2016/04/28 Planning Commission Resolution (2)PLANNING COMMISSION RESOLUTION NO. 2016-16
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK CONCEPTUALLY APPROVING WITH
RECOMMENDED REVISIONS THE PRELIMINARY DEVELOPMENT PLAN FOR
THE ROHNERT CROSSINGS PLANNED DEVELOPMENT LOCATED SOUTH OF
ROHNERT PARK EXPRESSWAY, EAST OF STATE FARM DRIVE, NORTH OF
ENTERPRISE DRIVE, AND WEST OF SEED FARM DRIVE/FUTURE SMART
PLATFORM IN SONOMA COUNTY, CA (APN 143-051-072)
WHEREAS, the applicant, North Bay Communities LLC, filed Planning Application
No. PLDV2015-0001 proposing a Preliminary Development Plan ("PDP"), for the Rohnert
Crossings Planning Development, in accordance with the City of Rohnert Park Municipal Code
("RPMC"); 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 exceeding 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 January 22, 2016 the Parks and Recreation Commission reviewed the
park and recreation amenities in the PDP and recommended conceptual approval with
modifications; and
WHEREAS, on February 25, 2016 the Planning Commission held a duly noticed public
hearing at which time interested persons had an opportunity to testify either in support or
opposition to the Project; and
WHEREAS, the public hearing was continued to allow the applicant to revise its PDP in
light of concurrent amendments being made to applicable General and Specific Plan policies;
and
WHEREAS, on April 28, 2016 the Planning Commission held a public hearing,
continued from the February 25, 2016 hearing, at which time interested persons had an
opportunity to testify either in support or opposition to the revised PDP; and
WHEREAS, the Planning Commission has reviewed and considered the information
contained in Planning Application No. PLDV2015-0001, including recommended revisions
proposed by staff to achieve consistency with city policies, as well as the information presented
at the public hearings and the recommendation from the Parks and Recreation Commission; and
WHEREAS, the applicant is expected to use this non-binding review and conceptual
approval of the PDP to submit a formal application for a Planned Development designation,
which is subject to environmental analysis and public hearings.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Rohnert Park hereby makes the following determinations and recommendations with respect
to the proposed Preliminary Development Plan:
Section 1. The above recitations are true and correct, and material to this Resolution.
Section 2. The Planning Commission recommends those revisions and updates
provided for in Exhibit B, which is attached hereto and incorporated by this reference, be made
to the Preliminary Development Plan proposed by Planning Application No. PLDV2015-0001 to
achieve full consistency with applicable City policies.
Section 3. The Planning Commission hereby finds that, subject to the recommended
revisions in Section 2, Planning Application No. PLDV2015-0001 the Rohnert Crossings
Preliminary Development Plan, including the proposed land uses and their interrelationships, is
generally acceptable and consistent with the General Plan and the Central Rohnert Park Priority
Development Plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED, THAT the Planning
Commission does hereby conceptually approve Application No. PLDV2015-0001 the Rohnert
Crossings Preliminary Development Plan as provided for in Exhibit A, subject to the
recommended revisions described in Section 2 of this Resolution.
DULY AND REGULARLY ADOPTED on this 28th day of April, 2016 by the City of
Rohnert Park Planning Commission by the following vote:
AYES: NOES: 0 ABSENT: D ABSTAIN:
ADAMS BLANQQIE BORBA GIUDICE HAYDON
Chairperson, City of Rohnert Park Planning Commission
Attest: � , (JA"
Susan, neve o, Recording Secretary
ROHNERT PARK
Planned Development - Preliminary Application
f
M.
LOCATION MAP
3
rr�jat srtc
- o
,
VICINITY MAP
HART HOWERTON
u,.n,rn,•, ,n.
PROJECT DESCRIPTION
Rohnert Crossings is a 32 acre mixed-use urban village proposed in the center of
the city adjacent what will be the SMART station. The sire is within the Central
Rohnerr Park Priority Development Area Plan (PDA), and is intended to support
the PDA vision of creating a more active central district.
The plan proposes 70,000 sf of retail uses, designed to be the start of a new down-
town, 50,000 sf of commercial uses, 250 townhomes and 150 multifamily dwell-
ings. Rohnerr Crossings will be connected to surrounding neighborhoods through
an extensive network of streets and pedestrian paths, and contain 5.4 acres of parks
and open spaces integrated into the blocks.
