2010/12/07 City Council Resolution 2010-137RESOLUTION NO 2010 -137
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF ROHNERT PARK APPROVING THE FINAL DEVELOPMENT PLAN FOR
THE SOUTHEAST SPECIFIC PLAN PROJECT LOCATED NORTHEAST OF
BODWAY PARKWAY AND VALLEY HOUSE DRIVE (APN 047 -111 -030)
SONOMA COUNTY, CA
WHEREAS, the applicant, Redwood Equities LLC, has submitted an application for a
final development plan for an approximately 80 acres in connection with a proposed mixed -use
community located northeast of the intersection of Bodway Parkway and Valley House Drive
(APN 047-111-030);
WHEREAS, in conjunction with an application for rezoning of the Project site to SP,
Planning Application . No. PL2003 -031 SP proposes to establish a specific plan known as the
"Southeast Specific Plan" on the Project site, and seeks approval of a final development plan for
the entire Project site, as provided in the proposed Final Development Plan attached to this
Resolution as Exhibit A;
WHEREAS, on November 16, 2010, the Planning Commission held a public hearing,
reviewed the project proposal and recommended approval to the City Council;
WHEREAS, the Planning Commission reviewed the Final EIR prepared for the Project;
recommended its certification by the City Council; and has otherwise carried out all
requirements for the Project pursuant to CEQA;
WHEREAS, pursuant to California State Law and the RPMC, public hearing notices
were mailed to all property owners within an area exceeding a three hundred foot radius of the
subject property and a public hearing was published for a minimum of 10 days prior to the first
public hearing in the Community Voice;
WHEREAS, on December 7, 2010, the City Council held a public hearing at which time
interested persons had an opportunity to testify either in support or opposition to the proposal;
WHEREAS, the City Council reviewed and certified the Final EIR for the Project in
accordance with CEQA; and has otherwise carried out all requirements for the Project pursuant
to CEQA;
WHEREAS, the City Council has reviewed and considered the information contained in
Planning Application No. PL2003 -031 SP for the proposed final development plan;
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rohnert
Park makes the following findings, determinations and recommendations with respect to the
proposed final development plan:
Section 1. The above recitations are true and correct.
Section 2. The City Council has approved the Final EIR for this Project, including
adoption of associated CEQA Findings, Statement of Overriding Considerations, and the
Mitigation Monitoring and Reporting Program, as described in Resolution No. 2010 -134,
approved on December 7, 2010 concurrently with the City Council's approval of this Resolution.
Section 3. Findings. The City Council hereby makes the following findings
concerning the Southeast Specific Plan project Final Development Plan proposed by Planning
Application No. PL2003 -031 SP pursuant to Rohnert Park Municipal Code section 17.06.260:
1., . Each individual component of the development can exist as an independent unit
capable of creating an environment of sustained desirability and stability, and the
uses proposed will not be detrimental to present and potential surrounding uses
but instead will have a beneficial effect which could not be achieved under
another zoning district.
Criteria Satisfied. The Final Development Plan establishes four phases for the
development. Each phase can be developed individually,. and can exist as an
independent unit with the necessary financial capacity to support development of
infrastructure and related facilities therein. Each phase contains a mix of
residential densities to provide a variety of housing choices and will meet the
necessary affordable housing units. The first phase includes the park, detention
facility and water storage tank to provide needed infrastructure early in the
development. Also to serve the project and adjacent area the commercial
development is included in the early phase. As described in the Final
Development Plan and the staff report, specific plan uses will be compatible with
existing and proposed adjacent neighborhoods.
2. The streets and thoroughfares proposed meet the standards of the city and
adequate infrastructure can be supplied to all phases of the development.
Criteria Satisfied. As described in the Final Development Plan and staff report,
each Phase of the Project is designed to have adequate infrastructure, integrated
with existing City roadways, streets, bicycle paths, and walkways. All publicly -
owned streets and thoroughfares will meet the standards of the City.
3. Any commercial component complements other uses in the development.
Criteria Satisfied. As described in the Final Development Plan and the staff
report, the Project incorporates a commercial center in the southwest area of the
project. It is adjacent to multi - family housing sites and the future park. The
commercial component of the plan will be integrated with residential and public
uses and is consistent with the vision for the project site in the General Plan.
4. Any residential component will be in harmony with the character of the
surrounding neighborhood and community and will result in densities within the
SP district that are no higher than that permitted by the general plan.
