2010/07/22 Planning Commission Resolution (5)PLANNING COMMTSSION RESOLUTION NO. 2OIO.22
A RESOLUTION O['THD PLANNING COMMISSION OF THE
CITY OT'ROI|NERT PARK, CALIFORNIA, RECOMMENDING APPROVAL OF THE
PROPOSED SONOMA MOUNTAIN VILLAGE PLANNED DNVELOPMENT FINAL
DnVELOPMENT PLAN, THD PROPOSED REZONTNG OF THD PROJECT SITII TO
P-D, AND A CONDITIONAL USE PDRMIT SUBJECT TO THE CONDITIONS OF
APPROVAL FOR SONOMA MOUNTAIN VILLAGE PROJECT LOCATED AT
vALLAy HOUSE DIìM AND BOD\ilAY PARKWAy (APN'S 46-051-040, 46-$st-042,
and 46-051-045) IN ROHNERT I'ARK, CA
WHEIìEAS, the applicant, Sonoma Mountaill Village LLClCodding Enterprises,. filed
Planning Application No. PL2005-047PD proposing to rezone property from its cuuent
designation, I-L (Limited Industrial), to P-D (Planned Development), and related certification of
a Final Ënvironmental Impact Report ("EIIì") for real property located at Valley House Drive
and llodway Parkway (APN'S 46-051-040, 46-051-042, and 46-051-045) in connection with a
proposed mixed-use project known as Sonoma Mountain Village (the "Project"), in accordance
with the City of l{ohnert Park Municipal Code ('RPMC"); and
WHEREAS, in conjunction with the rezoning of the Project site from I-L to P-f),
Application No. PL2005 -047PD proposes that the City z.oning map be amended to designate the
entire Project site as a P-D zo¡red ar€a, as provided in the Proposed Zoning Map Revisions
attached to this Resolution as Exhibit A; and
WHEREAS, in conjunction with the rezoning of the Project site from I-L to P-D,
Application No. PL2005-047PD ploposes to establish a planned development known as the
'osonorna Mountain Village Planned Development" on Project site, and seeks approval of a final
clevelopment plan for the entirc Proiect site, as provided in the ploposed Final Development Plan
attached to this Resolution as ÏÌxhibit B; and
WHEIìEAS, in coqjunction with the above-described rezoning and establishureut of the
Sonoma Mountaiu Village Planned Development on the Project site, Application No. PL2005'
047PD seeks issuance of a Conditional Use Permit to further clarify the details of the Sonoma
Mountain Village Planned Development, to ensure that each Project component complies with
the established provisions of the Planned Development, to rcfine the Final Development Plan,
and to implement and govern all future phases of the Planned Dcvelopment; and
\THIIREAS, the Planning Conrmission reviewed the Final EIR plepared for the Project;
recommended its certifîcation by the City Council; and has otherwise canied out all
requirements for the Project pursuant to CEQA; and
\ryHDREAS, pursuant to Califor:ria State Law and the RPMC, publio hearing notices
were mailed to all property owners within an area exceeding a three hundred foot radius of the
subjeot plopefty and a public hearing was published for a rninimum of l0 days prior to the first
public hearing in the Community Voice; and
WHllttEAS, on July 22,201A, the Planning Commission held a public hearing at which
time intercsted persons had an opportunity to testify either in support or oppositiou to the
proposal; and
WHEIIEAS, the Planning Commission has reviewed ancl considered the information
contained in Planning Application No. PL2005-047PD for the proposed rezoning of property,
final development plan, and Conditional Use Pelmit; and
NO\ry, THEREFORE, BE IT RRSOLVED that the Planning Commission of the City
of Rohnert Park makes the following findings, determinations and recommendations with respect
to the proposed rezoning of property, amendment to City zoning map, final development plan,
and Conditional Use Pernrit:
Section l. 'fhe above recitations are true and comect.
Section 2. The Planning Commission has recommended City Council approval of the
I¡inal EIR for this Project, including adoption of associated CEQA Findings, St¿tement of
Ovemiding Considerations, and the Mitigation Monitoring and Reporting Program, as described
in Planning Commission Resolution No.20l0-19, approved on.Iuly 22,2010 concunently with
the Planning Conrmission's approval of this Resolution.