In its design, Rohnert Crossings specifically addresses the following PDA objectives
and supports the creation of a 'Downtown' by:
• Creating higher -density mixed-use development within one half mile of the
SMART train station;
• Creating a new retail corridor along an established commercial street,
• Providing pedestrian -oriented walkable blocks, compact building footprints, and
plenty of community open space;
• Creating a character that resonates with the community's existing assets by pro-
posing tree -lined streets, generous open spaces, public amenities, and distinct resi-
dential disrsicts;
• Providing a mix of housing options supporting a diversity of needs (800-1,600 sf
1-3 bd flats and Townhomes).
We anticipate entitlement will include the following processes:
1. Pretimirtary Development Plan (PDP) Application
Rcvicw of this application and subsequent hearings with Parks and Rec and Plan-
ning Commission.
2, Final Development Plan (FDP) Application
Application Review, General Plan Amendment, Retuning, and any applicable Use
Permits. Public Hearings with Parks and Rec, Planning Commission and City
Council.
3. EIR
ROHNERT CROSSINGS
Rohnert Park, Ca
SHEET INDEX l
PAGE I TITLE
0 Cover Sheet
1 ALTA land Title Survey
2 Proposed Illustrative Sire Plan
3 Proposed Land Use Plan
4 Proposed Parking Plan
5 Proposed Phasing Plan
6 Proposed Circulation Plan
7 Parks and Open Space Plans t
8 Proposed State Farm Dr. Street Sections
9 Proposed State Farm Dr. Building Elevations
!0 Renderings
I I Character Reference Imagery
PROJECT DIRECTORY
Applicant Architecture, Planning &
North Bay Communities, LLC Landscape Architecture
2392 Morse Ave. Harr Howerton
Irvine, CA 92614 One Union Sr. 3rd Floor
(925) 980 9595 San Francisco, CA 94588
Contact: Michael Olson (415) 439 2200 Main
michaelolson5l@gmaiLcom Contact: Chris Hall
chall@harchowermn.com
Surveyor
Ruggeri - Jensen - Azar
4690 C-h.boc Drive, Suite 200
Pleasanton CA 94111
(925) 227 9100
I
Olt.-
Cover
YCover Sheet p90
April 20th, 2016
Padre
Town Center
;tt
Raley's
Town Center
?min WA
/ I iI
l\J 0 ]q0 200 300 500
I" - 100' a fide siu, (.3(x 24')
HART H0WERT0N
City
Center
I
Potential Pedestrian
connection across RPEX
1 Rohnert Park Expressway
Enterprise Dr.
1 1:7
700'
Golf Course
Valley
Village
LEGEND
1. RETAIL VILLAGE
2. COMMERCIAL.
3. MIXED USE MULTIFAMILY / RETAII.
4. MULTIFAMILY
5. OPEN SPACE / COMMON AMENITY
6. TOWNHOME RESIDENTIAL
*A detailed description of proposed development program by block and use
is described in the table on page 3
PROPOSED DEVELOPA4ENT STANDARDS
Max SetbacksI Height and Bulk
Zone Bldg "fype Units / Max Max Bldg Max Bldg
acre Ftont Side Rear Ileighr Coverage FAR
CN Retail / Comm. NA 0' 0' 0' 35' 60% 1
MU Mixed Use 35 0' 0' (1' 55' 60% 2.5(4)
MF Multil'amily 35 0' 0' 0' 55' 60% 2.5
OS Open spKir NA 0' 0' 0' 25' 25% .25
Amcnity0)
RHResidential 30 S' 5'(1) 3'(2) 35' 60% 2.0
'Itnvnlitimcs
No es:
(1) Corner rovinhome conditions on side streets will have setback from the ROW
(2) 3' is meawred in die edge of the ac"its aisle, not a property line
(3) 'Ihtse are ctrmtnon arntmity Wlitics such as public restnxams, xcbos, clubhouses
(4) FAR include* rcsidcmial and catnmeieial space tit mixed uu I
i N'. • L'r'� L
. CORP Yard*
*Subject to Property 'I iansfer
Alternate Plan (not including CORP Yard)
RO H N E RT CROSSINGS Proposed Illustrative Site Plan pg
Rohner[ Park, Ca Aptil 20th, 2016
Padre
Town Center
Raleyts
Town Center
City
Center
Rohnert Park Expressway
t r-:
CS•5
Enterprise—
u2.