Criteria Satisfied. As described in the Final Development Plan and staff report,
the Project will provide for a mixture of housing, 15% of which will be devoted
for affordable housing. Existing residential uses north and northwest of the
project site are single family residential and residential /rural estate. The proposed
neighborhood is in character with surrounding neighborhoods and the planned
community to the west. The project's densities will be no higher than that
permitted by the General Plan, as amended.
S. Any industrial component conforms to applicable desirable standards and will
constitute an efficient, well - organized development with adequate provisions for
railroad and/or truck access and necessary storage and will not adversely affect
adjacent or surrounding development.
Criteria Satisfied. The.Final Development Plan is proposed concurrently with a
specific plan that does not include industrial land uses. The proposed land uses are
consistent with those shown in the City's General Plan.
6 Any deviation from the standard zoning requirements is warranted by the design
and additional amenities incorporated in the final development plan, which offer
certain unusual redeeming features to compensate for any deviations that may be
permitted.
Criteria Satisfied. The Final Development Plan is consistent with the Specific
Plan and does not deviate from standard zoning requirements.
7. The SP zoning district is consistent with the general plan of the city and any.
applicable specific plan.
Criteria Satisfied. The Final Development Plan and proposed SP zoning is
consistent with General Plan land use designations on the project site. In
addition, as presented in the Community Design Element policies, the area is
proposed for specific plan development and annexation.
Section 4. A duly noticed public hearing on the proposed Final Development Plan
was held on December 7, 2010.
NOW, THEREFORE, BE IT FURTHER RESOLVED, THAT the City Council does
hereby adopt the Findings stated hereinabove and approve Application No. PL2003 -031 SP and
the Southeast Area Final Development Plan as provided at Exhibit A, in its entirety.
DULY AND REGULARLY ADOPTED by the City Council of the City of Rohnert
Park on this 7th day of December, 2010.
ATTEST:
CITY OF ROHNERT PARK
IF0100
BELFORTE: AYE BREEZE: AYE CALLINAN: AYE MACKENZIE: AYE STAFFORD: AYE
AYES: (5) NOES: (0) ABSENT: (0) ABSTAIN: (0)
EXHIBIT A
SOUTHEAST AREA
FINAL DEVELOPMENT PLAN
City of Rohnert Park
Final Development Plan Southeast Area
October 27, 2010 Draft
Applicant: Redwood Equities LLC
Contact: Ken Blackman, Blackman Consulting
1224 St. Helena Avenue
Santa Rosa, CA 95404
Phone: (707) 526 -2782
Fax: (707) 544 -5013
Prepared by: William Hezmalhalch Architects (WHA)
Contact: Johanna Tuite
6111 Bollinger Canyon Road, Suite 495
San Ramon, CA 94583
Phone: (925) 463-1700
Fax: (925) 463 -1725
WILLIAM HEZMASHALCH
A CNI I E CI INC.
Table of Contents
I.
Project Summary ................................................................................... ............................... 1
II.
PreZoning ............................................................................................... ............................... 5
III.
Land Use .................................................................................................. ............................... 5
IV.
Circulation ............................................................................................... ............................... 5
V.
Water Service ......................................................................................... ............................... 8
VI.
Sanitary Sewer Service ....................................................................... ............................... 10
VII.
Storm Drain System ............................................................................. ............................... 12
VIII.
Parks and Recreation .......................................................................... ............................... 12
IX.
Schools ................................................................................................... ............................... 12
X.
Police and Fire ...................................................................................... ............................... 12
XI.
Finances ....................................................:............................................. ............................... 12
XII.
Phasing ..................................................................................................... ............................... 12
Final Development Plan - Southeast Area
List of Figures
Figure 1: Final Development Plan ................................................................. ............................... 2
Figure 2: Final Development Plan - Mixed Use Area ................................... ............................... 3
Figure 3: Affordable Housing Plan ................................................................. ............................... 4
Figure4: Prezone Map ................................................................................... ............................... 5
Figure5: Specific Plan Land Use ................................................................. ............................... 6
Figure6: Master Street Plan ............................................................................. ............................... 7
Figure7: WaterSystem ........................................................................................ ............................... 9
Figure 8: Sanitary Sewer System .................................................................... ............................... 11
Figure9: Storm Drain System .......................................................................... ............................... 13
Figure10: Master Park Plan ............................................................................. ............................... 14
Figure11: Phasing Plan ................................................................................... ............................... 15
Project Summary
The 79.5 -acre Southeast Area lies in Sonoma County, just outside the City of Rohnert Park's city limit in
the extreme southeast corner of the City's Sphere of Influence and 20 -year Urban Growth Boundary.
