2014/11/25 City Council Resolution 2014-165RESOLUTION NO. 2014 -165
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK,
CALIFORNIA, APPROVING AN AMENDED FINAL DEVELOPMENT PLAN FOR
THE SOUTHEAST SPECIFIC PLAN PROJECT LOCATED SOUTH OF THE CANON
MANOR SPECIFIC PLAN AREA, WEST OF PETALUMA HILL ROAD, AND NORTH
OF VALLEY HOUSE DRIVE (APN 047 - 111 -030)
WHEREAS, the applicant, Redwood Equities LLC filed Planning Applications
proposing a Specific Plan Amendment (PLSP2014- 0003), revised Final Development Plan
(PLFD2014- 0001), revised Development Area Plan (PLDP2014- 0001), Tentative Map
(PLSD2014- 0008), and amended Development Agreement (PLDA2014- 0005), for the Southeast
Specific Plan ( "SESP ") located south of the Canon Manor Specific Plan Area, west of Petaluma
Hill Road, and north of Valley House Drive (APN 047 - 111 -030), in accordance with the City of
Rohnert Park Municipal Code ( "RPMC "); and
WHEREAS, in conjunction with Planning Application No. PLFD2014 -0001, the Project
proposes approval of a revised final development plan for the entire Project site, as provided in
the proposed Final Development Plan attached to this Resolution as Exhibit A; and
WHEREAS, on October 23, 2014 the Planning Commission held a public hearing at
which time interested persons had an opportunity to testify either in support of or opposition to
the proposal; and
WHEREAS, at the October 23, 2014 Planning Commission hearing, the Planning
Commission reviewed and considered the revised Final Development Plan and recommended its
approval by the City Council; and
WHEREAS, the City Council of the City of Rohnert Park has certified the Final EIR
prepared for the Project and the City has otherwise carried out all requirements for the Project
pursuant to CEQA; and
WHEREAS, pursuant to California State Law and the Rohnert Park Municipal Code,
public hearing notices were mailed to all property owners within an area encompassing a 300
foot radius of the subject property and a public hearing was published for a minimum of 10 days
prior to the public hearing in the Community Voice; and
WHEREAS, on November 25, 2014, the City Council held public hearings at which time
interested persons had an opportunity to testify either in support of or opposition to the proposal;
and
WHEREAS, the City Council has reviewed and considered the information contained in
Planning Application No. PLFD2014 -0001 for the proposed Final Development Plan.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rohnert
Park makes the following findings and determinations with respect to the proposed Final
Development Plan:
2014 -165
Section 1. That the above recitations are true and correct.
Section 2. Environmental Review:
A. On December 7, 2010, the City Council of the City of Rohnert Park certified 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 City Council Resolution No. 2010 -134, approved.
B. Further, CEQA Guidelines section 15162 provides that "no subsequent EIR shall
be prepared" for a project unless the lead agency determines that (1) "substantial changes are
proposed in the project which will require major revisions of the previous EIR"; or (2)
"substantial changes occur with respect to the circumstances under which the project is
undertaken "; or (3) "new information of substantial importance ... shows" one or more
significant effects not discussed in the original EIR, greater severity to previously- identified
substantial effects, or newly -found feasible mitigation measures that would substantially reduce
significant effects.
C. The proposed changes (removal of private alleys, removal of duplexes in favor of
duets, minor changes to development plan for lot width, setbacks, etc. and minor changes to
specifications for the water tank), are minor and will not result in any substantial changes to the
proposed project and no new information of substantial importance shows one or more
significant effects or newly found feasible mitigation measures that would substantially reduce
significant effects. Accordingly, no subsequent FIR need be prepared.
Section 3. Findings. The City Council hereby makes the following findings
concerning the amended Southeast Final Development Plan proposed by Planning Application
No. PLFD2014 -0001 pursuant to Rohnert Park Municipal Code section 17.06.260:
1. Each individual component of the development can exist as an independent unit
capable of creating an environment of sustained desirability and stability, and the
uses proposed will not be detrimental to present and potential surrounding uses
but instead will have a beneficial effect which could not be achieved under
another zoning district.
Criteria Satisfied. The Final Development Plan establishes four phases for the
development. Each phase can be developed individually, and can exist as an
independent unit with the necessary financial capacity to support development of
infrastructure and related facilities therein. Each phase contains a mix of
residential densities to provide a variety of housing choices and will meet the
necessary affordable housing units. The first phase includes the park, detention
facility and water storage tank to provide needed infrastructure early in the
development. Also to serve the project and adjacent area the commercial
development is included in the early phase. As described in the Final
Development Plan and the staff report, specific plan uses will be compatible with
existing and proposed adjacent neighborhoods.
2014 -165
2. The streets and thoroughfares proposed meet the standards of the city and
adequate infrastructure can be supplied to all phases of the development.
Criteria Satisfied. As described in the Final Development Plan and staff report,
each phase of the Project is designed to have adequate infrastructure, integrated
with existing City roadways, streets, bicycle paths, and walkways. All publicly -
owned streets and thoroughfares will meet the standards of the City.
3. Any commercial component complements other uses in the development.
Criteria Satisfied. As described in the Final Development Plan and the staff
report, the Project incorporates a commercial center in the southwest area of the
project. It is adjacent to multi - family housing sites and the future park. The
commercial component of the plan will be integrated with residential and public
uses and is consistent with the vision for the project site in the General Plan.
4. Any residential component will be in harmony with the character of the
surrounding neighborhood and community and will result in densities within the
SP district that are no higher than that permitted by the general plan.
Criteria Satisfied. As described in the Final Development Plan and staff report,
the Project will provide for a mixture of housing, 15% of which will be devoted
for affordable housing. Existing residential uses north and northwest of the
project site are single family residential and residential /rural estate. The proposed
neighborhood is in character with surrounding neighborhoods and the planned
community to the west. The project's densities will be no higher than that
permitted by the General Plan, as amended.
