CITY OF ROHNERT PARK CITY COUNCIL AGENDA REPORT

Mission Statement We Care for Our Residents by Working Together to Build a Better Community for Today and Tomorrow. CITY OF ROHNERT PARK CITY COUNCIL AGENDA REPORT ITEM NO. 8 Meeting Date: April 8, 2014 Department: Development Services Submitted By: Marilyn Ponton, Int. Director of Development Services Prepared By: Marilyn Ponton, Int. Director of Development Services Agenda Title: PUBLIC HEARING: Proposed Revisions to the University District Specific Plan Project (File Nos. PL2012-043GP, -044SP, -045EIR, -046TM, -047TPM, -048DA, 2013-009TM) Consideration of the rescission of the Tentative Maps and Development Area Plans for U.D. LLC and Vast Oak Properties approved in 2006, and adoption of: an Addendum to the University District Specific Plan Final Environmental Impact Report, General Plan Amendments, Revised University District Specific Plan, Tentative Map, Tentative Parcel Map, and Amended and Restated Development Agreement. RECOMMENDED ACTION: Staff recommends City Council take the following actions: 1. Adopt Resolution No. 2014-031 to rescind Resolution Nos. 2006-144 (Tentative Map - U.D. LLC), 2006-145 (Tentative Map - Vast Oak), 2006-146 (Development Area Plan - U.D. LLC), and 2006-147 (Development Area Plan - Vast Oak). 2. Adopt Resolution No. 2014-032 approving an Addendum to the Final Environmental Impact Report for the University District Specific Plan Project. 3. Adopt Resolution No. 2014-033 approving an amendment to the General Plan Land Use Diagram and text of the General Plan. 4. Adopt Resolution No. 2014-034 approving a revised specific plan for the University District Specific Plan Project. 5. Adopt Resolution No. 2014-035 approving a Tentative Map to allow for subdivision of property located south of Keiser Avenue, west of Petaluma Hill Road, and north of Rohnert Park Expressway (APN 045-262-001 through -004, 047-131-019, and 047-131-024 and - 025). 6. Adopt Resolution No. 2014-036 approving a Tentative Parcel Map to allow the subdivision of property located south of Rohnert Park Expressway, east of J Section, and north of Copeland Creek (APN 047-131-026 and 047-131-027). 7. Introduce Ordinance No. 878 approving a Development Agreement between the City of Rohnert Park and University District LLC and Vast Oak Properties L.P. for development of the property located south of Keiser Avenue, west of Petaluma Hill Road, and north of Rohnert Park Expressway (APN 045-262-001 through -004, 047-131-019, and 047-131-024 1

and -025) and the property located south of Rohnert Park Expressway, east of J Section, and north of Copeland Creek (APN 047-131-026 and 047-131-027). BACKGROUND: The University District Specific Plan (UDSP) is one of five specific plan areas designated in the City s General Plan for future development. The UDSP includes approximately 300 acres of lands owned by five property owners (University District LLC, Vast Oak Properties, Cotati- Rohnert Park Unified School District, Gee, and Linden) in the City of Rohnert Park. In 2006, the UDSP document ( Specific Plan ) was approved and associated General Plan amendments were adopted and implemented. The adopted Specific Plan addresses the land use and development standards for the UDSP area, which was annexed to the City in 2006. The approved Specific Plan allowed a maximum of 1,645 residential units (excluding second residential units) and a maximum of 175,000 square feet (sf) of building area. An Environmental Impact Report (EIR) was prepared and adopted by the City in conjunction with the 2006 approval of the Specific Plan. PLANNING COMMISSION ACTION On March 13, 2014, the Planning Commission held a public hearing to consider its recommendation to the City Council on the revisions to the UDSP and associated entitlements. The Planning Commission meeting included presentations from the City staff and public comment was received on the proposed project. At the conclusion of public hearing, the Planning Commission unanimously voted to approve resolutions recommending that the City Council approve the Addendum to the Final EIR, rescind previous approvals for tentative maps and the development area plans, amend the City s General Plan, approve the revisions to the Specific Plan, approve the Vast Oak Tentative Map and the UD LLC Tentative Parcel Map and adopt an ordinance approving the Amended and Restated Development Agreement. The Recommended Actions section of this report reflects the Planning Commission action. PROPOSED PROJECT AND ENTITLEMENTS The Project applicant, University District LLC, is proposing revisions to the adopted Specific Plan. The changes, which are discussed in greater detail in the subsequent paragraphs, would alter the number of residential units by land use designation, the gross acreage and configuration for each designation, and reduce the total commercial building area. As part of the approval process, the City would need to approve an Addendum to the UDSP EIR (included as Exhibit 1, Addendum Memo and EIR Addendum) and approve the following entitlements in order to implement the proposed Project: 1. Rescission of Tentative Maps and Development Area Plans approved in 2006; 2. General Plan Amendments; 2

