OAKMONT VILLAGE LONG RANGE PLAN

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1 OAKMONT VILLAGE LONG RANGE PLAN SECTION VIII: LAND USE INTRODUCTION 8.1 Development of Oakmont Founded in 1963, Oakmont Village is an age-restricted, residential community consisting of approximately 3,179 single and multi-family homes on 1,400 acres, with an estimated 2014 population of more than 4,500 residents. Of the total number of homes, approximately 19 percent are rented. 1 Located in the City of Santa Rosa, CA, Oakmont is situated west of State Highway 12 at the north end of Sonoma Valley, CA. Oakmont abuts Annadel State Park and is close to two other state parks, two regional parks, and several wineries and vineyards in one of the world's foremost wine producing areas. These attractive surroundings make Oakmont a unique and desirable place to live for the majority of its residents. Maintaining this highquality residential environment, providing continued convenient access to Annadel SP, and protecting the area outside Oakmont from inappropriate development are major goals for its long-range future. The land parcels that were to become Oakmont were originally part of the unincorporated area of Sonoma County. Joe Coney, who also owned the land that was to become Annadel SP, originally owned them. H.N. and Frances Berger and their development corporation, Fairfield Homes, acquired these properties in The City of Santa Rosa agreed to the annexation of these parcels from the County to the City in 1963, and established Oakmont as a Planned Community District. In 2004, Santa Rosa subsequently changed the zoning designation of the property to a Planned Development Community without essentially changing the rules governing its use. Since its incorporation in 1963, Oakmont has operated continuously as a nonprofit corporation under the laws of the State of California. The entire Oakmont property was developed in sections under the Oakmont Master Development Plan (Need to find a copy of this document). Zoning for each parcel developed was specified in the development application and approval process by the Santa Rosa Planning Commission and City Council. The boundaries of the Oakmont Planned Development Community are shown in Figure Source: CFM/Asyst Data files in the OVA Office, March 31, 2014.

2 (Note: Figure 8.1 is proposed to be a parcel map indicating all lots, and important natural and cultural features) Oakmont Village is an age-restricted (55-plus), un-gated community wholly within the City of Santa Rosa, The City is responsible for ownership and maintenance of all streets and utilities within Oakmont. The central area of the community has banks, barber shop, cleaners, a coffee shop, a delimarket, a fire station, dental and physical therapy offices, real estate offices, restaurants and more. A 2013 study of commercial land conducted by the Long Range Planning Committee found that approximately 9.59 acres of land were currently being used for, or were zoned for, commercial use. The H.N. & Frances Berger Foundation, successor to the original developer Fairfield Homes, continues to be owner and landlord for many of Oakmont's commercial properties, including ownership of the land on which Oakmont Gardens was built. Oakmont Gardens is an independent and assisted-living facility, opened in 1987, and contains 163 apartments. The Gardens enjoys a 99-year land-lease from the owner (Berger Foundation). The most recent developments in Oakmont include the recently completed 165-home development in "The Orchard" off Pythian Road near Highway 12. Its developer, Dennis Hunter's Redwood Equities Investments LLC, has also begun construction of 36 homes in the "The Meadows", a l5-acre subdivision located at the main entrance of Oakmont Drive and Highway 12. When the development of The Meadows is completed, all the land in Oakmont zoned for residential development under the PDC will be exhausted. 8.2 Oakmont Land Use Characteristics For the purposes of this Plan, there are five major classifications of land in Oakmont: These are: 1. Residential About 60 percent of the 3,179 homes in Oakmont are privately owned homes on individual parcels. The remaining 40% of these homes are single and multi-family homes that are individually owned, but whose maintenance is governed by 35 sub associations

