a residential use and only subject to those restrictions
that apply to other residential uses of the same type in the same zone.
“Transitional housing” means temporary housing provided for a longer term (generally up to
twenty-four months) with varying degrees of support services (e.g., life skills training, financial
management, job hunting skills, as well as case management and counseling) to enable homeless
persons to successfully transition to and maintain permanent housing. buildings configured as
rental housing developments but operated under program requirements that require the
termination of assistance and recirculating of the assisted unit to another eligible program
recipient at a predetermined future point in time that shall be no less than six months from the
beginning of the assistance. Transitional housing shall be considered a residential use and only
subject to those restrictions that apply to other residential uses of the same type in the same zone.
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Land Use Table Changes
The following sections of the Rohnert Park Municipal Code, Chapter 17.06, are amended
as follows:
17.06.030 Permitted uses.
The following is a list of land uses and the residential districts within which they are permitted as
follows:
P = Permitted.
C = Conditionally-permitted by planning commission.
A = Administrative permit.
Z = Certificate of zoning compliance.
T = Temporary conditional use permit.
I = Uses allowed as incidental to a primary use.
Land uses that are not specifically listed are not permitted unless determined, by the
development services director, to be substantially similar to a listed use. If the listed land use
contains a code section reference in the right column, that reference directs the reader to the
additional provisions which apply to that use.
Land Use Category
R-R/R-E
Districts
R-L
District
R-M
District
R-H
District
DTR-H
District
Additional
use
regulations
Single-Family
Dwellings
P P P C
• Antenna,
Vertical/Satellite Dish
P/C P/C P/C P/C P/C 17.07.050
• Accessory
Structure
P P P P P 17.10.060
• Home
Occupation
P P P P P 17.07.100
Duplexes P* P* P P
Multi-Family
Housing
P P
Accessory Dwelling
Unit
P P P P P 17.08.040
Employee Housing P P P P P
Family Care Home P P P P P
Manufactured Home P P P P P
Mobile Home Park or
Subdivision
C C C 17.06.490
Rooming or Boarding
House
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Single Room
Occupancy Living
Unit Facility
A A 17.08.060
Fraternity/Sorority C
Recovery Facility
Small (6 or less
persons)
P P P P
Large (7 or more
persons)
C
Supportive Housing P P P P P
Agricultural Uses
Pasturing and
Grazing (small
scale)
P
Other C
Bed and Breakfast Inn C C C 17.07.040
Community Center C C C C C
Communication
Facilities
C/A C/A C/A C/A C/A 17.07.060
Residential Care
Facility
(Congregate
Care/Medical Heath
Facility Assisted
Living)
Small (6 or less
persons)
P P P P P
Large (7 or more
persons)
C C C C C
Day Care Center C C C C C
Day Care Home,
Family (14 or fewer
children)
P P P P P 17.07.070
Equestrian Uses
• Stables, Private P
• Stables,
Commercial
C
Family Care Home
• Small (6 or less
persons)
P P P P P
• Large (7 or more
persons)
C C
Kennel (Commercial
and Noncommercial)
C 17.07.120
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Private/Public Utility
Facility
17.07.050
• Minor Z/C Z/C Z/C Z/C Z/C
• Major C C C C C
Private Schools C C C C C
Public Facility-Non-
city owned or
proposed
(see also Public
Utility)
C C C C
Public Facility-City
owned or proposed
(subject to Planning
Commission review
on referral from City
Council)
P P P P P
Short-term Rental
(single room)
A A A A A 17.07.230
Temporary Use/Event T T T T T
* Permitted under process outlined in State law (Government Code 65852.21), also referred to
as SB 9.
17.06.060 Permitted uses.
The following is a list of land uses and the commercial districts within which they are permitted
as follows:
P = Permitted.
C = Conditionally-permitted by planning commission.
A = Administrative permit.
Z = Certificate of zoning compliance.
T = Temporary conditional use permit.
