2018/10/25 Planning Commission Resolution (4)PLANNING COMMISSION RESOLUTION NO. 2OI8-40
A RE,SOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, RECOMMENDING APPROVAL BY THE
CITY COUNCIL OF A TENTATIVE MAP TO ALLOW THE SUBDIVISION OF
PROPERTY LOCATED AT 6400 STATE FARM DRrVE (ApN 143-0s1-072 AND ApN
143-051-089) rNTO FOURTEEN LOTS AND TEN PARCELS
WHEREAS, Laulima Development,LLC, filed Planning Application No. PROJI3-0001
proposing the Station Area Final Development Plan ("FDP"), Conditional Use Permit ("CUP"),
Tentative Map ("TM") and Development Agreement ("DA") for a proposed project, Station
Avenue, on a32 acre parcel ("Project") located at 6400 State Farm Drive (APN 143-051-072 and,
143-051-089), in accordance with the City of Rohnert Park Municipal Code ("RPMC"); and
WHEREAS, the proposed Tentative Map would allow for the Project site to be divided
into fourteen lots and ten parcels, create necessary easements for infrastructure and allow for the
Project to be constructed in phases as identified in the FDP and permitted by the CUP; and
WHEREAS, in accordance with the California Environmental Quality Act (CEQA), an
Environmental Impact Report (EIR) was prepared for the Central Rohnert Park, Priority
Development Area (PDA). The Station Avenue project is located within the PDA and an analysis
dated [INSERT] and incorporated herein by reference, was prepared to evaluate the consistency
of the Project with the PDA EIR (the "Consistency Analysis"). The analysis concludes that the
proposed project is consistent with the PDA Plan analyzed in the PDA EIR and that no further
environmental review is required; 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, on October 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
proposal; and
WHEREAS, the Planning Commission has reviewed and considered the information
contained in Planning Application No. PROJ18-0001 which included the proposed Tentative
Map for the property.
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 Tentative Map for the property:
Section 1. The above recitations are true and correct.
Section 2. Findines for CEOA. In accordance with the California Environmental
Quality Act (CEQA), an Environmental Impact Report (EIR) was prepared for the Central
Page I of6
Rohnert Park, Priority Development Area (PDA). The PDA EIR was previously certified by the
City Council. In'accordance with the Consistency Analysis, the Planning Commission hereby
finds that the proposed project, including the proposed Tentative Map, is consistent with the
PDA plan analyzed in the PDA EIR. Pursuant to Section 15162 of the CEQA Guidelines, no
new environmental effects could occur as a result of the project and no new mitigation measures
would be required. Therefore, no additional environmental review is required. The project will
be required to comply with the mitigation measures set forth in the Consistency Analysis.
Section 3. Findings Regarding Tentative Map. The Planning Commission, in
recommending to the City Council approval of Planning Application No. PROJI8-0001 and
hereby makes the following hndings concerning the Tentative Map pursuant to Government
code section 66474 and Rohnert Park Municipal Code section 16.10.090(E):
l. The proposed map, and its design and improvements, are consistent with the
General Plan and any applicable specffic plan, any policy or guideline
implementing the General Plan (including the City's design guidelines), or other
applicable provisions of this code.
Criteria Satisfied. The proposed Tentative Map is consistent with the General
Plan designation of mixed-use for the area, as well as the Central Rohnert Park,
Priority Development Area (PDA) plan that was adopted in 2016 and applies to
the Project site. The proposed Tentative Map will implement the General Plan and
the PDA plan by providing a mixed-use environment with retail, office,
residential and recreation uses, commercial and retail services. The project will
create new commercial opportunities within the City, increase the supply of
housing and provide recreational amenities.
The proposed Tentative Map is necessary to implement the Project. It proposes to
subdivide the property according to the configuration of retail, office residential
and open space uses with the Project's FDP. The Tentative Map provides fourteen
lots for each building within the Project. Ten parcels will also be created to
accommodate the Project roadways and parks. Parcels are also created in the
southern corner of the Project site to allow for the City's corporation yard to be
transferred incrementally over time if the yard is reduced in size or moved in the
future. The map depicts the specific commercial, public institutional, public park
and residential parcels consistent with those in the Station Avenue FDP, as
included in the Project approvals.
2. The site is physically suitablefor the type of development.
Criteria Satisfied. The Tentative Map reflects the specific plan for this site as
identified in the Station Avenue FDP, which is physically suitable for the
proposed development. No major geologic hazards have been reported on the site
or other limited conditions that would render it unsuitable for commercial,
residential and public development. The site is relatively flat, but has sufficient
topography to achieve suitable drainage.
Page2 of 6
3. The site is physically suitablefor the proposed density of development.
Criteria Satisfied. The site is of sufficient size and shape and appropriately
shown in the Station Avenue FDP, to allow the proposed density of development.