3 (see Appendix). Of this total, approximately 19.4 percent are rented 2 (i.e., not occupied by the owner of the property). By contrast, 42 percent of the residential units in Santa Rosa in 2012 were renteroccupied, and 40 percent in Sonoma County were renter-occupied 3. Two sections of Oakmont are currently being developed for new homes and/or commercial use. The Orchard is a 165-home residential development off Pythian Road near Highway 12. Developed by Willowglen Homes, this area is almost completely built out and is expected to be completed by the end of The Meadows is located near the Oakmont Drive and Highway 12 entrance to Oakmont. It consists of acres of land for 36 single family lots, 1 multifamily lot, and 2 commercial lots. Construction began in early At that time, the exact use(s) to be constructed on the commercial lots had not been identified. 2. OVA-owned land - The OVA owns approximately 55 acres of land whose use is divided among vacant open space, open space with structures, and recreational facilities with/or without buildings. Some of this land has been developed in three separate locations that contain four recreation centers and other amenities described elsewhere in this Plan. The list of OVA-Owned properties is contained in Figure Source: CFM/Asyst Data files in the OVA Office, March 31, American Community Survey, US Census Bureau, Trendex: Census Edition 2013, published Feb. 4, 2014.

4 Figure 8-2 INVENTORY OF OVA OWNED PROPERTY ASSESSOR S PARCEL NUMBER AREA (ACRES) NOTES Berger CAC 6633 Oakmont Dr Meadowridge Drive Off Meadowridge Drive Badger West Rec Trail to West Rec Walkway WRC Meadowridge Dr Tennis West Rec West Rec West Rec West Rec Parking West Rec West Rec Strip along Route Behind Oak Trail Dr Hillside Stone Bridge Rd* Hillside Stone Bridge Rd* Stone Bridge Rd along creek East Rec Stone Bridge Rd Open Space * Off Silver Creek Circle* Total Area * = Open space parcels Source: Realist Reports compiled by Marlene Lowenthal and Tony Lachowicz

5 When the development of the Meadows is completed, the only land available for improvement for the benefit of the entire Oakmont community will be the undeveloped OVA-owned land. Of these properties, approximately acres are vacant and developable. Traditionally, these parcels have been treated as open space and are labeled as such on County Assessor s maps. The definition of open space has evolved over the years with sub-designations attached to various parcels, i.e. recreation. The question for any further development if desired is: can we place recreational uses on these parcels? Can we install community convenience uses such as restrooms or parking on them? Because Oakmont has been developed incrementally over 50 years, it has been difficult to determine the current zoning and restrictions for each parcel. 3. The Oakmont Golf Courses Oakmont s two courses are owned by the Oakmont Golf Club (OGC), Inc., a CA corporation owned by some of the members who are also Oakmont residents. The golf course land totals some 225 acres. A contractor under the direction of the OGC does the management and maintenance. The courses form a green, landscaped core for the entire Oakmont development. Oakmont was consciously designed so that many houses adjoin the courses. A detailed description of the OGC and issues related to its future can be found in Section X of this plan. As noted in that element of the Plan, the OGC has experienced financial difficulties in the past, although it presently appears to be financially sound. Should the OGC cease operation as a golf course, its failure would have a major impact on the rest of the Oakmont community. However, other uses to which this land can be put are limited by City zoning and other land use controls (see below). 4. Commercial - The 9.59 acres of commercial properties described above form a convenient, centrally located shopping area for Oakmont residents. A 2013 study conducted by the Oakmont Long Range Planning Committee found that there were separate units or suites, in Oakmont representing approximately 59,435 sq. ft. of commercial floor area. In March 2013 was a vacancy rate of approximately 21% of the units, and about 22 % of the total floor area. Oakmont needs to encourage a vibrant commercial district to serve its residents, to contribute to the local economy, and to help protect property values. Vacant offices and storefronts do not enhance the image of Oakmont as a good place in which to live.