The Southeast Area is bounded to the north by the Canon Manor Specific Plan Area, to the east by
Petaluma Hill Road and undeveloped land (outside the City limits), to the south Valley House Drive
and undeveloped land (also outside the City limits), and to the west by Bodway Parkway and Sonoma
Mountain Village.
The Southeast Specific Plan (SESP) regulates development in the Southeast Area and allows for the
development of a 7.9 -acre park (5 acres net), 10,000 sf of commercial uses, and up to 475 units. The
grid circulation system is intended to provide multiple connections that distribute vehicle traffic evenly
throughout the neighborhood and allow for convenient and efficient bicycle and pedestrian circulation.
This grid system, combined with a frontage road along Bodway Parkway and the lot configurations
described below, allow units to front or side onto Bodway Parkway and Valley House Drive, thereby
improving the street scene along these perimeter roadways. The linear configuration of east to west
streets also creates view corridors to the hillsides located east of the planning area. Landscaping
controls and careful placement of rural estate homes keeps the terminus of these east -west roadways
open to preserve these views.
Residential uses are arranged to provide a gradual increase in density and development intensity from
east to west. Figure 1: Final Development Plan (Landesign Group and WHA, Inc., 2010) illustrates the
proposed site plan for the Southeast Area. The development program for the Southeast Area is as
follows:
-
Approx. Gross Ac.'
Units
Non - Residential Bldg
Area (s.L)
Rural Estate
16.0
29
--
Low Density
21.0
128
SE Medium Density
27.3
237
--
Mixed Use
7.0
81
10,000
Public Facility
Parks
Total
79.5
475
Io,000
(I) Gross Acreage includes all rights -of -way located within the project boundary, measured to the
center line of the street
(2) Includes a 5.0 net acre park and a 2.1 net acre basin (7.1 net acres total)
Rural estate uses include 29 large estate homes with a minimum lot size of 17,000 square feet. ,These
lots have been located along the easterly edge of the Southeast Area to provide a transition from
existing, unincorporated open space areas in the east to the proposed urban development to the west.
A landscaped berm and view fencing provide a soft rural edge along Petaluma Hill Road, the easterly
City limit.
Final Development Plan - Southeast Area, October 27, 2010
Low density homes include 128 traditional single - family homes with a minimum lot size of 5,000
square feet. These have been arranged along the northerly edge of the planning area and adjacent to
proposed rural estate homes, providing a buffer for existing and proposed low- density single - family
homes in Cannon Manor and the proposed estate homes. Additional low density lots extend into the
SE Medium Density area to provide a mix of lot sizes and housing types.
SE Medium Density homes include alley loaded homes, "zipper"
lot homes, and duplexes /duets. Alley homes provide front door
access from the street or a paseo and garage access from a rear
common alley. Zipper homes or "paired" homes include a set of
two homes that have been designed to fit together along a central
'Y' lot line. Like a conventional home, zipper lot homes take both
front door and garage access from the street. By recessing one
garage toward the back of the lot and keeping the other garage
toward the middle of the lot, each home is able to achieve standard
5 -foot setbacks from the central "z" lot line. Zipper homes are
able to achieve similar densities as zero lot line homes but have
the advantage of traditional setbacks that eliminate the need for
expensive fire -rated construction. A reciprocal use easement (RUE)
allows efficient use of yard space. Duplexes or duets are provided
on corner lots throughout the SE Medium Density area to fulfill
a portion of the affordable housing requirement. The location of
these units is illustrated in Figure 3: Affordable Housing Plan.
-' lot !me
Typical Paired Lots
The mixed use area shown as See Figure 2: Final Development Plan
- Mixed Use Area (Landesign Group and WHA, Inc., 2010) is made up of 3 different building types. The
easterly edge of the mixed use site consist of traditional townhomes. These townhomes take front
door access from the public street or a central paseo area. Garage access is provided by a common rear
alley. Guest parking is distributed throughout the site. The central portion of the mixed use area is
dedicated to apartments. These apartments will fulfill the remaining portion of the affordable housing
requirement. Similar to the townhomes, front door access is provided along the street or a central
paseo. Garages are accessed from a common rear alley and guest parking is distributed throughout
the site. Finally, the westerly portion of the mixed use area is dedicated to retail uses. Retail buildings
have been sited close to Bodway Parkway and Valley House Drive to create an urban edge along the
roadway and screen parking located behind the buildings.