I = Uses allowed as incidental to a primary use
Uses involving chemicals may also be subject to requirements regarding hazardous materials
(Section 17.07.100), in which case more restrictive requirements shall apply. Land uses that are
not specifically listed are not permitted unless determined, by the development services director,
to be substantially similar to a listed use. If the listed land use contains a code section reference
in the right column, that reference directs the reader to the additional provisions apply to that use.
Land Use Category C-O
District
C-N
District
C-R
District
Additional
use
regulations
Appliance Repair Service
* Minor (e.g., computers, televisions) P P
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Amusement Center (e.g., miniature golf, golf driving range, bowling alley,
cyber cafe)
17.07.020
*Small (e.g., indoors; commercial shopping
center)
A A A
* Large (e.g., indoors or outdoors; stand alone
facility)
C
Animal Hospital/Veterinary Clinic C C C
Antique Store P P
Arcade Games/Cybercafes P/C P/A P/A 17.07.020
Automobile Service Station C C 17.07.030
Bakery (Retail Sales) P(I) P P
Bank/Savings and Loan/Credit Union P P P 17.070.080
(Drive-
Through
Windows)
Bar/Nightclub C 8.34
Barber/Beauty Shop/Tanning Salon P(I) P P
Bath House/Spa C C
Bed and Breakfast Inn C 17.07.040
Billiards Parlor C
Broadcasting Studio C C
Car Title Loan Business C
Car Wash C C
Check Cashing Store P
Clubs and Lodges C C C
Commercial Filming Studio P C
Communication Facility C/A C/A C/A 17.07.050
Convention Center C C
Congregate Care/Medical Heath Facility
* Small P P P
* Large C C C
Day Care Center (Nonresidential) C C C
Drive-Through Window (any use) C 17.070.080
Drive-Through Window (pharmacy) C C C 17.070.080
Dry Cleaning Outlet P P P
Family Care Home A A A
Firearm Dealers and Firearm Ammunition
Dealers
C 17.07.090
Florist P(I) P P
Food Store
*Convenience Store P P P
*Supermarket C P
Funeral Parlor/Mortuary C
Furniture Store
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*Small/Custom Order P P
*Large P
Hardware Store P P
Health Club A A A
Home Improvement Store P
Emergency Shelter 17.08.030
Emergency Shelter * Small (6 or less persons) P P P 17.08.030
* Large (7 or more persons) P P P
Hospital C C
Hotel/Motel (No in-room food preparation unless
applied for and approved as part of project
approval or separately.)
P
Interior Decorator P P
Kennel (Commercial) C 17.07.120
Laboratory
* In conjunction with a medical, dental or
optical use
P(I) P(I) P(I)
* As a primary use P
Laundromat P
Liquor Store (Off-Sale) C C 8.34
Live Entertainment C C
Live/Work C C 17.08.050
Massage Therapy P P P 8.36
Medical Clinic P P P
Microbrewery with restaurant C C
Nursery (Horticulture) P
Office
* Professional and Administrative P P P
* Medical and Dental P P P
Paint Store A P
Parking Lot (Commercial) A C A
Pawn Shop C
Payday Loan Establishment P
Pharmacy (Does not include a Medical Marijuana
Dispensary, which is a prohibited use within the
City)
P(I) P P 17.070.080
(Drive-
Through
Windows)
Photography Studio P P P
Printing and Blueprinting
*Small Copy Center P P P
* Print Shop P P
Private/Public Utility Facility 17.07.050
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* Minor Z/C Z/C Z/C
* Major C C C
Public Assembly A A A
Public Facility—Non-city owned or proposed
(see also Public Utility)
C C C
Public Facility—City owned or proposed (subject
to Planning Commission review on referral from
City Council)
P P P
Residential Care Facility
* Small (6 or less persons) A A A
* Large (7 or more persons) C C
Recycling Facility 17.07.150
* Reverse Vending Machines P P