Section 3. Fin4ings Re: Rpspning. 1'he Planning Commission hereby makes the
following fïndings concerning the rezoning of property and amendment to City z.oning map
proposed by Planning Application No. PL2005-047PD:
1. That the proposed zoníng and/or amendment is consistent wilh the general plan.
Çqifp.fi3,,Satis-{gd., The rcz-oning of the Project site fi'om I-L to P-D is proposed
concumently with an amendment to the General Plan redesignating the site's land use
designation fro¡n Industrial to Mixed Use, Public/lnstitutional, and Parks/Recreation,
which will allow a variety of residential, commercial, public, recreational, and other
uses within the Project site. Rezoning the site to a P-D classification is consistent
with the General Plan, as anrended, because the P-D zoning designation
accommodates a wide range of residential, commercial and industlial land uses,
which are mutually-supportive and compatible with existing and proposed
devekrpment on suruounding properties (sea Rohnert Park Municipal Code $
17.06.200). Additionally, the P-D rez.oning proposed lbr the Project site provides fbr
a the variety of residential, commercial, public, recreational, and other uses as
discussed in the staff report, and suoh uses are consistent with the Mixed [Jse,
Public/lnstitutional, and Parks/Recreation land use designations provided in the
amended General Plan. The proposed rezoning is in all other respects consistent with
the General Plan amendments, as described in the staff report.
2. That the proposed zoniryg and/or amendment will be beneficial b and no| detrimentdl
. b the public health, saJety, or v,elfare.
Çfife¡ia,,SptiçfipÀ As discussed in the staff report, rezoning the Project site from I-
L to P-D will be beneficial to public health, safety, and welfare by allowing a variety
of residential, commsrcial, public, rccrcational, and other uses to be established on
the Project site. Pursuant to the Rohnert Park Municipal Code, areas zoned P-D
accommodate a wide range of residential, commercial and industrial land uses, which
arc mutually-supportive and compatible with existing and proposed developrnent on
surrounding properties (.rea Rohnert Patk Municipal Code $ 17.06.200). As
proposed, the P-D rczoning proposed for the project incorporates numerous elements
which will advance public health, safety, and welfare, including: elements for
sustainability, pedestrian-oriented oommunities, lowimpact water and energy usage,
and rclated elements as discussed in the staff report. Additionally, as described in the
staff report the applicant will irnplement measules to mitigate the l'eduction in
industrially-zoned land, fund public improvements and public safety, and other
measures described in the staff report which satisfactorily rnitigate the potential fur
adverse impacts to public health, safety and welfal:e.
3, Thar with the proposed zoning and/or amendment adequate and available sites
remain to mitigate the loss of residenlíal density on the subject properly to
accommodate the city's 'foir share" re¡¡ional housing needs used by .the State
Department oJ'Housíng and Development in determining compliance wilh Housing
Element Law pursuant to Government Code Seclion 65863(b),
Criteria $¿fi$fied. The proposed amendments will lezone the site from a land use
designation on which residential uses were prohibited to a mixed use land use
designation which pennits residential development and thereby enhances the
availability of housing in the City. The proposecl amendments will therefore not
rcsult in the loss of auy reside¡rtial density on the subject pl'operty or otherwise
negatively impact the City's "fair share" regional housing needs requirements.
Section 4. Findings Re: Fi0g!..Devg!_opment-Plan. The Planning Commission
hereby makes the lbllowing findings concerning the Sonorna Mountain Village Planned
Development Final Developnrent Plan proposed by Planning Application No. PL2005-047PD:
1. Each individual component of the development can exist as an independent unit
capuble of creatìng an envíronment of sustained desirabtltty and stability, and the
uses proposed will not be detrimental to present and potential sutoundíng uses
but instead will have a benelìcial ffict which could not he achiaved under
another zoning disl;ricl.