�J 1 {,. i .. .i. I 0
0 100 200 300 500 700'
1" = 100' er f d irze (3(i x 24') in ^
HART HOWERTON
a. Jy...{...-xp?.�.�M.n Iw+�rw,1�N�rw^L. JViw.iwW,..xMwl^w�•rF J. ewwJ..x�..w-w+,Nm,4..w
PROPOSED DEVELOPMENT BY PARCEL
Ana BuRding
BuDding
R -H-1
Golf Course Landes
larl Sub Ar"
Are. LHdn
DU/AC
RetaO!Com mw
Area
W. Arca Units
OU/AC
C -N-1 Neighborhood Com.
2.06
42,000
0.72
C -N-2 Neighborhood Com.
0.77
R -H -f
Res. High Density 4
C -N-3 Neighborhood Com.
0.72
50,000
R -H-5
M -U•1 NnMborsrood Com.
1.90
28.000
37 26
R -H-6
subtotal: 5.45
120,000
59,500
1'"famlhkv-.denpm
Ain
WtAf98 11POs
DW AC
MF -1
2.83
125,000 90
32
M -U-11
54.000
72,000 60
32
subW -
wbtotak 2.83
197,000 150
250 26
LNSMART
— —,
L — — J CORP Yard*
*Subject to Property Transfer
Valley
Village
ROHNERT CROSSINGS
Rohnert Park, Ca
Residential
R -H-1
Res, High Density 1
299
154,500
77 26
R -H-2
Res. High Density 2
0.72
37,500
19 26
R -H-3
Res. High Density 3
0.72
37,500
19 26
R -H -f
Res. High Density 4
0.79
40,500
20 26
R -H-5
Res. High Density 5
1.45
75,000
37 26
R -H-6
Res_ High Density 6
1.15
59,500
30 26
R -H-7
Ree- Nigh Density 1
0.81
41,500
21 26
R -H•8
Res. HIM Den&"S
1.06
54.000
27 26
subW -
9-68
500,000
250 26
Open Space
and Recnadwal Dislrim
Ana
gid. Area
OS -1
RPX Frontage Pah -west
1.21
OS -2
RPX Frontage Park - East
1.08
05-3
Central Park
0.31
1,001)
OS -4
Main Street Park
0.69
OS -5
Enterprise Drive Park - West
0.51
OS -6
Enterprise Drive Park - Center
031
OS -7
Enterprise Drive Park - East
0.34
05-8
SMART Station Park
0.48
1,000
05-A-1
Amenity1
0.22
1,500
OS -A-2
Amenity 2
0.08
OS -A-3
Amenity 3
0.22
1,500
subtotal:
SA4
5.000
TOTAL
822,000
400
Streets Area
5.1 Proieet Area ROW &S6
`M -UA pared arra tallied under RCnail / COMM—W union
Proposed Land Use Plan pg3
April 20th, 2016
Padre City
Town Center Center
Rohnert Park Expressway
Golf Course
rT—
j� �` "�S"t2CCibtrD
%
/! 0 ljlff
lSMART
oe �`��♦
/ �;� �►
Raley's
Town Centerox
0oo
` f
Road I� _ o
w � �
Fi
,•Enterprise Dr.
f I I I
l� U 100 200 300 500 700'
1" - 100' xi fiX vi- (3( x 24") tB — _
HART HOWERTON
iw NlYT'MJY,IarlJrtf,6 Ma,e,.rt,� rp:Y Y4, KYYrJu
R M N.�w i.... w�YRFr u N.r Y.. a.rn..� rW.•�'••1.nrw L.+N.r.J.wun.ro.�w m IL+ W...nry
PARKING SUMMARY
Use #
7/////� State Farm Drive j 162
Surface Lots (Commercial) 140
�y Surface Lots (Residential) 190
Street Parking (Internal)*** 400
Townhomes 500
TOTAL 1392
PARKING BY USE
Valley Use
Village Retail. *
SF of Units
70,000
Required
280
Proposed
280
Commercial *
50,000
200
200
Multifamily'"
150
300
300
Townhomes (2 per unit)
250
500
500
Guest Parking 0 per 4 units)
-
I00
]00
12
Unallocated street parking
TOTAL
1,380
1,392
ROHNERT CROSSINGS
Rohnert Park, Ca
* Some of these provided on adjacent street parking
** 110 of these will be provided on street (directly adjacent)
*** Anticipated stormwater system may replace portions of this
Proposed Parking Plan ,.4
April 20rh, 2016
Padre City
Town Center Center
r- ,
Raley"s
Town
;Rohnert Parr Expressway
Golf Course PROPOSED PHASING
Phase 1
Phase 2
;-,Phar: 3
Phase 4
Phase5
t1ley
Village
!�
Enterprise Dr.