* Small Collection Facility A A A
Research and Development (Office Type Uses) P
Residential Care Facility
* Congregate Care/Assisted Living C C C
* Convalescent Hospital C C C
*Senior Housing (Independent Living) C C C
Residential uses as a part of a mixed use project
when located in the same building as a
nonresidential use
C C C
Restaurant
*General P P P
*Fast Food C C C 17.070.080
(Drive-
Through
Windows)
*Outdoor and Sidewalk Cafe A A A 17.07.130
*Take Out/Delivery P P P
*With Bar and Live Entertainment C C 8.34
Retail, General and Specialty P(I) P P
*Department or Big Box Retail P
Retail Warehouse Store (e.g., big box) P
School
*Elementary or Secondary C C
*High School C C
*Trade School C C
*College C
Sign Shop
*Small (e.g., typically located in a small
office/retail space)
P P P
*Large P C
Single Room Occupancy Living Unit Facility A 17.08.060
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Studio – Arts and Educational P P P
Tailor P(I) P P
Tattoo/Piercing Studio C C
Telecom Center A
Temporary Use/Event T T T
Theater C
Thrift Shop P P P
Tobacco store (retail or wholesale) and private
smoker's lounge when attached to a tobacco store
C 8.32
8.33
Transit Facility C C
Upholstery Shop A A
Vehicular Dealerships/Rentals (incl. boats, RVs
and Farm and Construction Equipment
C 17.07.190
Vehicular Repair (including boats) C 17.07.200
17.06.130 Permitted uses.
The following is a list of land uses and the Mixed Use District within which they are permitted as
follows:
P = Permitted.
C = Conditionally-permitted by planning commission.
A = Administrative permit.
Z = Certificate of zoning compliance.
T = Temporary conditional use permit.
I = Uses allowed as incidental to a primary use.
Uses involving chemicals may also be subject to requirements regarding hazardous materials
(Section 17.07.100), in which case more restrictive requirements shall apply. Land uses that are
not specifically listed are not permitted unless determined, by the development services director,
to be substantially similar to a listed use. If the listed land use contains a code section reference
in the right column, that reference directs the reader to the additional provisions which apply to
that use.
Land Use Category
M-U
District
DTM-U
District
Additional
Use
Regulations
Amusement Center (e.g., video games, other indoor
amusements)
C C
Animal Hospital/Veterinary Clinic A A
Antique Store P P
Bakery (Retail Sales) P P
Bank/Savings and Loan/Credit Union (drive-through
windows not permitted)
P P
Bar/Nightclub P P 8.34
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Barber/Beauty Shop P P
Bath House/Spa C C
Bed and Breakfast Inns A A 17.07.040
Billiards Parlor C C
Clubs and Lodges C C
Communication Facility C/A C 17.07.050
17.07.060
Congregate Care/Medical Care Facility A
Cultural Institutions A A
Day Care Center (Non-Residential) C C
Dry Cleaning Outlet P P
Florist P P
Food Store
• Under 15,000 square feet P P
• Between 15,000 sq. ft. and 40,000 sq. ft. C C
Hardware Store P P
Health Club P P
Hotel (No food preparation unless applied for and
approved as part of project approval or separately.)
C C
Interior Decorator P P
Laboratory
• In conjunction with a medical, dental or optical use
only
P(I) P(I)
Laundromat P
Liquor Store (Off-Sale) C C 8.34
Live Entertainment C C
Massage Therapy P P 9.80
Medical Clinic A A
Microbrewery (with restaurant) C A
Office
• Professional and Administrative P P
• Medical and Dental P P
Parking Lot (Commercial) C, P(I) C, P(I)
Pharmacy (drive-through windows not permitted) (Does
not include a Medical Marijuana Dispensary, which is a
prohibited use within the City.)