Çfitpfþ..$¡liçlipd. The Final Development Plan establishes five components for
tlre developrnent (Phases lA, lB, lC, |D,2, and 3), to be developed over the next
12 to 20 years. Each Phase will be developed individually, and can exist as an
independent unit with the neeessaly financial capacity to support developrnent of
infiastructure and related facilities therein. As described in the Final
2,
Development Plan and the staff report, each Phase incorporates a variety of
complimentaty uses which foster stable and divcrse housing, access to parks and
open space, pedestrian- and bicycle-friendly infrastructure, access to public
transportation, and commercial development. Furthermore, the overall Project,
and eacfu. Phase therein, will feature elernents for continued sustainability,
pedestrian-oriented comnunities, complimentary land uses, integration with
surrounding neighborhoocls, and similal elements which create and sustain an
environment of desirability and stabilíty benefïcial to the Pqiect site as well as
sunounding uses. As described by the Final f)evelopment Plan and staff report,
all Project elements will be govetned by the requirements of the Souoma
Mountain Village P-D Zoning District (concunently filed with the application for
Final Development Plan), which will establish the legal and tegulatoty framework
to implement the Project elements. These project elernents could not be achieved
under existing or other zoning districts because the City currently lacks zoning of
the type provided by the Project.
T'he streets and thoroughfat'es proposed meet the standards of the city and
adequate infrasn'ucture can be supplied to all ¡thases of the developmenl.
Criteria Satislied. As descril¡ed in the Final Development Plan and staff report,
each Phase ofthe Project is designed to havc adequate infrastructure, integrated
with existing City roadways, strcets, bicycle paths, and walkways. All publicly-
owned streets and thoroughfares will meet the standards of the City.
Any commercial comltonenl. complementtt olher uses in the develo¡tmenl.
Critgria..g.atip,,fied. As desoibed in the Final Development Plan and the staff
report, the Project incorporates a variety of cornplimentary uses which foster
st¿ble and diverse housing, access to parks and open space, pedestrian- and
bicycle-friendly infiustructute, and access to public transportation, each of which
complements the Project's commercial component. Additionally, the Final
Development Plan provides for commercial cornponents to be integrated with
residential and other components thtoughout the Projeot site, complementing
those components by enhancing public convenience, employee access, reducing
commuter and traffic congestion, and establishing public areas adjacent to
commercial business. The mixed use chamcter provided in the Final
f)evelopment Plan allows comrnercial components oll the Project to complement
other Ploject conrponents.
Any residential component wíll be in harmony with the character of the
surrounding neighborhood and comntunity and will result in densities within lhe
P-D district that are no higher than t:hat permitted hy the general pl.an.
Cgtprja Satisfied. As desclibed in the Final Development Plan and staff report,
the Project will provide for a diverse mixture of housing, incorporating a mixturc
of housing types, 15Yo of which will be devoted for affordable housing. I'{ousing
will be integlated with commercial components, parks and open spaces,
3.
5.
pedestrian walkways and bicycle paths, public transportation, public spaces, and
adjacent neighborhoods to achieve an ovemll character in hannony with
surtounding neighborhoods and the community. The Final Development Plan is
proposed concunently with an amendment to the General Plan redesignating the
site's land use designation fiom Industrial to Mixed Use, Public/Institutional, and
Parks/l{ecreation, which will allow a variety of residential, contmeroial, public,
recrcational, md other uses which conf.orm with the Project's residential
conrponent. The Project's densities will be no higher than that permitted by the
General Plan, as amended.
Any índu,strial component conþrms to applícable desirable standards and will
constílute an e.fficient, well-organized devektpmenl with adeqwte provisions.þr
railrood andk¡r lruck access and nece,tsary storage a.nd will not adversely affect
adj acent or suruounding development.
Crifgri4 Satisfied. The F'inal Development Plan is proposecl concuuently with an
amendment to the RPMC which will establish the Sonoma Mountain Village P-D
Zotritrg District and related M'unicipal Code amendments, which will provide a
systern of comprehensive zoning and design standards for the Ploject site. That
z-oning describes permitted industrial land uses and standards for such
development. These uses arþ intended to integrate with the planned mixed use
community and existing neighborhoods.
Any devìation from the standard zoníng requirements ís warranted by the design
and aùlìtictnal amenities incorporated in the,lìnal development plan, which rtffer
certain unusual redeeming,þatures to compensate Jitr any deviatíons that may he
permitt'ed,
Criteria SatisfieJ* The Final Development Plan is proposed concumently with an
amendnrent to the RPMC which will establish the Sonoma Mountain Village P-D
Zoning District and related Municipal Code amendments, which will provide a
system of comprehensive zoning and design standards for the Project site. 'Ihe
proposed Final Development Plan is wholly consistent with the Sonoma Mountain
Village P-D Zoning District and, therefore, does not deviate fì'om standard zoning
requirements.