3. Revised Specific Plan; 4. Tentative Map; 5. Tentative Parcel Map; and 6. Development Agreement. RESCISSION OF TENTATIVE MAPS AND DEVELOPMENT AREA PLANS APPROVED IN 2006 To implement the proposed Project, the following City Council resolutions, adopted May 23, 2006, are being recommended for rescission: Resolution 2006-144 - A resolution of the City Council of the City of Rohnert Park, California, approving a Tentative Map to allow the subdivision of property located south of Rohnert Park Expressway, east of the J Residential Section, north of Copeland Creek, and west of the Green Music Center site (APN 047-131-026 and 047-131-027); Resolution 2006-145 - A resolution of the City Council of the City of Rohnert Park, California, approving a Tentative Map to allow the subdivision of property located north of Rohnert Park Expressway, west of Petaluma Hill Road, south of Keiser Avenue, and east of the Rohnert Park city limits (APN 045-262-001 through -004, 047-131-019, 047-131-024, and 047-131-025); Resolution 2006-146 - A resolution of the City Council of the City of Rohnert Park, California, approving a Development Area Plan for property located south of Rohnert Park Expressway, east of the J Residential Section, north of Copeland Creek, and west of the Green Music Center site (APN 047-131-026 and 047-131-027); and Resolution 2006-147 A resolution of the City Council of the City of Rohnert Park, California, approving a Development Area Plan for property located north of Rohnert Park Expressway, west of Petaluma Hill Road, south of Hinebaugh Creek, and east of the Rohnert Park city limits (APN 045-262-001 through -004, 047-131-019, 047-131-024, and 047-131- 025) The above-listed resolutions, which approved Tentative Maps and Development Area Plans for the UD LLC property and Vast Oak properties within the UDSP Plan Area, are being recommended for rescission in order to implement the Project, as proposed. The Tentative Map and Tentative Parcel Map recommended for approval concurrently with approval of a resolution to rescind the 2006 resolutions will supersede the prior approved Tentative Maps. The Development Area Plans approved in 2006 are also recommended for rescission since both plans would conflict with the new Tentative Map and Tentative Parcel Map. The applicant plans to submit revised Development Area Plans, consistent with the proposed Tentative Map and Tentative Parcel Map, in the near future. GENERAL PLAN AMENDMENTS In the City s General Plan, the land use designations for the UDSP area include residential, mixed use, parks, and open space. Table 1 provides a summary of the gross acreage and 3

building area for each of the land use categories, as currently shown in the General Plan for the UDSP area. Table 1 General Plan Land Use - University District Specific Plan Area (GP Table 2.4-1) Gross Acreage 1 4 Housing Units Minimum-Maximum Building Area (1,000sf) Minimum-Maximum Rural Estate Residential 12-18 20-26 -- Low Density Residential 45-55 245-320 -- Medium Density Residential 55-65 510-560 -- High Density Residential 35-45 570-630 -- Mixed Use 20-40 70-150 Maximum of 175 Parks Plaza 1-2 -- -- Linear Park 12-15 -- -- Open Space Copeland Creek (north side) 2-5 -- -- Crane Creek (south side) 15-20 -- -- Hinebaugh Creek 15-25 -- -- Petaluma Hill Road Buffer 20-35 -- -- Total 300 1,415-1,645 Maximum of 175 1 Excludes acreage for the Rohnert Park Expressway between the easterly City limits and Petaluma Hill Road, and Keiser Avenue. The proposed Project includes amendments to the mix, intensity, and general location of development types referenced in the General Plan. Table 2 provides the proposed breakdown of acreages, density (units/acre), minimum and maximum housing units, and net estimated units by land use designation. The total number of proposed residential units is the same as the 2006 Specific Plan (1,645 units). The gross acreage for each designation has been reconfigured, the number of residential units by land use designation has changed, and the commercial building area within Mixed Use designation has been reduced. Table 2 General Plan Land Use - University District Specific Plan Area (Proposed Amendment to GP Table 2.4-1) Gross Acreage 1 Housing Units Minimum-Maximum Building Area (1,000sf) Minimum-Maximum Rural Estate Residential 10-15 20-26 -- Low Density Residential 50-75 200-410 -- Medium Density Residential 55-100 600-900 -- High Density Residential 5-15 200-500 --

