2018/01/25 Planning Commission Resolution (6)PLANNING COMMISSION RESOLUTION NO. 2018-08
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF AN AMENDMENT TO VAST OAK EAST DEVELOPMENT
AREA PLAN II: SYCAMORE NEIGHBORHOOD AT UNIVERSITY DISTRICT
WHEREAS, the applicant, Signature Homes, has submitted an application for the
Sycamore Development Area Plan for the Vast Oak East Land Development within the
University District Specific Plan ("UDSP") Area; and
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; and
WHEREAS, the City Council of the City of Rohnert Park has certified the Final
Environmental Impact Report (EIR) and EIR Addendum prepared for the UDSP project and the
City has otherwise carried out all requirements for the project pursuant to CEQA; and
WHEREAS, on January 25, 2018, the Planning Commission held a public hearing at
which time interested persons had an opportunity to testify either in support or opposition to the
proposed Development Area Plans; and
WHEREAS, the Planning Commission has reviewed and considered the information
contained in proposed Development Area Plans.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Rohnert Park makes the following findings, determinations and recommendations with respect
to the proposed Development Area Plans:
Section 1. The above recitations are true and correct.
Section 2. On May 23, 2006, the City of Rohnert Park certified the Final EIR for the
UDSP project, including adoption of associated CEQA Findings, Statement of Overriding
Considerations, and the Mitigation Monitoring and Reporting Program. On April 8, 2014, the
City approved an Addendum to the Final EIR, as described in City Council Resolution No. 2014-
032.
Section 3. Findings for Approval of Development Area Plans. The Planning
Commission in recommending approval to the City Council of Planning Application file number
PLDP2017-0005 (Sycamore Development Area Plan for the Vast Oak East Land Development),
hereby makes the following findings in accordance with Rohnert Park Municipal Code Section
17.06.400; to wit;
1. The proposed development conforms to the applicable specific plan
Criteria Satisfied. Sycamore DAP for Vast Oak East submittal is consistent with
the Specific Plan and provides additional details on the project including residential
floor plans and elevations by housing type, and landscaping details and
specifications. The proposed DAP is consistent with the Specific Plan because it
conform to the requirements in the Specific Plan related to density, housing type,
housing location, public improvements, landscaping, and related amenities. The
DAP is designed to have adequate infrastructure and be integrated with existing
City roadways, streets, bicycle paths, and walkways. All streets and thoroughfares
will meet the standards of the City as is required by the Specific Plan. The
recommended conditions of approval for the DAP ensure that implementation of
the Development Area Plan will remain consistent with the Specific Plan, Tentative
Map, and mitigation measures.
2. Public infrastructure and services can be provided concurrently with the
development
Criteria Satisfied. The developer will be required to participate in the Public
Facilities Financing Plan, which will provide for necessary off-site public facilities,
and shall be responsible for on-site facilities to meet the project's needs. The
Development Agreement for the project sets forth the timing of the necessary
facilities as they relate to the physical development of the site.
Section 4. A duly noticed public hearing on the proposed Development Area Plan was
held on January 25, 2018.
NOW, THEREFORE, BE IT FURTHER RESOLVED that, based on the findings set
forth in this Resolution and the evidence in the staff report, and the above -referenced Findings, the
Planning Commission hereby recommends that the City Council approve the Sycamore
Development Area Plan for the Vast Oak East Land Development at University District, as set
forth at Exhibit A, in its entirety, subject to the recommended conditions of approval as provided
in Exhibit B:
DULY AND REGULARLY ADOPTED on this 25th day of January, 2018 by the City
of Rohnert Park Planning Commission by the following vote:
AYES: 6 NOES: b ABSENT: 6 ABSTAIN:
ADAmp BLANQUII��YIBORBA�� GIUDICE��-"HAYDONJ� �/ ,1/
Chairperson, City of Rohnert Park Planning Commission
Attest: 0 CLI, ()b/"
san Azevedo, Re ding Secretary
EXHIBIT A
SYCAMORE DEVELOPMENT AREA PLAN
VAST OAK EAST
Available for viewing and printing:
Development Services Department
City Hall
2°d floor
130 Avram Avenue
Rohnert Park, CA
EXHIBIT A
SYCAMORE DEVELOPMENT AREA PLAN
VAST OAK EAST
Available for viewing and printing:
Development Services Department
City Hall
2°d floor
130 Avram Avenue
Rohnert Park, CA
EXHIBIT B — 2018-08
CONDITIONS OF APPROVAL
SYCAMORE DEVELOPMENT AREA PLAN - VAST OAK EAST AT UNIVERSITY
DISTRICT
ON-GOING CONDITIONS
The conditions below shall apply to the Sycamore Development Area Plan -Vast Oak
East at University District. The Sycamore Development Area Plan shall be developed in
accordance with the General Plan (GP), University District Specific Plan (UDSP) including
Design Guidelines, Mitigation Measures (MMs) identified in the UDSP Final Environmental
Impact Report (FEIR), Development Agreement (DA) between the City and University District
LLC and Vast Oak Properties L.P., the Rohnert Park Municipal Code (RPMC), and the Design
and Construction Standards.
General Requirements
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 University District 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, Mitigation Measures for the FEIR, UDSP, Sycamore/Vast Oak East DAP I
and conditions of approval, 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 UDSP Project (SCH #
2003122014) 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 the Sycamore DAP -Vast
Oak East, save and except that caused by the City's active negligence.