0 100 200 300 500. 700'
V = 100' .0 fid1 rize (36 x 24'
HART HOWERTON
ROHNERT CROSSINGS
Rohnert Park, Ca
r — — ,
16 _ a CORP Yard"
*Subject to Property Transfer
Proposed Phasing pg5
Apri120th, 2016
Padre City
Town Center Center
Potential Pedestrian
*� connection across RPEX
I Rohnert Park Expressway
Golf Course
Multi Use Path (PDA)
/ (Outside of Project)
a
�\ J 0 100 200 300 500 700'
I.. = 100' er futl riu (36 x 24) ,+'
HART HOWERTON ROHNERT CROSSINGS
Rohnert Park, Ca
LEGEND
Public 2 - Way
�7 _ �i •i Private 2 - Way
— — Private A] ley
Dedicated Pedestrian Paths
* No vehicular access through to SMART parking
Potential Bus Roures
I — — 7
L — — a CORP Yard*
`Subject to ProperryTransfer
R/R Right -In Right -Out
Notes.
1. All public and private roads to have pedestrian sidewalks on both
sides
2. 'Pedestrian Paths' notes dedicated routes for pedestrians through the
site and connecting to surrounding off-site networks
15' 40' 15'
(A -A) Typ Commercial Street Section - 70 ROW
10' 36' l0'
(B -B) Typ Res Street Section - 60 ROW /
Circulation Plan pg
April 20th, 2016
It
Valley
A
Village
Raley's, +
Town Center 00th ♦ ,,-'
L ----------ti
__----` • -
01.
Y,s
Enterprise Dr.
d
�\ J 0 100 200 300 500 700'
I.. = 100' er futl riu (36 x 24) ,+'
HART HOWERTON ROHNERT CROSSINGS
Rohnert Park, Ca
LEGEND
Public 2 - Way
�7 _ �i •i Private 2 - Way
— — Private A] ley
Dedicated Pedestrian Paths
* No vehicular access through to SMART parking
Potential Bus Roures
I — — 7
L — — a CORP Yard*
`Subject to ProperryTransfer
R/R Right -In Right -Out
Notes.
1. All public and private roads to have pedestrian sidewalks on both
sides
2. 'Pedestrian Paths' notes dedicated routes for pedestrians through the
site and connecting to surrounding off-site networks
15' 40' 15'
(A -A) Typ Commercial Street Section - 70 ROW
10' 36' l0'
(B -B) Typ Res Street Section - 60 ROW /
Circulation Plan pg
April 20th, 2016
V
P.2 Neighborhood Mini -Park
6
P.3 Neighborhood Plaza PA Neighborhood Mini -Park
HART HOWERTON ROHNERT CROSSINGS
RohnertPark. Ca
:. au[., nW �oxu M. a.....�ik..eyup�y • x.. M.rv..�r n. d...uq.,w wl u.r....•.e�p �[...yu...u.� u..u.i.0 ry H.. f:....n. �.
it \
Key Plan
) I . i
0 30 60'
1" = 30' atfull nze
Proposed Parks and Open Space pg7
April 20th, 2016
LEGEND
I
Evenr Lawn
2
Picnic Arca
3
Play Strucrure
4
Existing Trees (typ.)
5
Proposed Trees (typ.)
6
Sculpture l An Feature
7
Bocce Court
8
Outdoor Seating
9
Kiosk, Clock Tower, Public Resrroom
10
Outdoor Chess Boards
11
Gazebo
) I . i
0 30 60'
1" = 30' atfull nze
Proposed Parks and Open Space pg7
April 20th, 2016
86'
Section 1 - State Farm south of RP Expressway
Section 2 - Sta
86'
Section 3 - State Farm north of Enterprise Dr.
HART HOWERTON
ROHNERT CROSSINGS
Rohnert Park, Ca
e
S � Y
r
1. 4k -
Proposed State Farm Dr. Street Sections pgV
April 20th. 2016
5�
i �
Elevation I - Proposed Retail Buildings fronting on State Farm
2
Elevation 2 - Proposed Mixed-USe Buildings fronting on Station Dr.
HART H O W E R T O N ROHNERT CROSSINGS Retail and Mixed -Use Example Elevations P99
April 20th, 2016
.. ......... Rohnert Park, Ca
t
HART H O W E R T O N ROHNERT CROSSINGS Retail and Mixed -Use Example Elevations P99
April 20th, 2016
.. ......... Rohnert Park, Ca
�__..
e.
