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2010/12/07 City Council Resolution 2010-138RESOLUTION NO. 2010-138 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK APPROVING A TENTATIVE MAP TO ALLOW THE SUBDIVISION OF PROPERTY LOCATED NORTHEAST OF BODWAY PARKWAY AND VALLEY HOUSE DRIVE (APN 047 -111 -030) WHEREAS, the applicant, Redwood Equities LLC, filed Planning Application No. PL2003- 054TSM proposing a Prezone, General Plan Amendment, Specific Plan and tentative map and related certification of a Environmental Impact Report ( "EIR ") in connection with a proposed mixed -use community located northeast of the intersection of Bodway Parkway and Valley House Drive (APN 047 -111 -030) (the "Project"), in accordance with the City of Rohnert Park Municipal Code ( "RPMC "); WHEREAS, in conjunction with Application No. PL2003- 054TSM, the applicant prepared a tentative map for the Project site, as provided in the Proposed Tentative Map attached to this Resolution as Exhibit A; WHEREAS, the Planning Commission reviewed the Final EIR prepared for the Project; recommended 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 November 16, 2010 the Planning Commission held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the proposal and recommended approval of the proposed project to the City Council; 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 has certified the Final EIR for.the proposal in Resolution 2010 -134; WHEREAS, the City Council has reviewed and considered the information contained in Planning Application No. PL2003- 054TSM for the proposed Tentative Map for the property; 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 Tentative Map for the property: Section 1. The above recitations are true and correct. Section 2. The City Council has certified the Final EIR for this Project, including adoption of associated CEQA Findings, Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program, in Resolution No. 2010 -134, approved on December 7, 2010 concurrently with the City Council's approval of this Resolution. Section 3. Findings Regarding Tentative Map. The City Council hereby makes the following findings concerning the Tentative Map, Planning Application No. PL2003- 054TSM, pursuant to Government code section 66474: 1. The proposed map, and its design and improvements, are consistent with the general plan and any applicable specific plan, any policy or guideline implementing the general plan (including the city's design guidelines), or other applicable provisions of this code. Criteria Satisfied. The proposed tentative tract map is consistent with the General Plan designations for the area, as well as the specific plan that applies to the property. The proposed tentative tract map will implement the General Plan in that it would increase the City's existing housing stock and provide affordable housing units. The tentative tract map will comply with the goals and policies of the City's Housing Element by complying with the City's inclusionary housing ordinance. It will also develop the property with a mixed use component that is consistent with the goals and objectives of the General Plan for this area. The proposed tentative tract map is consistent with the Southeast Specific Plan as it proposes to subdivide the property according to its requirements related to number of residential units, density, housing type, housing location, public improvements, open space and related amenities. The tentative map depicts the specific residential lots and uses consistent with those in the Southeast Specific Plan. Further, the mixed use area, park and.detention basin and planned roadway as shown on the tentative map are in the same configuration as the specific plan. The proposed tentative tract map has been designed to meet City standards which provide satisfactory pedestrian and vehicular circulation, including emergency vehicle access and on site improvements, such as streets, utilities, and drainage facilities have been designed and are conditioned to be constructed in conformance with City standards. 2. The site is physically suitable for the type of development. Criteria Satisfied. The tentative subdivision map reflects the specific plan for this site, which is physically suitable for the proposed development. No major geologic hazards have been reported on the site or other limited conditions that would render it unsuitable for residential and commercial development. 3. The site is physically suitable for the proposed density of development. Criteria Satisfied. The site is of sufficient size and shape and appropriately shown in the specific plan to allow the proposed density of development. The subdivision has been designed to accommodate the development of 475 residential units, taking into consideration the shape and topography of the site. This development is consistent with the density ranges provided for in the Southeast Specific Plan. 4. The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, absent a statement of overriding conditions. Criteria Satisfied. A Final Environmental Impact Report (EIR) (State Clearinghouse number 2003112011) has been prepared and adopted which shows potential impacts related to the development of the site with the proposed uses. No significant unavoidable impacts related to existing habitats were identified. The Final EIR for this Project includes adoption of associated CEQA Findings, Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program. The contents of the Final EIR is incorporated herein by this reference. 5. The design of the subdivision or the type of improvements will not cause serious public health problems. Criteria Satisfied. The design of the project is not expected to have negative impacts on the health or well being of project residents or occupants of the surrounding land uses. The design of the tentative tract map is in conformance with the City's General Plan, Zoning Ordinance, and Subdivision Ordinance. The construction of all units on the site has been conditioned to comply with all applicable City ordinances, codes, and standards including, but not limited to, the California Uniform Building Code, the City's Ordinances relating to Stormwater runoff management and controls. In addition, the design and construction of all improvements for the subdivision has been conditioned to be in conformance with adopted City street and public works standards. The City's ordinances, codes, and standards have been created based on currently accepted standards and practices for the preservation of the public health, safety and welfare. Finally, the proposed street system throughout the subdivision will improve emergency vehicular access and in the immediate neighborhood. . 6 The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property with the proposed subdivision, absent alternative, equivalent easements. Criteria Satisfied. The project will respect all existing easements, and any new easements required by the project have been made conditions of the map approval. 7. Any proposed phases and their proposed sequence of construction are identified on the submitted map. Criteria Satisfied. The phasing is shown in the specific plan, final development plan and development agreement documents Section 4. A duly noticed public hearing on the proposed tentative map 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- 054TSM for a tentative map to allow the subdivision of property located northeast of Bodway Parkway and Valley House Drive (APN 047 -111 -030), subject to the recommended conditions of approval in Exhibit B: DULY AND REGULARLY ADOPTED by the City Council of the City of Rohnert Park on this 7th day of December, 2010. CITY OF ROHNERT PARK Mayor ATTEST: BELFORTE: AYE BREEZE: NO CALLINAN: AYE MACKENZIE: AYE STAFFORD: AYE AYES: (4) NOES: (1) ABSENT: (0) ABSTAIN: (0) EXHIBIT A PROPOSED TENTATIVE MAP C SC)UTHEAST R<DHNERT PARK TENTATIVE MAP GENERAL NOTES 2 BOUNDARY SHEEr 1. E70STING ZONING 1S DA -87 -Z, SR -VC H (COUNTY). PROPOSED ZONING IS SP- SPECIFIC RAN. aM R/W� 4 PHASING PLAN :I 3- 2 E µNEED INTO L5' VALLEY HOUSE - MOA LOTS �, f a• LB BODWAY PARKWAY �+ci '' c p Y X•^'�$`Z, y� £<� Sax TTMHE CINCRO INERT PARK IEDTUIS ALSO 1117NIN THIS FOLLOWi OISIPoCTS -WS DAM- RUSSIAN RIVER PROJECT -COTA RT PARK DISTRICT. 5 PUE t s' sW IY PAPoOIIC t7 TRAWL Tur la' TRAVEL 1rAY e' PAaIOxc s' sW Y PUE ! or' `'�� •'I}''� � „�, r ELEMENTARY - MO E VAST MDDLE SC 5(HO0. - NON7E VISTA SHADOWS DD BOWOFF SD STORM DRAIN SS. BUILDING SETBACK LINE SCC3 STORM DRAIN CATCH BASIN SSW BACK OF SIDEWACK SCE HIGH SCIHOOLI� RANCHOTCOT AN TECHNOLOGY HIGH AT SSU BUE BENEFIT USE EASEMENT SDMH STORM BRAIN MANHOLE C2:G CURB AND GLITTER SS SANITARY SEWER EVA EMERGENCY VEHICULAR ACCESS EASEMENT SSCD SANITARY SEWER CEANOUT ELL EXISTING SSE - RANCHO ADOBE FIRE S RVI CSE GARAGE SETBACK 181E SSMH SANITARY SEWER MANHOLE SEE DM APPROAN SIDEWALK p np Actnornf SCEWAIN EASEMENT D INVENT GRADE TO LDP OF CURB �. ,sue of .: •,,., -�y -MNiIX SIX/Q/A MOSQUITO ABATEMENT DISTRICT POE PRIVATE DRAINAGE EASEMENT W WATER OET. BELOW PUBLIC WATER LINE EASEMENT ON K ) GET. BELOW BENCHMARK ? �„�,^.C,'y:x5� T„ '" af+ xt' .. - ? 3• THE FOLLOWING ACCOMPANNNG DOCUMENTS PERTAIN TO THIS PROJECT AND ARE ON FILE ' • "}:" f*- ; AT THE CITY OF ROHNERT PAW(: . s ...: +. .. __..s,;••-,_„�,,,,_ ,w ' ..: c . E,.,s £. '(ate -DESIGN GUIDELINES - SOUTHEAST SPECIFIC PLR! _ • —' — - V • i 4. N WATER AND SEWER TO BE PRONGED AND MAINTAINED BY THE CITY OF RCRNEFRT PARK PUBLIC Ni - # I'. liy rx - S. PROPOSED SETBACKS ARE AS SHOWN ON THE SPECIFIC PINT. 42' NEIGHBORHOOD STREET ¢P k°' ' s„ m z° `' YEA Hi #��, �,) 8. ALL GRADING TO BE IN CONFORMANCE WITH APPENDIX J OF THE CALIFORNIA BUILDING CODE, MOST RECENT EDITION. WALL STREET, WARMSTGNE WAY (PORTION), WAVERLY PLACE, WELCOME PLACE, WILDFLOWER WAY, WILDROSE WAY. WILEY WAY, NO SCALE � TIC/MY�.IWUNTAM 7. � NO AREAS OF THIS SITE ARE SUBJECT TO INUNDATION. NO HAZARDOUS MATERIALS WINDY WAY, NINCSTFIA WAY, NINIERIQRRY LANE, W19NW1 BARE, WOOOBRDGE WAY y. z a : ) _' Y k._ �, }O ARE KNOWN TO EAST ON THIS SEE. u( u';{, "x 8. SITE SOILS APPEAR SUITABLE FOR RESCENTIILL. DEVELOPMENT. R/W R/W' .y ,. 9. STREET LIGHTING SHALL BE INSTALLED IN ACCORDANCE WITH THE CITY OF ROHNERT PARK STANDARDS 1Q LOT pMEN90N5 AND SQUARE FOOTAGE ARE ARPRODNAIE AND FOR PLANNING PURPOSES ONLY . s PUE t ACG.4 I I AL'Cl95 s .F... 11. SEWAGE GENERATION: EMSTING - 406 GPO. PROPOSED - 193.000 GPD OR 0.163 MGPD DBcewAY APPaoAa1 Pm ON STD We Ax NPEROALII PLR Orr Sto 12 UNLESS OTIHERMiSE SHOWN, 100 YEAR FLOOD ROUTING IS CONTAINED WITHIN THE STORY DRAIN SYSTEM. GTIP), sLE Rua EDR LOCATION (TIP), sE R.ANs m Loans ♦• sw .