T'he I,-l) zoning dí.ytrict is consístent with the general plan o.f the city and any
applicable specifi.c plan.
Criteria-ü+JisJþtl* The Final f)evelopment Plan is proposed concuruently with an
amendment to the General Plan redesignating the site's land use designation from
Industrial to Mixed lJse, Public/lnstitutionaln and Parks/Recreation, which will
allow a variety of rBsidential, commercial, public, recrcational, and other uses
which conform with the Project's residential component. The proposed Final
Development Plan is wholly consistent with the General Plan, as amettded.
7.
Section 5. Iìindings Re:_C_gnditional Use Permit. 'l'he Planning Commission
hereby makes tlrc following findings concerning the Conditional Use Permit for the Sonoma
Mountain Village Planned f)eveloprnent Final l)eveloprnent Plan proposed by Planning
Application No. PL2005-047PD:
I. That the proposed bcation of the conditional use is consistent with lhe objeclives
of the zoning ordinance and the purpose$ o.f the districl in which the site is
krcated.
Criteria Satiç,Sç4, The proposed location is entirely within the area of the
Sonoma Mountain Village Planned Development Final Development Plan and is
submitted in conbrmancc with the RPMC which requires Conditional Use Permit
approval in conjunction with a Planned Development.
2. T'hat the proposed location qf the conditional use and the conditions under which
it would be operated or maintained will not be detrimental to the public health,
safety, or welfare, or materially injurious to properties or im¡trovements in the
vicínity, and that the operalion and maintenance ofthe conditional use will be
compatible with the sumounding uses.
Cfifç-fig..$qtisficd. The proposed locatio¡r is entirely within the area of the
Sonoma Mountain Village Planned Development. Issuance of the Conditional
Use Permit is required for the proposed Proiect to proceed. As described in the
staff report, the proposed Project will be in conformance with the Final
l)evelopment Plan and related entitlements concurrently proposed with the
application for Conditional Use Permit, and will not be detrimental to the public
health, saL'ety, or welfare, or materially iqjurious to properties or improvements in
the vicinity. Furthermore, the proposed Project will be integratecl with
sunounding neighborhoods, süeets, walkways, transit centers, and bicycle paths,
and therefore be compatible with sumounding uses.
3, T'he proposed conditít¡nal use will comply with each of the applicable pr<tvisions
of thís title.
ÇUlqfje'Sqtisficd. 'Ihe proposed Conditional Use Permit is sought concurrently
with approval of the Sonoma Mountain Village Planned Development Final
Development Plan and related entitlements as requited by the RPMC, and adhercs
to all requirements of the RPMC f'or its issuance.
Section 6. A duly noticed public hearing on the proposed rez-onitrg of
proporty and and amendment to City zoning map was held orr Jiuly 22,2010.
NOW, THEIìEFORD, IIE IT FURTHER RDSOLVED, THAT the Planning
Commission does hereby recommend th¿t the City Council adopt the Findings stated
hereinabove and applove Application No. PL2005-047PD, as follows:
A. 'l'he Planning Commission does hereby recommend that the City Council rezone
the Pr.oject site located at Valley llouse Drive ancl Bodway Parkway (APN'S 46-051-040,46-
0Sl-¡ i,and 46-051-045) from its current designation, I-L (Limited Industrial), to P-D (Planned
Development), and teflect such rezoning within Title 17 of the RPMC.
B. 1'he Planning Commission does hereby recommend that the City Council amend
the City z<lning map to conform with the proposed zoning amendments by adopting the
Itroposetl ZoningMap Revisions attached to this Resolution as Exhibit A.
C. 1'he Planning Commission does hereby recommend that the City Council approve
the Sonoma Mountain Village Planned l)evelopment as provided at Exhibit B, in its entirety.
