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2010/12/07 City Council Resolution 2010-139RESOLUTION NO. 2010-139 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK APPROVING A DEVELOPMENT AREA PLAN FOR THE SOUTHEAST SPECIFIC PLAN PROJECT SITE LOCATED NORTHEAST OF BODWAY PARKWAY AND VALLEY HOUSE DRIVE (APN 047 - 111 -030) IN SONOMA COUNTY, CA WHEREAS, the applicant, Redwood Equities LLC, filed Planning Application No. PL2003 -031 SP proposing a Prezone, General Plan Amendment, Specific Plan, Tentative Tract 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 -031 SP, the applicant seeks approval of a development area plan for the entire Project site, as provided in the proposed Development Area Plan — Southeast Area attached to this Resolution as Exhibit A; WHEREAS, the City Council has certified the Final EIR prepared for the Project; 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 and recommended approval of the proposed project to the City Council; WHEREAS, the City Council has reviewed and considered the information contained in Planning Application No. PL2003 -031 for the proposed Development Area 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 development area plan: Section 1. The above recitations are true and correct. Section 2. The City Council 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 Regarding: Development Area Plan — Southeast Area. The City Council hereby makes the following findings concerning the Development Area Plan — Southeast Area Plan proposed by Planning Application No. PL2003 -031 pursuant to Rohnert Park Municipal Code section 17.06.390: 1. The proposed development conforms to the specific plan. Criteria Satisfied. The Development Area Plan conforms to the specific plan and provides additional details on the project including residential floor plans and elevations by housing type, pedestrian walkways, infrastructure summaries, streetscape and park details. The proposed development is consistent with the specific plan because it conforms to the requirements in the specific plan related to density, housing type, housing location, public improvements, open space and related amenities. 2. Public infrastructure and services can be provided concurrently with the development. Criteria Satisfied. As described in the Southeast Specific Plan, Final Development Plan, Development Area 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 streets and thoroughfares will meet the standards of the City. The proposed development has been designed to provide satisfactory vehicular circulation and public improvements, such as utilities and drainage facilities have been designed and are conditioned to be constructed in conformance with City standards. Section 4. A duly noticed public hearing on the proposed Development Area 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 the Development Area Plan — Southeast Area as provided at Exhibit A, in its entirety and subject to the recommended conditions of approval as provided 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 ATTEST: rtv Clerk V - -A p BELFORTE: AYE BREEZE: AYE CA :AYE MACKENZIE: AYE STAFFORD: AYE AYES: (5) NOES: (0) ABSENT: (0) ABSTAIN: (0) EXHIBIT A DEVELOPMENT AREA PLAN - SOUTHEAST AREA City of Rohnert Park Development Area Plan - South east Area October 27, 2010 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 HEZ MALHALCH ARCHIT EC TS INC. fiVn'wiG�rW W:5.�E4i!�n3WN64S]Pr� 4;lttF of 1xfa�uG i1:1�YU Design Team APPLICANT: Willowglen Partners, Inc 520 Mendocino Avenue, Suite 250 Santa Rosa, CA 95401 Phone: (707) 579-0120 Fax: (707) 525 -1206 ARCHITECTS: William Hezmalhalch Architects 6111 Bollinger Canyon Road, Suite 495 San Ramon, CA 94583 Phone: (925) 463-1700 Fax: (925) 463 -1725 WILLIHM IT L..LC. C I E C 5 1 G. 1f+V.ra'wo 4� WGis aim Katherine Austin, AIA 524 South Main Street Sebastopol, CA 95472 Phone: (707) 829 -8257 Fax: (707) 823 -8509 Katherine Asti. yy TAIe .hiteet IIlrSUmlc tb9xe t3mlxrGil.&v3 sz,w.�ae�sv e�o-ssawac ca es�,a eet [rar�ar�x.sr^a, �a.e�a CIVIL ENGINEER: Civil Design Consultants 2200 Range Avenue, Suite 204 Santa Rosa, CA 95403 Phone: (707) 542 -4820 Fax: (707) 542 -4535 CIVR_ DE81tY-0 gL2N8UJ rB, No ?]OD =DES l 7-- . BtR� 2W 0107) {Va+l 4"A OGtRBs C107) diR•f6GD LANDSCAPE ARCHITECT Landesign Group 3344 Gravenstein Highway No. Sebastopol, CA 95472 Phone: (707) 829-2580 Fax: (707) 829-3417 Table of Contents Summary.....:........................................ ............................... 33 LandUse ................................................................................................................... ............................... 2 Streets................................................................................................................................ ............................... 3 Pedestrian Ways and Bike Ways . .............. :..................................................................................... 4 Preliminary Infrastructure - Water ............................................................................. ............................... 5 Preliminary Infrastructure - Sewer ............................................................ :............................................... 6 Preliminary Infrastructure - Storm Drain ................................................................ ............................... 7 Rural Estate: Preliminary Elevations ............................................................................. ............................... 9 Rural Estate: Typical Plot Plan & Preliminary Floor Plans - First Floor .............. ............................... 10 Rural Estate: Preliminary Floor Plans - Second Floor ....................................... ............................... 11 Low Density: Preliminary Elevations ............................................................................. ............................... 13 Low Density: Typical Plot Plan & Preliminary Floor Plans - First Floor .............. ............................... 14 Low Density: Preliminary Floor Plans - Second Floor ....................................... ............................... 15 SE Medium Density - Conventional: Preliminary Elevations ................ . ...................... I ...... .......... 17 SE Medium Density - Conventional: Typical Plot Plan & Preliminary Floor Plans - First Floor .............. 18 SE Medium Density - Conventional: Preliminary Floor Plans - Second Floor . ...............:............... 19 SE Medium Density - Conventional Duplex: Preliminary Elevations .......... ............................... 20 SE Medium Density - Conventional Duplex: Preliminary Floor Plans ............................... 21 SE Medium Density - Alley 1: Preliminary Elevations ....................................... ............................... 23 SE Medium Density - Alley 1: Typical Plot Plan & Preliminary Floor Plans - First Floor ................ 24 SE Medium Density - Alley 1: Preliminary Floor Plans - Second Floor .............. ............................... 25 SE Medium Density - Alley 1 Duplex: Preliminary Elevations ........................... ............................... 26 SE Medium Density - Alley 1 Duplex: Preliminary Floor Plans ............ ......... ............ I ...................... .. 27 SE Medium Density - Alley 2: Preliminary Elevations ................................ ....... .I............................. 29 SE Medium Density - Alley 2: Typical Plot Plan & Preliminary Floor Plans - First Floor ................... 30 SE Medium Density - Alley 2: Preliminary Floor Plans - Second Floor ............................. 31 Mixed -Use Site - Conceptual Site Plan with Parking & Loading ............. ......e..................................... 32 Apartments: Preliminary Elevations ......................................................................................... ............................... 33 Apartments: Preliminary Floor Plans - First Floor .................................................................... ............................... 