• sW °� E ui' 13. ALL WELLS SHALL BE ABANDONED IN ACCORDANCE WITH THE REQUIREMENTS OF THE 14. SONOMA COUNTY PERMIT AND RESOURCE MANAGEMENT DEPARTMENT. ALL SEPTIC SYSTEMS SHALL BE ABANDONED PER SGi011A COUNTY ENNRONNENTAL HEALTH STANDARDS. D/W APPROACH n/W APPROACH ON NIJACEMT TO PARK III41 E TNIM a NO SDEVA AND R/W UES AT BACK a OM AM He' AL O"AA LOCAl1aH5 a/W 2V f zY 5 PUE ! e' SM e' PARWIC TY 1RAVk1 WAY fY TRAVEL WAY e' PAaNINO e' SW S PUE ! ACa93 ACLEE95 1 I gE a/W APPROAai a1AB t fNiIEA PEN SEE /W NAMIOr01 t an sTO GTE?) GET. AEON pET. PUBIC AB 46' MINOR STREET WARMSTONE WAY (PORTION), WATERSIDE LANE. WHISIMMOD DRIVE, WLLOWAY DWVE, WILLOWCLEN DRIVE, WENDCEST COURT. WRENWOOD WAY PUBIC PARK I Tex f 2s' w VA _ I B• PARgNO IY TRAVE. 1 1Y TRAVEL WAY I I aNa ! alTiEa PLR SEE /w APPAOAa1 1 aTr sro (TM) DET• AgOyE PUBLIC " - 41.6 MINOR STREET AT PUBUc PARK wrrH wmcoNTKwous 8®EWALK WATERSIDE LANE, VALLOWAY DRIVE, WRENWOOD WAY (PORTION) NEW a aM R/IA A/W VA ur EX EAST "�_ ETL f WEn I Anal 1 VNeF9 p• 11' 11' 2W ]Y I P<w 9s' E 8 NEW e' s"_ I I _' ES I BIIEWAx ! MEW W SOEWAK , AOlA(EMT TO PAaK) RETAMNG TMIL AT ......,.:::: a:�::'�':::.:::::;`:: .. I DETENTION Para msnxc Ac fn6l G E1pSTWC AB CiPtB k a1TTER PUBLIC GTwJ BODWAY PARKWAY SaN]RGST L( AlbteTPT PA1PX LAMS O' Im R LV' AEDNIXHO E12AIAES � /,LYAWGS LID MIf'STIAEIVTS LLL I vAAEs VNeES xC VNIES � - ee vNnEs MEANOEBNG x' - AIY M PAM ei � EX � W ION L _ _ a ETL Paa�T h: •' _ --- •F8 S) TO SE REMOVED AT PIRW 0 STREET INTESECTIONS Fx 9p• FIEt SDTOIBE ARANDO�NF aINNPLACE AS INDICATED M PLANS PUBLIC VALLEY HOUSE DRIVE S MEt NO SCNE EX RW LOCATION MAP INDEX OF DRAWINGS sau:: 1'.zoow 1 COVER SHEET, TYPICAL STREET SECTIONS, LEGEND AND NOTES L1 STREET/PARK 7REE PLAN 2 BOUNDARY SHEEr L2 PETALUMA HILL ROAD ELEVATION 3 STE PLAN L3 PETALUMA HILL ROAD PLAN 4 PHASING PLAN L4 VALLEY HOUSE DRIVE EAST 5 NORTHWEST QUADRANT - GLIDING AN DRAINAGE AND UTILITY PL L5' VALLEY HOUSE - MOA LOTS 0 SOUTHWEST QUADRANT - GRADING, DRAINAGE AND UTILITY PLAN LB BODWAY PARKWAY 7 NORTHEAST QUADRANT - GLIDING, DRAINAGE AND UTILITY PLAN L7 STREETSCAPE SECTIONS B SOUTHEAST QUADRANT - GRADING, DRAINAGE AND UTILITY PLAN LB DETENTION POND SECTIONS 9 MUTED USE AREA - GRADING DRAINAGE AND UTILITY PLAN L9 MIXED USE LANDSCAPING 10 PRELIMINARY GLIDING PLAN L10 MIXED USE LIGHTING ABBREVIATIONS DD BOWOFF SD STORM DRAIN SS. BUILDING SETBACK LINE SCC3 STORM DRAIN CATCH BASIN SSW BACK OF SIDEWACK SCE PUBLIC STOW DRAIN EASEMENT BUE BENEFIT USE EASEMENT SDMH STORM BRAIN MANHOLE C2:G CURB AND GLITTER SS SANITARY SEWER EVA EMERGENCY VEHICULAR ACCESS EASEMENT SSCD SANITARY SEWER CEANOUT ELL EXISTING SSE PUBLIC SANITARY SEWER EASEMENT CSE GARAGE SETBACK 181E SSMH SANITARY SEWER MANHOLE FIG FINISH GRADE SW SIDEWALK FH FILE HYDRANT SWE SCEWAIN EASEMENT D INVENT GRADE TO LDP OF CURB PAE PRIVATE ACCESS EASEMENT 1E PRIVATE UTILITY EASEMENT POE PRIVATE DRAINAGE EASEMENT W WATER -PIE PUBLIC UTLTY EASEMENT WILE PUBLIC WATER LINE EASEMENT R RADIUS BENCHMARK CITY OF SANTA ROSA BENCHMARK C -304• TOP OF A BRASS DISK AT THE CENIERINE INTERSECTION OF TODD ROAD AND SANTA ROSA AVENUE. ELEVATION - 102.3' ((ITY OF SANTA ROSA DATUM). AS DETERMINED LOCALLY BASED ON CONTROL. POINT NO. 10 AS SHOWN ON THE UNDATED IMPROVEMENT PLANS FOR THE EASISDE TRUNK SEWER. PHASE 2, PREPARED BY WINZLER AND KELLY CONSULTING ENGINEERS, PROJECT NO. 02058 -07 -021. SHEET NO 6-005. A TEMPORARY BENCHMARK WAS ESTABLISHED CH TOP OF THE BRASS DISK MONUMENT MARKING THE C PARKWAY 7ITEBUNE INTERSECTION OF BODWAY PAWAY AND CAMINO CC.EGIO. TBM ELEVATION - 139.38 (CITY OF SANTA ROSA DATUM) NO SCAIE PUSUC PETALUMA HILL ROAD SOUTH OF VALLEY HOUSE DRIVE INTERSECTION NO SORE DL E EC A/. 3R xe' x1Y ' r ' 1 PAVEHdT TA]N 1 �Ec_- - - - - -I U PUBLIC PETALUMA HILL ROAD I :350' NORTH OF VALLEY HOUSE INTERSECTION TO NORTHERN PROJECT BOUNDARY No SCA �1 M EK R/W EK f VN83 1Y IY IYARIM 1Y I RlWT TUIII SITE IY ION 0' -10• Ey I I �' LANE aX$q BURY r -e NEW I—H EK. ClIa' PAwNETHT •DL CURB, OUTTM ANO SOEWALIK FROM VALLEY HOUSE PUBLIC aTDRSECTKn ro 437a NORM OF INTERSECTION PETALUMA HILL ROAD M SO" NORTH OF VALLEY HOUSE DRIVE INTERSECTION TO :350' NORTH OF INTERSECTION NO SOILE V OWNERS JAMES RATTO DEANA RATIO REDWOOD EQUITIES INVESTMENTS, LLC JAMES RATTO DESCENDANTS TRUST DEANA R. RATIO DESCENDANTS TRUST 900 COLLEGE AVENUE SANTA ROSH. CA 95404 (707) 461 -7801 ENGINEER CIVIL DESIGN CCNS)LTANTS. INC. 2200 RANGE AVENUE, SUITE 204 SANTA ROSA, CA 95403 (707) 542 -4820 LEGEND DEVELOPER VALLOWCLEN PARTNERS 520 MENDOCINO AVENUE, SUITE 250 SANTA ROSA, GA 95404 (707) 576 -1302 SURVEYOR CINQUINI k PASSAMNO• INC. 1380 NORTH DUTTON AVE., STE 150 SANTA ROSH, CA 95401 (707) 542 -6288 GEOTECH MILLER PACIFIC ENGINEERING GROUP 504 REDWOOD BLVD., SUITE 220 NOVATO, CA 94947 (415) 382 -3444 SO Y E)aSTING STORM DRAIN A PROPOSED STORY DRAIN ,. ....... .... .........._... E)ISTING SANITARY SEWER 0----M---0 PROPOSED SANITARY SEWER ENSTING WATER MAIN PROPOSED WATER MAIN : MOSTING STREET LIGHTING PROPOSED STREET LIGHT SD. eta ,....... ,a.... EMSTING GROUND CON— PROPOSED STREET LICIT (1' INTERVALS) SID. ets U. 24• PAL EVA POE k UE LL R s tY f 12, r 6 g L ae k 4VttEa PER ON SID. I 0 OXIS AT MVINAY I CONGER i I AC � I I aIY Sro6 X34 PRIVATE 24' ALLEY AI SHEET KEY BCUE: t' -SOD• NO SINE 1:8 rmZ' L J N 0 U � Wig V .9 G ZgOp `2 Y Q Zg 0 F VJ s� 4,1 is W D 0 c JOB X0. 02 -138 SHEET N0. 1 OF 10 SHEES CAMINO I re I 13 17 I 1e I 16 I COLEGIO - I i %dl�x I.smO 1 I 6 a � I I � I I 1.l O I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 1 I I RECORD DF SURVEY I I I I I I I I I I I I I I C74 MAP 9N46 I I I I I I 14 I I I 13 I 12 I 11 I 10 I 9 I B I 7 I e I 5 I 4 I 3 I 2 I 1 5 89'55'07' E 2670.58' re0 eaK r exess as —Li L- -- 1 -- - -- -- ( -- -- -- - -�- -� - -� - -� -- Lr S 89'55'07" E 2640.58' II I ' II LANDS OF JAMES RATTO DEANA RATTO REDWOOD EQUITIES INVESTMENTS LLC PARCEL N — 0.53 AC TO BE DEDICATED TO THE COUNTY OF SONOMA z 0 0 0 m F OJi m w m � ro ti s I ro m I a x d ZN 0 0 N E rn JAMES RATTO DESCENDANTS TRUST I I d DEANA R. RATTO DESCENDANTS TRUST - w 80.00 AC TOTAL 0.53 AC DEDICATION I t o 79.47 AC NET l C a9 I. aD� rn L2 Ll I oas J I I o3 �S 8959'11' E I I 51.29' coz I I 10M I I I ,Z< <0z o0 I "IM ¢�w" I 0* I o I on I iw uw 89' 00' 11z I 00 z1 I 00 u I I 'Rol °'�tTmeo N 82'19'52" W 13.00' LANDS OF 108 HOLDINGS LTD. -' I ON 1981 033808 LANDS OF 108 HOLDINGS LTD. I ON 1981 033808 I I I I 1 N 89'59'58" W 13.00' v l Y� q�Tplep � 5 89'30'35" E 2672.02' (S 89'31'54" E 2677.30 —CALC R2) -- - -- -_ -_ - - - -- -- - - -- - - -- -_- -- - — — — S 89'30'35' E 2589.34' — — — — — CITY OF RCIINERT PARK CITY OF ROHNERT PARK 1.00' - DOC. N0. 1994 - 0090217 1 DOC. N0. 1994- 0090217 ilas RsmleO rno'01 Pis sea0 — — — — — — VALLEY HOUSE DRIVE CL VALLEY HOUSE DRIVE I Baarinq Table REFERENCE DATA Lands Of 108 HOLDINGS LTD. R1 MAP Na. L1 Beating S 89'59'11' E OBtanea 30.00' NTROL AND RIGHT OF WAY SURVEYS' DATED 1965 -1966 ON 1981 033808 ON FILE M THE OFFICE FILED COUNTY SURVEYOR. RZ – PARCEL MAP N0. 3063 FILED IN BOOK 177 OF MAPS AT 1.2 S 8939'11" E 21.29' PACE 20, SONOMA COUNTY RECORDS I R7 – PARCEL MAP NO. 82 FILED IN BOOK 339 OF MAPS, L] N OOOO'49' E 22.48' PACES 10 -12, SONOMA COUNTY RECORDS I L4 N 05 95'48' E 84.4T N I Table Nat _Curve Ramue Delta L-9th 00 SO ISO Ci 3950.00' 05MV5Wr 350.41' ' y� I C2 4050.00' 01464r 125.7S SCALE. T -ac' I I d U J O U �$$ eS o w� gal T �g Y Q LL r Z g ZI O n i Q < T �I co 3 Q N JOB NO. 02 -136 BEET N0. 2 OF 10 9fE15 V SITE DATA LOT DETAILS PARCEL DETAILS 1 r1T AC2=A TALI = 0 IN 200 r"""_r_1 SCALE. T - 217R UNIT TYPES UNIT TYPE LOTS UNITS RE EX 1 1- RURAL ESTATE P1 7 7 P2 9 9 P3 5 5 P4 7 7 SI S610FAU 90 0 LD PI 25 15 LOW DENSITY P2 28 28 P3 26 26 P4 25 25 PS 24 24 ID SSICITAU 120 to MOD DUPLEX 6 12 SE- MEDIUM DENSITY - CONVENTIONAL P1 12 12 P2 16 16 P3 12 12 P4 12 12 PS 12 12 70 76 MDA1 DUPLEX 8 16 SE- MEDIUM DENSITY - ALLEY 1 P1 25 25 P2 18 16 P3 20 20 P4 23 23 04 104 MDA2 P1 19 19 SE -MEDIUM DENSITY - ALLEY 2 P2 20 20 P3 20 20 S/ SI MD SUBT01AU 223 237 TOTAL SINGLE FAMILY DETACHEO 366 366 TOTAL DUPLEX 14 28 OLSIOFAL N l 004 OWNHOMES 45 45 RENTAL UNITS 0 3fi LOT RE SMALLEST 17,056 SF PARCEL A .................................... ............................... ...........................7.10 AC PARCEL I ...................................... ............................... ...........................0.25 AC NET STE AREA 79.47 ACRES RURAL ESTATE LARGEST 48,043 SF PUBLIC PAR K SITE (DEDICATED T.. THE GTY O.. RONNERT PARK) AREA MY Y WN PARCEL MAINTAINED BY HOA PRIVATE ALLEY E - CO ONL 0 ED AREA GROSS PROJECT DENSITY 6.0 UNITS /ACRE LOTS (352 -380) AVERAGE 20.750 SF AREA LOT Y THE OWNERS OF LOTS 9} -114 (TO BE COMMONLY OWNED AND MAINTAINED B E ) LO7 EROTIC ZONING OA -B7 -Z. SR -VOH (COUNTY) PROPOSED ZONING SP-SPECIFIC PLAN LOT AREA PUBLIC WATER .................DEDI........ ............CITY............... ...........................0.26 PUBLIC WATER TANK SITE (DEDICATED TO THE CITY OF ROHNERT PARK) AC PARCEL L ....... ..... ................................ ..........NTAI ......... ...........................0.07 AC L07 Lp LOW DENSITY SMALLEST 5,000 SF LARGEST 8,907 SF PARCEL C ...................................... ............................... ...........................1.52 AC PRIVATE ALLEY F - COMMONLY OWNED PARCEL MAINTAINER BY HOA (TO BE COMMONLY OWNED AND MAINTAINED BY THE OWNERS. OF LOTS 252 -257) LOT AREA LOTS (1 -34, 35 -55, 145 -165, 238 -251, 316 -351) AVERAGE 5,539 SF PARCEL DESIGNATED FOR COMMERCI AL 10 00 SF). RETAIL AND OFFICE USE (TO BE PRIVATELY 0 E(I) AREA PARCEI K „_,,_,,,, , ............................................... ............................... 0.36 AC LOT MDC SMALLEST 3,336 SF PARCEL D ........... ...........................1.75 ,,,,,,,,,,,,,,,,,,,,,, ,,,,,,,RIVATELY................ AC PRIVATE ALLEY L k H - COMMONLY OINEO PARCEL MAINTAINED BY H2A (TO BE COMMONLY OWNED AND MAINTAINED BY THE OWNERS OF LOTS 258 -203) 41 5.260 SE MEDIUM DENSITY - CONVENTIONAL LARGEST 5,674 SF RENTAL UNIT PROJECT (TO BE PRIVATELY OWNED) 3a7a Z., In LOTS (57 -92, 167 -200) AVERAGE 3,757 SF PARCEL r , , _ . .. ............................... ............................ ............................... 1.87 AC PARCEL L ...................................... ............................... ...........................0.36 PRIVATE ALLEY I - COMMONLY OWNED PARCEL MAINTAINED BY HOA AC 3,56] 201 3= COMMONLY OWNED PARCEL MAINTAINED BY HOA (TO BE COMMONLY 2000 (TO BE COMMONLY OWNED AND MAINTAINED BY THE OWNERS OF LOTS 284 -309) 5.000 211 MDAI / MD A2 SMALLEST 2,641 SF OWNED BY THE OWNERS OF LOTS 3BI -425) 301 4020 321 5.000 SE- MEDIUM DENSITY - ALLEY 1075 MDA7: 252 -31 MDA2: 93- 144 AND 201 -237 ( 5, ) LARGEST 6,186 SF AVERAGE 3 621 SF PARCFI f ..........0.24 AC PARCEL M .................0.07 OWNED PARCEL MAINTAINED BY HOA PRIVATE ALLEY K - COMMONLY O EO AC 401 11m 421 R MAINTAINED BY HOA PRIVATE ALLEY A 6: 8 - COMMONLY OWNED PARCEL 2 THE OWNERS OF LOTS }i1) -315 (TO BE COMMONLY OWNED AND MAINTAINED 8Y E ) m 5.