D. The Planning Commission does hereby recommend that the City Councíl approve
the Conclitional Use Permit for the Sonoma Mountain Village Planncd Developmcrrt, subject
to those conditions of approval as provided at llxhibit C.
DULY AND REGULARLY ADOPTED on this 22nd day of July, 2010 by the City of
Rohnerl Part Planning Conrmission by the following vote:
AYES: 3 NOES:- ABSEN'I':_{--- ABSTAIN:-
AHANOTIJ . y AIìMSTRONG RBA ¡n NILSON v NORDIN Y
*Arnstrong: Absent/
Nordin, Vice-Ghairperson
rtert Park Planning Commission
zevedo,
EXHIBIT A
EXHIBIT B
SO N OMA MO U NTAIN
VILLAGE
FINAL DEVELOPMENT PLAN
Table of Contents
Section 1: Proiect Summary .."" I
Section 2: Proiect Description............... .................""' 2
SMV Planned Development Zoning and Regulatlng P|an..........'..."""""' 5
Final Development
Phasing P1an......... .........."""' 13
Section 3: lmprovements and Facilities.. ................" 18
Municipal Services P|an.......................... t8
Parktand Dedication P1an.......... ........""' 19
Street and Alley P1an......... ""2O
Bicycle Circulation Ptan...... ...""""""""21
Section 4: Proiect Objectives Discussion............... ...""""""""22
Appendix
Appendix A: Municipal Services Plan
Sonoma Mountain Village Final Development Plan
SECTION l: PROJECT SUMMARY
Sonoma Mountain Village is a mixed-use community organized so that homes are within a
five-minute walk of a town square, jobs, services, shopping and entertainment. The primary
components of the project are shown in Table 1. The project will obtain certification as a One
Planet Community development. The One Planet Community program is a third-party
international certification program for sustainable development. The project will redevelop an
existing vacant technology campus and includes adaptive reuse of existing buildings. The
project will be developed in six phases constructed over a period of 'l2to 20 years.
Table l. Proiect at a Glance
175.1 acres in three'parcels
1,694 homes plus 198 second dwelling units
4,438 residents
825,307 square feet of commercial, retail and services
4,41 4 jobs (including 2,576 permanent on-site jobs)
23.46 acres of parks
This Final Development Ptan has been prepared in accordance with Section 17.06.250 of the
City of Rohnert Park Zoning Ordinance. The Final Development Plan incorporates
information contained in the Preliminary Development Plan application as well as subsequent
refinement of the Plan concepts and feedback from City Representatives.
Page 1 June 2010
SECTION 2: PROJECT DESCRIPTION
Project Location
Sonoma Mountain Village is located in the southeast portion of the City of Rohnert Park,
California. The site bouñdaries are Bodway Parkway on the east, Camino Colegio on the
north, the former Northwestern Pacific Railroad right-of-way (currently owned by North Coast
Railroad Authority) on the west, and vacant land north of Railroad Avenue on the south. The
site is located within the City of Rohnert Park city limits and in the City's Redevelopment
Project Area. Figure 1 provides an aerial photograph of the project site.
The total site area is 175.1 acres, made up of three parcels, the large northern one being
98.06 acres (APN 046-051-045) the large southern one being 76.93 acres
(APN 046-051-040) and a small northern parcel on Bodway being 0.15 acres
(APN 046-051-042).
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Page 2
Figure l. Site Location and Boundary
June 2010
Existing Conditions
The City of Rohnert park General Plan and Zoning Ordinance designate the site for industrial
land uses, and the City approved a Master Plan for development of an industrial technology
campus onsite.
In the 1ggos, Hewlett packard developed a technology campus on the northern portion of the
rité. ngiþnt Technologies acquireO anO occupied the site in the1990s, and undertook
gráoinı and constru"tion of diainage improvements on the southern portion of the site. The
ñorthein portion of the site containé z0o,ooo square feet of buildings on 11 acres, 30.5 acres
of partin{¡ lots, 21.78 acres of recreational facitities (such as a baseball diamond and soccer
fìeià¡ and'Undscaping. The southern portion of the site supports grassland that is mowed
annúalg and a snia¡lÞCaE electricalsubstation located in the most southwesterly portion of
the site.