5. Any industrial component conforms to applicable desirable standards and will
constitute an efficient, well - organized development with adequate provisions for
railroad and/or truck access and necessary storage and will not adversely affect
adjacent or surrounding development.
Criteria Satisfied. The Final Development Plan is proposed concurrently with a
specific plan that does not include industrial land uses. The proposed land uses are
consistent with those shown in the City's General Plan.
6. Any deviation from the standard zoning requirements is warranted by the design
and additional amenities incorporated in the final development plan, which offer
certain unusual redeeming features to compensate for any deviations that may be
permitted.
Criteria Satisfied. The Final Development Plan is consistent with the Specific
Plan and does not deviate from standard zoning requirements.
7. The SP zoning district is consistent with the general plan of the city and any
applicable specific plan.
2014 -165
Criteria Satisfied. The Final Development Plan and SP zoning is consistent with
General Plan land use designations on the project site. In addition, as presented in
the Community Design Element policies, the area is proposed for specific plan
development and annexation.
Section 4. A duly noticed public hearing on the proposed amended Southeast
Specific Plan was held on November 25, 2014.
NOW, THEREFORE, BE IT FURTHER RESOLVED, THAT the City Council of
the City of Rohnert Park does hereby adopt the Findings stated hereinabove and approves
Application No. PLFD2014 -0001 for the amended Southeast Specific Plan Project Final
Development Plan as provided at Exhibit A, in its entirety.
DULY AND REGULARLY ADOPTED on this 25th day of November, 2014.
NERT l �K
ig
ATTEST:
.1 ABugCCr,
Attachment: Exhibit A
CITY OF ROi -I l- PARK
G
Josepi� ' . Callinan, Mayor
p�BENT
BE]_.FOR'1_1. ":i* MACKUN21E :V-\�' STAFFORD : "' ' AI-IAN(Y1'U:VZ- CAI.1, INAN:k__
AYES: (-5,) NOES: ( o) Ai35ENT: �) ABSTAIN: (6 }
L1
2014 -165
City of Rohnert Park
Final Development PI
an -SoutheastArea
Amended November 25.,2014
Resolution No. 2014 -165
Applicant: Redwood Equities LLC
Contact: Ben vanZutphen
100 B Street
Santa Rosa, CA 95404
Phone: (707) 484 -5944
Prepared by: William Hezmalhalch Architects (WHA)
Contact: Robert Lee
5000 Executive Parkway, Suite 375
San Ramon, CA 94583
Phone: (925) 463 -1700
Fax: (925) 463 -1725
M
WILLIAM �IEZNALFALCH
A R C H I i E C i S I NI C.
5000 E%ECL HVE PKWY SUf1E 375 SAN RANON CA 94583-0210
9492500607 ww Th -s.wm 4M 949 250 1529
2850 REOHILLAVENUE SUItE200 SANtAANA CA 927055543
9492500607 i. 949 250 1529
Table of Contents
I. Project Summary ................................................................................... ............................... 1
II. Zoning ............................................................................................... ............................... 5
III. Land Use .................................................................................................. ............................... 5
IV. Circulation ............................................................................................... ............................... 5
V. Water Service ......................................................................................... ............................... 8
VI. Sanitary Sewer Service ....................................................................... ............................... 10
VII. Storm Drain System ............................................................................. ............................... 12
VIII. Parks and Recreation .......................................................................... ............................... 12
IX. Schools ................................................................................................... ............................... 12
X. Police and Fire ...................................................................................... ............................... 12
XI. Finances .................................................................................................. ............................... 12
XII. Phasing ..................................................................................................... ............................... 12
Final Development Plan - Southeast Area
List of Figures
Figure 1: Final Development Plan ................................................................. ...............................
2
Figure 2: Final Development Plan - Mixed Use Area ................................... ...............................
3
Figure 3: Affordable Housing Plan ................................................................. ...............................
4
Figure4: Zone Map ................................................................................... ...............................
5
Figure 5: Specific Plan Land Use ................................................................. ...............................
6
Figure6: Master Street Plan ............................................................................. ...............................
7
Figure7: WaterSystem ........................................................................................ ...............................
9
Figure8: Sanitary Sewer System .................................................................... ...............................
11
Figure9: Storm Drain System .......................................................................... ...............................
13
Figure10: Master Park Plan ............................................................................. ...............................
14
Figure11: Phasing Plan ................................................................................... ...............................
15
I. Project Summary
The 79.5 -acre Southeast Area lies in Sonoma County, within the City of Rohnert Park's city limit in
the extreme southeast corner of the City's Sphere of Influence and 20 -year Urban Growth Boundary.
The Southeast Area is bounded to the north by the Canon Manor Specific Plan Area, to the east by
Petaluma Hill Road and undeveloped land, to the south Valley House Drive and undeveloped land, and
to the west by Bodway Parkway and Sonoma Mountain Village.
The Southeast Specific Plan (SESP) regulates development in the Southeast Area and allows for the
development of a 7.9 -acre park (5 acres net), 10,000 sf of commercial uses, and up to 475 units. The
grid circulation system is intended to provide multiple connections that distribute vehicle traffic evenly
throughout the neighborhood and allow for convenient and efficient bicycle and pedestrian circulation.
This grid system, combined with a frontage road along Bodway Parkway and the lot configurations
described below, allow units to front or side onto Bodway Parkway and Valley House Drive, thereby
improving the street scene along these perimeter roadways. The linear configuration of east to west
streets also creates view corridors to the hillsides located east of the planning area. Landscaping
controls and careful placement of rural estate homes keeps the terminus of these east -west roadways
open to preserve these views.