5) By accepting the benefits conferred under Sycamore DAP -Vast Oak East, the applicant
acknowledges all the conditions imposed and accepts the DAP subject to those conditions
with full awareness of the provisions, 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 Sycamore
DAP -Vast Oak East shall constitute acceptance of all of the conditions and obligations
imposed by the City on Sycamore DAP -Vast Oak East. The applicant/grantee by said
acceptance waives any challenge as to the validity of these conditions.
7) All improvements shall comply with all applicable sections of the City of Rohnert Park
Municipal Code and any other applicable relevant plans of affected agencies, unless
superseded by the Specific Plan for this property.
8) The development of this phase shall be consistent with all other approvals associated with
this project (e.g. UDSP/Design Guidelines, Tentative Map, DA).
9) The applicant shall obtain all necessary permits and clearances from the Rohnert Park
Building and Public Safety Departments prior to occupancy of the project.
10) Any covenants, conditions, and restrictions (CC&R's) applicable to the project property
shall be consistent with the terms of these conditions and the City Code. If there is
conflict between the CC&R's and the City Code or these conditions, the City Code or
these conditions shall prevail.
Site Plan, Landscaping and Signs
11) All improvements shall be in conformance with the submitted Site Plans, Exterior
Elevations, and Landscape Plans, except as modified herein.
12) All plant materials proposed for use within the Sycamore DAP -Vast Oak East shall be in
conformance with the University District Plant Material Matrix contained in Appendix B
of the Specific Plan.
13) The design of all entrances to the site shall be subject to Department of Public Safety
approval.
14) The designs and locations of decorative paving treatments shall be subject to staff review
and approval.
15) Architectural treatments applied to the front elevation, such as brick or stone wainscots,
shall be carried around corners to the sides of the homes and shall terminate at the fence
line or at a logical end point (e.g. a vertical post element.)
16) All building footprints for homes shall be identified by floor plan model and architectural
style (e.g. "A", "B" or "C") on the final plotting plan for the area. The same model floor
plans shall not be plotted across the street from or next to one another. Exceptions to the
building footprints may be made in limited cases to ensure streetscape diversity. Such
exceptions shall be subject to administrative approval by the Planning Manager.
17) The Planning Manager shall have the authority to administratively approve minor
variations to the Sycamore DAP exterior residential color schemes, materials, and
finishes that may be subsequently proposed following DAP approval.
18) A plan for Temporary Sales Office and Design Center 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.
19) Air conditioning or mechanical ventilation shall be provided to allow occupants to close
windows and doors for adequate noise isolation. Any ground -mounted air conditioning
units proposed shall be screened from public view by a combination of masonry walls,
fencing and/or landscaping, with the final design subject to Staff approval. Any roof -
mounted mechanical equipment shall be concealed so as not to be visible from public
view. This condition shall not apply to roof -mounted photo -voltaic panels, with approval
of the building and planning divisions.
20) Design and placement of walls and fences, including acoustic walls, fences, and gates, for
each neighborhood or land use district shall be in accordance with the standards included
in Vast Oak East DAP I and shall be approved by planning staff.
21) 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.
22) The project applicant shall design and construct all project facilities in accordance with
the most recent seismic standards of the California Building Standards Code.
23) The applicant shall design and construct the foundations and/or building pads for all
project structures using standard engineering practices that account for, and minimize
damage resulting from, expansive soil conditions. Specific design and constructed
methods shall be as directed by Mitigation Measure GEO-8a of the FEIR for this project.
24) Prior to the issuance of any building permits, front yard landscape and irrigation plans
shall be submitted to and approved by Planning Staff and the City Engineer. Such plans
shall be in substantial conformance with the plan submitted as a part of this application.
25) All trees within five feet of the public right-of-way shall have root barriers that are
approved by the Engineering Division.
26) A permanent automatic sprinkler shall be installed to maintain all landscape materials and
areas.
27) The applicant's engineer shall coordinate with the City Engineer to ensure that recycled
water is used for irrigation of the project's landscaping, if available.
28) All exterior lighting shall be designed so as to prevent any spillover lighting onto
adjacent properties and rights-of-way. New lighting levels provided shall be compatible
with general illumination levels in existing areas to avoid a noticeable contrast in light
emissions, consistent with the need to provide for safety and security.
29) Roof -mounted lights are prohibited on buildings without prior approval of Development
Services Department.
30) The final location for mailbox enclosures, enclosure sizes, and total number of mailboxes
and parcel boxes per enclosure shall be subject to review and approval by the Planning
Division and United States Post Office.
31) A solar system shall be installed on each of the model homes constructed.
Site Improvements
32) All double-check valves provided for domestic water and fire sprinkler systems shall be
concealed from any public streets and parking lots with decorative walls and landscaping.
Plans shall be submitted to the Development Services Department and City Engineer for
review and approval.
33) Any existing overhead utilities within the subdivision and all proposed utilities shall be
placed underground.
Construction Mitigation
34) For any project requiring an on-site inspector to monitor grading, housing construction
and/or development, the applicant shall deposit funds with the City to cover the full cost
of an inspector prior to any land disturbance. The City Engineer, as appropriate, shall
approve the amount and hire the inspector.
35) The developer shall comply with construction hours pursuant to Rohnert Park Municipal
Code Section 9.44.120.
36) All construction material waste and other debris shall be recycled to the extent feasible.
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.
37) All material storage areas shall be fenced with at least a 6 -foot high chain link fence with
at least two separate points of access with sufficient width for emergency vehicles. The
access points shall be shown on the construction fire and security protection site plan.