4 L �_. y•f �St fiG
As
A
SMART train station - looking south over Seed Farm Square
�mgo
ii♦-t.Aj
%ft
�.
1511
� - �r �'•4 -�� I ,fes
+� ,f
4,
'Main Si looking towards north
*images for reference only - actual designs may vary.
Main Sc looking south down existing State Farm Station Drive looking towards SMART train Keyplan
HART HOWERTON ROHNERT CROSSINGS Renderings pg 10
r._,e.... ... .......... Rohnen Park, Ca April 20th, 2016
wk
�
Y'
per+
��
10100
t1,
i r
�i r .A x4 .. J•.�niu �. rn •I}
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it F i ✓
WNWI
ATTACHMENT B
Rohnert Crossings, Preliminary Development Plan
Consistency with General Plan, Central Rohnert Park, PDA Plan and Zoning Ordinance
The purpose of the following matrix is to identify where the Rohnert Crossings, Preliminary
Development Plan application is consistent with the adopted general plan, Central Rohnert Park, Priority
Development Area Plan (PDA plan) and related zoning ordinance provisions. General plan amendments
were adopted on March 22, 2016 to implement the Central Rohnert Park, Priority Development Area
Plan (PDA Plan) and zoning amendments were adopted on April 12, 2016. The following matrix
evaluates the April 19, 2016, Rohnert Crossings submittal for consistency with the city's plans and
policies, as amended.
Goal/Policy or Standard Consistent? I Description
General Plan (Consistent)
Consistent with the
Yes
The Proposal is generally consistent with the General Plan
General Plan, Mixed Use
mixed use designation which allows for a wide range of
designation?
uses and encourages mixed use developments with a
combination of compatible commercial, office and
residential development.
Consistent with Figure
Yes
Developer proposes a combination of retail, service and
3.2-16 (Boundary of
residential uses within the DDAZ. The intent of the DDAZ is
Downtown District
to focus active retail and service uses on the ground floor.
Amenity Zone)?
The proposed development plan provides for such uses on
the ground floor. Office and/and or residential on upper
floors are encouraged in the PDA plan. The PDP would
allow for such uses.
General Plan Policies (Consistent)
Yes
Proposed street network, parks, plazas and other site
LU -42 (Creation of a
pedestrian -oriented
elements provide good connectivity and the concentration
downtown, adjacent to
of commercial uses along State Farm Drive creates a
the SMART rail station)
downtown setting. The adequacy of the commercial
square footage will be further evaluated at the Final
Development Plan stage.
LU -44 (Promote infill
Yes
Development intensity will create pedestrian and other
development to activate
activity on State Farm Drive. Diagonal parking will provide
State Farm Drive)
parking for shops and encourage business to locate in this
area of high visibility.
LU -48: (Housing at
Yes
The number and intensity of dwelling units are within the
densities sufficient to
range to support transit. 400 units are proposed and this is
support transit use)
consistent with the PDA plan.
TR -49 (Expand bike and
Yes
Good connectivity is provided with a complete
pedestrian connections,
interconnected grid system provided throughout the plan
including connections to
area.
SMART)
TR -54 (Provide required
Yes
It appears that adequate parking is provided and this will
parking)
be further evaluated at the Final Development Plan stage.
Page 1
TR -57 ( Facilitate a "park Yes
once" strategy)
CD -56 (Bike and Yes
pedestrian connectivity
to the SMART rail station)
Zoning Ordinance / PDA Plan (Consistent)
Consistent with Central Yes
Rohnert Park PDA?
The proposed site design is conducive to the "park once"
strategy and this will be analyzed further as part of the
Final Development Plan.
Access to SMART platform is provided by a grid system of
streets. Pedestrians and bicyclist will be able access the
SMART platform from all sides.
In general the PDP is consistent with the Central Rohnert
Park PDA plan as proposed. To achieve complete
consistency, however some modifications to the final PDP
will be necessary to increase the commercial square
footage in the PDP and address office or civic uses.
Alternatively the PDA plan could be amended to modify
the minimum amount of required commercial square
footage and remove or reduce the Office/Civic land uses.
Supportive of Downtown
Yes The PDA plan calls for a commercially focused downtown
District Amenity Zone?
with active retail and service uses and the PDP depicts a
mix of commercial and residential uses. The revisions to
the PDP to increase the active retail and service uses that
are provided within the DDAZ is moving in the right
direction to fulfill the intent of the recently amended
policies establishing a minimum square footage
_ requirement to help create a downtown area.