Residential uses are arranged to provide a gradual increase in density and development intensity from
east to west. Figure 1: Final Development Plan (Landesign Group and WHA, Inc., 2010) illustrates the
proposed site plan for the Southeast Area. The development program for the Southeast Area is as
follows:
(1) Gross Acreage includes all rights -of -way located within the project boundary, measured to the
center line of the street
(2) Includes a 5.0 net acre park and a 2.1 net acre basin (7.1 net acres total)
Rural estate uses include 29 large estate homes with a minimum lot size of 17,000 square feet. These
lots have been located along the easterly edge of the Southeast Area to provide a transition from
existing, unincorporated open space areas in the east to the proposed urban development to the west.
A landscaped berm and view fencing provide a soft rural edge along Petaluma Hill Road, the easterly
City limit.
Low density homes include 128 traditional single - family homes with a minimum lot size of 5,000
square feet. These have been arranged along the northerly edge of the planning area and adjacent to
proposed rural estate homes, providing a buffer for existing and proposed low- density single - family
homes in Cannon Manor and the proposed estate homes. Additional low density lots extend into the
SE Medium Density area to provide a mix of lot sizes and housing types.
SE Medium Density homes include motorcourt homes, "zipper" lot
homes, and duets. Motorcourt homes provide front door access
from the street and garage access from a private drive /lane. Zipper
homes or "paired" homes include a set of two homes that have
been designed to fit together along a central "z" lot line. Like a
conventional home, zipper lot homes take both front door and
garage access from the street. By recessing one garage toward the
back of the lot and keeping the other garage toward the middle
of the lot, each home is able to achieve standard 5 -foot setbacks
from the central "z" lot line. Zipper homes are able to achieve
similar densities as zero lot line homes but have the advantage of
traditional setbacks that eliminate the need for expensive fire -rated
construction. A reciprocal use easement (RUE) allows efficient use
of yard space. Duets are provided on corner lots throughout the SE
Medium Density area to fulfill a portion of the affordable housing
requirement. The location of these units is illustrated in Figure 3:
Affordable Housing Plan.
"z" lot line
RUE
Typical Paired
The mixed use area shown as See Figure 2: Final Development Plan
- Mixed Use Area (Landesign Group and WHA, Inc., 2010) is made up of 3 different building types. The
easterly edge of the mixed use site consist of traditional townhomes. These townhomes take front
door access from the public street or a central paseo area. Garage access is provided by a private drive/
lane. Guest parking is distributed throughout the site. The central portion of the mixed use area is
dedicated to apartments. These apartments will fulfill the remaining portion of the affordable housing
requirement. Similar to the townhomes, front door access is provided along the street or a central
paseo. Garages are accessed from a private drive /lane and guest parking is distributed throughout
the site. Finally, the westerly portion of the mixed use area is dedicated to retail uses. Retail buildings
have been sited close to Bodway Parkway and Valley House Drive to create an urban edge along the
roadway and screen parking located behind the buildings.
The Neighborhood Park is located within 1/4 mile of all Low Density, SE Medium Density, and Mixed
Use homes and is within a 1/2 mile of all Rural Estate homes. Homes surrounding the park have
been designed to provide front doors facing the park. This configuration improves safety by placing
eyes on the park. Park amenities include a playground, dog park, picnic area, basketball half- court,
soccer fields, turf play fields, pathways, lighting, and more. The park also provides a storm water
detention area.
Final Development Plan - Southeast Area 1
Approx. Gross Ac.`
Units
Non - Residential Bldg
Area (s.f.)
Rural Estate
16.0
29
--
Low Density
21.0
128
--
SE Medium Density
27.3
237
--
Mixed Use
7.0
81
10,000
Public Facility
0.3
--
--
Parks
7.92
--
--
Total
79.5
475
10,000
(1) Gross Acreage includes all rights -of -way located within the project boundary, measured to the
center line of the street
(2) Includes a 5.0 net acre park and a 2.1 net acre basin (7.1 net acres total)
Rural estate uses include 29 large estate homes with a minimum lot size of 17,000 square feet. These
lots have been located along the easterly edge of the Southeast Area to provide a transition from
existing, unincorporated open space areas in the east to the proposed urban development to the west.
A landscaped berm and view fencing provide a soft rural edge along Petaluma Hill Road, the easterly
City limit.
Low density homes include 128 traditional single - family homes with a minimum lot size of 5,000
square feet. These have been arranged along the northerly edge of the planning area and adjacent to
proposed rural estate homes, providing a buffer for existing and proposed low- density single - family
homes in Cannon Manor and the proposed estate homes. Additional low density lots extend into the
SE Medium Density area to provide a mix of lot sizes and housing types.
SE Medium Density homes include motorcourt homes, "zipper" lot
homes, and duets. Motorcourt homes provide front door access
from the street and garage access from a private drive /lane. Zipper
homes or "paired" homes include a set of two homes that have
been designed to fit together along a central "z" lot line. Like a
conventional home, zipper lot homes take both front door and
garage access from the street. By recessing one garage toward the
back of the lot and keeping the other garage toward the middle
of the lot, each home is able to achieve standard 5 -foot setbacks
from the central "z" lot line. Zipper homes are able to achieve
similar densities as zero lot line homes but have the advantage of
traditional setbacks that eliminate the need for expensive fire -rated
construction. A reciprocal use easement (RUE) allows efficient use
of yard space. Duets are provided on corner lots throughout the SE
Medium Density area to fulfill a portion of the affordable housing
requirement. The location of these units is illustrated in Figure 3:
Affordable Housing Plan.