Mixed Use 10-30 0-150 100 Parks 10-20 Public/Institutional 5-20 Open Space and Buffers 50-70 Total 300 1,400-1,645 100 1 Excludes acreage for the Rohnert Park Expressway between the easterly City limits and Petaluma Hill Road, and Keiser Avenue. The proposed amendments to the configuration of the existing General Plan designations for the UDSP area are shown on the General Plan Diagram included in Exhibit 2, General Plan Amendments. In addition, the Project proposes amendments to the General Plan text. Exhibit 2 provides the full text of the proposed amendments. Deletions are shown in strike-through text and insertions are underlined. In summary, the proposed General Plan text amendments include: Amend High Density Residential text on page 2-20 to clarify that specific plans may modify the range of housing types permitted within the designation. Amend text on page 2-21 and 2-22 for clarification of Public/Institutional/Medium Density Residential and Commercial-R/High Density land use designations. Amend Table 2.3-1 to reflect revised acreage totals. Amend Policy LU-15 to include amended principles. Amend Table 2.4-1, Land Use Program: University Specific Plan Area, to reflect the Project as proposed. Amend Policy CD-2 to change linear park to linear parkway and change public plaza to private plaza. Amend Figure 3.1-2 to reflect the proposed land use configuration. Amend Policy CD-31 to delete references to Figure 3.2-7 and Figure 3.2-8. Amend Policy CD-32 to change public plaza to private plaza. Amend Policy CD-33 to change linear park to linear parkway and delete reference to Figure 3.2-9. Delete Figures 3.2-7, 3.2-8, and 3.2-9. Amend Policy CD-35 to revise open space and parks description. Amend Policy CD-36 to add Low Density Residential and Mixed Use. Amend Policy CD-38 to change two way spine road to linear parkway. Amend Figures 4.1-1, 4.1-2, and Figure 4.4-1 to reflect the proposed land use configuration. Delete Policy TR-8, a policy which requires a north-south spine road through the UDSP area. Amend Figures 5.1-1, 5.1-2, 5.2-1, and 5.3-1 to reflect the proposed land use configuration. Amend Policy OS-2 to correct reference to Policy CD-34 and revise the minimum acreage for the UDSP open space buffer. 5

Amend Table 5.2-2, New Parks under the General Plan, to reflect amended park acreage for the University District. Amend Figures 6.2-2, 7.1-1, 7.1-2, 7.2-1, 7.2-2, and 8.2-1 to reflect the proposed land use configuration. Amend Housing Element, Table 9.5-1 to reflect amended total housing units. Amend Housing Element, University District Specific Plan Area (page 9-62) to reflect amended acreages and unit counts. Amend Housing Element, Table 9.7-1 to reflect revised unit counts. Amend Housing Element, Appendix A, Policy HO-2 to reflect information related to the revised Specific Plan. Amend Housing Element, Appendix A, Policy HO-27 to reflect revised unit counts. Amend Housing Element Appendix C: Rohnert Park Housing Sites Figure to reflect revised unit counts. REVISED SPECIFIC PLAN As previously discussed, the approved 2006 Specific Plan addresses the land use and development standards for the UDSP area. The changes associated with the proposed Project would involve revisions to the 2006 Specific Plan. The Project would result in no changes to the total number of residential units (1,645 units), but would result in changes to the number of residential units by land use designation. In addition, the Project would change to the gross acreage and configuration for each designation in the UDSP area and reduce the total commercial building area. Exhibit 3, University District Specific Plan provides the full text of the proposed 2014 Specific Plan. As summarized below, the proposed 2014 Specific Plan would reconfigure the Project, change the mix of residential densities, and reduce the amount of office and retail commercial development. 6