34 Apartments: Preliminary Floor Plans - Second Floor ......................................................... ............................... 35 Townhomes - 5 -Plex: Preliminary Elevations .......................................................................... ............................... 37 Townhomes - 5 -Plex: Preliminary Floor Plans - First Floor ................................................... ............................... 38 Townhomes - 5 -Plex: Preliminary Floor Plans - Second Floor ................................. ..............................1 39 Townhomes - 6 -Plex: Preliminary Elevations .................................................................... ............................... 41 Townhomes - 6 -Plex: Preliminary Floor Plans - First Floor ................................................... ............................... 42 Townhomes - 6 -Plex: Preliminary Floor Plans - Second Floor .............................. ............................... 43 Retail: Preliminary Elevations ......................................................................................... ............................... 45 Retail: Preliminary Floor Plans ......................................................................................... ...........I................... 46 TrashEnclosure .......................................................................................................... ............................... 47 IllustrativeLandscape Plan ..................................................................................................... ............................... 49 Mixed -Use Site - Illustrative Landscape Plan .. .............................................................. I............................. 50 Community Monumentation - Petaluma Hill Road Streetscape & Elevation ... ............. I........................... 51 EstateLot View Corridors ..................................................................................................... ............................... 52 Perimeter Streetscape Details - Valley House Road ............................................................... ............................... 53 Perimeter Streetscape Details - Bodway Parkway ............................................................... ............................... 55 Perimeter Streetscape Sections ............... . ............................................................................. I................. 56 ConceptualLighting Details ..........:.......................................................................................... ..............I................ 57 Representative Imagery: Perimeter Streetscapes ............................................................... ............................... 58 NeighborhoodPark - Site Plan ................................................................................... ............................... 59 Neighborhood Park - Detention Pond Sections .......... . ........................ . ....................................... I ................. . 60 NeighborhoodPark - Playground .................................................... . .................... ................. I............................. 61 NeighborhoodPark - Dog Park ............. . .............. .. ............... ............................ .......................... I.................... 62 PublicWater Tank Site .................................................................................................... ............................... 63 Summary Townhomes Specific Plan Development Standards Proposed Garage: Non- Maximum Non- Approx. Gross Ac.' Units Residential Density Bldg rea Parking Required g Density Approx. Gross Ac. 1 Units (Du /Ac) Residential Parking Provided Bldg Area (Du /Ac) Subtotal: 106 Land Use (1,000 s.f.) (1,000 s.f.). Rural Estate 2 Bedroom: 21 Residential 16.0 29 2.0 n.a, 2 per unit 15.95 29 1.8 n.a. 2 garage space per unit Low Density Residential 21.0 128 6.0 n.a. 2 per unit 21.05 128 6.0 n.a. 2 garage space per unit SE Medium Density Residential 27.3 237 12.0 Mixed Use Development 7.0 81 24.0 n.a. 2 per unit Per Rohnert Park Zoning Code - Single - Family Attached (Townhomes): 2 spaces per unit, one of which must be covered, plus 1 space per 4 units for guest parking (102 Required) Multi Family (Apartments) • 1 space per studio or 1 bedroom unit; • 2 spaces per 2 bedroom unit;. • 2.5 spaces per 3 bedroom unit; and 10,000 1 guest parking space for every 4 units (Total of 66 Required) General Retail: 1 space per 300 square feet of gross floor area (34 Required) Retail Loading: 7,501 to 40,000 sq.ft, 1 berth required Public Facility 0.3 n.a. n.a. n.a. n.a. Parks 7.9' n.a. n.a. n.a. n.a. Total 79.5 475 n.a. n.a. n.a. ( l ) Bross Acreage mantles all rights -ot -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) October 27, 2010 Draft Conventional: 64 Alley Type 1: 86 27.27 Alley Type 2: 59 8.7 n.a. 2 garage space per unit Duplex : 28 Total: 237 0.26 n.a. n.a. n.a, n.a 7.98' n.a. n.a. n.a. n.a. 79.47 475 n.a. n.a. n.a. Townhomes Garage: 90 Guest: 16 Subtotal: 106 Townhomes 2 Bedroom: 21 Apartments . 3 Bedroom: 24 Garage: 36 Townhomes = 3.05 Subtotal: 45 Guest: 30 Apartments = 1.75 3 Bedroom 6 Retail = 1.52 Apartments Townhomes = 14 .75 10,340 Subtotal 66 Net Total = 6.32 1 Bedroom: 18 Apartments. = 20.50 (6.96 gross) 2 Bedroom: 12 Retail: 3 Bedroom 6 Standard (9'x18'): 45 Subtotal 36 Accessible (9'x18'1: 2 Total: 81 Subtotal: 47 Retail Loading 15'x30': 1 0.26 n.a. n.a. n.a, n.a 7.98' n.a. n.a. n.a. n.a. 79.47 475 n.a. n.a. n.a. Land Use Land Use Approx. Gross Ac, Total Units Density Rural Estate Residential 15.95 29 1.8 Low Density Residential 21.05 128 6.0 SE Medium Density Residential 27.27 237 8.7 Mixed Use Development 6.96 81 n. a. Public Facility 0.26 0 II.a Parks 7,98 (5.0 Net) 0 n.a. 2 Total 79.47 475 5.9 A WILLIAM HEz ALHALCH c " I E I I 5 I Development Area Plan - Southeast Area Streets WILLIAM HEZ ALHALCH CHITEC IS -INC. Fw -1-121 October 27, 2010 Draft 49pow Major Collector (4 Lanes) "WRIA4 Minor Arterial (2 Lanes) Minor Local (2 Lanes) 1101,01MONNOW, Neighborhood Street (Z Lanes) Private Alley Pedestrian Ways and Bike Ways LEGEND Q-4 WEE AM Multi-Use Trail Sidewalk (Both Sides of Street) Sidewalk (One Side of Street) M „ Park Trails RE Internal Trails Class 11 Bike Lane Enhanced Pedestrian Crossing I' WlWILLIAM HEZ. ll ALHALCH A R I I E . I 5 I !Nll Development Area Plan • Southeast Area Preliminary Infrastructure -Water CNIL [fit CO 01*.TAM'9, NC. xaao w.,n. w.+.,... awc. xw CAM 542-4M October 27, 2010 Draft Preliminary Infrastructure -Sewer CM- oc-Sr-N MNSVLTAW% uac � . - - Development Area Plan - Southeast Area Preliminary Infrastructure -Storm Drain CNL DESM 00? 2200" t AwwN, a... D6n C)DA 542-10= October 27, 201 Ru ral Estate Preliminary Elevations Minimum Lot Size: 17000 SF Minimum Lot Width: 90' Minimum Lot Depth: 100' Maximum Lot Coverage: 30% Minimum Setbacks: Front: 20' to Porch; 20' to Primary Building; 20' to Garage Rear: 25' to Primary Building; S' to Detached Garage Side: 10' Interior; 20' Corner Plan 2 - Spanish Colonial Plan 4 - Italianate Plan 1 - Italianate Plan 3 - Cottage Spanish Colonial The Spanish Colonial Style is an adaptation of Mission Revival enriched with additional Latin American details and elements. The homes are mostly asymmetrical 1 and 2 story massing with one strong element. Roofs are finished with 'S' shape concrete tile over 4:12 hip or gabled roof forms. The walls are finished with a light to medium texture stucco, and are accented with the occasional use of decorative brick or ceramic tile. The windows are vertical multi-paned and trimmed with simple 4 inch head and sill trim. Featured windows will occur in a recessed wall plane. Accents Include cylindrical towers, porches, balconies, arched openings, and wood or wrought iron details. The Spanish Colonial color palettes demonstrated in the street scenes were selected to reflect the architectural theme of the style in early 