= 42 SMALLEST 1,066 SF (TO BE COMMONLY OWNED AND MAINTAINED BY THE OWNERS OF LOTS 211 -227) 3424 PARCEL .......................... ............................... ...........................0.53 AC LOTS (3815 LOTS (J81 -425) LARGEST 1,180 SF PARCEL GLLEY.,,,,.,,,.„ .............WNED ............................... ...........................0.22 AC TO BE OENCAIED TO THE COUNTY OF SONOMA DEDICATED 162 3.= IN AVERAGE 1,139 SF PRIVATE ALLEY - COMMONLY OWNED PARCEL MAINTAINED BY HOA 2.660 222 2AN 242 5.000 262 COMMONLY OWNED AND MAINTAINED BY THE OWNERS W (TO BE L 262 3.02 302 3,020 SEE LOT AREA TABLE FOR INDIVIDUAL LOT SIZES 5.413 LOTS 201 -210 AND 228 -237) 1-210 5.030 3N 17AN 362 1.11 b2 PARCELH ...................................... ............................... ...........................0.32 AC 1,000 3 %000 23 4106 PRIVATE ALLEY D - COMMONLY OWNED PARCEL MAINTAINED BY HOA 5.204 N 3,W N 6.432 (TO BE COMMONLY OWNED AND MAINTAINED BY THE OWNERS OF LOTS 115 -144) 123 321 143 1 r1T AC2=A TALI = 0 IN 200 r"""_r_1 SCALE. T - 217R UNIT TYPES UNIT TYPE LOTS UNITS RE EX 1 1- RURAL ESTATE P1 7 7 P2 9 9 P3 5 5 P4 7 7 SI S610FAU 90 0 LD PI 25 15 LOW DENSITY P2 28 28 P3 26 26 P4 25 25 PS 24 24 ID SSICITAU 120 to MOD DUPLEX 6 12 SE- MEDIUM DENSITY - CONVENTIONAL P1 12 12 P2 16 16 P3 12 12 P4 12 12 PS 12 12 70 76 MDA1 DUPLEX 8 16 SE- MEDIUM DENSITY - ALLEY 1 P1 25 25 P2 18 16 P3 20 20 P4 23 23 04 104 MDA2 P1 19 19 SE -MEDIUM DENSITY - ALLEY 2 P2 20 20 P3 20 20 S/ SI MD SUBT01AU 223 237 TOTAL SINGLE FAMILY DETACHEO 366 366 TOTAL DUPLEX 14 28 OLSIOFAL N l 004 OWNHOMES 45 45 RENTAL UNITS 0 3fi LOT AREA LOT AREA LOT AREA LOT AREA LOT AREA RENTAL UNITS AREA LOT AREA LOT AREA LOT AREA LOT AREA LO7 AREA LOT AREA LOT AREA L0T AREA L07 AREA LOT AREA LOT AREA LOT AREA LOT AREA LOT AREA LOT AREA LOT AREA 1 4e00 21 aeb 41 5.260 at 3.675 e1 3a7a Z., In 3.m 141 3Am let 5.000 11 3,56] 201 3= In 2000 241 5.000 211 4,4. 201 3.5m 301 4020 321 5.000 341 5}V Set 1],200 Set 1,+» 401 11m 421 1.,m 2 5.000 m 5.= 42 5.300 62 3424 N Salt 2641 122 521 142 5.»3 162 3.= IN 3.614 202 2.660 222 2AN 242 5.000 262 4.Tn 262 3.02 302 3,020 322 5.413 562 5.030 3N 17AN 362 1.11 b2 1,011 422 1,000 3 %000 23 4106 0 5.204 N 3,W N 6.432 2,1152 123 321 143 3201 +63 5.000 1N %W 247 2,01 223 2.600 243 5.000 263 3-1 263 4.]31 303 35» 327 5.13 356 %m 363 +7.121 35.1 � I.m 456 1,11 4» LIN 4 5.000 N WIN N 5.15.0 N 310 N 3.64 17. +24 321 1. 5.10 1. 51000 IN aN9 204 2160 =4 2.660 2H 5.213 nI uw 264 4,713 ]4 3.526 =4 5.010 - 5,151 364 1],300 364 1,1% 4N 1,160 424 1,056 5 5.000 m 1.15 0 6355 N 3,14 N 3376 ROT 2.11 In 3IN 10 6,51 iN 5.000 IN 3507 205 2.160 2m 2AN 245 ,m m 3656 256 314 31 3920 325 5.000 345 5.10 M5 1]20'2 SN 1,56- 41 1.159 425 1AN 6 5.M 25 SAN b alm as 51432 N &on 2641 to 3.71 10 5.000 156 a4N 1N 3.702 206 261 2m 211 20 5.04 M 361 256 3]56 306 4,514 m- 5.04 346 5,M 302 17,3» 31 I.IN 41 1.565 7 5.000 n _%m 47 5.110 07 3424 87 3530 2641 127 3.21 10 5.21 167 4,347 1W 3420 207 2aN 227 331 247 5.40 267 4,In 267 3.10 307 465.0 =7 5,M 347 5.01 m] 1],447 SN I,1N 40] 1.11 5 5= = SAW b 5.312 N 33]6 N 34N 2641 Im 5.201 Ib a,= 11 317 1N 517 256 261 226 Sam 2b 5.000 ma 3.aw 256 331 S1)e al4] >m 5.01 348 5.10 sae 17,010 see IA6a 41 mia 0 SIM . 5.61 w 4226 m Son 56 3-75 2.56+ 170 aa4 tw 5.M +a9 3,s14 In 3014 1w 2.060 229 1.65.5. 1w 5.5.00 256 A910 2N 3206 309 5.999 310 0.193 3w .M NO 17.02 355 1.159 409 Lin 10 1.000 . awe . 51.02 . 3424 . 330 110 1,56+ 130 5.569 IN 5,000 1. 3507 190 317 210 3.443 tlo 2eN 130 5.000 2. 4,640 390 3TN ]f0 5.610 ma 5,250 559 1.10 3. 1407 390 1,m 410 +5.N 1+ 5,569 1 ILM 51 5.1» n 310 1 3424 111 2.11 131 3201 161 5.000 to 3702 11 3.420 211 3.640 01 2.10 231 0.116 211 4972 201 301 311 4,301) ml aim ml 5.311 Sn 34,191 mt mea 411 I'm 12 4000 m 5.100 w 5.1» . 304 0 5,04 +11 2641 In 32M IN ab0 In Sa10 102 3752 212 25.60 2n 2aN 02 SAP 202 301 2112 321 312 5.13 332 5.10 352 1419 m 2410 M2 1.175 412 '.IN 13 413 m 6.545 53 8.175 75 3.675 93 4.02 113 211 IN 3.M IN 5,000 173 3507 IN 317 213 2aN 255 ZaN 256 301 W3 3.305 256 324 313 %013 3.56 5.050 ]m 17,ON 373 24021 N3 +5.1 413 LIN 14 0.313 . 7.723 N 5.175 74 3946 " 2.11 114 4A" IN 301 1. %ON 174 3.420 164 314 114 210 134 210 256 5.972 114 3,195 264 3TN r5. 361 374 5.030 114 20.02 356 1.155 5.4 1.11 15 5.100 m ILN? m 4175 n 4.QN 0 256+ I's 5.01 Im 3201 IN a.In In 3'm in 317 115 261 255 210 tm alm 2» 39n 295 361 315 1,51 N5 5.-30 375 20.11 N5 1.91 415 LNG to 411 m 0.431 w 5.01 75 341 N 2.641 t1a 324 156 3201 IN a175 170 314 IN 314 ale 3.24 230 2560 216 4.17 M 3.560 .1 39" 10 6.110 sm Sm an 2451 m6 1,11 416 MN 17 5.100 n 5.1» 57 aNl T 3.am 07 311 117 3753 In 3.21 157 5.1)1)9 171 3,55] 197 3,557 217 2030 737 3.055 237 5.427 277 3.395 .7 0.137 317 5.40 = 5.030 tM-e-ze m 46.043 N7 1175 5.7 loss 0.100 5.1» N 311 » 3.J35 211 ++e 3660 m 3.156 5.000 +75 3755 IN x17 212 3790 255 5.e. 256 5.519 275 3.553 256 0.11 S'a aaa 355 5.551) 375 220. 31 1.175 4993 m 41» m 341 . 3-. W 2.11 119 321 tm 321 159 1401 1. 3410 IN 4752 219 407 zw 5.a1) 250 4.91 2. 319 4x56 . 5tM 3. 1],421 31)9 1,11 20 5.909 b 4175 N 33)0 1 303 100 211 110 521 lw 321 156 5,000 IN 3.55.] 100 1.210 220 2060 2b 5.000 X1) 5.900 260 4.074 - 3.5» 310 5,000 310 5,5» 31 1].126 400 1,568 455 +.1» MU (MIXED USE TOTAL) 45 81 PRO.ECTTO AU 420 476 COMMERCIAL ISEL ROW OF GARAGE SPACES RURAL ESTATE 79 LOW DENSITY 290 MEDIUM DENSITY CONVENTIONAL 146 MEDIUM DENSITY ALLEY 306 TOWNHOMES 90 RENTAL UNITS 36 OFF- STREET TOWNHOMES 16 RENTAL UNITS 30 ON- STREET 706 TOTAL PARKING SPACES 1,699 PARSING SPACES PER UNIT 3.56 OFF- STREET COMMERCIAL / RETAIL 47 PARSING SPACES PER 300 SF 1.36 A U z a J z O U � W <�y 0 jar N J G ZyDp `Z 1.1. Q IL /0- 64. W 10 F � d Z 1)N n PW I 0 co OmJQgJ� ,roe n5.. D2 -t3e 4IFET N0. 3 IF m SHEETS C CAMINQ ' ] 1 '`'" i ] COI ECilO cr ss .3 .. x AN ... ��\ �•'w' I S x i Y e mx LS e' �w u ATT,E •h]i' I m e'} 4 1 h 4 11M � 7 11111 t eE COMIEC,EII 13 NiN4 Io2 eriTAMID 4Y mNaw' s ° <�I YpMTAM MLLAGE a, k .. t 3; IS az o� is ( s i; E € x t .. Y E 1 :D p Q J S', I11V iF 8TH NT1A4 oEV¢aP+[KT ro wESr '� >i x .3 x i Y e mx e' �w u ATT,E •h]i' I m 2 N 1 h RERAaEOwAtiR ll,E. ro' 11111 ..• eE COMIEC,EII 13 NiN4 Io2 eriTAMID 4Y mNaw' YpMTAM MLLAGE �. .. FOX-THOMAS: TRUST ._... ' . +APk 047- 303 -002' COR7E2 : ' :. ` ' ' ... _ _ _ _ SUNDIN v MISSEN I ` I FOWLER UE20 @ ORO SILL A DX NO 2007 - 118507 _ APkE,D.k7- 303 -OOJ - APN 047 -303 -012 APN 047- 303 -009 I. I APN A047- 304 -002 OAPN 047 3040003 OAPN 047730423 I{ OOC 402005- 087030 COTTRELL OOC,NO 1999 - 047287 OOC NO 2001- 143342 \I: I DAP NO 2000 - 111700 OC NO 2000 222J7 OC NO 2004 -1 92 �I 'KEMMERLY TRUST PARCEL B APN 047- 303 -014 " APN 047-303-010. I is b OOC NO 2002 - 104628 �a DOC NO 2000 - 062242 to 6 ° I I - P • PUBLIC WATERg TANK Sf1"E 9 „� I I e955'OT E 4 2.870.58 ^ - a J I „ � w IX oR of xa+c wro, IX ALONG PL Tm. r I w1CM IX IXAOE ALp19 R Tm wra EK mAOE AlQla Pl. TP. : - L - .. __ - - ,'a, - - • eo! er .. e ..., - - m :ew 1 2 gg 3 .4.. :.. 5......... 6_.........._.7 g .............. 9.. 10..... 11 12'... 13 .. i.i i ,14....,. 15.:- 16 17 18.:: 19 (�jjsTjj '- - PAD 140.8 PAD 141.3 PD 141,8 PD 1423 PAD 142.8 PAD 143:3' 'PAD 143.8 PAD 144.3 PAD 144.8 PAD 145.3 'PAD 145.8 PAD 146.3 PD 146.8 ) PAD 747.6•. PAD 148.3 PAD 149.0 PAD 749.7 PD 150.4 PAD .151.1' .� .1.74000 GAL N 9 ` ` ` ;.'I f 13 � ` f B t g` f,Na AKEFR4 i0 yw qu14 T - - - ; VILIH ...., mu, .... .. °_i f5w I t� Iw.14 an !' NE r e w Tm.) w c t3ass ar so®n ,9.71 {} w q& L e w ,!y cyr... j s1c 14tze T $ '. a i ».70 9147 u SIiE (Tm.) (TmJ _ 0 : `' ` etc + ». wi is -'' �4•A \ 14.1$33 \ "...'..: 8 141» + .- 1� -� „ ®141 � .. WI WAY:,' -4 z - <-�- -s -- . -� -- - - F _R - -- - - -'Ia_ _ ��>_ - - - -- - 141» 2410, auT.� - - - - -F- 7,- - - ��- -- LOWE •. ._ FI-4 ,1111 aT TC 14.7.'. !' saYM ']7.14 Oar 2419 ,4106 alit . \.ID•m. ,yQ r ` $ : I 166 a 145 ' ro 147., I • $ .. a \ a a PAD 147:2 PAD 149.8 m•Sa, s.amm >' 1 PAD 150.7 I 1839 182 ,u ,181 ]80 179n 178 177 ' ,a 176 175 17, 173 172 171 170 169 1 168 167 I - = 11 it � , w 1 1 I �y I c u3.iJ 9147 aY I 139.8 ` PAD 740.3 $1407 \ 1412 146 •� 7420.1 7426 143.0 143 b 143.9 144.4: " 144 9� 745.3 145 B 146.2 8 146 147 2 j y 108 far 14.3 PAD I - s' euE (rrP) yI I To• 40' N. 42' `•. IT' 77, 3r 4p 3w 47 4t 4r X 13' K' 3r 5w I . i 165 146 i PAD 151.1 'a 116 PAD 147.2' $ PAD 150.3 -- ,e 184 185 186 9 187 188 189 190 `191 X192 193 1 195 196 8197 198 199 200 I \ . i ? i 142 ? PD 1436 , flt, PAD PAD,, PAD -''PAD PAD PAD r P1 PAD PAD PAD, _3 ems( ) PAD `.PAD PAD PAD PAD PAD !1 g 1 foC +^a' i „I I 7 3 PuE 139.3 139.7-_ 740.1 1405 141.0 141.4 141,8, 142.3 1 ,. 142.7 , 7431 144.0 144.4 144.8, 145.3 745.7 1 146,1 4��III II,,I, -1ii -PAD 157,1 yl Ss ,xioe as .. a - a a - I 2414 I31M our I II j w ssix 1I3•rrr ` 1 E § w i I PAD 1147.0 Si RAO 0.3 I 5 I r `141 ys yam, f 1 � f I yepy 4 7 ,u '7ilr ',rroi.az'92' EUT n Y OTp) 3' Ivc \ 4• . I I - PAD 150.9 \ •ee OUT 7.5•ET,P) - � 1N31 � \ ') tar wr 163 148 - I I, I `. cn =WI -- 146.7 PD 149.9 NTERBER NE-- = PAD $ PAD�500 7 I 0 119 z Pan 1s s-nrow Fc 13139 Fc t4o.ee �' I O s ( e'c", ».2a aar ,aa as ", ' `I 139 W U I _ _ __4w_ - - I - 120 Z -'.. .f � WQ . f f SAx� f � 1 f I ; PAD 150.6 t't ° Q .m ar u1c I( I : 3133 our ik I .:' 162 149 ay $ '< k R k -k an 149 FG fw 78 ) k s ;. R k R £ k ' �8 - ' : .� I I PD 146'.5 3( PAD 749.4 D 137.1 I . b ;, : ' < r ��G„a a u 216 215 f 214 213:..,212 '. 21i -- 210 09{_ 208, 07f 206 �1�0 5f 204 Q03{ 202 f 201 d �� I 1 le�c"14z77our 138 w WTM v� PAD PAD PAD'. PAD PD PA9 139 61 I ' - I'PAD 740 7 PAD PA9�' PD PAD \. D PAD PAD PAD PD I = I A I ar 1ar I TH PAD 150.4 14 z4 121 Q PD 138.2 138.6 138.9 139 3 139 b f21p I ... ..141 5 „17.9 142.3 142.6 3.0 743.4 743.8 144.2 144.5 "�1I f! 1137.5 �• .. = J ¢ Ib 2r \. x. sw W. 3r ...... 