University District Specific Plan Proposed Land Use Plan 7

Residential Land Uses Rural Estate Density: The 2006 Specific Plan shows 12 to 18 acres of Rural Estate land uses with 26 estimated units. This land use designation remains consistent with 11.78 acres and 26 units proposed in the 2014 Specific Plan. Low Density: The 2014 Specific Plan would slightly increase the acreage and total number of housing units designated as Low Density (66.88 acres, 382 units) compared to the 2006 Specific Plan (45 to 55 acres, 320 units). Medium Density: The 2014 Specific Plan proposes to increase the number of Medium Density Residential units for the total number of units to 666 on approximately 75.93 acres. The GP Land Use Plan provides for 55 to 65 acres of Medium Density Residential; the approved number of units within the Specific Plan area is 537. Public /Institutional / Medium Density: The 2014 Specific Plan proposes to include approximately 203 units on 22.34 acres of land designated P/I/Medium Density. This designation was not included in the 2006 Specific Plan. This designation is included to allow flexibility in the development on the University District LLC property. This portion of the UDSP (south of Rohnert Park Expressway) is the site of a detention basin that may be temporary. If a permanent basin is constructed upstream and the temporary basin within the UDSP is removed then the residential units could be constructed. Residential construction could occur prior to temporary basin removal dependent upon the acreage needed for the final design size of the detention basin. High Density: The acreage designated as High Density in the 2014 Specific Plan is 9.12 acres with 218 units and is located west of the park along Keiser Avenue. The 2006 Specific Plan area included 612 units on 35 to 45 acres. The High Density land is within the current 2006 Specific Plan located north and south of Rohnert Park Expressway and west of the Commercial Mixed Use area. Commercial/Mixed Use Land Uses Total acreage: The 2014 Specific Plan acreage designated as Mixed Use (24.34 acres) as compared to the acreage designated as Mixed Use in the General Plan Land Use Plan (20 to 40 acres). Location: The proposed location of the Mixed Use Center has moved to the eastern edge of the development area across from the Green Music Center ( GMC ), at the boundary with the open space in the 2014 Specific Plan. In the 2006 Specific Plan, the Mixed Use Commercial Center plaza is located on either side of the Linear Park. Uses: A comparison of the proposed 2014 Specific Plan with the 2006 Specific Plan in the Mixed Use land use designation shows the number of residential units estimated in the 2014 plan is 150 units with 100,000 sf of commercial use. The 2006 Specific Plan estimates 150 units with up to 175,000 sf of commercial use. Public Plaza: GP Policies CD-2 and CD-32 requires the inclusion of a public plaza to serve as a focal point of the mixed use portion of the plan area. The 2014 Specific Plan includes a private plaza within the Mixed Use Commercial Center and proposes the amendment of the General Plan to accommodate that change. 8

Open Space/Wetlands/Basin The wetlands and preserve area along Petaluma Hill Road is constructed. Both the 2006 and the 2014 Land Use Plan includes comparable open space/wetland preservation areas. Parks Total acreage: The 2014 Specific Plan includes the proposed park configuration and the Circulation Plan illustrates bike lanes and trails. Approximately 19.78 acres of parkland is proposed in the 2014 Specific Plan compared with 15.85 acres in the 2006 approvals. Parks Concept: The 2006 Specific Plan was organized around the Linear Park trail concept as a community spine, using the Mixed Use/Commercial center as a focal point to connect Keiser Avenue to Copeland Creek, as described in GP Policies LU-15, CD-2 and CD-35. The 2014 Specific Plan has altered the Linear Park concept based upon the shift of the Mixed Use/Commercial Center to the east so that it aligns with the Green Music Center. The 2014 Plan includes a reconfigured Twin Creeks Park and bike lanes along the northsouth main road (Twin Creek Road). Similar to the 2006 Specific Plan, a passive park Oak Grove Park (approximately 6.8 acres in size) is planned along Keiser Avenue. TENTATIVE MAP (VAST OAK) In 2006 U.D. LLC and Vast Oak Properties submitted a tentative map application with their intent to subdivide approximately 226.58 acres of land located south of Keiser Avenue, west of Petaluma Hill Road, and north of Rohnert Park Expressway (APN 045-262-001 through -004, 047-131-019, and 047-131-024 and -025) (the Vast Oak property). A new tentative map for the same area was submitted to correspond to the 2014 Specific Plan; see Exhibit 4, Vast Oak Tentative Map. The applicant proposes to develop the area with a mix of residential, park, open space, public/institutional, and mixed use/commercial improvements. Access to the site would be from Rohnert Park Expressway and Keiser Avenue. The map would create 1,033single family residential lots that would each accommodate future dwellings. In addition, the map creates two parcels for future neighborhood parks, four parcels for dedicated parkland, a parcel for the existing water quality detention basin, four parcels for open space, one parcel for landscape, one parcel for high density residential, and one parcel for mixed use/commercial. Housing in the proposed subdivision would consist of single-family detached and attached dwellings as wells as multi-family stacked flat, carriage, townhome, live / work condominium ownership and rental homes. Infrastructure for Vast Oak would facilitate its phased development and connections for UD LLC. Roadways, public facilities and infrastructure is planned to support the Project. Landscaping would be developed as identified in the Specific Plan. A public park, Twin Creeks Park, is designated in the central portion of the property and Oak Grove Park, another public park, is designated in the northern portion of the site. The constructed wetlands/preserve area along Petaluma Hill Road would remain. Class I bike trails would be located along both sides of Hinebaugh Creek and would connect to existing City trails 9