"z" lot line
RUE
Typical Paired
The mixed use area shown as See Figure 2: Final Development Plan
- Mixed Use Area (Landesign Group and WHA, Inc., 2010) is made up of 3 different building types. The
easterly edge of the mixed use site consist of traditional townhomes. These townhomes take front
door access from the public street or a central paseo area. Garage access is provided by a private drive/
lane. Guest parking is distributed throughout the site. The central portion of the mixed use area is
dedicated to apartments. These apartments will fulfill the remaining portion of the affordable housing
requirement. Similar to the townhomes, front door access is provided along the street or a central
paseo. Garages are accessed from a private drive /lane and guest parking is distributed throughout
the site. Finally, the westerly portion of the mixed use area is dedicated to retail uses. Retail buildings
have been sited close to Bodway Parkway and Valley House Drive to create an urban edge along the
roadway and screen parking located behind the buildings.
The Neighborhood Park is located within 1/4 mile of all Low Density, SE Medium Density, and Mixed
Use homes and is within a 1/2 mile of all Rural Estate homes. Homes surrounding the park have
been designed to provide front doors facing the park. This configuration improves safety by placing
eyes on the park. Park amenities include a playground, dog park, picnic area, basketball half- court,
soccer fields, turf play fields, pathways, lighting, and more. The park also provides a storm water
detention area.
Final Development Plan - Southeast Area 1
3
r
I
1
Am
IL 71 A
NOW
OTO!
a �� �IZt ;L ■L ■L1 .
rw■
UL i�w� 1�4 L A_. it L. _O t ' 1. .
'� ■ ■
rag,.
CR.'
IL
■ 1■ a
Vol
MJLML
WF-
' t ■. ■.rte „� .�� 7 �. . r ■ r
'WIN ■N • <�1 .. � W
_ � �� � -•��wl f1?iC�,`r ��� t� —_ l._ � L — �l�Tr� X717. +' ���• �
IRP-orm-m I '= Ai',
Y
1
� 6
1:ORTl1
0 80
IIIIIIIIIIIII
Final Development Plan - Southeast Area
160 240
Retail:
Total Site Area:
Total Building Footprint:
Total Common Open Space:
Total Paving Area:
Gross Floor Area:
FAR:
Loading:
Parking:
Apartments:
Total Site Area:
Total Building Footprint:
On -Grade Private Open Space:
Above -Grade Private Open Space:
Total Common Open Space:
Total Paving Area:
Gross Floor Area:
Dwelling Unit (DU) Count:
1 Bedroom:
2 Bedroom:
3 Bedroom:
Density:
FAR:
Parking:
Townhomes:
Total Site Area:
Total Building Footprint:
On -Grade Private Open Space
Total Common Open Space:
Total Paving Area:
Gross Floor Area:
Unit Count:
2 Bedroom:
3 Bedroom:
Density:
FAR:
Parking:
66,210 SF (1.52 AC) 100%
10,340 SF 18%
27,100 SF 48%
19,560 SF 34%
10,340 SF
0.16
1 Space (15'x30')
45 Public Spaces
2 Accessible Spaces
47 Total Spaces
1.36 Spaces /300 SF Retail
(1 per 300 required)
76,230 SF (1.75 AC) 100%
20,220 SF 23%
900 SF 1%
1,680 SF
40,880 SF 48%
23,740 SF 28%
40,440 SF
36 Total
18
12
6
20.6 DU /AC
0.53
28 Public Spaces
2 Accessible Spaces
36 Private Garaee Sbaces
66 Total Spaces
(66 required)
132,780 SF (3.05 AC) 100%
48,100 SF 36%
3,120 SF 2%
48,370 SF 36%
33,190 SF 26%
97,537 SF
45 Total
21
24
14.7 DU /AC
0.73
15 Public Spaces
1 Accessible Space
90 Private Garaee Sbaces
106 Total Spaces
(102 required)
Figure 2: Final Development Plan - Mixed Use Area
3
101- Ifir.
Mi.. A, AL AL AL AL MIL glop.
P- wpqw� V912pw"ol
AW
IN
TAJ
I wl
MAN M
WM
an,
01,
orm OW
aw
wm
m1w,
0
. 11
I
II. Zoning
The Southeast Area is located within the existing City limit and is currently included in the City of Rohnert Park
Zoning Map. The entire Southeast Area is zoned as "SP: Specific Plan:' Uses and development standards will be
determined by the applicable Specific Plan, i.e. The Southeast Specific Plan (SESP). Zoning for the Southeast Area is
Illustrated in Figure 4: Zoning Map.
III. Land Use
Land Use for the Southeast Area is determined by the Land Use Map in the SESP as illustrated in Figure 5: Specific
Plan Land Use. The land use program for the Southeast Area consists of the following:
(1) Gross Acreage includes all rights -of -way located within the project boundary, measured to the
center line of the street
(2) Includes a 5.0 net acre park and a 2.1 net acre basin (7.1 net acres total)
Development Standards for each proposed land use are provided in the SESP including minimum lot area and
dimensions, setbacks, height limitations, parking requirements, lot coverage and floor area ratio (FAR), private open
space, and more.
IV. Circulation
Circulation in the Southeast Area consists of a series of Arterials, Collector, and local roadways as illustrated in
Figure 6: Master Street Plan. Existing roadways surrounding the site include Bodway Parkway, Valley House Drive,
and Petaluma Hill Road. Bodway Parkway is an existing Major Collector. The project will improve Bodway Parkway
within the existing right-of-way by adding an additional 6 -foot sidewalk to the easterly side of the street along the
project's frontage. Valley House Drive and Petaluma Hill Road are both Minor Arterials. Improvements to Valley
House Drive include a meandering 8 -foot wide Class I bikeway /sidewalk. Petaluma Hill Road improvements include
widening the existing roadway by 20 feet to accommodate left and right turn lanes at the signalized intersection at
Valley House Drive, a 7 -foot sidewalk with curb and gutter, and an 8 -foot multi -use path with curb and gutter, and
an 6 -foot on- street bike lane. All new roadways interior to the project area consist of Minor Streets, 42 -foot wide
Neighborhood Streets, and 24 feet wide private drives and 20 -foot wide private drives at Motorcourt. All streets,
except for private drives, are public.