The Neighborhood Park is located within 1/4 mile of all Low Density, SE Medium Density, and Mixed
Use homes and is within a 1/2 mile of all Rural Estate homes. Homes surrounding the park have
been designed to provide front doors facing the park. This configuration improves safety by placing
eyes on the park. Park amenities include a playground, dog park, picnic area, basketball half- court,
soccer fields, turf play fields, pathways, lighting, and more. The park also provides a storm water
detention area.
SE Medium SE Mcdium IT—Low Density, - iFamily SE Medium SE Medium ' / / / /�/�'Low Density,
Density, gAllcy �Density, UZipper / I Single- Family Lot Single- �DenSi Zipper i� // Home-Family
Lot Sin Ic- Lot Single- / I Homes Lot Sin Ic -. Lot Sin Ic- Homes
Family Homes Family Homes Homes Family Homes
!f
tts } 5..1 #.••
(See next page J
-
� � 4
F Y; w»dK
`Low Density, SE Medium
Single - Family Density, Alley
I Ionics Lot Single -
mmary
- Family Homes
Rural Estate Homes 29
Conventional Single Family 128
Zipper Lots 64
Alley Homes 145
Duplex /Duel Units 28
( Mixed Use 81
3
' Total Units 475
Final Development Plan - Southeast Area, Ortober27, 2010
OKI s .M
Low Density, =7uml =s
Single-Fimily Homes
I lorries
Figure I: Final Development Plan
2
Preserved View
Corridors
Landscape
B e, and View
..
��
Fence Create
'
�?` '
Soft Rural Edge
r.
Rural Estate
Humes
Preserve(] View
Corridors
OKI s .M
Low Density, =7uml =s
Single-Fimily Homes
I lorries
Figure I: Final Development Plan
2
P—irl— P.-'.
0 80 160 240
mu liiiiiiiiiliiiiiiiiIIIIIIIIIIII
Final Development Alan -Southeast Area, October 27, 2010
Retail:
Total Si(e Area:
Total Building Footprint:
Total Common Open Space:
Total Paving Area:
Gross Floor Area:
FAR:
Loading:
Parking:
66,210 SF (1.52 AC) 100
10,340 SF 181%
27, 100 SF 48%
19,560 SF 34%
10,340 SF
0.16
1 Space (15'x30')
45 Public Spaces
2 Accessible Spaces
47 Total Spaces
1.36 Spaces /300 SF Retail
(I per 300.requircrl)
Apartments:
IUO".
48.100 SI:
Total Site Area:
76,230 SF (1.75 AC)
100
Total Building Footprint:
30,220 SF
23%
On -Grade Private Open Space:
900 SF
1
Above -Grade Private Open Space:
1,630 SF
21
Total Common Open Space:
40,330 SF
48%
Total Paving Area:
23,740 SF
28'%
Gross Floor Arca:
40,440 SF
Dwelling Unit (DU) Count:
36 Total
90 Private Garage SDlleeS
I Bedroom:
18
2 Bedl'UUm:
12
3 Bedroom:
6
Density:
20.6 DU /AC
FAR:
0.53
Parking:
23 Public Spaces
2 Accessible Spaces
36 Private Garage Spaces
66 Total Spaces
(66 required)
Tmcnhumes:
Total Site Area:
Total Building Footprint:
On -Grade Privatc Open Space:
Total Common Open Space:
Total Paving Area:
Gross Floor Area:
Unit Count:
2 Bedroom:
3 Bedroom:
Density:
FAR:
Parking:
132.780 SF (3.05 AC)
IUO".
48.100 SI:
36':4.
3,120 SF
2';0
48,370 SF
3G%
33,190 SF
26%
97,537 SF
45 Total
21
24
14.7 DU /AC
0.73
I S Public Spaces
I Accessible Space
90 Private Garage SDlleeS
.106 Total Spaces
(102 required)
Figure 2: Final Development Plan - Mixed Use Area
3
( � ■ice
Final Development Plan -Southeast Area, October 27, 2010
Median Income
14 Duplex /Duets (28 Units) +
8 Alley
36 Apartments
Total
72 Affordable Homes
Figure 3: Affordable Housing Plan
4
PreZoning
The Southeast Area is located outside of the existing City limit and is not currently included in the City of Rohnert
Park Zoning Map. The entire Southeast Area will be zoned as "SP: Specific Plan:' Uses and development standards
will be determined by the applicable Specific Plan, i.e. The Southeast Specific Plan (SESP). Zoning for the Southeast
Area is Illustrated in Figure 4: PreZone Map.