The subdivision has been designed to accommodate the future development of
residential, commercial (retail and office) and public land uses, taking into
consideration the shape and topography of the site. This development is consistent
with the land use designations provided for in the Station Avenue Master Plan, as
recommended to be amended.
4. The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat, absent a statement of overriding conditions.
Criteria Satisfied. The Project is consistent with the PDA EIR which the City
prepared an EIR to analyze impacts association with implementation of the
Central Rohnert Park, Priority Development Area (PDA) plan. The PDA EIR
(SCH no 2015102081) was certified in March 2016. The EIR concluded that the
majority of the impacts, including biological impacts, of the project could be
mitigated or substantially lessened with the adopted mitigation measures.
5. The design of the subdivision or the type of improvements will not cause serious
public health problems.
Criteria Satisfied. The design of the subdivision and all proposed improvements
are consistent with the RPMC, the PDA EIR and the City's Manual of Standards.
These standards promote the health and well-being of residents of and visitors to
the project and the surrounding land uses. The design of the Tentative Map is in
conformance with the City's General Plan, Zoning Ordinance, and Subdivision
Ordinance. The Tentative Map does not include improvements and fuither
subdivision of the site would be required to develop this site, therefore public
health problems would not occur with this map.
6. The design of the subdivision or the type of improvements will not conflict with
easementg acquired by the public at large, for access through or use of property
with the proposed subdivision, absent alternative, equivalent easements.
Criteria Satisfied. The project site is not subject to any existing easements
acquired by the public at large for access through will respect all existing
easements, and any new easements required by the project have been made
conditions of the map approval.
7. Any proposed phases and their proposed sequence of construction are identified
on lhe submitted map.
Criteria Satisfied. The sequencing of the project is clearly indicated in the
Project's Final Development Plan and authorized through a Conditional Use
Page 3 of6
Permit. The lots and parcels to be developed within each Project phase are clearly
identified on the map.
Section 4. The Planning Commission does hereby recommend to the City Council
approval of Application No. PROJ18-0001 for a Tentative Map (Exhibit 1) to allow the
subdivision of property located at 6400 State Farm Drive (APN 143-051-072 and APN 143-051-
089) subject to the recommended conditions of approval in Exhibit 2.
DULY AND REGULARLY ADOPTED on this 25th day of October,2018, by the City
of Rohnert Park Planning Commission by the following vote:(:\
AYES: ) NOES: \ ABSENT: U ABSTAIN:T,/
ADAMSA/ BLANauTpLH BoRBAl++ cruDrcglg'HAYDON
Adams, Chairperson, Rohnert Park Planning Commission
usan , Recording Secretary
Attest:
$
Page 4 of6
EXHIBIT 1
PROPOSED TENTATIVE MAP
Page 5 of6
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EXHIBIT 2
RECOMMENDED CONDITIONS OF APPROVAL
STATION AVENUE
Page 6 of6
PC Resolution No. 2018-40
RECOMMENDED CONDITIONS OF APPROVAL
STATION AVENUE TENTATIVE MAP
ON
The conditions below shall apply to the Tentative Map (TM) for the Station Avenue Project
(Project) within the Central Rohnert Park Priority Development Area (PDA). The Project shall
be developed in accordance with the General Plan (GP), the PDA Plan, Mitigation Measures
identified in the Central Rohnert Park Priority Development Area Environmental Impact Report
(EIR), the Development Agreement (DA) between the City and Laulima Rohnert Station LLC,
the Rohnert Park Municipal Code (RPMC) and the Design and Construction Standards.
The Conditions of Approval as stated herein are the obligation of the applicant/developer and
place no obligation either express or implied on the City. These Conditions of Approval run with
this TM as approved regardless of ownership at time of recording.
The proposed map was reviewed and the following conditions of approval were developed based
upon the Tentative Map, dated September 18, 2018, prepared by Carlie Macy, Sheets 1-7.
General Requirements
l) The applicant shall comply with all documents approved by the City Council and adhere
to all exhibits presented by the applicant at the Planning Commission and\or City Council
meeting for approval of the Project unless subsequently revised by the City.
2) ln case of conflict between the various documents, the following order shall prevail:
General Plan as amended, Mitigation Measures for the Final Environmental Impact
Report (FEIR), the Final Development Plan including Conditions of Approval, the
Development Agreeinent (DA), Tentative Map and its Conditions of Approval, Rohnert
Park Municipal Code (RPMC), and Design and Construction Standards.
3) The applicant shall comply with the EIR. In addition the applicant shall pay the cost to
monitor the Mitigation Measures identified in the EIR and the subsequent Consistency
Analysis on file in the Development Services Department. The requirements contained in
the Mitigation Monitoring and Reporting Program (MMRP) shall be incorporated into
these conditions and constructed in accordance with the MMRP.