I— cwt;
a
i mop
1� oo�aa
Approx. Gross Ac.'
Units
Non - Residential Bldg
Area (s.f.)
Rural Estate
16.0
29
--
Low Density
21.0
128
--
SE Medium Density
27.3
237
--
Mixed Use
7.0
81
10,000
Public Facility
0.3
--
--
Parks
7.92
--
--
Total
79.5
475
10,000
(1) Gross Acreage includes all rights -of -way located within the project boundary, measured to the
center line of the street
(2) Includes a 5.0 net acre park and a 2.1 net acre basin (7.1 net acres total)
Development Standards for each proposed land use are provided in the SESP including minimum lot area and
dimensions, setbacks, height limitations, parking requirements, lot coverage and floor area ratio (FAR), private open
space, and more.
IV. Circulation
Circulation in the Southeast Area consists of a series of Arterials, Collector, and local roadways as illustrated in
Figure 6: Master Street Plan. Existing roadways surrounding the site include Bodway Parkway, Valley House Drive,
and Petaluma Hill Road. Bodway Parkway is an existing Major Collector. The project will improve Bodway Parkway
within the existing right-of-way by adding an additional 6 -foot sidewalk to the easterly side of the street along the
project's frontage. Valley House Drive and Petaluma Hill Road are both Minor Arterials. Improvements to Valley
House Drive include a meandering 8 -foot wide Class I bikeway /sidewalk. Petaluma Hill Road improvements include
widening the existing roadway by 20 feet to accommodate left and right turn lanes at the signalized intersection at
Valley House Drive, a 7 -foot sidewalk with curb and gutter, and an 8 -foot multi -use path with curb and gutter, and
an 6 -foot on- street bike lane. All new roadways interior to the project area consist of Minor Streets, 42 -foot wide
Neighborhood Streets, and 24 feet wide private drives and 20 -foot wide private drives at Motorcourt. All streets,
except for private drives, are public.
I— cwt;
a
i mop
1� oo�aa
• er III`- IIII Roo mRf Runs ti "Zfi
frii �
� ''�%
r�f �� °"�'�` • riJ, ifif/�� is
�� ;..... }+ ' �Jr fill r I � �• maw
\ •'j� s
Districts
R-£, Estate Residential
III
R -R: Rural Resldantlal
[awnon Crux " __
-I
\ '�•
R-L: Low Denslly ResidentlaV
FCWR9E DR
R-M7 Medium Density Residential
•
R-H; High Density Rezkferntial
GG-
f R4'11M H: Medium Donsliy RasideMiaYMvhile Flame Overlay
e'
C-N' NRIglmom006 Commercial
C -R: Raglnnal Commercial
.
C -0 : Office Commercial
li: IndustrIN
irve Creek
I-LlO: Indust ialfOf ce Overlay
M -U' Mixed Use
\
P -I: Public Institutional
,
A�,wl
• -'
OSARM' open spaW- Agn[ORUral and Resource Management
f SP: Specula Plan
- - PD: Planned Developmenl
/,
•;
- - 20 Year Utan Growth Boundary
•- `,'i
--
•-• spnar2 CT IMiuence
• er III`- IIII Roo mRf Runs ti "Zfi
frii �
� ''�%
r�f �� °"�'�` • riJ, ifif/�� is
�� ;..... }+ ' �Jr fill r I � �• maw
`.;.:.:..__7
"_ T,_�, :
- a�, .�, .............. 1 - -• -
IA
Fr'
tip, Ji-
�\.'-
City of Rohnert Park Zoning Map
D 2,DDD 4,D00 a.000
Feel
sin - 2.13008
December 2013 ..,.,+..r e. rw•.r c,.,,...i h.n r�,..hpm.,n s -..:..
� Cwimy o• 5wwnw [.:o, �H d venrwrt vok
Figure 4: Zoning Map
Final Development Plan - Southeast Area 5
\ •'j� s
Districts
R-£, Estate Residential
•/�
R -R: Rural Resldantlal
\ '�•
R-L: Low Denslly ResidentlaV
\
R-M7 Medium Density Residential
•
R-H; High Density Rezkferntial
f R4'11M H: Medium Donsliy RasideMiaYMvhile Flame Overlay
e'
C-N' NRIglmom006 Commercial
C -R: Raglnnal Commercial
.
C -0 : Office Commercial
li: IndustrIN
I-LlO: Indust ialfOf ce Overlay
M -U' Mixed Use
\
P -I: Public Institutional
,
OS-EC: Open Space- Environmental Conservation
• -'
OSARM' open spaW- Agn[ORUral and Resource Management
f SP: Specula Plan
- - PD: Planned Developmenl
l i City omits
•;
- - 20 Year Utan Growth Boundary
•- `,'i
--
•-• spnar2 CT IMiuence
•.
`.;.:.:..__7
"_ T,_�, :
- a�, .�, .............. 1 - -• -
IA
Fr'
tip, Ji-
�\.'-
City of Rohnert Park Zoning Map
D 2,DDD 4,D00 a.000
Feel
sin - 2.13008
December 2013 ..,.,+..r e. rw•.r c,.,,...i h.n r�,..hpm.,n s -..:..
� Cwimy o• 5wwnw [.:o, �H d venrwrt vok
Figure 4: Zoning Map
Final Development Plan - Southeast Area 5
EXISTING CANNON MANOR
LD LD
I
I
a '
�I
I
�IQ
a �
v
m
I
I
ul.