III. Land Use
Land Use for the Southeast Area is determined by the Land Use Map in the SESP as illustrated in Figure 5: Specific
Plan Land Use. The land use program for the Southeast Area consists of the following:
(1) Gross Acrcage includes all rights -of -way located within the project boundary, measured to the
center line of the street
(2) Includes a 5.0 net acre park and a 2.1 net acre basin (7.1 net acres total)
Development Standards for each proposed land use are provided in the SESP including minimum lot area and
dimensions, setbacks, height limitations, parking requirements, lot coverage and floor area ratio (FAR), private open
space, and more..
IV. Circulation
Circulation in the Southeast Area consists of a series of Arterials, Collector, and local roadways as illustrated in
Figure 6: Master Street Plan. Existing roadways surrounding the site include Bodway Parkway, Valley House Drive,
and Petaluma Hill Road. Bodway Parkway is an existing Major Collector. The project will improve Bodway Parkway
within the existing right -of -way by adding an additional 6 -foot sidewalk to the easterly side of the street, along the
project's frontage. Valley House Drive and Petaluma Hill Road are both Minor Arterials. Improvements to Valley
House Drive include a meandering 8 -foot wide Class I bikeway /sidewalk. Petaluma Hill Road improvements include
widening the existing roadway by 20 feet to accommodate left and right turn lanes at the signalized intersection at
Valley House Drive, a 7 -foot sidewalk with curb and gutter, and an 8 -foot multi-use path with curb and gutter, and
an 6 -foot on- street bike lane. All new roadways interior to the project area consist of Minor Streets, 42 -foot wide
Neighborhood Streets, and 24 -foot wide private alleys. All streets, except for the alleys, are public.
Final Development Plan -Southeast Area, October27, 2010
Figure 4: Prezone Map
Approx. Gress Ac.
•
Units
Non- Residential Bldg
Area (s.t'.)
Rural Estate
16.0
29
--
Low Density
21.0
128
--
SE Medium Density
27.3
237
--
Mixed Use
7.0
81
10,000
Public Facility
0.3
--
--
Parks
7.9'
i --
--
Total
79.5
1 475
1 10,000
(1) Gross Acrcage includes all rights -of -way located within the project boundary, measured to the
center line of the street
(2) Includes a 5.0 net acre park and a 2.1 net acre basin (7.1 net acres total)
Development Standards for each proposed land use are provided in the SESP including minimum lot area and
dimensions, setbacks, height limitations, parking requirements, lot coverage and floor area ratio (FAR), private open
space, and more..
IV. Circulation
Circulation in the Southeast Area consists of a series of Arterials, Collector, and local roadways as illustrated in
Figure 6: Master Street Plan. Existing roadways surrounding the site include Bodway Parkway, Valley House Drive,
and Petaluma Hill Road. Bodway Parkway is an existing Major Collector. The project will improve Bodway Parkway
within the existing right -of -way by adding an additional 6 -foot sidewalk to the easterly side of the street, along the
project's frontage. Valley House Drive and Petaluma Hill Road are both Minor Arterials. Improvements to Valley
House Drive include a meandering 8 -foot wide Class I bikeway /sidewalk. Petaluma Hill Road improvements include
widening the existing roadway by 20 feet to accommodate left and right turn lanes at the signalized intersection at
Valley House Drive, a 7 -foot sidewalk with curb and gutter, and an 8 -foot multi-use path with curb and gutter, and
an 6 -foot on- street bike lane. All new roadways interior to the project area consist of Minor Streets, 42 -foot wide
Neighborhood Streets, and 24 -foot wide private alleys. All streets, except for the alleys, are public.
Final Development Plan -Southeast Area, October27, 2010
Figure 4: Prezone Map
.9
P.1
EXISTING CANNON MANOR
LO
I
0 Now
ini
Final Development Plan -Southeast Area, October 27, 2010
LEGEND
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ft WE'D a
na
www& latki:
. .. . .......
... . ............
..... . . . . . .
LD
RE
EXISTING CANNON MANOR
LO
I
0 Now
ini
Final Development Plan -Southeast Area, October 27, 2010
LEGEND
Itmo, swwal MEOW" "yon n wt"A'011 A(,
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VALLEY HOUSE DRIVE,
Figure 5: Specific Plan Land Use
6
... . ............
..... . . . . . .
LD
RE
34D,
JLD
RE
o
....................