5r I Sw 3e' x x 3w \3r 3r `•. Sw 3w 4w I ' ° . J � 161 150 r sr ITW. :F GGGC n j(yr '� -- ,, '�� (PRrvATE (wB�CS�4, o '� I 15" swS woo'4- '' 1�°>< (PRIVATE ( + '. I. (C 7s(Tm) I _/37 W 5�.. >r PRVr Ism s-aoaw - ''PIWr solm " PARCEL F AL -EY)B I4TVf'sml ) -a I Q - PAD 146.2 $ PAD 149.0 --- q m1c uz7e ar u'IC ,xss mr I ti I I 1316 mua1� our PARCEL Q ALLEY c 15,E , _ \ \ s• ILE I 4z s• PuE 9r PAD f5D.2 122 6 N A .J u m our t Ig n .I e \ 1ar (� '' W �, I 123 223 2241,225 226 1 228 229 230 2$1 232 233 234 235 236 x 1xi� ouTi ; x ( 3 I -„ z , 136 0 119 ,xiu our g� wT 9;.C) 220 221 222 PAD PAD PAD PD PD I g Eyf PAD PAD PD PAO PAD PAD PAD PAD PD ��, O 160 151 \ 4 �:(� 9r PAD 150.1 �QtS (PAD 7,3,7.1 PD PAD PAD 138.1 138.4 138.8 139.2 139.6 �9 140.9 k 147Y3 141.9 142.3 142.6 143.0 143.4 143.8 744.2 237 I -1 ,,., PAD 146.0 '�, PAD 148.6 I • I J S 138.1` \ sa®ro ,a rc Ix) 1 J I I TISE TO ed 7 37.5 137.8 k so® m , xi k k ' k 1319 ,3z» our la�c6 ,34x Q'I ' \ PAD I I ( \ 27 G . IaYO,m ftTdJ 131. Ixi OUT f mux f I � I,s'm, 3 -n,aao � k f k ' . k !• NEl k f � f 144.5 I �;, I � \.I ( 135 1� 124 ] O la® J b '` ,ar low 1.; ss PAD 149.5 ap - _ - - - - - _ - - 5, s*, - -= - -- ' I - -- - _ ^;n•;: I ' h 159 \ 152 1 1341e1C 1414! 0117 I 1 I is'c 14114 ao 34va GHQ PAD 145.7 PAD 148.2 g I PAD 149.1 s IXIE I J 1 ` (TI § •'125 Oil, Fa 1]4 FO 15.73 iC •142 ' ` I 1 K 130.J2 SIT too• ,ap` I I �' O Ill I° ' 133E' _ ... .:� :, �;i.: -, -• �- ::t -:': �"e_.::.,.e ' (LS ,UM.T ,JIa VAI1i ; -, 5001 -- •-� �- _. � ...._ _. r ._ � I 4YIG 131.SR aar 158 153 I -f N ,x49 MIX. ( ••^ 4e•A M �!, ,7'10 lugs o,n 1 PAD 145.2 $ PAD 147.7 PAD 148.8 d 1 ,31x (aU,l -"- 151G 120 Je (W "'•; Fy -le'1 .7a f.-.-.WT \ .•• �"��` I 13p Y+ d 126 y )A 9Y ZR, 6'..Rl6 APE '•'�Q -•N ;.� r S SW 1]I.TO ar . �p19•.aCfoo b tar f Y' YY<n +0ap i ^- Y;Yx ' 1710 Ix.4r UlT - - I- \ 5 127' K� \ 17m, s.a I 132 ` � Te n3z ; � ,....• . , ..., EOl •` - ..1::'r. .. I PAD 148.5 q I I I ,m• I �, I Q e�'1ac 1x91 0147 . > YA6ITENN1lE mp - \ . / 1111 r sw (rm.) 157 154 I Y I E ti li: ;1?ZYb'scE , < AAans>;1 (rm.) _ fzlc Iss.x cur \' / IJ.!• (Tm) i I 9r PD 144.8 BPD 147.3 ' ABAIOQ4'EX YEii uiOFR'PF]ei(f .�..! > le�th.9. <� --' ��: S' P,IE I r - \i31 (� p :sRgY eallou couxx Iwxm oSPr.. a >' . -4. �•= `� >:;::.: - I 4 3 '148.3 r� Z W ae x41 1z44e a5T e m s-4amo -$ 128 .9TH io aun TH - '(.... 241 , >.F.. ' > 84�F +7 x.?4R ` _ ' / '\ - I N 156 g =1 129. W . .. "'s. • • r . " "� .' -. .. e�1ca , »a9 our PAD 144.3 I I 129 1T1C m aur,✓ � \ 2 > >: .. , , �,e 1411 wm, s-aaUT •� a _ 3e•m. s M_o PAD Ism, 3-99030 1 a4�v s-aama ..: 1533 .:... 30 1 . �. 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SobMtopol, CA 95472 i3Vl1WHI I'HICI�VYHI —L!LL` YH11V1\ SCALE, I"^In' BODWAY PARKWAY - STREETSCAPE Nru.E: I"-xm BODWAY PARKWAY SOUTHEAST ROHNERT PARK 7279 Pli:'I'ALUMA I{ILL ROAD ROIINERT PARK, CALIFORNIA BODWAY PARKWAY l (1 20 40 80 7:%==� SI(L�IIf: GL6 4 NGRrI( O(.TOI)E•R2010 LARGENURVES _COTON(AS LAC7VA f('MONEASTP,R) SC.AL CRM, I•I.PA NOF 1.11(CRRVILLPA) SCAL MMILIM SIIRUBS O_AN(TOSTAPIiY(.M'110WARi1 ShA1T•N'(MANPANITA) SCAT_ XSTA)9MAC0:4CE6TUM'COMPACTA' (DWARFATLOBMA) SCAT. SMALI.S17R1'IR4 01,1ItlEK1S I'DUNBEK(:11'CHERRY BOMB'(UW)'. BAKBEW(Y) SCAL ROSMARINUS O.'COLLA'CWOOD INCRMr(ROELNIARY) 5CAL lr`A NO C01�"J,rc9 I[,, ti, ;r, _ ROSMARINUS 0.'IIDNTINCT(IN -RP 411.C. R(MEMARY) IRAI_ fii''+.°1-1 COPROBMA7O U(n (CREBPINC COPROSMA) 1 CAL DARK I A LIVE OAKS....._.. . EXI5TING FENCE- - NPY( 6' FENCE ...m w umllllll� rl.Y „r' Landesign Group I.ANOSCAPR ARCOITF.(,TURF. MASTF.RPIANNRNG (707) M29. 25R0 PAX R29 • .1417 7144 GIDYERT(EB7 LIWy. N0. SobMtopol, CA 95472 i3Vl1WHI I'HICI�VYHI —L!LL` YH11V1\ SCALE, I"^In' BODWAY PARKWAY - STREETSCAPE Nru.E: I"-xm BODWAY PARKWAY SOUTHEAST ROHNERT PARK 7279 Pli:'I'ALUMA I{ILL ROAD ROIINERT PARK, CALIFORNIA BODWAY PARKWAY l (1 20 40 80 7:%==� SI(L�IIf: GL6 4 NGRrI( O(.TOI)E•R2010 111111 III (111111111) A SECTION VALLEY HOUSE ROAD ry 11�T� 4' I_ 6'� 10' —� PROPERTY LINE C, SECTION BODWAY PARKWAY 10' 8'_6° 8' 10' PROPERTY LINE B SECTION VALLEY HOUSE ROAD �� 10' D SECTION BODWAY PARKWAY .• BE ?,EE SOUTHEAST ROHNERT PARK 7279 PETALUMA HILL ROAD ROHNERT PARK, CALIFORNIA STREETSCAPE SECTIONS 0 4 8 16 7:%==� Landesign Group SHEET: LANDSCAPE ARCHITECrURE MASTE RP ING (707) 829 - 2580 jJ FAX 829.3417 3344 G.—m— Hwy. No. NORTH Sebuwpol• CA 95472 JULY 2009 ppff �� { Landesign Group LANDSCAPF AMMIT'011103 MAYI LK PLANNING 1707) 629 25bo PAX 629 - ---87 t 1 3344 er.—. m gebwoj l, CA 95412 SECTION BODWAY PARKWAY B M..C'l ION WXIT It S 11) 11, LA N4: VALLEY OAK P.XlqVrN(; GRAM! 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No. Sebestopo4 CA 95472 ELEVATION PICKET FENCE aGLE:51B "I" SOUTHEAST ROHNERT PARK 7279 PETALUMA HILL ROAD ROHNERT PARK, CALIFORNIA MIXED USE LANDSCAPE 0 20 40 80 SHEET: L9 D NORTH JULY 2009 Landesign Croup LANDSCAPE ARCHffECTURE MASTERPLANNING (707) 829 - 2580 FAX 829 - 3417 3344 Gre =.iR Hwy. No. S.b.wpDl, CA 95472 LIGHTING LEGEND V H L L n I n V U J L' ii K 1 V L' S@ pLrAIL x3.ow MIXED USE SITE LIGHTING SCALE:1 "KO' PROPOB® SIRWr ROH&'JiT PARK OI' ,WMRW IN PARKYLAY OF LEYM 24'W WWA Pat CITY P- 105TIN& AOJAGCNT TO A O TO OC 7K ROHIOIT PARK CITY SD. EIS 14' DECORATIVE STREET LIGHT Scu.E: m SOUTHEAST ROHNERT PARK 7279 PETALUMA HILL ROAD ROHNERT PARK, CALIFORNIA I MIXED USE LIGHTING 0 20 40 80 7:7=mm� SHEET: L10 OF: 10 NORTH IDLY 2009 10'pECORATIVE STREETLIGHT- ROHNERT PARK CITY STAIWAAD 615 S PROPOSm STRFFT I.IGHT. SF MT. "'Ns 4�-- EIILPTINGSIREEr LIGNnNG 1 PAMUGHT- PEDESTRIAN WALKWAYS TT MOUNTEDATle x DOWN LIGHT- BUIDRIGS& OUFDOOR SHADE STRUCTURES = SMALL FLOOD LIGHT -WALL WASIUNG MOUNTED AT GROUND LEVEL ALMED AT WALL OR AS INDICATED. WALLMOUNTEDLIGNT- PAIUCMG &PEDES[ NAREA.S MODNMD AT ID-0' V H L L n I n V U J L' ii K 1 V L' S@ pLrAIL x3.ow MIXED USE SITE LIGHTING SCALE:1 "KO' PROPOB® SIRWr ROH&'JiT PARK OI' ,WMRW IN PARKYLAY OF LEYM 24'W WWA Pat CITY P- 105TIN& AOJAGCNT TO A O TO OC 7K ROHIOIT PARK CITY SD. EIS 14' DECORATIVE STREET LIGHT Scu.E: m SOUTHEAST ROHNERT PARK 7279 PETALUMA HILL ROAD ROHNERT PARK, CALIFORNIA I MIXED USE LIGHTING 0 20 40 80 7:7=mm� SHEET: L10 OF: 10 NORTH IDLY 2009 EXHIBIT B RECOMMENDED CONDITIONS OF APPROVAL CONDITIONS OF APPROVAL TENTATIVE MAP ON -GOING CONDITIONS The conditions below shall apply to the Tentative Map (TM) for the Willow Glen project within the Southeast Specific plan. The Willow Glen project shall be developed in accordance with the General Plan (GP), Southeast Specific Plan (SESP), Final Development Plan, Mitigation Measures identified in the Southeast Specific Plan Environmental Impact Report (FEIR), Development Agreement (DA) between the City and Redwood Equities, LLC the Rohnert Park Municipal Code (RPMC) and the Design and Construction Standards. The Conditions of Approval as stated herein are the obligation of the applicant/developer and place no obligation either express or implied on the City. These Conditions of Approval run with this Tentative Map as approved regardless of ownership at time of recording. General' Requirements 1) The applicant shall comply with all documents approved by the City Council and adhere to all exhibits presented by the applicant at the Planning Commission and \or City Council meeting for approval of the Southeast Specific Plan project unless subsequently revised by the City. 2) In case of conflict between the various documents, the following order shall prevail: General. Plan as amended 2000, Mitigation Measures for the Final Environmental Impact Report (FEIR), Southeast Specific Plan (SESP), Final Development Plan (FDP), Development Agreement (DA), Tentative Map (TM) and its Conditions of Approval, Rohnert Park Municipal Code (RPMC), and Design and Construction Standards. 3) The applicant shall comply with the FEIR. In addition the applicant shall pay the cost to monitor the Mitigation Measures identified in the FEIR for the Willow Glen project (SCH # 200311,2011) kept on file in the Development Services Department. The requirements contained in the Mitigation Monitoring Program (MMP) shall be incorporated into these conditions and constructed in accordance with the MMP. 4) The applicant agrees to indemnify, hold harmless and defend the City, its officers, agents, elected and appointed officials, and employees, from any and all liability or claims that may be brought against the City arising out of its approval of this Tentative Map and associated entitlements pertaining to the Southeast Specific Plan save and except that caused by the City's active negligence. 5) By accepting the benefits conferred under this TM, the applicant acknowledges all the conditions imposed and accepts this TM subject to those conditions with full awareness of the provisions of the FDP, as may be amended from time to time, and the RPMC, as applicable. 6) The use of the property by the applicant/grantee for any activity authorized by this TM shall constitute acceptance of all of the conditions and obligations imposed by the City on this TM. The applicant /grantee by said acceptance waives any challenge as to the validity of these conditions. 7) Development shown on the TM may be phased. Each final map shall stand -alone and be self - sufficient as to access, traffic circulation, utilities, physical infrastructure, and land use pattern subject to approval by the City Engineer. 8) Prior to the approval of any final map the applicant shall provide the Development Services Director with a copy of the recorded covenants, conditions and restrictions (CC &R's) on the deeds for all lots within the project site, which inform subsequent property owners of the nature and extent of existing agricultural activities, operations, and facilities in the vicinity of the project site. The deed restriction shall also provide notice of the potential conflicts or effects of typical agricultural activities outside of project including but not limited to .noise, odors, dust, agricultural spraying, livestock and burning etc. a. Any covenants, conditions, and restrictions (CC &R's) applicable to the project property shall be consistent with the terms of these conditions and the City Code. If there is conflict between the CC &R's and the City Code or these conditions, the City Code or these conditions shall prevail. 9) If the City is required to enforce any of the conditions of approval, the applicant shall pay all costs. At the City's sole discretion, the`City may require a cash deposit to cover enforcement costs as a condition of the approval of any final map. 10) Prior to the issuance of Certificate of Occupancy, the applicant shall provide a set of certified escrow instructions reflecting City's demand for payment of Regional Transportation Fee for each lot affected by this fee per the Development Agreement by and between Redwood Equities, LLC and City of Rohnert Park. Building Services 11) Building code provisions shall apply to the construction, alteration, moving, demolition, repair, maintenance and use of any building or structure within the jurisdiction of the City, except work located primarily in a public way, public utility towers and poles, mechanical equipment not specifically regulated by building code provisions, and hydraulic flood control structures. All projects shall comply with the most current code recognized by the City at the time of their building permit application. All State and local ordinances shall be applicable to current projects. 