6 According to the 2010 Census, the median age of Oakmont residents was 76 (see Section I - Introduction to the LRP). Given the age distribution of Oakmont s residents, the presence of a range of medical and dental providers, especially an urgent care center somewhere in Oakmont, would be desirable. There are limited services available whose nature has fluctuated. The primary reason seem to be inadequate demand and the variety of health providers primarily under Medicare utilized by Oakmont residents. A recent study 4 conducted by Memorial Hospital at the request of an Oakmont resident confirms this. 5. Oakmont Gardens -While not officially part of the OVA, residents of Oakmont Gardens enjoy access to OV facilities and activities. According to OVA By-Laws, any person who is leasing an apartment at Oakmont Gardens is qualified as a full member of OVA. In 2014, Oakmont Gardens was exploring the possibility of expanding its operations to include more apartments and memory-care facilities. One possible option was to acquire a vacant 1.61-acre parcel of land zoned for multifamily use on the adjacent Meadows development. This would make both Oakmont Gardens and Oakmont more competitive with the Elnoka Senior Community to be developed to the west of Oakmont. In addition to the land described above, there are many adjoining properties both public, such as Annadel State Park, and private properties along SR 12. The development, maintenance and use of these properties have a significant impact on the safety and quality of life for Oakmont residents. Safety issues are discussed in Section 6 of this plan. Wild Oak - Of special significance is Wild Oak, a residential development consisting of private homes and condominiums, located between Oakmont proper and Annadel State Park. Wild Oak is a gated community consisting of 209 homes and townhomes. It is also the location of the Wild Oak Saddle Club, a privately owned polo field. Wild Oak residents have a great deal in common with Oakmont, including primary access streets off White Oak Drive and Oakmont Drive. Importantly, Wild Oak is one of the principal means of access to Annadel SP from Oakmont. The two communities need to work together in the future to maintain access to the Park, while at the same time addressing safety and privacy issues. 4 Maniscalco, Larry, November 26, 2013.

7 Elnoka Elnoka is a proposed residential development on Highway 12 which abuts Oakmont to the west. The originally proposed Elnoka Village Project as agreed to by the developer, OSL Santa Rosa Projects LLC, the OVA, and the City of Santa Rosa was to consist of a continuing care retirement community comprised of 360 units contained within seven 3-story buildings, 90 units of assisted living and dementia care contained within one 2-story building and four single story casitas. Also proposed was an Elnoka Village Project consisting of 104 units of senior housing, 61 units for employees of the community, and 4962 square feet of commercial/mixed use space. A revised plan, subject to change, was presented to the Oakmont Board of Directors in May The plan has been significantly changed in a manner that it will make it more of a competitive threat to Oakmont and the value of its housing. In May 2014, the revised plan had the following characteristics: Will be a gated community with an entrance on Rte 12 (with a traffic signal) and a second entrance on Melita Road A reduction in the number of housing units from 619 to 479 Elimination of the commercial area and employee housing Addition of 158 single family houses whose size will range from 1200 to 2400 square feet. These houses will be in the back of the development up the hillside part of the property 246 condominium units in 3 story buildings adjoining but not directly facing the boundary with Oakmont A continuing care facility. Priority for places will be given first to Elnoka residents. Second priority will be to Oakmont residents. This will also be competitive to Oakmont Gardens. A swimming pool, and recreation building that will also contain a restaurant as well as a second swimming pool The developer requested interior access to the Oakmont Golf Course, subject to approval of the OVA Board. The developer has requested OVA support for his changed proposal, which must also be approved by the City of Santa Rosa. 8.3 City of Santa Rosa Land Use Planning The City of Santa Rosa has adopted a General Plan, which is a policy document intended to guide the long-term physical development of the city. The City has also adopted a Zoning Code that provides standards that apply

8 to all current and future uses of land in the city. These two documents are further described as follows. Santa Rosa General Plan The General Plan addresses issues related to the physical development and growth of Santa Rosa. It represents a community's aspirations for the future. State law requires the General Plan, and it has a long-range focus, looking 20 years into the future. It guides the City's planning and zoning functions as well as the funding of public improvement projects, such as parks and streets. Santa Rosa's General Plan was adopted by the City Council on November 3, The General Plan Land Use Diagram is a map which designates the proposed general location, distribution, and extent of land uses. The Diagram is part of the General Plan, and it describes how land in Oakmont can be used or developed. Most of the residential land in Oakmont falls into a Residential Land Use category, described as follows: Low Density Residential ( units per acre). Single family residential development at density of 2.0 to 8.0 units per gross acre. The classification is mainly intended for detached single family dwellings, but attached single family and multiple family units may be permitted. It includes virtually all of the residential land in Oakmont. By contrast, nearby areas such as portions of Wild Oak fall into the separate land use category of Very Low Density Residential ( units per acre). Parks and Recreation Other significant portions of Oakmont are classified as Parks and Recreation. This classification is described as follows: Neighborhood, community and City-wide parks and special purpose parks and facilities including recreation complexes, golf courses and creekways are all part of the City s park system. Park facilities are further categorized in the General Plan by type. There are several sub-categories of Parks and Recreation described in the Plan. For example: Special Purpose Parks and Facilities: Park lands generally designated for single use such as golf courses, heritage museums, botanical gardens, and environmental interpretive experiences. These facilities are used by residents throughout the city. In Oakmont, the Oakmont Golf Course falls into the Parks and Recreation category, as well as nearby Annadel State Park and the Wine Country Saddle