. . ..........
rc
RE
VALLEY HOUSE DRIVE,
Figure 5: Specific Plan Land Use
6
• FlajarCmSic�tnr �� Sar�s�
a HOIX Afuml (2 farm)
� N Nor Sir "t q. nb)
Nyaie Aliey (2 hm)
Final Development Plan -Southeast Ares, October V,, Z01U
Figure 6: Master Street Plan
V. Water Service
A. Water Supply
Rohnert Park's citywide Urban Water Management Plan (UWMP) and Water Supply Assessment
(WSA) include water supply /demand projections based on population growth outlined in the City of
Rohnert Park General Plan. The WSA and UWMP indicate that the City can serve the developments
and population of the City, as reflected in the General Plan. The City's demand is projected to increase
from 8,316.4 AFY to 9,131.3 AFY over the course of the planning period. Demand is less than available
supply (10,249. AFY ) for the duration of the planning period, under all hydrologic conditions. The
SESP is included in the City's General Plan and, therefore, the WSA and UWMP provide for increases in
population and use associated with the in the SESP development.
The City utilizes three sources of supply: Agency supply, City wells, and recycled water. As a result of its
water supply mix, the City can manage an 18% supply reduction early in the planning period and 11%
supply reduction late in the planning period without requiring demand reduction activities (although
water conservation is encouraged by a range of City policies). Proposed conservation measures and
a slightly reduced development density than accounted for in the UWMP, results in a lower projected
water use for the SESP development than provided for in the UWMP by 23.1 AFA, or 13 %.
B. Conservation
The UWMP assumes that certain requirements be met for water conservation including Development
Standards for water conservation for Single Family homes. The SESP Water Plan lists the following
elements that correspond to the new Development Standards in the UWMP.
New Development Standard Savings for Residential Development
UWMP New Development Standards
SESP Water Plan Measure
1
Smart Irrigation Controllers
Smart Irrigation Controllers
2
Efficient Clothes Washers
HE Clothes Washers
3
Landscape Irrigation Requirement
Turf and Other Landscape Limits
4
Rain Shut -off on Controllers
(see #1)
5
Hot Water On Demand Systems
Structured Plumbing w. HWD
6
High Efficiency (HE) Faucets and Shower Heads
HE Faucets and Shower Heads
7
HE Toilets
HE Toilets
8
HE Dishwashers
HE Dishwashers
In addition to the above measures, the SESP Water Conservation Plan adds sub - metering of Multi-
family homes and using smart controllers in the Mixed Use site.
Final Development Alan -Southeast Area, October 27, 2010
C. Water Transmission
Figure 7: Water System (Civil Design Consultants, Inc., 2010), illustrates the proposed water transmission
system for the SESP. A new twelve -inch water main is proposed to extend from the intersection of
Camino Colegio and Bodway Parkway, south along Bodway Parkway to the location of the water tank
at the northwestern corner ofthe project site. The Sonoma Mountain Village development will include
a new connection directly to the SCWA high pressure transmission line. This will connect to the City
water system.
D. Water Storage
In order to provide adequate water pressure and storage for the development, a water tank will be
constructed. A City wide water model study completed for the City by Brelje and Race indicated a
438,000 gallon storage tank would be appropriate for the development. The SESP proponents will
construct a 58 foot diameter, 24 foot high, 450,000 gallon tank to meet this storage requirement.
Adjacent to the site there is a 1.3 million gallon tank in M section and a proposed 0.97 million gallon
tank in Sonoma Mountain Village.
The City of Rohnert Park Water Model Study ( Brelje & Race, September 2004) concluded that the
existing hydraulic head is sufficient to fill a tank 30 feet in height at the Southeast Area. A backup
,generator will be provided to ensure the availability of water in the case of a power outage.
Water lines on the SESP site will be looped and will connect to the City system in Bodway and Valley
house Drive. The interior water mains will be of adequate size to meet fire flow requirements. Lines
will be 8 inches in diameter except those lines serving commercial areas which will be 12 inches in
diameter.
A preliminary hydraulic analysis of the proposed water system has been prepared by the project
proponents. The basis of the analysis is that the tank and booster pump will supply the water pressure
and storage. The most remote point of the Southeast Rohnert Park Specific Plan area is in the cul -de-
sac at southeast corner of the property. The water flow calculations indicate that the residual pressure
in the main is 37.34 psi with a flow of 1,500 gpm. This exceeds the City of Rohnert Park requirement
of at least 20 psi residual pressure in the main flowing at 1,500 gpm for fire flow.