1900's. These colors will include a color range in off - whites or beige tones to light tans for the primary wall colors. The trim color is made up of lighter wood tones and darker colors, simulating the look of stain. Accent colors are deep jewel tones as well as rich earth tones. Roof colors are a subtle blend of terra -cotta shades. WILLIAM HEZMALHALCH C H I T F C T S I N C. (a1 .....12111 t �o9ENi5iv October 27, 2010 Draft Italianate The Italianate Home's sophisticated facade and graceful details, especially the decorative brackets, make it easily recognizable. Roofs are 'S' shape concrete file covering low pitch, usually at 4:12, hipped planes providing a continuous eave line. Walls of lightly textured stucco provide a vernacular that is enriched with selective use of cut stone as an entire surface material or as entry and corner accent. Vertical multi -paned windows are trimmed with 6 inch head and sill trim and occasionally have arched or curved window tops. Elevation accents include pronounced entry with door surround of wood or simulated stone, balconies of decorative wrought iron, and shutters. The Italianate color palettes demonstrated in the street scenes were selected to reflect the architectural theme of their origin. These colors will include rich; saturated hues of yellow, tan, and salmon for the primary wall colors. The trim color is deeply tinted whites or lighter wood tones and sometimes will include a darker secondary trim color. Accents are emphasized with the use of bolder jewel tones as well as rich earth tones. Roof colors are a complex blend of terra- cottas, browns, tans, and warm reds. Cottage Cottage is a picturesque style that reflects the rural setting of the area. The primary wall material is medium textured stucco, typically accented with stone or brick with a rusticated appearance. The main roof is hipped with intersecting gables. Flat concrete tiles cover varied roof pitches from 4:12 to 8:12. Vertical multi-paned windows are trimmed with 4 inch jambs and 6 inch head and sill trim. Elevation accents include porches, balconies of wood or wrought iron, shutters, and window bays. The Cottage color palettes demonstrated in the street scenes were selected to reflect the architectural theme of earlier examples. These .colors will include soft, mid -value hues of beige, tan, yellow, gray, and green for the primary wall colors. The trim color is usually soft tinted whites that are in subtle contrast to the body color. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are shades of gray, blue, green, and brown. 9 Ru ral Estate Typical Plot Plan & Preliminary Floor Plans - First Floor Plan 2 +/- 3153 Sq.Ft. 4 Bdrm /3Ba /Den 3 Car Garage Options: Den /Music Room 10 Plan 4 4015 - 4284 Sq. Ft. 3 -5 Bdrm/4.5 -5.5 Ba /Studio 3 Car Garage Options: Casita /4 Car Garage /Media Room /Extended Family /Loft Plan 1 Plan 3 2521 - 2738 Sq.Ft. 3553 -3794 Sq.Ft. 5 Bdrm/2.5 -3.5 Ba /Den 6 Bdrm /4 -5 Ba/Teen Room /Office 2 Car Garage 4 Car Garage Options: Den /Guest Suite /3- Options: Guest Suite /Optional WILLIAM HEZMALHALCH Car Garage A R C H I T 6NC T S I N C. n T— eIL111,11 w9 x � — ,,, oR m .,n Development Area Plan - Southeast Area Rural Estate Preliminary Floor Plans - Second Floor Plan 4 WILLIAM HEZMALHALCH A R C H I L E C i 5 1 N C. JIaY[9RlE .muC1 llY 4,lH1 wU W:N "WI October 27, 2010 Draft Plan 3 Low Densi .Preliminary Elevations Minimum Lot Size: Minimum Lot Width: Minimum Lot Depth: Maximum Lot Coverage Minimum Private Yard: Minimum Setbacks: 5,000 SF 50' 100' 40 750 SF Front: 10' to Porch; 15' to Primary Building; 20' to Garage Rear: 15' to Primary Building; S' to Detached Garage Side: 5' Interior; 10' Corner Plan 3 - Spanish Colonial Plan 1 - Cottage Plan 4 - Italianate Plan 2 - Craftsman Plan 5 - Spanish Colonial Spanish Colonial The Spanish Colonial Style is an adaptation of Mission Revival enriched with additional Latin American details and elements. The homes are mostly asymmetrical 1 and 2 story massing with one strong element. Roofs are finished with 'S'shape concrete tile over 4:12 hip or gabled roof forms. The walls are finished with a light to medium texture stucco, and are accented with the occasional use of decorative brick or ceramic tile. The windows are vertical multi-paned and trimmed with simple 4 inch head and sill trim, Featured windows will occur in a recessed wall plane. Accents include cylindrical towers, porches, balconies, arched openings, and wood or wrought iron details. The Spanish Colonial color palettes demonstrated in the street scenes were selected to reflect the architectural theme of the style in early 1900's. These colors will include a color range in off - whites or beige tones to light tans for the primary wall colors. The trim color is made up of lighter wood tones and darker colors, simulating the look of stain. Accent colors are deep jewel tones as well as rich earth tones. Roof colors are a subtle blend of terra -cotta shades. WILLIAM HEZM ALHALCH A R C H I r E C r 5 I N C. AY_wf S,rRM d�IAAUG P..'m1u] October 27, 2010 Draft Cottage Cottage is a picturesque style that reflects the rural setting of the area. The primary wall material is medium textured stucco, typically accented with stone or brick with a rusticated appearance. The main roof is hipped with intersecting gables. Flat concrete tiles cover varied roof pitches from 4:12 to 8:12. Vertical multi-paned windows are trimmed with 4 inch jambs and 6 inch head and sill trim. Elevation accents include porches, balconies ofwood or wrought iron, shutters, and window bays. The Cottage color palettes demonstrated in the street scenes were selected to reflect the architectural theme of earlier examples. These colors will include soft, mid -value hues of beige, tan, yellow, gray, and green for the primary wall colors. The trim color is usually soft tinted whites that are in subtle contrast to the body color. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are shades of gray, blue, green, and brown. Italianate The Italianate Home's sophisticated fa Fade and graceful details, especially the decorative brackets, make it easily recognizable. Roofs are 'S' shape concrete file covering low pitch, usually at 4:12, hipped planes providing a continuous eave line. Walls of lightly textured stucco provide a vernacular that is enriched with selective use of cut stone as an entire surface material or as entry and corner accent. Vertical multi-paned windows are trimmed with 6 inch head and sill trim and occasionally have arched or curved window tops. Elevation accents include pronounced entry with door surround of wood or simulated stone, balconies of decorative wrought iron, and shutters. The Italianate color palettes demonstrated in the street scenes were selected to reflect the architectural theme of their origin. These colors will include rich, saturated hues of yellow, tan, and salmon for the primary wall colors. The trim color is deeply tinted whites or lighter wood tones and sometimes will include a darker secondary trim color. Accents are emphasized with the use of bolder jewel tones as well as rich earth tones.'Roof colors are a complex blend of terra- cottas, browns, tans, and warm reds. Craftsman The Craftsman Style is chamaterized by the rustic texture of the building materials. broad overhangs, and exposed rafter tails at the eaves. The homes are mostly 2 -story massing with a significant .single story element nestled against the main body or the structure. Root's are finished with flat concrete tile over 4:12 cross gabled rool' Torus. The walls are predominately finished with cementitious (wood like) siding and smear with a medium texture as it secondary material. The walls arc accented with the occasional use of it masonry wainscot in either le"cnal rubble like stone or brick of a antic handmade look. The windows have a vertical proportion with mullions in the upper h;dl'and trimmed with simple 4 inch Surrounds. Accents include large porches, stout columns, ridge henms and polkas with knee brace, mid gable end articulation. The Cmllsman color palettes demonstrated in the street scenes were selected to rcllecl it modern interpretation of historic themes. Thesc colors will include earth tones ranging from warm preens and light browns to tuns and ochre yellows for the primary wall colors. The trim is a complimentary color to the wa I I color selected from the same earth tone range. Accent colors typically used on the entry door and railings are rich, light earthy shades orgrecn, red, and brown. Roof colors arc shades of warm green and brown. 