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Land Use and Community Character Whitepaper

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Land Use and Community Character Whitepaper Land Use and Community Character Whitepaper Prepared for: City of Rohnert Park 130 Avram Avenue Rohnert Park, CA 94928-1180 Prepared by: March 2019 ROHNERT PARK 2040 GENERAL PLAN UPDATE Table of Contents Introduction ................................................................................................................................................................................................ 1 Major Findings & Implications ............................................................................................................................................................ 1 Existing Conditions .................................................................................................................................................................................. 2 City Limits, Sphere of Influence, Urban Growth Boundary, and Planning Area ................................................................... 3 Existing General Plan and Zoning .......................................................................................................................................................................... 6 Existing Land Use ............................................................................................................................................................................................................16 Development Capacity ............................................................................................................................................................................................... 24 Development Considerations ................................................................................................................................................................................ 30 Regulatory Setting ............................................................................................................................................................................... 45 Key Terms................................................................................................................................................................................................. 45 Sources ...................................................................................................................................................................................................... 46 Appendix A: Other Special Area Plans ......................................................................................................................................... 50 Appendix B: Plans and Programs of Surrounding Jurisdictions....................................................................................... 54 Sonoma County ............................................................................................................................................................................................................... 54 County Area Plans .......................................................................................................................................................................................................... 57 Williamson Act Lands .................................................................................................................................................................................................. 60 Sonoma County Agricultural Preservation and Open Space District ........................................................................................61 Santa Rosa ........................................................................................................................................................................................................................... 63 Cotati ........................................................................................................................................................................................................................................ 64 LAND USE AND COMMUNITY CHARACTER WHITEPAPER LAND USE AND COMMUNITY CHARACTER INTRODUCTION This Whitepaper describes existing conditions related to land use and community character in Rohnert Park. Although the focus is on current conditions, it is important to make sure planning decisions in the General Plan Update process are made within the context of future and regional planning efforts. For instance, land use decisions made in this General Plan Update will inform how the next Housing Element Update will be able to meet new Regional Housing Needs Assessment (RHNA) housing requirements in the next Housing Element Update cycle (due in 2023). Additionally, in 2017, The Metropolitan Transportation Commission (MTC) and Association of Bay Area Governments (ABAG) completed Plan Bay Area 2040. It is an updated long- range Regional Transportation Plan and Sustainable Communities Strategies for the nine counties of the San Francisco Bay Area. Plan Bay Area 2040 is a roadmap for forecasting transportation needs through the year 2040, preserving the character of communities within the Bay Area, and adapting to the challenges of future population growth. This plan will inform land use, transportation, and sustainability policies in the Rohnert Park General Plan Update. MTC and ABAG are now in the process of developing a new initiative, Horizon, which will be the first comprehensive Bay Area planning effort to consider not only transportation and housing, but also economic development, resilience, and emerging technologies through the year 2050. The work completed in the Rohnert Park General Plan Update will be occurring simultaneously to this regional effort, which will provide opportunities for sharing ideas. To help build a baseline understanding of existing conditions, this Whitepaper discusses the planning boundaries that are used to regulate development in Rohnert Park and the key land use policies and regulations from the City’s existing General Plan, Zoning Ordinance, Specific Plans, and other planning and regulatory documents. This Whitepaper also describes the current land uses that can be found within the Planning Area, as well as future development capacity. Unless otherwise noted, references to the current times indicate the year 2018. MAJOR FINDINGS & IMPLICATIONS • In 2000, Rohnert Park residents voted to approve Measure N, Urban Growth Boundary (UGB), which limits future development to within the UGB to prevent sprawl and promote efficient and orderly growth patterns, stability and certainty in long-term planning, a well-designed mix of uses, and adequate and efficient delivery of public services and facilities. The UGB and its voter protections expires in June 2020. • Much of the residential development in Rohnert Park consists of low-density single-family homes; however, the city has the highest proportion of multifamily housing compared with the rest of Sonoma County. • The mix of commercial, industrial, and office uses seen along Highway 101 have been influenced by the Industrial/Commercial Overlay and Office Overlay zoning districts in those areas. There are also a lot of Public Review Draft | March 2019 Page 1 ROHNERT PARK 2040 GENERAL PLAN UPDATE commercial and industrial development opportunities in these areas, in addition to the light industrial development planned for the Sonoma Mountain Village Planned Development. • The existing General Plan states that the City should achieve 5.0 park acres per 1,000 residents. Combining city parks, mini parks, creek corridors, the golf course, and the space provided through shared-use agreements with the Cotati-Rohnert Park Unified School District, Rohnert Park residents have over 5.0 acres of recreational space per 1,000 residents. • While there are currently few mixed-use areas in Rohnert Park, the Station Center Planned Development plans to offer a centralized, mixed-use, walkable downtown on the former State Farm site. • Most of the future development capacity is within specific area plans, planned developments, and the Priority Development Area Plan, especially for residential development. Development capacity in the rest of the city will be through strategic infill sites, mostly to the west of Highway 101. • The growth management ordinance was adopted in 2003 and includes a policy that establishes a “trigger cap” on annual residential development approvals. The ordinance requires that the city restrict development if the growth limits (e.g. trigger cap) established by the ordinance are exceeded. The ordinance, however, allows a carryover of unused capacity from year to year, where the City can build up a bank of unit credits during the years where less than 225 building permits are used for new residential construction. For 2019, the City projects 446 residential units will be completed. Based on the outstanding unit credit and the units available for 2019 under the growth management provisions, the City would still have a remaining residential capacity of 2,709 units (see “Growth Management”). The City therefore does not foresee any limitations to residential construction until the mid- to late-2020s at the earliest. • The potential for development and transformation on the west side of Highway 101 is attributed to the availability of vacant land, as well as the possibility for the big box shopping centers to transition into different uses based on current retail trends shifting toward online shopping and/or experiential retail. • As the California Tiger Salamander (CTS) is federally endangered
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