Figure 7: Water System
Final Development Plan -Southeast Area, October 27, 2010
VI. Sanitary Sewer Service
A. Treatment
The Subregional System provides treatment, reuse and disposal of wastewater generated by the City
of Rohnert Park. The Subregional System is owned and managed by the city of Santa Rosa (Santa Rosa)
and the City has an agreement with Santa Rosa which outlines the terms of its use of the Subregional
System. The Subregional System's current facilities include the Laguna Water Reclamation Plant, the
Geyser's Pipeline, a network of recycled water storage and distribution facilities and facilities to dispose
of treated effluent to the Laguna de Santa Rosa. The current total flow to the plant is 16.5 mgd with a
plant capacity of 21.34 mgd.
The Subregional System has defined its long -term needs for both capacity expansion and improved
reliability in its Incremental Recycled Water Program (IRWP). The IRWP envisions a total capacity
expansion from 21.5 MGD to 25.9 MGD which will result in approximately 2,200 million gallons per
year (MGY) of additional recycled water.
The flow from Rohnert Park peaked in 2004 at 3.91 mgd. Flows to the treatment plant have been
reduced in recent years and are currently at 3.15 mgd. This is due to conservation measures and
improvements to the collection system. The flows currently into the plant are at 1990 levels.
Under their agreement with Santa Rosa, the City of Rohnert Park has a current allocation of 3.43 mgd.
This share will grow to 5.15 mgd as the Subregional System builds out to full capacity. The City of
Santa Rosa and the City of Rohnert Park are currently requesting a capacity increase. If this request is
granted and improvements are made, the allocation for Rohnert Park will be increased to 5.15 mgd.
The sewer flows from SESP will be about 0.09 MGD. This is based on the proposed water use and
assumes all inside use will go to sewer, with 60% inside use for single family dwellings, 85% inside use
for multifamily dwellings and 100% inside use for commercial spaces. The City,has sufficient capacity
in its current contract to accommodate this increase.
B. Transmission
The Sanitary Sewer Transmission System is illustrated in Figure 8: Sanitary Sewer System (Civil Design
Consultants, Inc., 2010) A 12 inch gravity sanitary sewer main in Bodway Parkway is proposed to carry
the effluent flows of the Southeast Rohnert Park Specific Plan area. This 12 inch main will connect to
the existing sanitary sewer manhole at the intersection of Bodway Parkway and Camino Colegio. From
this point, the main flows westerly to the existing sewer lift station located at the northwestern corner
of the Sonoma Mountain Village site.
The sewer lift station and force mains were designed to carry the effluent flows from the Southeast
Area. From the lift station, the effluent will be pumped through a force main to the City's the East Side
Trunk Sewer.
The Eastside Trunk Sewer is needed to serve new development on the eastside of Rohnert Park,
including SESP, because adequate capacity is not available in the existing collection system. The General
Plan identified the need for a new Trunk Sewer (the Eastside Trunk Sewer) to provide this capacity. The
East Side Trunk Sewer consists of two phases:
Phase 1 of the Eastside Trunk Sewer, which extends from the City's terminal pump station to
the intersection of Commerce Blvd. and Avram Drive, includes 5,700 feet of 42 -inch diameter
gravity sewer. Construction has been completed.
Phase 2 of the Eastside Trunk Sewer extends from the intersection of Commerce Blvd and Avram
Drive, east along Santa Alicia Drive and Southwest Blvd to Snyder Lane. At Snyder Lane, the
sewer extends north to the intersection of Snyder Lane and Rohnert Park Expressway and south
to the intersection of Snyder Lane and East Cotati Avenue. Phase 2 includes approximately
12,000 feet of gravity sewer ranging in diameter from 18- inches to 27- inches. Phase 2 is mostly
designed and must be constructed prior to SESP receiving its first occupancy permit.
The East Side Trunk Sewer is included in the City's Sewer Capacity Charge. SESP will pay into this Sewer
Capacity Fee.
C. Conservation
The SESP will incorporate water saving devices within the residential units to reduce the amount of
sewage generated. This will include low flush toilets, low flow shower heads, and pressure reducing
regulators installed at each water meter.
FinalOevelopment plan - Southeast Area, October 27, 1010 10
Figure 8: Sanitary Sewer System
Final Development plan • Southeast Area, October 27, 2010
VII. Storm Drain System
Runoff from the Southeast Rohnert Park Specific Plan area will be collected and conveyed through a
series of interconnected drop inlets, catch basins, manholes, and pipes as illustrated in Figure 9: Storm
Drain System (Civil Design Consultants, Inc., 2010). Rain gardens will be used in large residential lots
and in the commercial and multifamily areas. Additional filtering or low impact design elements
will be included in the design to meet SUSUMP requirements; storm water quality enhancement or
cleaning for the 2 -year storm event.