4) The applicant agrees to indemnifu, hold harmless and defend the City, its officers, agents,
elected and appointed officials, and employees, from any and all liability or claims that
may be brought against the City arising out of its approval of this Tentative Map and
associated entitlements pertaining to the Station Avenue project save and except that
caused by the City's active negligence.
5) By accepting the benefits conferred under this TM, the applicant acknowledges all the
conditions imposed and accepts this TM subject to those conditions with full awareness
of the provisions of the Central Rohnert Park Priority Development Area Plan, as may be
amended from time to time, and the RPMC, as applicable.
6) The use of the property by the applicant/grantee for any activity authorized by this TM
shall constitute acceptance of all of the conditions and obligations imposed by the City on
Station Avenue Tentative Map COAs I
October 18, 2018
I
this TM. The applicant/grantee by said acceptance waives any challenge as to the validity
of these conditions.
Requirements for Final Man Submittal and Content
7) The final map shall be prepared by a licensed surveyor or civil engineer, showing all
parcels, rights-of-w ay, and easement(s).
8) The finalmap shall be submitted with a completed Land Development Review Submittal
Sheet, Final Map Completeness Checklist and Final Map Submittal Checklist as available
on the City web-site and any and all applicable fees.
9) The final map submittal shall include a title report (within last 30 days), supporting
documents, and calculations for City Engineer review. All calculated points within the
map shall be based on one common set of coordinates. All information shown on the map
shall be directly verifiable by information shown on the closure calculation printout. The
point (s) of beginning shall be clearly defined. All lot acreages shall be shown on the map
and shall be verifiable from information shown on the closure calculation printout.
l0) The local agency sheet of the final map shall include the following note:
"Prior to the issuance of building permits, all applicable development impact fees
shall be paid to the satisfaction of the Building Official and in accordance with City
and local district ordinances."
I 1) The Owner's Statement and Acknowledgement shall include the following language:
"The undersigned further relinquishes to the City of Rohnert Park all interest in sub-
surface water rights below 300 feet that they may have".
l2) The final map shall provide that all property corners of lots within the subdivision shall
be monumented in compliance with city standards.
13) The final map shall satisff Rohnert Park Municipal Code section 16.14.010 D.2.
regarding dedication of rights-of-way and easements. The final map shall show
dedication of the necessary right-of-way in fee title, sidewalk easements, public utility
easements and other easements for public water, sewer, and storm drain, as shown on the
tentative map or as needed per the final improvement design. Specifically but not
exclusively:
a. the final map shall include the dedications necessary to provide public utility
easements for water and sewer lines on the site;
b. the final map shall include the dedication of a public access easement over Lot 9,
Block G in order to connect Grant Street to the Sonoma IVIarin Area Rail Transit
(SMART) station located on adjacent parcel 143-051-091;
c. the final map shall include the dedication of Parcel D, E and F to the City of
Rohnert Park for public park purposes.
14)Limits of the 100-year flood elevation, as determined by the City, shall be shown on the
final map and labeled as "Subject to Inundation". If any of the property shown on the
final map is labeled "subject to inundation", a "Declaration of Restrictions" or equivalent
instrument shall be approved by the City and recorded with the final map. The following
Station Avenue Tentative Map COAs
October 18,2018
2
notes shall also be provided:
a. 'oPortions of lot(s) are located within the 100-year flood elevation as determined
by the City of Rohnert Park. The lowest floor (as defined by the Federal
Emergency Management Administration and local ordinance) of structures will be
required to be constructed at a minimum of I foot above the 100-year flood
elevations (as determined by the City). Nevertheless, flooding may be
experienced on portions of these lot(s) in the event of a 10O-year storm."
b. "A Declaration of Restrictions regarding Lot Nos. is recorded with this
map as Document No._
l5) All dedications offered on the map, which do not have their appurtenant improvements
constructed within their respective areas at the time of the final map approval, if any,
shall be accepted subject to improvement or rejected, pursuant to section 66477.1(a) of
the Subdivision Map Act.
Prior to Approval of Final Map
l6)Prior to the approval of the final map, the applicant shall provide evidence that its
surveyor has been retained to set all monuments required by the map.
l7) Prior to or concurrent with approval of the final map, the applicant shall enter into an
Public Improvement Agreement and a Subdivision Improvement Agreement to assure
construction and completion of the public improvements shown on the map. Said
agreement shall specifu and be accompanied by the financial assurances required to
ensure completion of the public and internal subdivision improvements.
18) Prior to the approval of the hnal map, the applicant shall secure any and all necessary
rights-of-way and easements for both onsite and offsite road, utility, and drainage
facilities. Rights-of-way and easements shall be dedicated on the map or provided by
grant deed. The developer shall prepare all necessary legal descriptions and deeds.
Station Avenue Tentative Map COAs
October 18,2018
aJ