Three of the existing buildings onsite are vacant; one is occupied by the. Sonoma Mountain
Business Cluster, aion-proïit business incubator, and its residents; and another is occupied
by Codding Enteiprises, LLC. Electricity for both occupied buildings is provided from a 1.14
megawatt solar photovoltaic rooftop array.
Proiect Objectives
The overallgoalof the Sonoma Mountain Village Planned Development isthe development
of a mixed-uie pedestrian-oriented community: This Final Development Plan recognizes site
constraints and opportunities together with housing and commercial needs of the region,
addresses the need for job genðration and sustainable development, and implements the
policies, goals, themes ándôb¡ectives of the Rohnert Park 2000 GeneralPlan.
The purpose of this plan consistent with the aim of the proposed zoning code is to provide a
metnoObf ensuring that this area of the City is planned and phased in a way consistent with
the vision for the area; compatible with the existing community and responsive to the overall
objectives of the General Plan.
The objectives of Sonoma Mountain Village are the following:
o To Help Fulfill the city of Rohnert Park's Redevelopment Goals
o To Reduce Greenhouse Gas Emissions as Compared to Standard Development
Practice
o To Reduce Water Use and lmpacts as Compared to Standard Development Practice
o To Create a Replicable Modelfor sustainable Development
o To Create Jobs in Diverse Sectors lncluding Green Jobs
o To lncrease Revenues to the City
o To lmprove Public Safety
o To Provide Community Retailand Services
. To Create a LocalVillage Square
o To Enhance l',lousing Opportunities
o To Provide Parks and Recreational Facilities
o To Provide Pedestrian-Friendly Neighborhoods and Access to Transit
o To lnvite and Adopt Community lnput
Specific characteristics of the project that contribute to attainment of these objectives are
discussed in detail in section 4 of this Final Development Plan.
Page 3 June 2010
General Plan Designations
The project proposes a General Plan designation of Mixed.Use, Public/lnstitutional, and
partsliecreation. The Mixed Use designãt¡on is proposed for 144.7 acres of the site; the
public/lnstitutional designation is proposed for 3.1 acres; and the Parks/Recreation
designation is proposed for 27.3 acres of the site, which includes an existing 3.8 acre open
spaıe/wetland'preservation area in the northwest corner of the project site'
Planned Development Zone and SMV P'D Zoning District
The project proposes a zoning designation of Planned Development (P-D) ?4 to adopt land
u." ånd devebþment criteriaãnd zónes (or transect zones) specific to the lMV project site.
The land use and development criteria are defined in the SMV P-D Zoning Djstrict,
Chapter 17.06 Article XV.A of the City of Rohnert Park Zoning Ordinance. The Zoning
Disti¡ct code describes the required urban and architectural design pattems, while also
regulating the uses of the buildings and lots within the project site.
Allzoning provisions, building standards and administrative requirements in !h9 SMV P-D
/òn¡ng oìstr¡ct are linked to the definitions and provisioqg of the Rohnert Park Municipal
Code and all other City ordinances and requirements. Wherever the SMV P-D Zoning District
differs from the municþat code, new definiiions or code language are-specifically provided. in
the SMV p-D Zoning d¡rtr¡ct. T.hus, the SMV P-D Zoning District will function as a part of the
ãxisting City land usã regulations, enabling consistent application of the SMV P-D Zoning
District and development provisions.
The SMV P-D- Zoning District identifies seven transect zones for the SMV project site. The
assignment of these iransect zones throughout the site is shown on Figure 2. Key
devãlopment standards and the anticipated land uses for each zone transect are
summårized in Table 2. The SMV P-D Zoning District defines the permitted land uses and
specific requirements for each transect zone; devetopment standards applicable to the entire
pioject site (such as bicycle and vehicle parking requirements, signage, lighting, and waste);
itréet types for the projéct; and design review requirements for development applications
within tire project siie. The devetopment standards regulate lot sizes, setbacks, open space
requ¡remehts, architecturaland landscaping standards, maximum building height, and lot
coverage.