12) Geotechnical investigation reports shall be submitted for all building permit projects unless waived by the Building Official. When required by the Building Official, the potential for soil liquefaction and soil strength loss during earthquakes shall be evaluated during geo- technical investigations. Compaction reports are required for each building pad site and all compaction reports shall be submitted prior to a foundation inspection and in compliance with the soils and geo - technical recommendations. 2 13) A completed and approved wet fire hydrants system, or other system approved by the Building Official and Department of public Safety (DPS), and all weather roads shall be in place prior to any flammable or combustible material (such as wood) being brought onto the site. The applicant may tie to the water system for fire flow only. Fire access road shall meet the DPS Fire Access Road Standard. These fire access roads shall continue to be accessible until acceptance of the public streets by the. City. 14) . Pursuant to California State Assembly Bill 3158, the applicant shall pay the filing fee to the Department of Fish and Game. The fee shall be submitted to the Planning Division upon filing of any required Notice of Determination, along with any filing fee required by the County Clerk/Recorder. The applicant should be aware that Section 21089(b) of the Public Resources Code provides that any project approved under CEQA is not operative, vested or final until the required fee is paid. Proof of fee payment may be required prior to the issuance of building permits or filing of a final map. 15) The applicant shall submit a mailbox plan (locations and sizes) for all lots prior to approval of any final map. The plan shall be approved by the Rohnert Park Post Office and included with the first submittal of the improvement plans. The applicant shall submit to the City a written confirmation from the Rohnert Park Post Office that the mailbox locations are approved. The City will review and approve the location plan to ensure adequate site distance and traffic safety measures are incorporated. 16) All public utilities easements (PUE) and public access easements shall be open and accessible at all times. 17) Copies of the soils and geology reports and shall be reviewed and approved by the. developer's soils engineer and geologist prior to issuance of a grading permit. The developer's soils engineer shall sign the plans stating that they conform to the soils. report recommendations. 18) All septic tanks, leach fields and related items in the final map area shall be abandoned and destroyed in a manner approved by the Department of Environmental Health Services. Water wells that the applicant chooses to abandon shall be destroyed in a manner approved by the Department of Environmental Health Services. 19) The applicant shall submit plans and obtain separate building permits for retaining walls over four (4) feet in height and for all other walls, fences and signs over six (6) feet in height. 20)' The applicant shall obtain a demolition permit for any structure to be demolished. All underground structures shall be abated, back - filled, inspected and approved by Sonoma County Environmental Health Services or the Building Official as applicable. 21) For any project requiring an on -site inspector to monitor grading, construction and /or development, the applicant shall deposit funds with the City to cover the full cost of an inspector prior to any land disturbance. The City Engineer, as appropriate, shall approve the amount and hire the inspector. 3 22) The developer shall implement a dust control program as part of the measures required by the FEIR for air quality control and the requirements of PM 10 and the Best Available Control Measures (BACM). The program shall ensure that, at the City Engineer's discretion, a water vehicle for dust control operations is kept readily available at all times during construction. The developer shall provide the City Engineer and Building Official with the name and telephone number of the person directly responsible for dust control and operation of the water vehicle. Planning Services 23) A Tree Preservation and Removal Plan including a separate tree removal and sensitive area plan shall be submitted to the Development Services Department for review and approval in accordance with City ordinance. The plan shall show all sensitive areas and stands of trees that are to be protected during grading operations and include, in detail, the method proposed to protect these areas. 24) . All areas to be graded and left undeveloped shall have a revegetation plan as part of the dust control program. The Development Services. Director or his designee shall review and approve the plan. The applicant shall guarantee the revegetation prior to issuance of grading permits. 25) All material storage areas shall be fenced with at least a 6 -foot high chain link fence with at least two 20 -foot gates for emergency vehicle access. The fencing shall be shown on the fire and security protection site plan. 26) Unless otherwise specified in these conditions, the condition shall apply prior to recordation of each final map or large lot final map. A "final map" shall mean a map that results in buildable parcels of an acre or less in area. A "large lot final map" shall mean a map that results in parcels larger than one acre in area. 27) The applicant shall pay all application fees, plan check and inspection fees, recordation fees, park in -lieu fees, encroachment permit fees, segregation of assessment fees and other applicable miscellaneous fees in effect at the time the fee is paid as required in the Fee Schedule or RPMC. The applicant shall receive credit against, or reimbursement of, its park in- lieu fee for any dedication, or irrevocable offer of dedication, of park property. 28) The final map shall identify who is responsible to own and maintain all parcels to be created with the map. 29) The applicant shall make a good faith effort to acquire all required off -site property interest necessary to construct or provide improvements, including but not limited to temporary construction easements required by the City. If the applicant fails to do so., the applicant shall, at least 120 days prior to submittal of the final map for approval, enter into an agreement to complete the improvements, pursuant to Government Code Section 66462, at such time as the City acquires the property interests required for the improvements. The agreement shall provide for payment by applicant of all costs incurred by the City to acquire the off -site property interests. Security for a portion of these costs shall be in the form of a cash deposit in the amount specified in the appraisal report obtained by applicant, at applicant's cost plus estimated legal and administration fees. The City Engineer shall approve or reject the appraiser prior to commencement of the appraisal report. 30) The improvement plans shall show water services to each building. All water meters shall be within the public right -of -way unless the Public Works Director specifically approves exceptions. The City shall not maintain water and sewer system lines beyond existing main line stub. outs or on private property, unless otherwise agreed to by the City. Access easements shall be given to the City and recorded concurrently with the final map for any exceptions approved by the City Engineer that require access to private property. 31) If applicable, easements of record not shown on the tentative map shall be relinquished or relocated. Lots affected by proposed easements or easements of record, which cannot be relinquished or relocated, shall be redesigned. All easements for off -site grading and drainage shall be acquired prior to approval of construction on these properties. 32) . The applicant shall provide cable or conduit for, each residential lot for cable television and Internet access. The. applicant shall provide cable or conduit for fiber optics or other smart technologies for each commercial lot for Internet access. The cable or conduit shall be shown on the joint trench improvement plans and constructed before the final lift of asphalt is placed on the adjacent street. 33) Prior to approval of the first. final map that requires a homeowners' association, the applicant shall incorporate a homeowners' association consisting of all property owners of lands in the development at the time of incorporation. The homeowners' association shall be responsible for maintaining all common facilities pertaining to the Home Owners Association, including but not limited to, the association's property, common drive aisles, alleys, lanes, private streets, parking facilities and all utilities contained therein, and landscaping plus landscaping in adjacent public rights -of -way (such as parkway strips or other similar areas), and for paying for security lighting, any common garbage collection services, any security patrol services, if provided, and any other functions of a homeowners' association. The homeowners' association shall comply with all NPDES permit Best Management Practices in effect at the time. 34) The CC &R's shall prohibit the on -site parking of recreational vehicles, including boats. Parking shall be prohibited along emergency vehicle access easements, private streets and alleys. The No Parking signs shall be approved by the DPS. A separate signing and striping plan shall be provided to address on -site stop signs and no parking areas prior to approval of any final map. 35) Private streets or alleys shall be private facilities and shall have private street maintenance, street sweeping and streetlights. Private streets shall have a visible demarcation between the public and private areas and identified with signage that which differentiates them from public streets. The City Engineer shall approve all signage for private facilities with the approval of individual improvement plans for the project. 36) The applicant shall provide adequate vehicle sight distance as specified by the State of . California, Department of Transportation's Highway Design Manual (latest edition) at all public and private street intersections. In addition, intersections and driveways shall comply with City requirements for sight triangles. The design of the streets shall incorporate public safety concerns, fire protection equipment movements, as well as the location and pickup of solid waste. 