With the exception of the commercial and multifamily sections, all the storm water will tie into a storm
water detention facility located adjacent to the park at the project's western boundary. The total area
of the detention basin is about 1.8 acres. The storm water detention facility or detention basin will
attenuate the increase in runoff created by the development of the property. This will result in no net
increase in peak runoff in the 100 year storm event. After release through the detention basin outlet
structures, the runoff will drain into two existing systems located in Bodway Parkway and converge just
to the west of the intersection of Bodway Parkway and Valley House Drive.
The point of reference within the watershed that is used to compare pre and post project flows is
located on the Sonoma Mountain Village site. An existing storm drain in the Sonoma Mountain Village
site currently conveys water from Bodway Parkway and the SESP site. This storm drain system will
continue to serve the SESP site after development. This will be possible since the SESP will have no net
increase in peak flows up to the 100 year storm. Sonoma Mountain Village will relocate the existing
line as part of that project and will construct the new storm drain line to the latest City Standards. The
City will own and maintain the storm drain line.
VIII. Parks And Recreation
A new community park with detention area is proposed within the SESP as shown in Figure 10: Master
Park Plan. This Public Services Plan proposes a 5 ± net acre park and 1.2 net acre basin, rectangular
in nature, adjacent to Bodway Parkway. The park's proposed east -west orientation allows it to be
integrated into the SESP's proposed pedestrian promenade and view corridor.
IX. Schools
The project proponents have contacted the Cotati- Rohnert Park Unified School District to determine
services available to the Southeast Area. A school district representative indicated that currently the
Southeast Rohnert Park Specific Plan area would be served by the following schools:
Elementary School: Monte Vista
Middle School: Lawrence E. Jones Middle School
High School: Rancho Cotate & Technology High
X. Police And Fire
Once the Southeast Area is annexed to the City of Rohnert Park the Department of Public Safety will
provide police and fire services to this area. The Department of Public Safety provides police, fire
and other related services with cross - trained personnel under a single administrative umbrella. To
accommodate this growth, a new fire station will be constructed in the southwest part of Rohnert
Park on the Sonoma Mountain Village site. The northwest portion of the Sonoma Mountain
Village development contains a 1.3 acre site that will be dedicated by Sonoma Mountain Village
for a new Fire Station. The construction of the Fire Station is included in the City's Public Facilities
Finance Plan (PFFP).
XI. Finances
Major off -site infrastructure is paid for by the PFFP and the Sewer Capacity Charge. The SESP
development will pay into these fees. The PFFP and Sewer Capacity Charge programs anticipate land
secured bond financing to pay for infrastructure that is required for new development prior to new
development generating sufficient fees to build the infrastructure.
The SESP Development Agreement (DA) provides funds for future maintenance of utilities and services
to the City of Rohnert Park. These public maintenance fees offset the projected fiscal deficit to City's
General Fund created by the residential development within the Project to comply with the General
Plan policies and goals. These fees are paid annually and all these fees are subject to CPI adjustment.
These fees cover a number of areas as follows:
• A Pavement Maintenance Fee per residential unit for the purpose of mitigating the street
maintenance and street pavement impacts of the Project.
• A Public Service Impact Fee per residential unit for the purpose of mitigating the additional
service costs of City as a result of the Project.
• A Maintenance of On -site Infrastructure Fee per residential unit for the purpose of mitigating
the ongoing service costs of maintaining public improvements within the Project.
In addition to the above fees paid annually, the DA includes a Public Services Fees per residential unit
at the time of building permit issuance for that unit, to offset the cost of adding and outfitting public
safety personnel, such as police officers and fire - fighters, to serve the Project.
XII. Phasing
The SESP will be developed over several phases as illustrated in Figure 11: Phasing Plan. Phasing will
be determined by market demand. At each stage of development, roads will be constructed to provide
access to new residences while ensuring a logical roadway pattern is available for utility services, fire
access, and life safety access as needed and appropriate.
Final Development plan -Southeast Area, October 27, 2010 12
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Figure 9: Storm Drain System
Final Development plan -Southeast Area, October 27, 2010 - 13
Figure 10: Master Park Plan
Final Development Alan -Southeast Area, October 17, 2010 14
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