13 14 Low Densi Typical Plot Plan & Preliminary Floor Plans - First Floor Plan 3 Plan 1 Plan 4 Plan 2 Plan 5 +/- 2282 Sq.Ft. +/- 1730 Sq.Ft. +/- 2355 Sq.Ft. +/- 2166 Sq.Ft. +/- 2576 Sq.Ft. 5 Bdrm /3 Ba 3 Bdrm /2 Ba 5 Bdrm /3Ba /Tech 4 Bdrm /2.5 Ba /Tech - 5 Bdrm /3 Ba /Tech 2 Car Garage 2 Car Garage 3 Car Garage 2 Car Garage 3 Car Garage. Options: Den /Retreat Options: Den Options: Den /Loft/ Options: Den /Retreat Retreat WRL`IAM HE`MAL —I-CH I EC TS S N C. Development Area Plan - Southeast Area Low Densi Preliminary Floor Plans - Second Floor Plan 3 Plan 4 Plan 2 Plan 5 Al WILLIAM HEZMALHALCH A P C H I i E C L S I MC. �kLtv.u>i4 xRIX 5�4eNYM�1'M.d'a F�AY W3 YA fdrAY�w.eMNt�s¢��W IfR October 27, 2n010uDraft 15 SE Medium Densit - Conventional Preliminary Elevations M L t5 32nD Inlmum o Ize. Minimum Lot Width: SF 36' Minimum Lot Depth: 80' Maximum Lot Coverage: 50% Minimum Private Yard: 400 SF Minimum Setbacks: Front: 5' to Porch; 10' to Primary Building; 20' to Garage Rear: 10' to Primary Building; 5' to Detached Garage Side: 4' Interior; 10' Corner Plan 1 - Cottage Plan 5 - Craftsman Plan 4 - Italianate Plan 3 -Spanish Colonial Plan 2 - Cottage Cottage Cottage is a picturesque style that reflects the rural setting of the area. The primary wall material is medium textured stucco, typically accented with stone or brick with a rusticated appearance. The main roof is hipped with intersecting gables. Flat concrete tiles cover varied roof pitches from 4:12 to 8:12. Vertical multi-paned windows are trimmed with 4 inch jambs and 6 inch head and sill trim. Elevation accents include porches, balconies ofwood orwrought iron, shutters, and window bays. The Cottage color palettes demonstrated in the street scenes were selected to reflect the architectural theme of earlier examples. These colors will include soft, mid -value hues of beige, tan, yellow, gray, and green for the primary wall colors. The trim color is usually soft tinted whites that are in subtle - contrast to the body color. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are shades of gray, blue, green, and brown. i WILLIAM HEZHALHALCH A R C H I T E C I S I N C. arimuaalar srtre - iE rrr:x ua�r�u nmruu October 27, 2010 Draft Craftsman The Craftsman Style is characterized by the rustic texture of the building materials, broad overhangs, and exposed rafter tails at the eaves. The homes are mostly 2 -story massing with a significant single story element nestled against the main body of the structure. Roofs are finished with flat concrete tile over 4:12 cross gabled roof forms. The walls are predominately finished with cementitious (wood like) siding and stucco with a medium texture as a secondary material. The walls are accented with the occasional use of a masonry wainscot in either textural rubble like stone or brick of a rustic handmade look. The windows have a vertical proportion with mullions in the upper half and trimmed with simple 4 inch surrounds. Accents include large porches, stout columns, ridge beams and purlins with knee brace, and gable end articulation. The Craftsman color palettes demonstrated in the street scenes were selected to reflect a modern interpretation of historic themes. These colors will include earth tones ranging from warm greens and light browns to tans and ochre yellows for the primary wall colors. The trim is a complimentary color to the wall color selected from the same earth tone range. Accent colors typically used on the entry door and railings are rich, light earthy shades of green, red, and brown. Roof colors are shades of warm green and brown. Italianate The Italianate Home's sophisticated faFade and graceful details, .especially the decorative brackets, make it easily recognizable. Roofs are 'S' shape concrete tile covering low pitch, usually at 4:12, hipped planes providing a. continuous eave line. Walls of lightly textured stucco provide a vernacular that is enriched with selective use of cut stone as an entire surface material or as entry and corner accent. Vertical multi-paned windows are trimmed with 6 inch head and sill trim and occasionally have arched or curved window tops. Elevation accents include pronounced entry with door surround of wood or simulated stone, balconies of decorative wrought iron, and shutters. The Italianate color palettes demonstrated in the street scenes were selected to reflect the architectural theme of their origin. These colors will include rich, saturated hues of yellow, tan, and salmon for the primary wall colors. The trim color is deeply tinted whites or lighter wood tones and sometimes will include a darker secondary trim color. Accents are emphasized with the use of bolder jewel tones as well as rich earth tones. Roof colors are a complex blend of terra- cottas, browns, tans, and warm reds. Spanish Colonial The Spanish Colonial Style is an adaptation of Mission Revival enriched with additional Latin American details and elements. The homes are mostly asymmetrical 1 and 2 story massing with one strong element. Roofs are finished with 'S' shape concrete tile over 4:12 hip or gabled roof forms. The walls are finished with a light to medium texture stucco, and are accented with the occasional use of decorative brick or ceramic tile. The windows are vertical multi-paned and trimmed with simple 4 inch head and sill trim. Featured windows will occur in a recessed wall plane. Accents include cylindrical towers, porches, balconies, arched openings, and wood or wrought iron details. The Spanish Colonial color palettes demonstrated in the street scenes were selected to reflect the architectural theme of the style in early 1900's. These colors will include a color range in off - whites or beige tones to light tans for the primary wall colors. The trim color is made up of lighter wood tones and darker colors, simulating the look of stain. Accent colors are deep jewel tones as well as rich earth tones. Roof colors are a subtle blend of terra -cotta shades. SE Medium Densi - Conventional Typical Plot Plan & Preliminary Floor Plans - First Floor Plan 1 +/- 1345 Sq.Ft. 3 Bdrm /2 Ba 2 Car Garage Options: Den 18 Plan 5 +/- 2210 Sq.Ft. 3 Bdrm /2.5 Ba /Loft 2 Car Garage Plan 4 Plan 3 Plan 2 +/- 2030 Sq. Ft. +/- 1950 Sq. Ft. +/- 1610 Sq.Ft. 3 Bdrm /2.5 Ba /Den 3 Bdrm /3.5 Ba /Office 3 Bdrm /3.5 Ba /Office 2 Car Garage 2 Car Garage 2 Car Garage Options: Loft WILLIAM I'l EZMALHALCH N r EC 1S INC. qtr WZt %UUrs �W U sPYSS� Development Area Plan - Southeast Area SE Medium Density - Conventional Preliminary Floor Plans - Second Floor Plan 1 Plan 5 Plan 4 Plan 3 Iff WRLLIHM HEZMALHALCH C I CCiS INC. ♦v4 4t u'w1 &9 t% n raN'Jlxnrsn� 4i YS i!0 �sA October 27, 2010 Draft Plan 2 19 SE Medium Densi Preliminary Elevations - Conventional Duplex Minimum Lot Size: Minimum Lot Width: Minimum Lot Depth: Maximum Lot Coverage Minimum Private Yard: Minimum Setbacks: 5,400 SF 65' 80' 40 600 SF Front: 10' to Porch; 15' to Primary Building; IS' to Garage Side: 5' Interior "I"" . 