37) The applicant shall show the proposed structural sections for all private streets on the site improvement plans and pay the City's plan check and inspection fee for the proposed private. improvements, including the water, recycled water, sewer and storm drainage facilities in these areas, to assure that the improvements are designed and constructed to City standards. 38) Safety lighting at the end and at any curve in any private street, alley, lane or place shall be provided for residential units that do not front on a public street. The lighting shall include individual lights on each residential unit and \or streetlights on street light poles. The City Engineer shall approve the lighting plans that include these facilities. All park trails shall be lighted and shall meet the following standard: 0.02 foot candles average and 10 to 1 average to minimum ratio. Applicant shall also install lighting at the basketball court. All park lights shall be LED technology. If City adopts LED street lighting standards, the street lights constructed with this project will comply with the LED standard. The specific type of lighting used and the'use of coin operated lighting at the basketball courts shall be determined at the discretion of the City Manager. 39) The applicant shall contact the solid waste franchised hauler and obtain their written approval of the proposed solid waste pickup locations on private streets, alleys, lanes or places. , The pickup locations shall not be located in emergency vehicle access easements. A copy of the written approval from the solid waste franchised hauler shall be submitted with the street improvement plans for City review and approval. Provisions for paved areas for trash receptacles on certain parcels shall be identified in the improvement plans to service alley access residences; the trash receptacle cutouts shall be located on private parcels fronting public streets and accommodate the receptacles for the respective lots. 40) Where required, the landscaping for the detention and /or retention basins shall be reviewed and approved by the Planning Manager. 41) The applicant will coordinate with the local bus system authority to facilitate local bus service in the project and to determine bus stop locations and shelter improvements. The bus shelter locations shall be shown on the improvement plans and reviewed and approved by the City Engineer. A copy of the written correspondence with the local bus system authority approving transit facilities shall be submitted with the first street improvement plans for each map. 42) Any above ground utility structures and appurtenances (e.g. cable TV boxes, phone splice boxes) shall be limited to 36" in height, installed in a public utilities easement within the applicant's property and within 10 feet behind street face of curbs. These locations shall be screened with landscaping to the satisfaction of the Planning Manager. The landscape screen shall not interfere with the.utility companies' or DPS's access. 43) The electrical and water services shall be provided to all parks, landscape medians, and other landscape areas in accordance with plans approved by the Public Works Director. 44) Prior to the approval of the first final map including a large lot final map, the applicant shall be responsible for costs of implementation of ensuring compliance with Mitigation Measures contained in Mitigation Monitoring Plan (MMP) for the FEIR. The applicant shall provide funding, in an amount .determined by the Planning Manager to hire consultants or staff to implement compliance monitoring. 45) Prior to approval of the first final map, the street name and a theme for all street name signage, including traffic signal signage, street corner signage, directional signs, and other permanent fixtures depicting street names shall be submitted to the Planning Manager for review and approval. 46) The total acreage for Neighborhood Park shall be a minimum of 5.0 acres as approved by Parks and Recreation Commission dated July 19, 2010. 47) Unless otherwise specified in these conditions, the conditions of approval shall apply to each building permit. 48) In each neighborhood, prior to issuance of building permits for each tentative map phase, the applicant shall install and maintain on -site display signs. The on -site display signs shall indicate the location for future development of lighted and non- lighted parks and commercial parcels, cul -de -sac openings, apartments, or higher density residential areas. These signs shall be located in a manner to be clearly visible to all potential homebuyers in the Willow Glen community. The signing plan shall be submitted to the Planning Manager for review and approval. 49) The declaration of covenants, conditions and restrictions (CC &R's) filed for each development shall be prominently displayed in the project sales office at all times. The CC &R's shall apply to both owners and renters. The CC &R's shall be written to require renters to comply with the regulations of the CC &R's, and a copy of the CC &R's shall be given to each renter. The CC&R's shall be written to allow a majority of owners to have pavement or landscape maintenance done and the cost thereof assessed to all owners in the project. 50) The applicant shall provide a master signage program and a "Master Model Home Signage" program for all residential subdivisions in the Willow Glen community. The master signage programs shall be reviewed and approved by the Planning Manager. 51) Design and placement of walls and fences for each district shall be in accordance with the standards in the FDP and shall be approved by the Planning Manager. Walls and fences may be phased for each development in the district. 7 52) All residential dwellings shall display illuminated street numbers in a prominent location in such a position that the numbers are easily visible to approaching emergency. vehicles from both directions. The numbers shall be of contrasting color to the background to which they are attached and four (4) inches minimum in height. Flag lots will have their address displayed in a prominent position at the driveway intersection with the street. 53) All buildings shall be connected to public water and sewer systems prior to occupancy. Water and sewer service accounts shall be set up with the City Finance Department for each structure with a building permit. 54) Prior to front yard landscaping installation by the applicant, plant species, location, container size, quality and quantity of all landscaping plants and materials shall be reviewed and approved by the Planning Manager for consistency with the approved construction plans. All plant replacements shall be to an equal or better standard than originally approved. 55) All construction of new multi- family residential projects and all non - residential construction projects shall comply with the City's Source Reduction and Recycling Element, Household Hazardous Waste Element and the Sonoma County Integrated Waste Management Plan, which incorporates these Elements. Provisions for compliance with the Plan will be submitted with individual project plans within Willow Glen. 56) All. of new multi - family residential projects and all non - residential construction projects shall incorporate interior and exterior storage. area for recyclables into new structures. 57) , Applicant shall install a minimum of 36" box evergreen trees of a variety approved by City arborist on the northern boundary of the water storage facility site no later than the completion and installation of the water storage tank. The applicant shall have the option to relocate mature evergreen trees located on the northeast portion of the project site to this area upon approval by City arborist. In the commercial area, Applicant shall plant 36" inch minimum box, fast growing trees subject to approval of City Arborist. Engineering Services The proposed map was. reviewed and the following conditions of approval were developed using the reference documents listed below. • Landscape Plans prepared by Landesign Group, 10 sheets, date stamped August 13, 2010. • Recirculated Draft EIR, titled Southeast Specific Plan Project, SCH #2003112011, dated June 2009, prepared by PBS &J • Southeast Specific Plan dated revised OCTOBER 2010 when resubmitted • Community Concept, Willow glen Rohnert Park, Willowglen Partners, Inc. July 2009 • Updated Geotechnical Engineering Investigation report, prepared by Michelucci & Associates, Inc., dated December 27, 2002, including the Geotechnical report letter dated August 17, 2009 from Miller Pacific. • Preliminary Title Report dated October 7, 2008, prepared by North Bay Title Company, order # 150299. • Preliminary Storm Water Mitigation Plan, Southeast Rohnert Park, dated Rev. October 2008, prepared by Civil Design Consultants, Inc. •_ Water Conservation Plan for Southeast Specific Plan; prepared by John Olaf Nelson Water Resources Management, May 2008, with January 30, 2009 Corrections. • City's Subdivision Ordinance - Title 16 in affect at the time of tentative map review • City's Grading & Erosion and Sediment Control Ordinances — Title 15, Chapters 15.50 & 15.52 in affect at the time of tentative map review • City's Manual of Standards, Detail and Specifications, adopted as of this review date ON -GOING CONDITIONS 58) Submit a copy of the CCRs and /or maintenance declarations for private improvements (such as for maintenance of alleys and private utilities) to the City Engineer and City Attorney for review and approval. Maintenance declaration(s) shall be required to be recorded concurrent with the recordation of the Final Map or prior to City Engineer approval of improvement plans for the respective design, whichever occurs first. 59) The applicant shall submit to the City of Rohnert Park for review and approval, evidence that the CC &R's will include provisions for maintenance of: a) b) C) d) e) 0 g) all private storm drain systems. all private driveways all private alleys utilities within private easements, driveways or alleys private area landscaping sidewalks in private areas private walkway and access easements. 60). A Community Facilities District or any other funding mechanism allowed by law shall be formed by the project proponent encompassing the entire tentative map property for the purposes of funding the long term maintenance of the public facilities built with the project. The City shall be named as a third party beneficiary to the district /association. A Covenant, Condition and Restriction shall be placed on the formation that requires; that if the property owners of the district vote to dissolve the district, a homeowners association shall be formed for the purposes of maintaining the facilities previously maintained by the district. 