• I'
h� r
"rm
rm
Qi- %%7%...� o xa 160 32 0
NORTH
Final Development Plan - Southeast Area
LEGEND
RE: RURAL ESTATE UP TO 2 DU/GROSS AC
LD: LOW DENSITY 4 - 6 DU/GROSS AC.
SEMD: SOUTHEAST MEDIUM DENSITY 6 - 12 DU/GROSS Ar-
m MU: MIXED USE -
PARK -
PF: PUBLIC FACILITY
J VIEW CORRIDOR -
f 56' BUILbING SETRACK -
VALLEY HOUSE DRIVE
Figure 5: Specific Plan Land Use
6
LAm Aelp -air 41 MOIL 4L AL
ANI
f. low
All 01 IL
A
M
ELM 0
MGM
V�7 in 0"
ol
IL
ighborhood PW.
i—A
A EL
MEN
Bilk P I
IME, F.na?nw,*L
L 0 �010
qgA
0
ol
it 1 0
IN A I
Am K M
ffir 9 = IM 10
ff
...W
Y'_ �
14
V. Water Service
A. Water Supply
Rohnert Park's citywide Urban Water Management Plan (UWMP) and Water Supply Assessment
(WSA) include water supply /demand projections based on population growth outlined in the City of
Rohnert Park General Plan. The WSA and UWMP indicate that the City can serve the developments
and population of the City, as reflected in the General Plan. The City's demand is projected to increase
from 8,316.4 AFY to 9,131.3 AFY over the course of the planning period. Demand is less than available
supply (10,249. AFY ) for the duration of the planning period, under all hydrologic conditions. The
SESP is included in the City's General Plan and, therefore, the WSA and UWMP provide for increases in
population and use associated with the in the SESP development.
The City utilizes three sources of supply: Agency supply, City wells, and recycled water. As a result of its
water supply mix, the City can manage an 18% supply reduction early in the planning period and 11%
supply reduction late in the planning period without requiring demand reduction activities (although
water conservation is encouraged by a range of City policies). Proposed conservation measures and
a slightly reduced development density than accounted for in the UWMP, results in a lower projected
water use for the SESP development than provided for in the UWMP by 23.1 AFA, or 13 %.
B. Conservation
The UWMP assumes that certain requirements be met for water conservation including Development
Standards for water conservation for Single Family homes. The SESP Water Plan lists the following
elements that correspond to the new Development Standards in the UWMP.
New Development Standard Savings for Residential Development
UWMP New Development Standards
SESP Water Plan Measure
1
Smart Irrigation Controllers
Smart Irrigation Controllers
2
Efficient Clothes Washers
HE Clothes Washers
3
Landscape Irrigation Requirement
Turf and Other Landscape Limits
4
Rain Shut -off on Controllers
(see #1)
5
Hot Water On Demand Systems
Structured Plumbing w. HWD
6
High Efficiency (HE) Faucets and Shower Heads
HE Faucets and Shower Heads
7
HE Toilets
HE Toilets
8
HE Dishwashers
HE Dishwashers
In addition to the above measures, the SESP Water Conservation Plan adds sub - metering of Multi-
family homes and using smart controllers in the Mixed Use site.
C. Water Transmission
Figure 7: Water System (Civil Design Consultants, Inc., 2010), illustrates the proposed water transmission
system for the SESP. A new twelve -inch water main is proposed to extend from the intersection of
Camino Colegio and Bodway Parkway, south along Bodway Parkway to the location of the water tank
at the northwestern corner of the project site. The Sonoma Mountain Village development will include
a new connection directly to the SCWA high pressure transmission line. This will connect to the City
water system.
D. Water Storage
In order to provide adequate water pressure and storage for the development, a water tank will be
constructed. A City wide water model study completed for the City by Brelje and Race indicated a
438,000 gallon storage tank would be appropriate for the development. The SESP proponents will
construct a 58 foot diameter, 24 foot high, 450,000 gallon tank to meet this storage requirement.
Adjacent to the site there is a 1.3 million gallon tank in M section and a proposed 0.97 million gallon
tank in Sonoma Mountain Village.
The City of Rohnert Park Water Model Study ( Brelje & Race, September 2004) concluded that the
existing hydraulic head is sufficient to fill a tank 30 feet in height at the Southeast Area. A backup
generator will be provided to ensure the availability of water in the case of a power outage.
Water lines on the SESP site will be looped and will connect to the City system in Bodway and Valley
house Drive. The interior water mains will be of adequate size to meet fire flow requirements. Lines
will be 8 inches in diameter except those lines serving commercial areas which will be 12 inches in
diameter.
A preliminary hydraulic analysis of the proposed water system has been prepared by the project
proponents. The basis of the analysis is that the tank and booster pump will supply the water pressure
and storage. The most remote point of the Southeast Rohnert Park Specific Plan area is in the cul -de-
sac at southeast corner of the property. The water flow calculations indicate that the residual pressure
in the main is 37.34 psi with a flow of 1,500 gpm. This exceeds the City of Rohnert Park requirement
of at least 20 psi residual pressure in the main flowing at 1,500 gpm for fire flow.
Final Development Plan - Southeast Area 8
,.