9 Club. The OVA-owned East and West Recreation Centers, the Berger Center and Central Activities Center also are categorized as Parks and Recreation. In the center of Oakmont, near the intersection of White Oak and Oakmont Drives, most of the commercial property there is classified as Retail & Business. Multiple land uses or a mix of uses are appropriate for some of the commercial land in the center of Oakmont. However, Oakmont Gardens is in a Medium Density Residential category ( units per acres). Santa Rosa Zoning The Santa Rosa Zoning Code implements the goals and policies of the General Plan by classifying and regulating the uses of land and structures within the City of Santa Rosa. In addition, this Zoning Code is adopted to protect and to promote the public health, safety, and general welfare of residents, and preserve and enhance the aesthetic quality of the City. The Zoning Code and the Zoning Map are the primary tools used by the City of Santa Rosa to implement the Santa Rosa General Plan. In other words, the General Plan sets the City s land use policies and the Zoning Code enforces them. The City zoning map classifies Oakmont as a Planned Development (PD) zoning district. This is a special-purpose zoning district, i.e., districts that are granted approval by the City based on specific standards that are intended to comply with the General Plan. Oakmont is unique in that it was approved by the City as a Planned Community (PC) district in The PC district was removed from the Zoning Code in 2004 in favor of the current rezoning to PD. The original PC zoning approval was established concurrent with the annexation of Oakmont into the City in Records of the original PC zoning are difficult to find. All uses proposed for Oakmont at that time were required to be approved by the City Planning Commission. However, City records are limited with regard to the extent and specific content of the original 1963 zoning approvals. The current Planned Development (PD) zoning district permits all existing current (2014) land uses to continue regardless of any zoning changes that may have occurred since the original 1963 approvals. However, any significant changes in land use that may be proposed for the future must be reviewed and approved by the City under the standards currently in effect under the Planned Development (PD) zoning district. In effect, this means that major changes in land use, including expansion or alteration of current uses, must be submitted to the City for approval. 8.4 Sonoma County Land Use Planning

10 Sonoma County also has adopted a General Plan and specific land use regulations that effect Santa Rosa and environs. Because Oakmont has been annexed to, and has been a part of the City of Santa Rosa since 1963, the County General Plan and supporting regulations do not affect Oakmont directly. However, all land not incorporated by the City in the vicinity of Oakmont is subject to Sonoma County jurisdiction. This includes virtually all land surrounding Oakmont, including land on the north side of Highway 12 between Pythian Road and Melita Road; privately owned land east of Oakmont; and Annadel State Park. The future of Oakmont s appearance and regional setting are closely tied to Sonoma County s land use policies and regulations. In particular, the development of property along Highway 12 between Kenwood and Melita Road will have a profound effect on the quality of life in Oakmont. There at least 5 wine production facilities/vineyards/event centers that have been approved for development by the Sonoma County Board of Supervisors. One of these is planned directly across from the west entrance to Oakmont. In combination with the approved Elnoka development, there will be a significant increase in both automobile and truck traffic along Route 12 that is the only access from Oakmont to the outside world. 8.5 SWOT Analysis This section includes a discussion of the land use issues in Oakmont presented above, and lists their associated strengths, weaknesses, opportunities and threats (SWOT Analysis). Strengths Oakmont is located in a very scenic and desirable area of Sonoma Valley, especially its regional parks and vineyards There is strong interest of Oakmont residents in maintaining the scenic environment surrounding community. Many Oakmont residents are docents or otherwise support the maintenance and improvement of the surrounding state parks. Weaknesses Age of the housing stock and facilities. This is the most common comment to realtors by prospective buyers who visit Oakmont Lack of a modern, continuing care and memory facility Lack of vacant buildable land for expansion of OVA structures and facilities