P P
Photography Studio P P
Printing
• Small Copy Center P P
Public Assembly C C
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Public Facility (e.g., police and fire stations, community
centers, government offices)
C C
Residential Facility
• Congregate Care/Assisted Living A
• Emergency shelter (6 or less persons) P P 17.08.030
• Convalescent Hospital Family Care Home A P C
• Low-Barrier Navigation Center P P 17.08.030
• Single Room Occupancy Living Unit Facility P 17.08.060
• Senior Housing (Independent Living) P C
Residential Use
• Live/Work P P 17.08.050
• Multi-Family P C
• Supportive Housing P P
• Townhouse P C
Restaurant
• General P P
• Outdoor and Sidewalk Café A A 17.07.130
• Take Out/Delivery (drive-through windows not
permitted)
P P
• With Bar and Live Entertainment C C 8.34
Retail, General and Specialty P P
School
• Elementary or Secondary C
• High School C
• Trade School C
• College C
Studio – Arts and Educational A A
Tailor P P
Tattoo/Piercing Studio C C
Temporary Use/Event T T
Theater (under 500 seats) C C
Transit Facility (e.g., bus or train station) C C
Visitor Center P P
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17.06.720.B: Use Table is amended to read as follows:
Residential Uses1 Additional
Use
Regulations
D-N D-MS D-C
Accessory Building P P P
Dwelling, Multifamily P P P
Dwelling, Single Family P P -
Family Care Home P P P
Family Daycare Home (14 or Less) P P P 17.07.070
Guest House P P -
Home Occupation P P P 17.07.110
Live-Work Unit P P P 17.08.050
Low-Barrier Navigation Center P P P 17.08.030
Residential Care Facilities for the
Elderly (RCFE)
A A A
Residential Care Facilities for the
Chronically III (RCFCI)
A A A
Residential Mixed Use P P P
Emergency Shelter CUP CUP CUP 17.08.030
Supportive Housing P P P
Lodging
D-N D-MS D-C
Bed and Breakfast Inn (up to 5
rooms)
P P P 17.07.040
Hotel (no room limit) - - P
Inn (up to 12 rooms) P P P
Key
P Permitted A Administrative
Permit
CUP Conditional
Use Permit
TUP Temporary
Conditional Use
Permit
- Not Permitted
Land Use Limitations/Notes
1 Residential densities between 12 and 75 units per gross acre permitted.
Retail Additional Use
Regulations
D-N D-MS D-C
Brewpub - A A
Commercial Recreation—Indoor A A P 17.07.020
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Bar/Tavern/Night Club - A A 8.34
Exempt from
8.34.040 (D & E)
8.34.060 (C & D)
Farmer's Market (daily or weekly,
year-round)
- A A
Kiosk A A A
Liquor Store - A2 A2 8.34
Exempt from
8.34.040 (D & E)
8.34.060 (C & D)
Live-Work Unit P P P 17.08.050
Outdoor and Sidewalk Cafes P P P 17.07.130
On-Site production of items sold A P P
Restaurant, Cafe, Coffee Shop P P P
Drive-throughs - - - 17.07.080
Related alcohol sales A A A 8.34
Exempt from
8.34.040 (D & E)
8.34.060 (C & D)
Retail, General
≤ 2,500 sf P1 P P
2,500 sf ≤ 5,000 sf A P P
> 5,000 sf - A P
Related alcohol sales - A A 8.34
Exempt from
8.34.040 (D & E)
8.34.060 (C & D)
Smoking/Tobacco Store - CUP CUP
Tasting room - A A 8.34
Exempt from
8.34.040 (D & E)
8.34.060 (C & D)
Theater/Performing Arts/Cinema - P P
Temporary Use TUP TUP TUP
Key
P Permitted A Administrative
Permit
CUP Conditional Use
Permit
TUP Temporary
Conditional Use
Permit
- Not Permitted
Land Use Limitations/Notes
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Civic Additional Use
Regulations
D-N D-MS D-C
Amphitheater
(outdoor)
- CUP CUP
Library, Museum, Art
Gallery
P P P
Parking, Structured - A P
Parks P P P
Public Assembly A A P
Agriculture, Food, and Animal
D-N D-MS D-C
Garden, Private or
Community (less than 2
acres)
P P P
Garden, Private or
Community (more than
2 acres)
A A A
Green Roof/Green
Balcony
P P P
Vertical Garden/Green
Wall
P P P
Office/Services
D-N D-MS D-C
Adult Day Program A A P
Bank, Financial
Services
- P P
Business Support
Services
- P P
Catering - P P
Child Day Care
Facility
A A P
Congregate
Care/Medical Care
Facility Health Care
Facility
Major Large - - P
Minor Small - P P
Laundry, Coin-
Operated
- P P
Maintenance Repair
Service—Minor
- - P
Media Production - P P
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Office—Business,
Service, Government
P P P
Personal Services P P P
Printing and
Publishing
P P P
Studio—Art, Dance,
Martial Arts, Music,
etc.