`r y jffi E F ll 5" -, Yi
4 Ai r
FO 11
A 40
0T
CONNECT TO EX. t
-GL ' PATER SYSTEM
kV
* -or
w + '
i 1 i
-C-10 RRd
AP
f 4
r
TANS{ FH -'
' FH
FH FH
FF�
H FH
FH
FH
tTE Ij" VATS
— �I TRIBUTION .SYSTEM (TYP)
FH
Final Development Plan - Southeast Area
ar . VLi
r � F�
FH
FH
FH
L
Am
FH
FH
= �tlNG Awl J
--mid 679
. - - T ,r V'! '��_ PC'SEO ATER qAiN -
}
i c
I
r
FH ` 0
1 V
�FH �
I
;I
II
0
r
U. 41.1
q
�f
T4
Figure 7: Water System
9
VI. Sanitary Sewer Service
A. Treatment
The Subregional System provides treatment, reuse and disposal of wastewater generated by the City
of Rohnert Park. The Subregional System is owned and managed by the city of Santa Rosa (Santa Rosa)
and the City has an agreement with Santa Rosa which outlines the terms of its use of the Subregional
System. The Subregional System's current facilities include the Laguna Water Reclamation Plant, the
Geyser's Pipeline, a network of recycled water storage and distribution facilities and facilities to dispose
of treated effluent to the Laguna de Santa Rosa. The current total flow to the plant is 16.5 mgd with a
plant capacity of 21.34 mgd.
The Subregional System has defined its long -term needs for both capacity expansion and improved
reliability in its Incremental Recycled Water Program (IRWP). The IRWP envisions a total capacity
expansion from 21.5 MGD to 25.9 MGD which will result in approximately 2,200 million gallons per
year (MGY) of additional recycled water.
The flow from Rohnert Park peaked in 2004 at 3.91 mgd. Flows to the treatment plant have been
reduced in recent years and are currently at 3.15 mgd. This is due to conservation measures and
improvements to the collection system. The flows currently into the plant are at 1990 levels.
Under their agreement with Santa Rosa, the City of Rohnert Park has a current allocation of 3.43 mgd.
This share will grow to 5.15 mgd as the Subregional System builds out to full capacity. The City of
Santa Rosa and the City of Rohnert Park are currently requesting a capacity increase. If this request is
granted and improvements are made, the allocation for Rohnert Park will be increased to 5.15 mgd.
The sewer flows from SESP will be about 0.09 MGD. This is based on the proposed water use and
assumes all inside use will go to sewer, with 60% inside use for single family dwellings, 85% inside use
for multifamily dwellings and 100% inside use for commercial spaces. The City has sufficient capacity
in its current contract to accommodate this increase.
B. Transmission
The Sanitary Sewer Transmission System is illustrated in Figure 8: Sanitary Sewer System (Civil Design
Consultants, Inc., 2010) A 12 inch gravity sanitary sewer main in Bodway Parkway is proposed to carry
the effluent flows of the Southeast Rohnert Park Specific Plan area. This 12 inch main will connect to
the existing sanitary sewer manhole at the intersection of Bodway Parkway and Camino Colegio. From
this point, the main flows westerly to the existing sewer lift station located at the northwestern corner
of the Sonoma Mountain Village site.
The sewer lift station and force mains were designed to carry the effluent flows from the Southeast
Area. From the lift station, the effluent will be pumped through a force main to the City's the East Side
Trunk Sewer.
The Eastside Trunk Sewer is needed to serve new development on the eastside of Rohnert Park,
including SESP, because adequate capacity is not available in the existing collection system. The General
Plan identified the need for a new Trunk Sewer (the Eastside Trunk Sewer) to provide this capacity. The
East Side Trunk Sewer consists of two phases:
• Phase 1 of the Eastside Trunk Sewer, which extends from the City's terminal pump station to
the intersection of Commerce Blvd. and Avram Drive, includes 5,700 feet of 42 -inch diameter
gravity sewer. Construction has been completed.
• Phase 2 of the Eastside Trunk Sewer extends from the intersection of Commerce Blvd and Avram
Drive, east along Santa Alicia Drive and Southwest Blvd to Snyder Lane. At Snyder Lane, the
sewer extends north to the intersection of Snyder Lane and Rohnert Park Expressway and south
to the intersection of Snyder Lane and East Cotati Avenue. Phase 2 includes approximately
12,000 feet of gravity sewer ranging in diameter from 18- inches to 27- inches. Phase 2 is mostly
designed and must be constructed prior to SESP receiving its first occupancy permit.
The East Side Trunk Sewer is included in the City's Sewer Capacity Charge. SESP will pay into this Sewer
Capacity Fee.
C. Conservation
The SESP will incorporate water saving devices within the residential units to reduce the amount of
sewage generated. This will include low flush toilets, low flow shower heads, and pressure reducing
regulators installed at each water meter.
Final Development Plan - Southeast Area 10
—alp -- - -- *--- -
T
"f
TO snNN
}' 4 � Fr
r _ •
' f • -� i pG'S'�y Yea "; Y
1!•! + 1 7 1. � L'� 4
Ar tiY'•�� '
Final Development Plan - Southeast Area
�* = • a Y '
r
-� rn
- r
I ,
r
�I
1 _ r
i
f PPI - F
.1k 60�� CIO
3M
2- SEW
Figure 8: Sanitary Sewer System
11
VII. Storm Drain System
Runoff from the Southeast Rohnert Park Specific Plan area will be collected and conveyed through a
series of interconnected drop inlets, catch basins, manholes, and pipes as illustrated in Figure 9: Storm
Drain System (Civil Design Consultants, Inc., 2010). Rain gardens will be used in large residential lots
and in the commercial and multifamily areas. Additional filtering or low impact design elements
will be included in the design to meet SUSUMP requirements; storm water quality enhancement or
cleaning for the 2 -year storm event.
With the exception of the commercial and multifamily sections, all the storm water will tie into a storm
water detention facility located adjacent to the park at the project's western boundary. The total area
of the detention basin is about 1.8 acres. The storm water detention facility or detention basin will
attenuate the increase in runoff created by the development of the property. This will result in no net
increase in peak runoff in the 100 year storm event. After release through the detention basin outlet
structures, the runoff will drain into two existing systems located in Bodway Parkway and converge just
to the west of the intersection of Bodway Parkway and Valley House Drive.