Page 4 June 2010
Flguro 2. SMV Planned Dovetopmont Zonlng and Rogul.t¡ng Plsn
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Page 5
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June 2010
Sonoma Mountaln V¡l|¡ase F¡nal Dôv€lopmsnt Plan
Table 2. Development Standards and Lând Usee by Zone Transecl
Zone Transac-t Descrlptlon AcrÊs Allowod Bulldlng Types and
Land UsosrBulld¡ng Func{ons
Amount (Numbor of Resldentlal Unlts/Square Footage)
Resldeaflal Office (sl) Reáil (sf) Oth*(unftts or sf byUntfs use)
Bulldlng Halght Lot Dlmonslons, Covorage,
Dens¡ty
T-3
SuÞUrban
T4
Gêneral Urban
T-5
Urban C€nter
T6
Urban Coro
cs
Civ¡c Spacs
CP
CMc Parking
Low densi9 rêsidênfral,
allow¡ng hoñrs occupat¡ons.
Relatively deep selbacts;
blocks may be large and Krads
inegular to related to naturâl
conditions.
Mixed-use, primarily urban
reeidential. Consists ol a wid€
rangs of bu¡lding typ€s: singl€,
s¡d€yard snd rowàouses.
Setbacks and landscap¡ng erg
variable. Sb€€b typ¡cally
defi n€ medium€Þed blocks
H¡gher density mlxed-us€
buildings that accommodat€
r€tail. otrces, fowhous€s and
aparün€nts. Cons¡sts of a tight
(compaci) ngtwork of sbe€ts
with wide sideu¡alks, with stjg€t
trg€s and nanow str€et
frontages
High density wlth a ì/ariety of
us€s lnc¡uding dvlc bulldlngs.
Cons¡sts of largor blocks and
sùeet trees and naÍow st¡6et
ftontages
Publíc site permanenüy
d€dicated to open space use
Site dedicated to municipal
parking and/or Fansit
Nlowed Types and Us;ss:
dgtachêd singlê'family dwellings.
fi.A BullditlgFunctions: Restricied
rssidenüal, rssticied lodging,
restricted ofüce, and restricted
fetail.
Nlowed Typs and Uses:
d€tacfied s¡nglè'family dwell¡ngs.
75.4 Buildirl€ Funclians: R€sfided
residenlhl, æsblc-ted lodging.
resüicled offics, and restictod
rÊte¡l
Allowed Types and Uæs:.
detached s¡nglêfamily dwellirçs.
A2.1 Bu¡ld¡ngFunc'tioirts: Restridsd
resid€nt¡al, restric{€d lodg¡ng,
rEstric'têd offce, and r€sûic,têd
retail
Nlowed TyÞÉ,s and Usesi
detached single-fan¡ly dwollings.
9.4 BuìlditBFunclìuts: R€strÍcted
r€sidenl¡al, resùic-ted lodging,
resticted offcs, and rest¡ic1¿d
retail
Nlowed Ty.pr,s a¡ú Uses: S¡te
use ard design detsrmlned on an¿I 'r ind¡vidual bash by Use Permit.
Buildrhg Funotbns: l,UA
Nlarcd Types and Uses: C¡v¡c
parking to be gov€med by local
1.3 Codes.
Euird¡ng Funcübns: parking
sÍucùlr€
65 detached
dwellings
362 attacied
(rowhouse)
dlr/sllìngs;259
dêtached
dwsllings
893 dwellings 425,978 sf
'115 multi-
famlly
durcllings
_ Up to 5f second dwelling
units
_ Upb 147second
dwêlling un¡ts
Principal building 3
stor¡es mâx; accessory
süucfure 2 slorie€ max.
Specially desigmted area
¡n l,¡W comerof site ls
l¡mited to I story max for
Pr¡nc¡pal and accessory
buildings.
Princ¡pal building 3
stories mâx,2 stories
minimum; accessory
structur€ 2 slories mãx
Principal building 5
slorie6 max, 2 stories
minimum; acoessory
stfucfur€ 2 stori€s max
Princ¡pal building 7
stories max, 3 stories
m¡nlmum
60 fr. widt¡ min, 120 fl- max;
600/0 coverage rnaxJmin. 2
units per acrg, max. 5 units per
acre. Sp€c¡ally designated arsa
¡n SE comer of sitê has 8o fr"
width min
18 fL width min, 96 ñ- max;
70% coverage maxJmin. 10
units per acre. max 30 unfts per
acfe.