11Ir, . + ... A,,lA rr t .c Unit A Unit A Unit B Spanish Colonial The Spanish Colonial Style is an adaptation of Mission Revival enriched with additional Latin American details and elements. The homes are mostly asymmetrical 1 and 2 story massing with one strong element. Roofs are finished with 'S' shape concrete tile over 4:12 hip or gabled roof forms. The walls are finished with a light to medium texture stucco, and are accented with the occasional use of decorative brick or ceramic tile. The windows are vertical multi-paned and trimmed with simple 4 inch head and sill trim. Featured windows will occur in a recessed wall plane. Accents include cylindrical towers, porches, balconies, arched openings, and wood or wrought iron details. The Spanish Colonial color palettes demonstrated in the street scenes were selected to reflect the architectural theme of the style in early 1900's. These colors will include a color range in off - whites or beige tones to light tans for the primary wall colors. The trim color is made up of lighter wood tones and darker colors, simulating the look of stain. Accent colors are deep jewel tones as well as rich earth tones. Roof colors are a subtle blend of terra -cotta shades. 20 I'll WILLIAM HEZMALHALCH ARC 11EC I s INC. 55F1FSW vi... 31 vwsnvMAa+ u+9 »lit +Sn Development Area Plan - Southeast Area Front - Spanish Colonial Right Side - Spanish Colonial SE Medium Density - Conventional Duplex Preliminary Floor Plans Conceptual Second Floor Plan Iff WILLIAM HEZMALHALGH A P C H I T E C IS I N C. �vE SLff lC $1.y11.1 W fa tlWS5s4 a9 2V Sr�rxvaluN�raan W Sri ]W ISb October 27, 2010 Draft Unit B Unit A Conceptual First Floor Plan Unit B +/- 1172 Sq.ft. 2 Bdrm /1.5 Ba 1 Car Garage Unit A +/- 1393 Sq.Ft. 3 Bdrm /2.5 Bat Car Garage 21 SE Medium Density - Alle Preliminary Elevations Craftsman The Craftsman Style is characterized by the rustic texture of the building materials, broad overhangs, and exposed rafter tails at the eaves. The homes are mostly 2 -story massing with a significant single story element nestled against the main body of the structure. Roofs are finished with flat concrete file over 4:12 cross gabled roof forms. The walls are predominately finished with cementitious (wood like) siding and stucco with a medium texture as a secondary material. The walls are accented with the occasional use of a masonry wainscot in either textural rubble like stone or brick of a rustic handmade look. The windows have a vertical proportion with mullions in the upper half and trimmed with simple 4 inch surrounds. Accents include large porches, stout columns, ridge beams and purlins with knee brace, and gable end articulation. The Craftsman color palettes demonstrated in the street scenes were selected to reflect a modern interpretation of historic themes. These colors will include earth tones ranging from warm greens and light browns to tans and ochre yellows for the primary wall colors. The trim is a complimentary color to the wall color selected from the same earth tone range. Accent colors typically used on the entry door and railings are rich, light earthy shades of green, red, and brown. Roof colors are shades of warm green and brown. Katherine Austin, AIA, Architect Qft`xa LIM.likob rc; " ?T4S F.Id�Slreer, SeAestvpol. t'I 9"n TaL(RCj 6^GbRJ Fm. RVB%�H October 27, 2010 Draft Minimum Lot Size: Minimum Lot Width: Minimum Lot Depth: Maximum Lot Coverage: Minimum Private Yard: Minimum Setbacks: Tian z5 - Craftsman Plan 1- Spanish Colonial Plan 2 - Italianate Plan 4 - Cottage Spanish Colonial The Spanish Colonial Style is an adaptation of Mission Revival enriched with additional Latin American details and elements. The homes are mostly asymmetrical 1 and 2 story massing with one strong element. Roofs are finished with 'S'shape concrete file over 4:12 hip or gabled roof forms. The walls are finished with a light to medium texture stucco, and are accented with the occasional use of decorative brick or ceramic tile. The windows are vertical multi-paned and trimmed with simple 4 inch head and sill trim. Featured windows will occur in a recessed wall plane. Accents include cylindrical towers, porches, balconies, arched openings, and wood or wrought iron details. The Spanish Colonial color palettes demonstrated in the street scenes were selected to reflect the architectural theme of the style in early 1900's. These colors will include a color range in off- whites or beige tones to light tans for the primary wall colors. The trim color is made up of lighter wood tones and darker colors, simulating the look of stain. Accent colors are deep jewel tones as well as rich earth tones. Roof colors are a subtle blend of terra -cotta shades. Italianate The Italianate Home's sophisticated faSade and graceful details, especially the decorative brackets, make it easily recognizable. Roofs are 'S' shape concrete tile covering low pitch, usually at 4:12, hipped planes providing a continuous eave line. Walls of lightly textured stucco provide a vernacular that is enriched with selective use of cut stone as an entire surface material or as entry and corner accent. Vertical multi-paned windows are trimmed with 6 inch head and sill trim and occasionally have arched or curved window tops. Elevation accents include pronounced entry with door surround of wood or simulated stone, balconies of decorative wrought iron, and shutters. The Italianate color palettes demonstrated in the street scenes were selected to reflect the architectural theme of their origin. These colors will include rich, saturated hues of yellow, tan, and salmon for the primary wall colors. The trim color is deeply tinted whites or lighter wood tones and sometimes will include a darker secondary trim color. Accents are emphasized with the use of bolder jewel tones as well as rich earth tones. Roof colors are a complex blend of terra- cottas; browns, tans, and warm reds. 3,400 SF 32' 97' 50% 400 SF Front: 5' to Porch; 8' to Primary Building; Rear: 4' to Primary Building Side: 0' Interior; 10' Corner Cottage Cottage is a picturesque style that reflects the rural setting of the area. The primary wall material is medium textured stucco, typically accented with stone or brick with a rusticated appearance. The main roof is hipped with intersecting gables. Flat concrete tiles cover varied roof pitches from 4:12 to 8:12. Vertical multi-paned windows are trimmed with 4 inch jambs and 6 inch head and sill trim, Elevation accents Include porches, balconies of wood or wrought iron, shutters, and window bays. The Cottage color palettes demonstrated in the street scenes were selected to reflect the architectural theme of earlier examples. These colors will include soft, mid -value hues of beige, tan, yellow, gray, and green for the primary wall colors. The trim color is usually soft tinted whites that are in subtle contrast to the body color. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are shades of gray, blue, green, and brown. 23 SE Medium Densit - Alley Typical Plot Plan & Preliminary Floor Plans - First Floor t,__. Plan 3 Plan 1 Plan 2 Plan 4 +/- 2185 Sq.Ft. +/- 1690 Sq.Ft. +/- 1575 Sq.Ft. +/- 1375 Sq.Ft. 4 Bdrm /3 Ba 3 Bdrm /2.5 Ba. 3 Bdrml2.i Ba 3 Bdrm /2 Ba 2 Car Garage 2 Car Garage 2 Car Garage 2 Car Garage 24 Kvtherine Austin, AIA, Architect r�na uz�ae>arwefrsaxn SM S Ni Min S+�n, 3N.wtx+�l :A 4un ':M,(C9)tlT1fi:'Afttv 4:.50599 Development Area Plan - Southeast Area SE Medium Densi -Alley I Preliminary Floor Plans - Second Floor Plan 3 Plan 1 Plan 2 Katherine Austin, AIA, Architect October 27, 2010 Draft r ya, M� w i Note: Optional 2nd Unit Above Garage available on Plans 1 -4 25 SE Medium Densi Preliminary Elevations 26 - Alley I Duplex Minimum Lot Size: Minimum Lot Width: Minimum Lot Depth: Maximum Lot Coverage: Minimum Private Yard: Minimum Setbacks: - `-' 1110.. ftlgnt bltle - craftsman Unit 2 Unit 2 Unit 1 Craftsman The Craftsman Style is characterized by the rustic texture of the building materials, broad overhangs, and exposed raker tails at the eaves. The homes are mostly 2 -story massing with a significant single story element nestled against the main body of the structure. Roofs are finished with flat concrete tile over 4:12 cross gabled roof forms. The walls are predominately finished with cementitious (wood like) siding and stucco with a medium texture as a secondary material. The walls are accented with the occasional use of a masonry wainscot In either textural rubble like stone or brick of a rustic handmade look. The windows have a vertical proportion with mullions in the upper half and trimmed with simple 4 inch surrounds. Accents include large porches, stout columns, ridge beams and purlins with knee brace, and gable end articulation. The Craftsman color palettes demonstrated in the street scenes were selected to reflect a modern interpretation of historic themes. These colors will include earth tones ranging from warm greens and light browns to tans and ochre yellows for the primary wall colors. The trim is a complimentary color to the wall color selected from the same earth tone range. Accent colors typically used on the entry door and railings are rich, light earthy shades of green, red, and brown. Roof colors are shades of warm green and brown. 