at the south side of Hinebaugh Creek west of Vast Oak. A vehicular / pedestrian / Class 1 Bicycle Trail bridge across Hinebaugh Creek would be located at the westerly portion of Vast Oak North. Vehicle, bicycle and pedestrian connection would be achieved with the Linear Parkway concept that includes bike lanes, pedestrian sidewalks, vehicle lanes and on street parking on a north south connection (Twin Creeks Drive) from Keiser Avenue to Rohnert Park Expressway, as well as an east west connection from Twin Creeks Road to the designated Commercial Center and then south to the GMC. An existing water detention basin is located in the western portion of the site. The parcels for the parks would be dedicated to the City of Rohnert Park. The UDSP Design Guidelines provide criteria for completion and design of enhancements including landscaping for the Project. Domestic water, sanitary sewer, recycled water and storm drain infrastructure to serve these parcels would be constructed by the developer. The City of Rohnert Park would provide water, wastewater services to the Project. Along with this, normal expenditures for City services (fire, police, recreation, maintenance, general administration, etc.) would be compensated by the development through fees, property taxes and site specific funding mechanisms. Additional funding mechanisms are detailed in the Development Agreement and are discussed further in this report. TENTATIVE PARCEL MAP (UD LLC) In 2006 U.D., LLC and Vast Oak Properties submitted a tentative map application with their intent to subdivide approximately 34.34 acres of land south of Rohnert Park Expressway, east of J Section, and north of Copeland Creek (APN 047-131-026 and 047-131-027) (the UD LLC property). A three-lot tentative parcel map has been submitted with the current Project; Exhibit 5, UD LLC Property Tentative Parcel Map. The developer proposes to develop the area with a mix of residential, public/institutional, and open space/buffer land uses. Parcel A would be 8.91 acres and would be used as open space/buffer. Parcel B, 10.88 acres, would be used for medium density residential and/or a temporary water quality and detention basin. Parcel C would be 14.55 acres and used for medium density residential. Future development of Parcels B and/or C would occur consistent with the 2014 Specific Plan and would require submittal of a tentative map. When developed, access to the site would be provided from Rohnert Park Expressway. DEVELOPMENT AGREEMENT As part of the current Project approvals, the applicant is requesting the adoption of an ordinance authorizing execution of an amended and restated Development Agreement (DA) between the City, Vast Oak Properties, and University District LLC for development of the Vast Oak and UD LLC properties pursuant to Government Code Sec. 65865, which establishes the benefits and commitments connected with the entitlement to and build out of the UDSP Project. The original DA was entered into on July 11, 2006. The revised and amended DA (included as Exhibit 6, Development Agreement) provides for the requirements of the law and includes special 10