11 Over 19 percent of the homes in Oakmont are rented. Some of these units are being rented as vacation units in violation of OVA rules. Anecdotal data imply that renters are less likely to maintain the interior and exterior appearance of these units to the detriment of the entire Oakmont community. Oakmont Golf Course is struggling to maintain financial stability Commercial property in Oakmont experiences relatively high vacancy rates, primarily because of limited population served. Oakmont is relatively isolated from the population centers of Santa Rosa. Lack of local, comprehensive medical facilities to serve the Oakmont population Opportunities Oakmont and its neighbor, Wild Oak, can work together to protect mutual interests in Annadel access, safety, privacy and appearance. OVA, through the Board of Directors, the OCDC and the LRPC should work together to protect areas outside Oakmont from inappropriate development of the type described above. Maintenance and protection of Santa Rosa, Sonoma County and State of California parks and recreation areas are a key element in maintaining the high-quality environment around Oakmont. Work with local health care providers to encourage the location of an urgent care center in Oakmont. Threats Development of Elnoka. It will be a miniature Oakmont with new, up-todate housing and facilities including both single family homes and condominiums as well as a continuing care facility Highway 12 could become overdeveloped and/or over commercialized, resulting in highway congestion and loss of scenic value. The attractive and largely semi-rural environment around Oakmont is under threat from approved or proposed developments such as Elnoka, and additional wineries and wine-making operations along CA 12 in the Sonoma Valley. For the past few years, the State Parks including Sugarloaf Ridge, Annadel and Jack London State Parks have suffered deterioration and potential shutdown because of State budget problems. 8.4 Findings and Recommendations The OVA Board should encourage the owner of Oakmont Gardens to modernize the facility to provide attractive life-cycle-care under the Oakmont Village banner.

12 The OVA Board of Directors should, in cooperation with LRPC, update and extend the demographic study based on the 2010 Census to ascertain how the population of Oakmont is changing (growing older, younger or about the same) and determine how this will impact the requirements of existing and future residents. This study should start with the existing, available data provided to the Oakmont Office by each new resident. The form currently used should be expanded to include information on items such as: what attracted you to Oakmont, what facilities, activities, clubs do you intend to participate in, etc. The Oakmont residents who conduct tours for prospective residents shoud be asked to fill out a form after each tour providing similar information including likes, dislikes, what they wanted to see that was missing. The original zoning approvals for OVA-owned, commercial, and the OGC golf courses, including any restrictions, should be ascertained and documented, working with the Santa Rosa and Sonoma County Planning Departments. There will be no buildable land for housing development in Oakmont with the completion of The Meadows. Use of vacant OVA-owned land should be carefully controlled to provide maximum long-term benefit for the most Oakmont residents. There are two vacant buildable commercial lots in the Meadows. Future commercial development should be tailored to the needs of Oakmont residents. The Master Development Plan under which the development of Oakmont as a PRC was approved should be reviewed and updated as necessary by the Long Range Planning Committee under the supervision of the OVA Board. This updated Long Range Plan shall serve as the basis to maintain the high quality residential and recreational environment in Oakmont. The plan should balance commercial and health facility needs against the goal of protecting the high quality residential environment important to Oakmont residents To this end Oakmont should be represented and active on both Santa Rosa and Sonoma County Citizen advisory boards involved with land use. Since interests and activities of the OCDC and the LRPC overlap, coordination should be enhanced so that Oakmont speaks with one voice to governmental bodies. Both the OCDC and the LRPC should be represented on external government advisory boards that provide input to Santa Rosa, Sonoma County, and State of California entities that evaluate, review and approve land use decisions impacting Oakmont. The OVA Board should publicize and encourage Oakmont residents to serve on State and County park advisory boards and as volunteers.