61) Construction Phasing as described under PHASING NOTES on Sheet 4 of 10 of the Tentative Map shall be as proposed with the following amendments: a. No amendment required to Note 1. b. Delete existing Note 2 text and replace with the following: PHASE 1 SHALL INCLUDE ALL PUBLIC IMPROVEMENTS WITHIN THE BOUNDARIES SHOWN ON THIS TENTATIVE MAP, INCLUDING THE PUBLIC PARK AND DETENTION POND SITE (PARCEL A), THE PUBLIC WATER TANK SITE (PARCEL B) AND THE PROPOSED PERIMETER STREETSCAPES 9 ALONG BODWAY PARKWAY, VALLEY HOUSE DRIVE AND PETALUMA HILL ROAD. FOR PURPOSE OF THIS PHASING; "WITHIN THE BOUNDARIES" MEANS WITHIN THE PHASE BOUNDARY AS SHOWN ON THE TENTATIVE MAP, "PERIMETER STREETSCAPES" MEANS THE PROPOSED PERIMETER STREETSCAPES SHOWN IN THE COMMUNITY CONCEPT PLAN, WILLOWGLEN, ROHNERT PARK, JULY 2009, 2001198.06, WILLOWGLEN PARTNERS, INC AND DESIGNED ON THE IMPROVEMENT PLANS PREPARED BY THE PROJECT PROPONENT AND REVIEWED & APPROVED BY THE CITY ENGINEER and additional improvements required by the City. C. Delete existing Note 3 text and replace with the following: THE AFFORDABLE HOUSING SITE PROPOSED 36 UNITS SHALL BE CONSTRUCTED & ACCEPTABLY COMPLETED PRIOR TO ISSUANCE OF THE 225th BUILDING PERMIT. d. No amendment required to note 4. C. Delete existing Note 5 text and replace with the following: PHASE 2, 3 AND 4 SHALL INCLUDE ALL PUBLIC IMPROVEMENTS WITHIN THE INDIVIDUAL PHASE BOUNDARIES SHOWN ON THIS TENTATIVE MAP, WITH THE FOLLOWING ADDITIONAL IMPROVEMENTS DESCRIBED BELOW. f. Delete existing Note 6 text and replace with the following: IF PHASE 3 PRECEDES PHASE 2 THEN THE ENTIRE LENGTH OF WARMSTONE WAY, INCLUDING BUT NOT LIMITED. TO CURB, GUTTER, PAVING, STREET LIGHTS AND UTILITIES SHALL BE CONSTRUCTED WITH PHASE 3. g. Delete existing Note 7 text and replace with the following: IF PHASE 4 PRECEDES PHASE 2 THEN THE ENTIRE LENGTHS OF WILDFLOWER WAY, WARMSTONE WAY AND WILLOWGLEN DRIVE, INCLUDING BUT NOT LIMITED TO CURB, GUTTER, PAVING, STREET LIGHTS AND UTILITIES SHALL BE CONSTRUCTED WITH PHASE 4. h. Delete existing Note 8 text and replace with the following: IF PHASE 4 PRECEDES PHASE 3 THEN THE ENTIRE LENGTHS OF WILDFLOWER WAY, WARMSTONE WAY AND WILLOWGLEN DRIVE, INCLUDING BUT NOT LIMITED TO CURB, GUTTER, PAVING, STREET LIGHTS AND UTILITIES SHALL BE CONSTRUCTED WITH PHASE 4. i. Add Note 9 text: PHASING LINES MAY BE ALTERED WITH THE PRIOR WRITTEN APPROVAL OF THE CITY ENGINEER. Prior to the Issuance of Grading Permits /Approval of Improvement Plans 62) Improvement Plans prepared by a Registered Civil Engineer shall be submitted for the review and approval of the City Engineer showing grading, paving, utilities, drainage, structures to be built, lighting and trash collection. The improvements plans shall include parking lots, street and utility information including all concrete curb and gutter, sidewalk, striping and signing, paving, water lines, storm drain lines and sewer lines as necessary, erosion control and any necessary transitions. All improvements shall be in 10 accordance with the City of Rohnert Park Standard Improvement Details. Improvement Plans shall include a Storm Water Pollution Prevention Plan including winterization and erosion protection. 63) Storm drainage improvements shall be designed in accordance with the Sonoma County Water Agency criteria. Hydrology calculations, pipe sizing and storm drain plans shall be submitted for the review and approval of the City Engineer. 64) No lot- to- lot drainage is allowed.except where easements for drainage are provided. No drainage may discharge across sidewalks. Sheet flow from driveways and front yards may be allowed. 65) The applicant shall demonstrate for each building pad to the satisfaction of the City of Rohnert Park as follows: a) Adequate protection from 100 -year frequency storm; and b) Feasible access during a 10 -year frequency storm. 66) Fire protection shall be in accord with the requirements of Rohnert Park Public Safety Department. With the submittal of the improvement plans, calculations' shall be provided to the City and the Rohnert Park Public Safety Department to ensure that adequate water pressures are available to supply hydrant flows and sprinkler flows., 67) The improvement plans shall show a sewer lateral to each. building in accord with City Standards. 68) If private sewer lines are shared or if they cross property lines, a I W'private sewer easement shall be shown in the Final Map / Parcel Map or recorded by_ separate document (if the development is done separate from recordation of a Final Map / Parcel Map. The maintenance of any private sewer line shall be included in the maintenance agreement for the overall site(s) which have an interest in the particular sewer. 69) The frontage improvements along the entire frontages of Petaluma Hill Road, Bodway Parkway and Valley House Drive shall be designed by the project proponent, shown on improvement plans and reviewed and approved by the City prior to approval of the first Subdivision Improvement Plan. The following improvements are required: a) Valley House Drive —An 8 -foot wide Class I multi -use trail, landscape & irrigation improvements, street lighting and Class II bike lanes on both sides of the street in compliance with city standards. b) Petaluma Hill Road - Landscape & irrigation improvements, an 8 -foot shoulder /bike lane along the west side of the road in compliance with city standards. The design and location of the entry treatment monument shall be included on the improvement plans for review and approval by the City. c) Bodway Parkway - A 6 -foot wide sidewalk, except in the area of the park which shall be 8 -foot in width, landscape & irrigation improvements and the bus turn out in compliance with city standards. 11 70) The existing Recycled Water system shall be extended by the project proponent to serve the proposed public park and detention basin.within the project before any building permits for Phase 3 or 4 are issued. Improvement plans shall include the design and construction of the recycled water extension subject to the review and approval of the City of Santa Rosa City Engineer and the City of Rohnert Park City Engineer. Prior to the extension of the existing Recycled Water system to the park and detention basin, the developer shall temporarily use potable water for irrigation. The City's Per Acre For Development water connection fee for the 7.1 acre park and detention basin site shall not be paid due to the temporary use. of potable water on the site. Developer shall pay the water consumption charges to City for potable water actually used at the site for irrigation. 71) The Public Park shall be designed by the developer, reviewed and approved by the City and constructed by the developer as stated within the timeframes identified in the Development Agreement. 72) Each phase of development shall include the design and construction of Utilities within existing or proposed public right -of -way for electric, gas, telephone, communication and cable TV shall be submitted to the City Engineer and Director of Development Services for review and approval. Any above-ground. utility boxes, cabinets or structures shall be specifically approved by the City and screened from public view to the satisfaction of the Director of Development Services and City Engineer. 73) A grading permit. application shall accompany submittal of the each phase of Subdivision Improvement Plans. Said application shall include the requirements listed in Sections 15.48 & 15.50 of the Municipal Code. The grading plans shall be in conformance with the Bay Area Air Quality Management District guidelines for reducing construction impacts and minimize dust emissions. 74) Each phase of development shall submit drainage plans subject to the review and approval of the Sonoma County Water Agency ( "SCWA "), the City of Rohnert Park and comply with these conditions. of approval. Said plans shall meet or exceed SCWA standards and City standards, whichever is more restrictive. All proposed building finished floor elevations, including garages, shall be a minimum of 1 foot above the post construction 100 -year water surface elevations. 75) The storm water detention pond shall be designed by the project proponent, reviewed and approved by the City concurrently with the first phase of development Phase 1 plans. The storm water detention pond shall be designed in accordance with the WEF Manual of Practice FD -20; per City Standards and be approved by the City Engineer, the Regional Water Quality Control Board, Sonoma County Water Agency and Vector Control. 76) Each phase of development shall prepare improvement plans and calculations for the proposed project, shall demonstrate no increase in the 100 -year water surface elevations of adjacent properties and submit hydrology and hydraulic report(s) for the project demonstrating that this requirement is met, subject to Sonoma County Water Agency and 12 City of Rohnert Park review and approval. 77) Each phase of development shall include the design by the project proponent for Erosion and Sediment control plans prepared by a professional such as a Civil Engineer or certified Erosion Control Specialist and shall meet the requirements listed in Section 15.52.030 of the Municipal Code. The plans shall provide measures to avoid the introduction or spread of noxious weeds into previously un- infested areas. These plans are subject to review and approval by the City. Erosion and Sediment control plans shall be in conformance with Chapter 15.52 of the Municipal Code except that the reference document for design criteria shall be the City of Santa Rosa Standard Urban Storm Water Management Plan (SUSMP) or most current City adopted SUSMP. 78) Each phase of development shall include design by the project proponent of Street lighting on public streets as well as private streets /alleys. The design shall be in accordance with City standards and P.G. &E. requirements. In addition, lighting for private streets and alleys shall be designed in accordance with the Zoning ordinance and to the Public Safety Department's satisfaction. The first phase of development shallinclude design for City standard street lighting along Valley House Drive, which may include lighting on both sides of the street. 