conditions providing for the timely funding of infrastructure as well as on-going maintenance and operation of public facilities in the Project area.. The following components are a summary of those anticipated to be included in the DA: Updating the DA Revisions will be made to reflect actions taken since the adoption of the DA in 2006. These include, but are not limited to, annexation of territory to the City, update of fee programs, and preparation of an addendum to the EIR. The term is updated to begin from the effective date of the adoption of the Amended and Restated DA. Roadway Improvements and Regional Traffic Fees In accordance with mitigation measures identified in the EIR and required Project approvals, the Developer shall construct improvements on Rohnert Park Expressway and Keiser Avenue. The Developer shall also construct the connector roadway and bridge to connect VO East across VO North to Keiser Avenue. The Development Agreement includes the payment of a Regional Traffic Fee to be paid at the time of issuance of a building permit for each residential and/or commercial unit or building within the Project, any future regional traffic improvement impact fee enacted by City or the Sonoma County Transportation Authority ( SCTA ) pursuant to the Mitigation Fee Act (Government Code Section 66000, et seq.). If no City-wide Traffic Impact Fee has been adopted at the time of issuance of a building permit for such residential or commercial unit or building, then Developer shall a fee equal to Three Thousand and Hundred Dollars ($3,500) for each market rate residential unit to mitigate the regional traffic impacts of the Project. Public Facilities Finance Plan (PFFP) Fees The Developer shall pay for new capital infrastructure required due to impacts created by the Project as required by the PFFP. Growth Management Program The Development Agreement addresses the applicability of the City s Growth Management Program. As stipulated in the DA, developer shall be issued up to three hundred fifty (350) building permits for market rate units each calendar year during the term; provided, however, the total allocation of building permits for market rate units within the Project shall not exceed a cumulative total of one thousand four hundred fifty-four (1,454) permits minus the permits issued for the number of affordable units constructed pursuant to the Affordable Housing Plan. Maintenance of City Services and Facilities The Development Agreement includes provisions requiring the developer to fund maintenance fees and the payment of fees to offset the projected fiscal deficit to City's General Fund created by the residential development as follows: o At the time of issuance of a certificate of occupancy for each residential unit within the Project, Developer shall pay to City the applicable Maintenance Annuity amounts determined at the time of the effective date of the DA. The Maintenance Annuity amounts payable as of the Effective Date shall be $11,200.00 for each residential unit, and shall be subject to periodic adjustment as provided in the DA. Affordable Housing As described in the Affordable Housing Plan, the Project proponent proposes to meet the City s Inclusionary Housing Ordinance through the provision of 218 affordable apartment units. The Project proponent will develop the apartment units or donate 11

the High Density Residential site to a non-profit affordable housing for construction of the affordable units. The site would be sheet-graded and utilities would be stubbed to the site. Other Improvements/Dedications The developer will be required, among other things, to construct and install a water tank to serve the Specific Plan area, fund the design and construction of the Eastside Trunk Sewer Line North Reach and the associated widening of Snyder Lane, and provide for various other road improvements. In addition the Developer shall install a temporary water quality detention basin and contribute towards a regional basin. The homeowners association will be required to maintain the water quality detention basin. The table included as Exhibit 7, Development Agreement Comparison Table, provides a summary of the proposed amended and restated DA in comparison to the DA approved in 2006. ENVIRONMENTAL REVIEW The City of Rohnert Park is the public agency, which has the principal responsibility for carrying out or approving a project (CEQA Guidelines Section 15367), and therefore is the lead agency for the Project. As the lead agency, the City is responsible for conducting environmental review of the Project. CEQA requires the Environmental Impact Report (EIR) to address the potentially significant adverse environmental impacts that may be associated with the planning, construction, or operation of the Project and to identify appropriate and feasible Mitigation Measures (MM) and alternatives that may be adopted to significantly reduce or avoid the impacts identified in the EIR. Other public agencies may use the EIR in the decision making or permit process and consider the information in the EIR along with other information that is presented during the CEQA process. PROCEDURAL OVERVIEW In compliance with CEQA, the environmental review for the Project has included: Notice of Preparation (NOP): o Described the proposed Project and issues to be addressed in the Environmental Impact Report (EIR). o Distributed to responsible agencies and other interested parties for a 30-day public review period beginning December 1, 2003. o The NOP and the comment letters received in response to the NOP are included in Appendix A of the Draft EIR. Scoping Meeting: Conducted during the December 11, 2003 Planning Commission meeting to allow interested parties to provide comments regarding potential environmental issues to be considered in the EIR. Draft EIR: 12