6,000 SF 64' 97' 40 400 SF Front: S' to Porch; 8' to Primary Building; Rear: 4' to Primary Building Side: 0' Interior; 10' Corner Katherine Austin, AIA, Architect f�fartT 4RSSta.!&xT9Hf:2t.3� RM. SbM M . StmN, SRYHSHq(+, :A mYt':. tN. nC'�1Cl:+NS't'e+aR. H:�e'Fri Development Area Plan - Southeast Area S Density - Alley.. I Duplex Preliminary Floor Plans Conceptual Second Floor Plan Katherine Ausdn; AIA, Architect �rnrc�.umrsm.�'i ��vas �'ra.axi,�asarx October 27, 2010 Draft Unit 1 Unit 2 Conceptual First Floor Plan Unit 1 +/- 848 Sq.Ft. 2 Bdrm /1.5 Ba 2 Car Garage Unit 2 +/- 1225 Sq.Ft. 3 Bdrm /1.5 Ba 2 Car Garage 27 SE Medium Density - _.Alley 2 Preliminary Elevations Cottage Minimum Lot Size: 2,600 SF Minimum Lot Width: 38' Minimum Lot Depth: 69' Maximum Lot Coverage: 50% Minimum Private Yard: 350 SF Minimum Setbacks: Front: 5' to Porch; 8' to Primary Building Rear: 4'to Primary Building Side: S' Interior; 10' Corner Cottage is a picturesque style that reflects the rural setting of the area. The primary wall material is medium textured stucco, typically accented with stone or brick with a rusticated appearance. The main roof is hipped with intersecting gables. Flat concrete tiles cover varied roof pitches from 4:12 to 8:12. Vertical multi-paned windows are trimmed with 4 inch jambs and 6 inch head and sill trim. Elevation accents include porches, balconies of wood orwrought iron, shutters, and window bays. The Cottage color palettes demonstrated in the street scenes were selected to reflect the architectural theme of earlier examples. These colors will include soft, mid -value hues of beige, tan, yellow, gray, and green for the primary wall colors. The trim color is usually soft tinted whites that are in subtle contrast to the body color. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are shades of gray, blue, green, and brown. 1 WILLIAM HEZMALHALCH A RC HI r t C t INC. Nltauct�UxLVG�E Arrrt a�a�wa9r -sw srtxx vsirsGG 9rosssu &9 tf0 ¢C9 ,vaMYLm,s m 451» I>h October 27, 2010 Draft Plan 1 -Cottage Plan 3 - Traditional Plan 2 - Farmhouse Traditional The Traditional Style is a relaxed, yet dignified expression inspired by early American Colonial styles. The homes are mostly 2 -story massing with a single story elements nestled against the main body of the structure. Roofs are finished with flat concrete tile over 5:12 gabled roof forms. The walls are finished with cementitious (wood like) siding. The windows have a vertical proportion with mullions and trimmed with 4 inch jambs with a more articulated head and sill. Accents include porches, columns, railing, shutters, and gable end ornamentation. The Traditional color palettes demonstrated in the street scenes were selected to reflect, the architectural theme of earlier examples. These colors will include whites, off - whites, dark, or light colors for the primary wall colors. The trim is whites or light shades contrasting with the field color. Accent colors are light or dark colors in contrast or harmony with the field color. Roof colors are light shades of warm gray and brown. Farmhouse The Farmhouse Style represents it pnmtical and picturesque country house with an asymmetrical casual appeamnec. The homes arc mostly 2 -story massing with a single story porch nestled against the main body of the structure. Roofs arc finished ,ilh flat concrete tilt over 5:12 cross gabled ruuf forms. The walls arc linishcd with cenlenlilious (wood like) siding. The windows lace it vertical proportion with mullions in the upper half and trimmed with 4 inch jambs with a more articulated head and sill. Accents include large porches, columns. roiling, knee bracing, and gable end articulation. The Farmhouse color palettes demonstrated in the street scenes were selected to reflect a modem interpretation of historic themes. These colors will include whites, light tinted colors or deep hues of blue, red, or green for the primary wall colors. The trim is whites of light shades complimcntory to Ihc field color. Accent colors arc light at dark colors contrasting with the field color. Roof colors arc light shades of warm gray and frown. 29 SE Medium Density - Alley 2 Typical Plot Plan & Preliminary Floor Plans - First Floor Plan I Plan 3 Plan 2 1352 Sq . Ft. 1712 Sq.Ft. 1514 Sq.Ft. 3 Bdrm/2.5 Ba 4 Bdrm/2.5 Ba 3 Bdrm/2.5 Ba . 2 Car Garage 2 Car Garage 2 Car Garage 30 ;WILLIAM HEZ ILHILCH Development Area Plan s t ea ZZ, "'Z " SE Medium Densit - Alley 2 Preliminary Floor Plans - Second Floor Plan 1 Plan 3 Plan 2 A WILLIAM HEZMALHALCH ARCH TEC IS. INC. �'. &AiN4AYwE S -SFt10 &9ii/vG 9i�1Yw October 27, 2010�Draft 31 Mixed -Use Site - Conceptual Site Plan with Parking & Loading Total Site Area: 66,210 SF (1.52 AC) 100% Total Building Footprint: 10,340 SF 18% Loading (15'x30') Commercial Entry Total Common Open Space: 27,100 SF 48% Resident Entrance Total Paving Area: 19,560 SF 34% �t I #d&tdt�,114?i'Jt� ivRi a. Gross Floor Are 0 40 SF CrPPrsS� b i } l•. d b FAR: 0.16 �, xs •g 1 j �'� �` T Loading: 1 Space (15'x30') S Parking: 45 Public Spaces � 'p 'Y •� � � � � � a*' 2 Accessible Spaces 47 Total Spaces � .,,_�.•,,� x;yr, '. 1.365paces/3005F Retail < (1 per 300 required) — Apartments: Y t � ' Total Site Area 76,230 5F (1. AC 100% 75 ) � F � Total Building Footprint 20,220 S 23% 4 On Grade Private Open Space: 900 SF 1% Private Open Space: 1,680 SF Total Common Open Space: 40,880 SF 48% Total Paving Area: 23,740 SF 28% ,f� �- •r' '' r"`'�j Gross Floor Area: 40,440 SF Dwelling Unit (DU) Count: 36 Total E � 1 Bedroom: 18 P m. - 7: a - `z •u ''' 1�sP f .S.. 3 Bedroom: 6 w '�, s• • � � Density: 20.6 DU /AC . �.: Tn sl; �`-- ,..""_'?' i � e FAR' 0.53 r - Parking: 28 Public Spaces _ J' ,. •" r _ .a ,; 2 Accessible Spaces ( ;� 36 Private Garaee Soaces .Afs`•i'IL MANS rm` ' € 66 Total Spaces (66 required). s Ca homes: ;, _BTU I *1 i- S•„ i ,, - g j t Total Site Area: 132,780 SF (3.05 AC) 100% i y r•, i € Total Building Footprint: 48,1005E 36% :i On -Grade Private Open Space: 3,120 SF 2% Total Common Open Space: 48,370 SF 36% •� r Total Paving Area: 33,190 SF 26% gilp g + Gross Floor Area: 97,537 SF y � ' ' Unit Count: 45 Total ..�..�� `, � •; -,-,- �.^..... --° .. �a _ .,,. «xv,+aaxt��^' 4�#.�.,.,'S.xA.......;m 2 Bedroom: 21 3 Bedroom: 24 Density: 14.7 DU /AC FAR: 0.73 - Parking: 15 Public Spaces 1 Accessible Space Commercial Entry 90 Private Garaee Soaces 106 Total Spaces (102 required) 0 80 160 'tiY.l.... I I I I I I I I I I I I I I I I I I I I I I I I 240 f I I I I I I W�,LCIHM HEZMAS HA NCC 32 Development Area Plan - Southeast Area Apartments. Preliminary Elevations Maximum Lot Coverage: 80% Minimum Private Yard: 50 SF Minimum Setbacks: Front: 10' to Primary Building Rear: 10' to Primary Building Side: 10' to Corner The Apartments are 2 -story buildings composed of stacked flat units with attached 1 -car garages. Roofs are finished with flat concrete tile over 4:12 hip roof forms with the occasional cross gable relieving the horizontal movement of the roof. The walls are predominately finished with cementitious (wood like) siding above the second floor line with medium texture stucco below. Porches and decks are highlighted with.the use of brick with a rustic handmade look. The windows have a vertical proportion with mullions in the upper half and trimmed with simple 4 inch surrounds. Accents include horizontal bands, shutters, and metal railing. The color palettes for the Apartments demonstrated in the street scenes were selected to reflect an eclectic mix of the colors that are seen in the adjacent neighborhoods. These colors will include earth tones ranging from warm greens and light browns to tans for the primary wall colors. The trim color is deeply tinted whites. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are light shades of warm gray and brown, WILLIAM HEzMrASH -CH October 27, 2010rDraft 33 Apartments Preliminary Floor Plans - First Floor Plan 2 Plan 1 Plan 1 Plan 2 +/- 920 Sq.Ft. +/- 626 Sq. Ft. +/- 626 Sq. Ft. +/- 920 Sq.Ft. 2 Bdrm /2 Ba 1 Bdrm /1 Ba 1 Bdrm /1 Ba 2 Bdrm /2 Ba 1 Car Garage 1 Car Garage 1 Car Garage 1 Car Garage 34 I'll WILLIAM HEZMALHALCH R i EC iS INC. ] SAS) Development Area Plan - Southeast Area Apartments Preliminary Floor Plans - Second Floor Plan 4 Plan 1 Plan 1 Plan 4 +/- 1114 Sq.Ft. +/- 626 Sq. Ft. +/- 626 Sq.Ft. +/- 1114 Sq.Ft. 3 Bdrm /2 Ba 1 Bdrm /1 Ba 1 Bdrm /1 Ba 3 Bdrm /2 Ba 1 Car Garage 1 Car Garage 1 Car Garage 1 Car Garage Plan 3 Plan 1 Plan 1 Plan 3 +/- 875 Sq.Ft. +/- 626 Sq.Ft. +/- 626 Sq. Ft. +/- 875 Sq.Ft. 2 Bdrm /2 Ba 1 Bdrm /1 Ba 1 Bdrm /1 Ba 2 Bdrm /2 Ba 1 Car Garage 1 Car Garage 1 Car Garage 1 Car Garage IS WILLIAM HEZMALHALCH A R C I I T E C I S I N C. WS NIiMU,rJ�evc SU'c� _ " FFDA 6r.�1,��1C.�sY1Y'3W W3 S M.l �xsNM�mcn W Ws la �A October 27, 2010 Draft 35 Townhomes - 5 -Plex Preliminary Elevations Maximum Lot Coverage: 80% Minimum Private Yard: 50 SF Minimum Setbacks: Front: 10' to Primary Building Rear: 10' to Primary Building Side: 10' to Corner Plan 2 Plan 3 Plan 1 Plan 3 Plan 4 The Townhomes are an assemblage of eclectic row houses influenced by the architectural styles found in the adjoining neighborhoods. The 2 -story buildings are composed of individual townhomes with a strong vertical rhythm establishing a scale compatible with the detached homes in the project. Single story elements nestled against the main body of the structure generate horizontal movements that further enhance the homes. Roofs are finished with flat concrete tile over 4:12 gable and hip roof forms. The walls are predominately finished with cementitious (wood like( siding and stucco with a medium texture as a secondary material. The walls are accented with the occasional use of brick with a rustic handmade look. The windows have a vertical proportion with mullions and trimmed with simple 4 inch surrounds. Accents include porches, columns, cornice trim, shutters, and gable end articulation. The color palettes for the Townhomes demonstrated in the street scenes were selected to reflect an eclectic mix of the colors that are seen in the adjacent neighborhoods. These colors will include earth tones ranging from warm greens and light browns to tans and ochre yellows for the primary wall colors. The trim color is deeply tinted whites or lighter wood tones. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are shades of warm gray and brown, is WILLIAM HEZMALHALCH A R C H I CC T 5 INC. AnaYE f'A'Etx N.ttr1uG 91�•SSW October 27, 2010 Draft 37 Townhomes - 5 -Plex Preliminary Floor Plans - First Floor Plan 2 Plan 3 Plan 1 Plan 3 Plan 4 +/- 1513 Sq. Ft. +/- 1609 Sq.Ft. +/- 1444 Sq.Ft. +/- 1609 Sq.Ft. +/- 1794 Sq.Ft. 2 Bdrm /2.5 Ba /Loft 3 Bdrm /2.5 Ba /Loft 2 Bdrm /2.5 Ba /Loft 3 Bdrm /2.5 Ba /Loft 3 Bdrm /2.5 Ba /Loft 2 Car Garage 2 Car Garage 2 Car Garage 2 Car Garage 2 Car Garage 38 WILLIAM HEZMALHALCH Development Area Plan - Southeast Area Townhomes - 5 -Plex Preliminary Floor Plans - Second Floor Plan 2 Plan 3 Plan 1 Plan 3 Plan 4 WILLIAM HEZMALHALCH A RC N Ii CC T INC. �1 �49YCNYC9R (t _ tE SLi'F! %S��T /1 W f191:LxW October 27, 2010 Draft 39 Townhomes - 6 -Plex Preliminary Elevations Maximum Lot Coverage Minimum Private Yard: Minimum Setbacks: Total Public Open Space: Total Private Open Space: Parking: Plan 2 Plan 1 Plan 3 Plan 1 Plan 3 Plan 4 The Townhomes area n assemblage of eclectic now houses influenced by the architectural styles found in the adjoining neighborhoods. The 2 -story buildings are composed of individual townhomes with a strong vertical rhythm establishing a scale compatible with the detached homes in the project. Single story elements nestled against the main body of the structure generate horizontal movements that further enhance the homes. Roofs are finished with flat concrete tile over 4:12 gable and hip roof forms. The walls are predominately finished with cementitious (wood like) siding and stucco with a medium texture as a secondary material. The walls are accented with the occasional use of brick with a rustic handmade look, The windows have a vertical proportion with mullions and trimmed with simple 4 inch surrounds. Accents include porches, columns, cornice trim, shutters, and gable end articulation. The color palettes for the Townhomes demonstrated in the street scenes were selected to reflect an eclectic mix of the colors that are seen in the adjacent neighborhoods. These colors will include earth tones ranging from warm greens and light browns to tans and ochre yellows for the primary wall colors. The trim color is deeply tinted whites or lighter wood tones. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are shades of warm gray and brown. III w IILLIAM HEZM ALHALCH A CHIT C Is INc. SGU.'Iet�45ni>YC 9.rth AvEN4 S'FFt»4�i,�u49lFY'fui #3 t5C T ew.efamN.acn w ks ix ,sA October 27, 2010 Draft 80% 50 SF Front: 10' to Primary Building Rear: 10' to Primary Building Side: 10' to Corner 41,460 SF 3,120 SF 20 Public Spaces 90 Private Garage Spaces 41 Townhomes - 6 -Plex Preliminary Floor Plans - First Floor Plan 2 Plan 1 Plan 3 Plan 1 Plan 3 Plan 4 +/- 1513 Sq.Ft. +/- 1444 Sq. Ft. +/- 1609 Sq.Ft. +/- 1444 Sq.Ft. +/- 1609 Sq.Ft. +/- 1794 Sq. Ft. 2 Bdrm /2.5 Ba /loft 2 Bdrm /2.5 Ba /Loft 3 Bdrm /2.5 Ba /Loft 2 Bdrm /2.5 Ba /Loft 3 Bdrm /2.5 Ba /Loft 3 Bdrm /2.5 Ba /loft 2 Car Garage 2 Car Garage 2 Car Garage 2 Car Garage 2 Car Garage 2 Car Garage 42 WILLIAM HEZMALHAH R 1 E i5 INC, Development Area Plan - Southeast Area Townhomes - 6 -Plex Preliminary Floor Plans - Second Floor Plan 2 Plan 1 Plan 3 Plan 1 Plan 3 Plan 4 Iff WILLIAM HEZMALHALCH A R C H I i C C L 5 I N C. 3tA �vu�r,tE iFF p %us�++uu v::etwl 1s m+ ..vmNaKncn y, us 1st ,r October 27, 2010 Draft 43 Retail Preliminary Elevations Iff WILLIAM HEZMALHALCH A R C H I T E C T$ I N C. CPJgS/.YTtE 5'v1'Ftx U.�TIwU 5] %J'ISU 4i 2f0 adr .w.cNnl,ea W SR lb nli October 27, 2010 Draft The 1 -story retail buildings have an agrarian nature to them and are organized to address street frontage and parking that occur on opposite sides. The majority of the shop doors are located on the parking side of the building with signage and a few doors attracting patrons' attention from the street. Roofs are finished with standing seam metal over low- pitched planes that respect the residential character of the area. The walls are finished with medium texture stucco and accented with the occasional use of a masonry wainscot in textural rubble like stone. The color palettes forth e Retail Shops demonstrated in the street scenes were selected to reflect the mix of the colors that are seen in the adjacent neighborhoods. These colors will include earth tones ranging from warm reds and medium browns to tans and ochre yellows for the primary wall colors. The trim and accent color is a sage green that is applied to fascias, woodwork, and building masses. Roof colors are medium shades of warm gray. 45 Retail Preliminary Floor Plans 46 WILLIAM HEZMALHALCH Development Area Plan - Southeast Area Trash Enclosure Conceptual Plan View Iff WILLIAM HEZMALHALCH A R C H I T E C T S I N C. 1vEWf SFFNt G.�L /.NG Y.�01•.3q October 27, 2010 Draft Conceptual Elevation 47 Illustrative Landscape Plan October 27, 2010 Draft t!, .......... .................................... 