79) All existing overhead utilities within the subdivision and all proposed utilities shall be placed underground. 80) The first phase of development shall include the design by the project proponent for the proposed bus stop along Bodway Parkway, .subject to the review and approval of the Sonoma County Transit and the City. The design shall meet the minimum requirements set forth in the current City Standards. The developer shall obtain a written letter of satisfaction. from the Sonoma. County Transit. 81) Each phase of development shall include design by the project proponent for roadways. The design shall include slurry sealing specifications, subject to review and approval by the City. All streets shall be slurry sealed prior to issuance of the last certificate of occupancy or prior to acceptance of the public improvements, whichever occurs first . within each phase of development. 82) Each phase of development shall include the design by the project proponent for installation of moisture barriers at the edges of all pavement sections for purposes of maintaining constant moisture content of pavement sections, subject to review, and approval by the City. The design shall include moisture protection extending to 6 inches below the aggregate base layer. The moisture barrier shall be a minimum of 4 inches wide and consist of Controlled Low Strength Material (CLSM) in a 10 mil visqueen lined trench. 83) Soils beneath all roadways including alleys shall be lime treated based on site specific tests and as recommended by a geotechnical engineer. 13 84) Each phase of development shall include design by the project proponent and all public improvements shall comply with the latest version of the Rohnert Park Manual of Standards, Details and Specifications. Reference to particular standards shall be made on the improvement plans. Standards details and specifications shall not physically be included on the plans but shall be referenced. 85) For each phase of development the project proponent shall design alleys, with utilities and appurtenances. These shall be private. 86) No utilities (sewer, water or storm drains) shall flow. from a private utility to a public utility and back to a private utility. No utilities (sewer, water or storm drains) shall flow from a public utility to a private utility and back to a public utility. . 87) All utilities shall be located within dedicated and accepted public street rights -of -way. Any exception must receive prior approval from the City Engineer. 88) All existing wells and septic systems shall be abandoned in compliance with State and County codes, prior to issuance of an initial grading permit. The existing well and septic system serving the existing residential dwelling may remain in operation until such time as the particular phase of development requires abandonment of the systems, subject to review and approval by the City. 89) Prior to submittal of the first map /plan review of a final map or improvement plans; The developer /applicant shall make a good faith effort to acquire property title to the one -foot wide property along Valley House Dr. shown on the tentative map, sheet 1 & 2 as Lands of 108 Holdings LTD., DN 1994 0090213. If the developer /applicant has not acquired title prior to the first plan check of the final map or improvement plans, then the subdivider shall enter into the city's standard right -of way agreement pursuant to section 16.14.010 Dedication of rights -of -way and easements of the Municipal Code. 90) The first phase of development shall include the design by the project proponent of a looped 12 -inch water mains from the proposed water storage tank to the proposed commercial and multi - family residential sites in order to adequately serve these sites in compliance with city standards. 91) The first phase of development shall include the design by the project proponent of a 12- inch water main from the existing City of Rohnert Park main to the proposed water storage tank and along Bodway Parkway to Valley House Drive and along Valley House Drive to Willow Way Drive. 92) For each phase of the development the project proponent shall design all utilities in compliance with City Manual of Standards and the California Department of Public Health Drinking Water Program including vertical and horizontal separation between utilities, curbs, gutters and monuments. 93) The first phase of development shall include the design by the project proponent for the 14 Water Storage Tank and associated improvements. Plans shall be submitted to the State of California Department of Health Services (CDHS) in addition to the City. Applicant shall cooperate with City and CDHS on the amendment of City's drinking water system permit that is required for the approval of the on -site water tank and water lines. 94) The first phase of development shall include the design by the project proponent for the park. Prior to Approval of Final Map 95) Submit each final map and improvement plans with a completed Land Development Review Submittal Sheet, Final- Parcel Map Completeness Checklist and Final - Parcel Map Submittal Checklist as available on the City web -site and all appropriate additional information. 96) Prior to City Council approval of the first final map; the developer shall satisfy Rohnert Park Municipal Code section 16.14.0 10 D. 2. regarding off- -site dedication of rights -of- way and. easements. 97) Prior to City Council approval of the first subdivision final map, the frontage improvements along Petaluma Hill Road, Bodway Parkway and Valley House Drive shall be designed by the project proponent, shown on improvement plans, reviewed and approved by the City Engineer and included in Subdivision Agreement to be constructed with the first phase of construction. 98) The developer /property owner shall offer for dedication a 21 -foot "Public Easement" to the City along Petaluma Hill Road, on the first subdivision map. The easement shall be located adjacent to the Petaluma Hill Road right of way and encumber Lots 371 — 377. 99) The City shall have no obligation to maintain private alleys, or police the private maintenance of the alleys. 100) Each subdivision map for the phased development shall have a note on the local agency page stating: All fences, soundwalls and retaining walls shall be constructed on private property and maintained by the private property owner, unless specifically dedicated to and accepted by the City. 101) All property corners of lots within the subdivision shall be monumented in compliance with city standards, except as expressly permitted in writing by the City Engineer. Prior to Construction 102) Applicant must file a Notice of Intent to Comply, with the Terms of General Permit to Discharge Storm Water Associated with Construction Activity (NOI) with the State of California Water Resources Control Board, and obtain a permit, prior to commencement of any construction activity. 15 103) No construction shall be initiated for each phase until the Improvement Plans have been approved by the City, all applicable fees have been paid, an encroachment permit and /or grading permit has been issued and a project schedule has been submitted to the City Engineer and a pre- construction conference has been held with the City Engineer or his designee. 104) Developer shall secure an encroachment permit from the City prior to performing any work within the City right of way, a State Highway or constructing within a City easement. Prior to the Issuance of Building Permits 105) Prior to issuance of building permits for a single family residential units; Individual Plot Plans shall be prepared by the project proponent and submitted for review and approval by the City. 106) Prior to issuance of building permits for commercial and multi - family residential units; site development plans shall be prepared by a California registered Civil Engineer, submitted and reviewed and approved by the City. 107) Prior to issuance of the first building permit for a residential unit, the Eastside Trunk Sewer, Phase 2 project shall be under construction, subject to interpretation of the City. 108) Prior to issuance of the first residential building permit, the Developer shall commence construction of the park. 109) Prior to issuance of the 15`h residential building. permit or completion of the first application of asphalt on streets adjacent to the park, whichever is earlier, the Developer shall complete construction of the water detention pond. Apartment, townhomes and condominium units shall be counted as one residential building permit for each unit. 110) Prior to issuance of the 201't residential building permit, the Developer shall complete construction of the park and obtain acceptance of the City for the same. Prior to the Building Occupancy 111) Prior to.issuance of the first Certificate of Occupancy for a residential unit, the Eastside Trunk Sewer Phase 2 project shall be completed and in operation. 112) The on -site potable water storage tank and associated improvements shall be acceptably completed, in the city's sole determination, to serve this project prior to occupancy of the 25th building unit. Plans shall be submitted to the State of California Department of Health Services (CDHS) in addition to the City. Applicant shall cooperate with City and CDHS on the amendment of City's drinking water system permit that is required for the approval of the on -site water tank and water lines. 16 113) Prior to issuance of the first occupancy permit, the storm water detention pond shall be constructed and complete. Department of Public Safety -Fire 114) Fire Hydrant spacing and placement should be consistent with the City of Rohnert Park Standards, comply with Appendix C of the 2007 California Fire code, and the amendments to table C 105.1 by RPDPS ordinance #793. Specific locations of Fire hydrants shall be coordinated with the applicants Civil Engineer based on Fire Engine response protocols. 115) All roadway, private lanes and drives shall comply with the City of Rohnert Park Standards. Specifically reference Standard #202 "Alley, in regards to: o Alley lighting shall meet the City's minor street requirements. o 20 or more units will require a 24' alley width o Alleys are to be use as secondary access only, with parking provided on primary access roads. 116) Roadway widths should be consistent with the City of Rohnert Park Standards, comply with Appendix D of the 2007 California Fire code, and the amendments to RPDPS ordinance 4793 Section 15.28.13 103.2 — .15.28.13 106.1. 117) Minimum interior and exterior turning radius for Fire Apparatus Access shall be all 20 feet and 40 feet. 17