The point of reference within the watershed that is used to compare pre and post project flows is
located on the Sonoma Mountain Village site. An existing storm drain in the Sonoma Mountain Village
site currently conveys water from Bodway Parkway and the SESP site. This storm drain system will
continue to serve the SESP site after development. This will be possible since the SESP will have no net
increase in peak flows up to the 100 year storm. Sonoma Mountain Village will relocate the existing
line as part of that project and will construct the new storm drain line to the latest City Standards. The
City will own and maintain the storm drain line.
VIII. Parks And Recreation
A new community park with detention area is proposed within the SESP as shown in Figure 10: Master
Park Plan. This Public Services Plan proposes a 5 ± net acre park and 1.2 net acre basin, rectangular
in nature, adjacent to Bodway Parkway. The park's proposed east -west orientation allows it to be
integrated into the SESP's proposed pedestrian promenade and view corridor.
IX. Schools
The project proponents have contacted the Cotati - Rohnert Park Unified School District to determine
services available to the Southeast Area. A school district representative indicated that currently the
Southeast Rohnert Park Specific Plan area would be served by the following schools:
Elementary School: Monte Vista
Middle School: Lawrence E. Jones Middle School
High School: Rancho Cotate & Technology High
X. Police And Fire
Once the Southeast Area is annexed to the City of Rohnert Park the Department of Public Safety will
provide police and fire services to this area. The Department of Public Safety provides police, fire
and other related services with cross - trained personnel under a single administrative umbrella. To
accommodate this growth, a new fire station will be constructed in the southwest part of Rohnert
Park on the Sonoma Mountain Village site. The northwest portion of the Sonoma Mountain
Village development contains a 1.3 acre site that will be dedicated by Sonoma Mountain Village
for a new Fire Station. The construction of the Fire Station is included in the City's Public Facilities
Finance Plan (PFFP).
XI. Finances
Major off -site infrastructure is paid for by the PFFP and the Sewer Capacity Charge. The SESP
development will pay into these fees. The PFFP and Sewer Capacity Charge programs anticipate land
secured bond financing to pay for infrastructure that is required for new development prior to new
development generating sufficient fees to build the infrastructure.
The SESP Development Agreement (DA) provides funds for future maintenance of utilities and services
to the City of Rohnert Park. These public maintenance fees offset the projected fiscal deficit to City's
General Fund created by the residential development within the Project to comply with the General
Plan policies and goals. These fees are paid annually and all these fees are subject to CPI adjustment.
These fees cover a number of areas as follows:
• A Pavement Maintenance Fee per residential unit for the purpose of mitigating the street
maintenance and street pavement impacts of the Project.
• A Public Service Impact Fee per residential unit for the purpose of mitigating the additional
service costs of City as a result of the Project.
• A Maintenance of On -site Infrastructure Fee per residential unit for the purpose of mitigating
the ongoing service costs of maintaining public improvements within the Project.
In addition to the above fees paid annually, the DA includes a Public Services Fees per residential unit
at the time of building permit issuance for that unit, to offset the cost of adding and outfitting public
safety personnel, such as police officers and fire - fighters, to serve the Project.
XII. Phasing
The SESP will be developed over several phases as illustrated in Figure 11: Phasing Plan. Phasing will
be determined by market demand. At each stage of development, roads will be constructed to provide
access to new residences while ensuring a logical roadway pattern is available for utility services, fire
access, and life safety access as needed and appropriate.
Final Development Plan - Southeast Area 12
. ', .. i
� y
1 iL
ti
I
-,~' r•'�Y '�a'
'i t�' � -� f.. ?{ �.� � IT .•+tip � r
7
•� a■ I
r f � � �- • r
J
f
I "
u u r�
III
i
la �
ti
r I r
• _ .r LI� r,L �
I
• L L � 1
gp
i
we
41 Oil
—F
l..
,r
wj
- — T ' --T-- l'[ aw�"r r f � +irF�w
r■
70. .T-■ .I l ■�'
,�lfm Fill 157
� M -or
t A! !•.
MM ti L', 0,4 !
. t�
'01 Fro� 7
I
1
Phase I Summary: 0
Park, Pond, Water Tank Site (see Hate 2)
33 Low density
72 SE Medium Density (Includes 12 Moderate Income Units)
81 Units + Mixed Use Site (See notes 3 & 4 regarding construction of
36 Low Income Units and 45 Townhomes)
186 Total Dwelling Units (Includes 48 Affordable Units)
Phase 2 Summary:
26 Low Density
102 SE Medium Density._(Includes _.I6 Moderate ,Income Units)
128 Total Dwelling Units (Includes 16 Affordable Units)
Phase 3 Summa
12 Rural Estate
36 Low Density
23 SE Medium Densit
71 Total Dwelling Units
Includes 4 Moderate Income Units
ncludes 4 Affordable Units)
Phase 4 Summary:
17 Rural Estate (includes existing residence)
33 Low Density
40 SE. Medium Density (Includes.4 Moderate Income Units)
90 Total Dwelling Units (Includes 4 Affordable Units)
Note
I. Phase I shall be constructed as the first order of work. The remaining phases
may proceed in any order.
2_ Phase I shall include all public improvements within the boundaries shown on this
plan, including the public park, any required storm drainage facilities, and the
water tank.
3. The 36 low income /affordable rental units shall be constructed pursuant to the
development agreement.
4. 10,000 SF of Commercial /Retail /Office uses and 4S townhomes will be constructed
as market conditions dictate. Include 8 moderate income townhomes.
5_ Phase 73, and 4 shall include all public improvements within the boundaries
shown on this plan.
6. If Phase 3 precedes Phase 2, the entire length of valley house drive shall be
constructed.
Figure 11: Phasing Plan
Final Development Plan - Southeast Area 15