o Prepared to evaluate the potential environmental impacts associated with implementation of the UDSP Project. o Provides a programmatic and project-level analysis of potential environmental impacts associated with construction and implementation of the UDSP. o Circulated for a 45-day public review period beginning July 27, 2005, and ending September 12, 2005. Recirculated Draft EIR o Prepared to provide additional analysis and updated information where it was found that the original circulated EIR did not identify and analyze all potential environmental impacts under worst case scenario conditions. o Revised Section 3.11 (Traffic) and Chapter 4 (Cumulative Impacts and Significant Unavoidable Impacts). o Completed and circulated for public review on November 28, 2005 through January 11, 2006, for the required minimum of 45-days. Final EIR o Prepared to respond to comments received on the Draft and Recirculated Draft EIR. o Completed and circulated for public review on April 26, 2006. Addendum to the EIR o Prepared to analyze the revised 2014 UDSP Project relative to the UDSP analyzed in the 2006 EIR. o Updated traffic, noise and air quality analyses were prepared to support the new analysis. Additionally, the City reviewed the revised Project in light of the earlier Water Supply Assessment and concluded that it was consistent. o Concluded that the proposed changes in the Project would not result in a new or substantially more severe impact than disclosed in the 2006 EIR. o An addendum need not be circulated for public review. The decision-making body shall consider the addendum with the program EIR before making a decision on the proposed Project (CEQA Guidelines sec. 15164). MITIGATION MONITORING AND REPORTING PROGRAM The mitigation measures required to reduce the impacts to a less than significant level have been included as part of the Mitigation Monitoring and Reporting Program (included in the Final EIR). The program identifies the required mitigation measures, responsibility for ensuring compliance and the timing of the measure implementation. PROJECT ANALYSIS 13

The following is an analysis of key topics that required consideration leading up to staff s recommendations to the City Council on this Project. PARKS The Project would provide recreational opportunities via park acreage dedication for additional residents and integrate plans for bikeways and pedestrian paths by extending the City s networks in areas of new development. As described above, overall parkland acreage within the Specific Plan is approximately 19.78 acres; 18.43 acres within Vast Oak and 1.35 acres within the CRPUSD property. The Vast Oak and UD LLC applicant is proposing to dedicate two public parks and construct park improvements to satisfy park land dedication requirements. Twin Creeks Park (7.08 acres) is designated in the central portion of the Vast Oak property and Oak Grove Park (6.83 acres) is designated in the northern portion of the site. The Parks and Recreation Commission reviewed and recommended approval of the proposed parks plan on July 15, 2013. Several Class 1 bicycle trails and other trails and adjacent open space areas make up the remainder of parkland acreage proposed within the site. Public parks would be dedicated to and maintained by the City, while VO and UD LLC Class 1 Bicycle Trails would be owned by the City but maintained by the VO and UD LLC Homeowner s Association. VO Class 1 Bicycle Trails would be located along both sides of Hinebaugh Creek and would connect to existing City trails at the south side of Hinebaugh Creek west of Vast Oak. A vehicular / pedestrian / Class 1 Bicycle Trail bridge across Hinebaugh Creek, would be located at the westerly portion of Vast Oak North and built as part of Vast Oak North Phase 1. UD LLC Class 1 Bicycle Trails will be proposed with its Small Lot Tentative Map. GENERAL PLAN CONSISTENCY The UDSP adheres to numerous General Plan goals and policies for housing diversity, infrastructure, phasing, parks, maintenance, funding of infrastructure and services, drainage, open space, planning with SSU, walkable site planning with bicycle and pedestrian trails, and accessibility to parks. As discussed in the proposed Specific Plan, General Plan compatibility is achieved through the following: Commercial Center located across from the GMC and Sonoma State University (SSU) to promote greater interaction with cultural and education facilities, while still easily accessible by vehicle, bicycle and walking for the University District Specific Plan residents. The Commercial Center is adjacent to the Scenic Corridor with a Class 1 bicycle trail so that open views to the east are still maintained and available to the public. Twin Creeks Public Park is located in a centralized area of Vast Oak, its size and shape provides greater active recreational opportunities and parkland use. Keiser Avenue to Copeland Creek vehicle, bicycle and pedestrian connection is achieved with the Linear Parkway concept that includes bike lanes, pedestrian sidewalks, vehicle 14