49 Mixed -Use Site - Illustrative Landscape Plan 0 80 160 240 50 4 Development Area Plan - Southeast Area Community Monumentation Corner of Valley House & Petaluma Hill Road Streetscape . . Petaluma Hill Road - Elevation October 27, 2010 Draft 51 Estate View Corridors 52 .. .......... Section at Petaluma Hill Road Development Area Plan - Southeast Area Perimeter Streetscape Details - Valley House Road .................. _...:.. nea ynf October 27, 2010 Draft Valley House Road - Elevation at Estate Lots M valley mume rwaa - 3treeTscape 53 Perimeter Streetscape Details - Valley House Road Valley House Road - Elevation at MDA Lots Ld7�Y4�E �tF�:1.kC.E39Y1 �cdx ,.n+m.on�i�x•F;+:Mxa,}ro a �w: l xw�xxi ar+ 'a _ �., MrrtiwbaikzR»i�rw. Valley House Road - Streetscape 54 Development Area Plan - Southeast Area Perimeter StreetscaDe Details - Bodwa October 27, 2010 Draft Pn rkwn Gn�isrxSC,tI� 1.F:C:l�+i71 K er&LWAwt yap ��4ppBPfIR:6'f ,� : ••gq -riA mMm- qg$g 6 Bodway Parkway - Elevation F ODWAY PARKWAY Bodway Parkway - Streetscape 55 Perimeter Streetscape Sections. Section A -.Valley House Road Section C - Bodway Parkway 56 Section B - Valley House Road Section D - Bodway Parkway ............._.____.. .......................... a Development Area Plan • Southeast Area Conceptual Lighting Details PHOTO CELL CONTROL '50 WATT CLEAR HFG!{ PRESSURE SOD&Ai LUIdWA[RE WITH t20 VOLT 8Ufi T«R1 OLiAD BALLAST AND mfVOUAL PHOTO CELL CONTROL POST ? +FAD 7HW. CO ?PER CONpUtYORS io T NEW SUBDIVISIONS CONt:UCTOR5 70 BE OF SUFFtQ -TF LENGTH TO M ARIA. 24" OU7 OF END .Of b!AST ! ARIA. t OF STREET LWT STANDARD INSPECTION PLATE WITHIN SM AND 30.WO OF MEDIAN FACE OF CURB - f"'" TOP OF TRAVELED WAY Cobra style street light for use only along Bodway Parkway to match existing street lights. Pursuant to City of Rohnert. Park Standard Detail 610. �l�e�eo October 27, 2010 Draft uIV G. r?L_e SMR s OR 1wel POTC "ED Bt MY Mr NUM POSTS EMUC —ID 3£RfES. 43' S0. RS OF TRAVELED WAY Decorative street light for use along residential streets. Pursuant to City of Rohnert Park Standard Detail 615. 57 Representative Image Perimeter Streetscape Perimeter Streetscape sa Perimeter Streetscape Typical Frontage Fencing ............ _ _ .. _ ... ............. _..... av Development Area Plan • Southeast Area Neighborhood Park -Site Plan LEGEND I October 27, 2010 Draft 59 Neighborhood Park - Detention Pond Sections M �. Section A Bodway Parkway Section B - Waterside Lane 60 Plan View - West End of Park Section C - Wrenwood Way _.. _._ .............. ..._.._.._...._....... Development Area Pian - Southeast Area Neighborhood October 27, 20 10 Draft 62 Neighborhood Park -Dog Park ...................._.... Development Area Plan - Southeast Area Public Water Tank Site TANKSM MINA October 27, 20 10 Draft a* A# I TE. E, L C VATRY.%*, - eT 63 EXHIBIT B RECOMMENDED CONDITIONS OF APPROVAL CONDITIONS OF APPROVAL DEVELOPMENT AREA PLAN ON -GOING CONDITIONS The conditions below shall apply to the Development Area Plan (DAP) 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) including Design Guidelines, Final Development Plan (FDP), Mitigation Measures (MM) 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. General Reauirements 1) The applicant shall comply with all documents approved by the City Council and adhere to all verbal representations and 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 Area Plan (DAP) and its conditions of approval, Development Agreement (DA), Tentative Map and its Conditions of Approval, 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 #2003112011) 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 DAP save and except that caused by the City's active negligence. 5) By accepting the benefits conferred under this DAP, the applicant acknowledges all the conditions imposed and accepts this DAP 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 DAP shall constitute acceptance of all of the conditions and obligations imposed by the City on this DAP. The applicant/grantee by said acceptance waives any challenge as to the validity of these conditions. 7) The improvements shall be incompliance with the site plan, exterior elevations and landscaping plans as presented herein. 8) Building colors and materials shall be in compliance with the palettes presented in the DAP as approved. Any minor changes shall be reviewed and approved by staff. 9) Any decorative paving shall be reviewed and approved by staff. 10) Architectural elements such as stone or brick wainscots shall be extended around the sides of structure that will be visible from street sides including corners. All window framing trim treatments shall be required on side and rear elevations. 11) All building footprints shall be identified by floor plan model and architectural style on the master plotting plan. Single plots shall be submitted with each building permit application. The developer shall ensure that a diverse set of plan models and colors shall be evenly dispersed in each neighborhood. 12) A plan for model home complex shall be submitted including off street parking, lighting, ADA compliance and office complex for review and approval by Planning Commission, prior to issuance of building permit. 13) In each neighborhood, prior to issuance of building permits in that district, 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 City planning staff for review and approval. 14) 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 equally 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. 15) 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 Commission. 16) Design and placement of walls and fences for each residential neighborhood and public facility shall be in accordance with the standards in the FDP and shall be approved by planning staff. 17) 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 a 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. 18) All roof or ground mounted mechanical equipment shall be screened from public view. 19) All site plans for residential units shall include a behind gate concrete pad for garbage and recycling bins. The concrete pad may be incorporated into a concrete sidewalk behind front fenced gate if the clearance allows for passage from the gate to the rear yard with receptacles in storage. Alley loaded and private drive (4 -6 pack product) shall provide for a paved designated area fronting a public street for weekly garbage pickup area. These areas shall be reviewed and approved by City planning staff. 20) The project applicant shall contract with a qualified acoustical consultant to ensure the design of the housing units along Petaluma Hill Road, Bodway Parkway and Valley House Drive do not allow for interior noise levels greater than 45dB Ldn. The acoustical consultant shall prepare and submit to the planning staff a report detailing the acoustical treatments to be used for compliance with this performance standard. The report shall be reviewed and approved by the City prior to the issuance of building permits. 21) 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. 22) Prior to 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 staff (or designee) for consistency with the approved landscape plans. All plant replacements shall be to an equal or better standard than originally approved. 23) Applicant shall provide front yard landscaping and corner lot side yard landscaping outside of fenced areas. A permanent automatic sprinkler shall be installed to maintain all landscape materials and trees. Applicant shall install front and side yard fencing prior to occupancy. 24) Project lighting shall be reviewed and approved by planning staff. All exterior lighting shall be designed to avoid spillover onto adjacent properties and right -of -ways. Lighting elements shall be recessed to prevent glare. All building entrances shall include recessed or soffit lights. 25) The developer shall comply with construction hours as designated in the Rohnert Park Municipal Code. 26) The developer shall obtain and adhere to an approved truck route for deliveries and construction material haulers. 27) All construction material waste and other debris shall be recycled to the extent possible. The applicant shall present a "clean site everyday" program to City building staff for approval. The program shall include on -site signage in English and Spanish to be posted at construction entrances. No animals shall be brought on site by construction personnel during work hours.