P P P
Veterinary Clinic,
Animal Hospital
- P P
Automotive
D-N D-MS D-C
Auto Vehicle Sales and
Rental
- - A 17.07.190
Carshare/Bicycleshare
Stations
P P P
Electric Vehicle
Charging Stations
P P P 15.34
Civil Support
D-N D-MS D-C
Telecommunication
Facility
A / CUP A / CUP A / CUP 17.07.050
Education
D-N D-MS D-C
Elementary School P P P
Junior High and High
School
P P P
School—Specialized
Education and
Training
- - -
Key
P Permitted A Administrative
Permit
CUP Conditional Use
Permit
TUP Temporary
Conditional Use
Permit
- Not Permitted
Land Use Limitations/Notes
Chapter 17.16 – OFF-STREET PARKING REQUIREMENTS shall be amended as follows:
17.16.030(A) - Residential Uses
Parking spaces shall be provided for land uses and activities in accord with the following tables.
If, in the application of the requirements of this table to a given land use or activity a fractional
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number is obtained, one parking space shall be required for a fraction of one-half or more, and
no space or berth shall be required for a fraction of less than one-half.
A. Residential Uses.
Land Use Required Off-Street Parking (Spaces)
Convalescent Home 1 per 3 patient beds
Day Care, Residential 1 per assistant (driveway acceptable)
Mobile Home Park 1.5 spaces per unit, one of which must be
covered
Multi-Family Residential 1 space per studio or 1 bedroom unit; 2 spaces
per 2 bedroom unit; 2.5 spaces per 3 bedroom
unit; plus 1 additional space per bedroom for
units ≥ 4 bedrooms and 1 guest parking space
for every 4 units.
Off-Campus Student Housing .75 spaces per bedroom unit or occupant,
whichever is greater
Senior Housing 1 covered space per unit, plus 1 space per 4
units for guest parking
Single-Family Residential (Attached) 2 spaces per unit, one of which must be
covered, plus 1 space per 4 units for guest
parking
Single-Family Residential (Detached) 2 spaces per unit in a garage
(B) – Public and Semipublic Use
Land Use Required Off-Street Parking (Spaces)
Clubs and Lodges 1 per 100 square feet of gross floor area
Congregate Care/Medical Care Facility 1 per 3 patient beds
Cultural Institution (e.g., Museum, Library) 1 per 300 square feet of gross floor area
Day Care, Commercial 1 per employee on the largest shift plus 1 per 10
children
Hospitals 1 per bed, plus 1 space per doctor or other
employee on the largest shift
Maintenance and Service Facilities 1 per 400 sq. ft. of gross floor area
Offices (Governmental) 1 per 250 sq. ft. of gross floor area
Public Safety Facilities (Police/Fire Stations) 1 per employee on the largest shift, plus 1/250
square feet of office area for public use
Religious/Public Assembly 1 per 4 fixed seats, and/or 1 per 75 sq. ft. of
seating area if there are no fixed seats