lanes and on street parking on a north south connection from Keiser Avenue to Rohnert Park Expressway, as well as an east west connection from Twin Creeks Road to the Commercial Center and then south to the GMC. The Linear Parkway connects with the east west Class 1 Bicycle Trails along Hinebaugh Creek and bicycle lanes along Rohnert Park Expressway and Keiser Avenue. Bike trails will be included in UD LLC as part of the Tentative Map process for that portion of UDSP. Maintaining the General Plan requirement for single story construction within along the western project boundary between Copeland and Hinebaugh Creeks. The project maintains a 200-0 minimum structural buffer between Redwood Park Estates and the Vast Oak West phase with no buildings in this area. The project adheres to the J Section buffer requirement of a 100 0 minimum. Two story structures are allowed behind the first residential lot adjacent to the buffer at the J Section. The Medical Center / Oakview Terrace buffer along Vast Oak West phase requires a minimum 60 without buildings (pursuant to General Policy CD 7). The project complies with both structural setbacks in this area. Achieve hydrology and drainage mitigation goals through on site construction detention basins, on site detention and / or water quality basins, on site temporary and permanent detention basins, as well as possible off site detention basins. Address greater housing diversity through provision of multiple residential densities, including varied lot and home sizes that address wider market areas, and affordable housing. Continues to provide substantial open space with creeks, creek buffers and wetlands. SPECIFIC PLAN In considering a Specific Plan, the following findings are required: The Specific Plan or Specific Plan amendment is consistent with the City's General Plan; The Specific Plan or Specific Plan amendment would not adversely affect the public health and safety or result in incompatible land uses; The Specific Plan or Specific Plan amendment provides the framework to phase and pace growth within the Specific Plan area so as to ensure completion of all necessary public facilities concurrently with completion of the Specific Plan; or, alternately, a Statement of Public Policy Consideration can be adopted and/or an exception granted in accordance with General Plan Policies GM-10, GM-11, and GM-12. The Specific Plan identifies adequate financing mechanisms for the infrastructure and public facilities required to support the development. In the case of a Specific Plan located within unincorporated territory, that the proposed Specific Plan is consistent with the planning and prezoning designation provided for the Specific Plan area, pursuant to Government Code Sections 65300 and 65859, or alternatively functions as prezoning for the unincorporated territory. As described above, the UDSP is consistent with the planned uses for this site in the General Plan, as amended, and is compatible with adjacent uses. The UDSP will comply with City Growth Management policies and has provided adequate information on financing for infrastructure and public facilities. The Specific Plan phasing and Development Agreement 15

ensures that development will not outpace the City s ability to serve this area nor impact existing residents. DEVELOPMENT AGREEMENT The Development Agreement includes Developer fees to ensure continued provision of City services without creating a burden on existing residents. The DA provides for participation in the City s Public Facilities Finance Plan (PFFP), which will fund city-wide facilities. The developer has entered into a series of commitments through the Development Agreement process which has identified funding mechanisms to pay for on-going maintenance costs of certain improvements as well as certain services so that the burden of maintenance will not fall on existing City residents. Under state law, the Planning Commission is required to determine whether a Development Agreement is consistent with the goals and objectives of the City s General Plan and related planning and zoning documents. The Planning Commission considered the Development Agreement and is recommending the City Council approve the Development Agreement. Formal adoption of a Development Agreement is accomplished by adopting the appropriate ordinance. The Project is also required to fund the annual review of the Development Agreement and for the review of the Mitigation Monitoring Program. AFFORDABLE HOUSING The Development Agreement includes an Affordable Housing Plan which complies with the City s Inclusionary Housing Ordinance requirements. The Plan would provide a mix of rental units for very low- and low-income households. PUBLIC HEARING NOTIFICATION AND INFORMATION: A public hearing notice denoting the time, date and location of this hearing was published in the Community Voice on February 28, 2014 prior to the Planning Commission meeting and on March 28, 2014 prior to this Council meeting. Property owners within 300 feet of the Project site and interested parties requesting notification were also mailed notices, and notice was posted pursuant to state law. OPTIONS CONSIDERED: Do not approve the requested amendments to the University District Specific Plan, retain the 2006 approved plan. This option is not recommended as the market conditions have changed since the mid-2000 s. FISCAL IMPACT/FUNDING SOURCE: None, the applicant/developer pays their own costs to process the application and to develop the property including the required infrastructure. Department Head Approval Date: 3/25/14 City Manager Approval Date: 3/27/14 City Attorney Approval Date: 3/24/14 16

Attachments (list in packet assembly order): A. Resolution No. 2014-031 (Rescission) B. Resolution No. 2014-032 (EIR) C. Resolution No. 2014-033 (General Plan Amendments) D. Resolution No. 2014-034 (Specific Plan) E. Resolution No. 2014-035 (Tentative Map) F. Resolution No. 2014-036 (Tentative Parcel Map) G. Ordinance No. 878 (Development Agreement) EXHIBITS: 1. Addendum Memo and EIR Addendum 2. General Plan Land Use Diagram and General Plan Text Amendments 3. University District Specific Plan 4. Tentative Map 5. Tentative Parcel Map 6. Development Agreement 7. Development Agreement Comparison Table 17