Are proposed street
Yes The proposed designs of State Farm Drive and internal
designs in the PDA
roadways are consistent with the PDA plan. The PDP
implemented?
proposes adding diagonal parking to State Farm Drive
1 which is consistent with the PDA plan.
General Plan (Updates Needed
Consistent with General
Plan, Figure 3.2-15
(Central Rohnert Park
Plan Concept and the
Downtown District
Amenity Zone)?
Zoning Ordinance /PDA Plan
Provide 150,000 sf of
active retail and service
uses as required?
Consistent with Figure
4.6 (Station Center Land
Use Designations) in PDA
Update Proposed land uses in the Downtown District amenity
zone are generally consistent with this diagram, but minor
updates will be needed. The configuration of the land use
designations will need to be amended in the General Plan,
PDA plan and zoning ordinance to match to proposal. The
Office/Civic designation would need to be revised or
removed and the configuration of the land use
designations would need to be updated. Alternatively, the
Final PDP proposal could be amended to match the
current policies, avoiding the need for policy amendments.
Ipdates Needed)
Update The Rohnert Crossings PDP calls for 120,000 sf of retail
uses — less than the required minimum of 150,000 sf in the
PDA Plan and zoning ordinance. Updates will be required
to lower this minimum requirement or the Final PDP
proposal could be amended to meet this requirement.
Update As proposed the PDP would require changes to Figure 4.6 1
of the Central Rohnert Park PDA plan and the changes to
the corresponding figure in the General Plan and zoning_]
Page 2
and zoning ordinance? ordinance. The Office/Civic designation would need to be
revised or removed and the configuration of the land use
designations would need to be updated. Alternatively, the
Final PDP proposal could be amended to match the
current policies, avoiding the need for policy amendments.
General Plan (Determined at Final Development Plan (FDP) Stage) _
LU -41 (Implement a FDP The street network of the plan interfaces with the SMART
Downtown platform and a plaza is provided adjacent to the platform.
District... encompassing It is not clear whether commercial uses will be provided
the SMART rail station) proximate to the SMART platform. Minor updates to the
configuration of the retail and service uses may be needed
j at the Final Development Plan stage.
LU -47 (Provide a variety
FDP
Two types of housing are proposed as part of the PDP
of housing types and
application and are consistent with the residential
densities)
densities ranges in the General Plan and PDA Plan. A plan
for how to comply with city affordable housing
requirements will be needed as part of the Final
_
Development Plan.
FDP
LU -51 (Comply with
This will be determined as part of the Final Development
inclusionary housing
Plan
ordinance)
CD -57 (Provide public
FDP
Provided throughout project proposed, final design
plazas, gathering places,
determined at Final Development Plan
and pedestrian
amenities)
CD -58 (Focus public and
FDP
Determined as part of Final Development Plan
private investments
inside the Downtown
District Amenity Zone to
create an urban
downtown streetscape)
CD -59 (Develop a
FDP Determined as part of Final Development Plan
streetscape palette that
accents the identity for
downtown)
_
CD -63 (High quality
FDP Determined as part of Final Development Plan
architecture, streetscape, I
and landscape design
features in the
Downtown District
Amenity Zone)
TR -47 (Complete streets) FDP
Proposal to change State Farm Drive from a 4 -lane to a 2 -
lane facility with on street parking is consistent. Final
Street Design will be determined at the Final Development
Plan
_
TR -48 (Incorporate storm FDP
To be reviewed as part of Final Development Plan
water strategies into
Page 3
street designs) _
TR -53 (Bus service to
FDP
Follow-up work with Sonoma County Transit and SMART
coordinate with SMART)
will be necessary to implement this
TR -55 (Shared parking FDP This will be analyzed as part of the Final Development Plan
facilities)
Zoning Ordinance / PDA Plan
Consistent with
FDP
The residential uses in the PDP comply with the density
Development Standards
ranges of the PDA plan. Compliance with all the
in PDA?
development standards will be determined at FDP.
Are the design guidelines
FDP Not enough information is available at this time to
in the PDA plan
determine compliance with the design guidelines and
addressed?
detailed review is not required until submittal of the FDP.
Are minimum parking
FDP A detailed review of parking will be conducted at the time
ratios in zoning ordinance
of Final Development Plan.
met?
Page 4