18 fl. widh min, 180 fr. maxj
80o/o coV€rage max-or 100o/o
with stucfured parking/min. 15
units per acre, msx 45 units p€r
acf€.
18 ft. width min, 700 ft. max;
90% coverage max. or 100%
covora go wih s-tuctured
park¡ng/m¡n. 25 un¡ts p€r acrê,
max. 70 units per acre.
(lotal indudes 45,000 sf
91,801 sf grocery,and 11,528sfof
prom€nade.)
25,000 sflheaten l0G
loo,ooosf .'ri3ü'"liFlg#01i.
heahh club
_ Parklng sÍucfur€s, total
of 800 parklng spaces
Page 6 June 2010
So¡pl¡¡¡ Xou¡rtdn V|BlecFl¡rd Dctralopotqrt Ptm
Zone Trenrect
ca
CMcBulld!¡p
Atbw.¿ Bund¡¡gIypo¡ ¡nd
L.nd lFa9,Fg[{l¡e F-unctlom
Arnount (¡rlum¡er ót no¡¡¿cnüe¡ Untlrlsquan Fo{þ} .Restdeaú¡, Otu(sD . &úrrrfsø. . ü'rr(unßor'fby' Un[! .- . : .:. - rrsorì.'.. .
Loû DlrnaG¡grr, Coìßrega,
Dcndþ
Sftsdedlcatodbbu¡ld¡ngs .
æneta[V operasd by.Qp!:f or-
pþfit.enüybrcrdùrr€; : . 1.8
oducaüon, goì,Þmrrgnt.or olhermùn¡dpa¡iñb'1.:'ì' .'' . .'''
A,@dTytþ94 U.g9;,:5¡6
ueo.arË <l9t¡¡gn_debrmlred on an
h'dlúldual þòÞ bt Uoe Frmit
Office and ¡eûdl i*i¡cb a[o¡dd.. " -'-.:: '
Totab '!.P1i¡fr¡ts ,13b,sze sr,
Page 7 June 2010
Land Uses
Sonoma Mountain Village is envisioned as an urban village that incorporates a mix of
ñouring types and afforãability, interconnected and pedestrian-oriented public streets, civic
buildinlsänd a civic square, á variety of parks, and vertically-integrated mixed-use buildings
in the village square.
Sonoma Mountain Village plans 1,094 residential units plus 198 second dwelling units with a
ùid" rrng" of unit ¡ypesl oiÏice space, retail, grocery, theater and civic uses, as shown in
Tabte 3 ãnd descr¡bè¿ below. Tire Final Devèlopment Plan Rendering shown in Figure 3
calls for compact and mixed-use development arranged around a centralVillage Square,
which is comþrised of a 1.o4-acre park site and the Urban Core transect zone (representing
the highest dänsity and widest variety of land uses). The Final Development Plan Rendering
defines the character of the project by including narrow, pedestrian-friendly streets with short
blocks, a wide variety of m¡xäd-use buildings that provide basic services within a five-minute
walk oi every home, civic buildings and civic spaces adjacent to neighborhoods of
apartments,-cottages and singleJfamily homes, frequent street trees, and several small parks
throughout the sité. At buildout, the Sónoma Mountain Village projegt site is_expected to
ruppıtt 44.32acres of building footprints, 46.11 acres of paved surfaces, 58.48 acres of
private lots, and 27.3 acres of parks and open space.
Table 3. Land Uses
Amount
Office
Overall Retail (inclusive of three
categories below)
General Retail
Grocery
Restaurant
Daycare
Health Club
Movie Theater
Hotel- 100 rooms
Enclosed Promenade
Civic Space
Total Residential Units t¡no. zo ou'l
Parking Structures
425,978 sq.ft.
191,801 sq. ft.
107,329 sq. ft.
45,000 sq. ft.
39,472 sq. ft.
15,000 sq. ft.
30,000 sq.ft.
25,000 sq.ft.
91,000 sq. ft.
11,528 sq.ft.
35,000 sq.ft.
1,892 units
800 spaces
Page I June 2010
Figure 3. Final Development Plan Rendering
FulrrG Pol¡€/Fìß
silrlron
øINN\1./ti@
'rffi
June 2010Page 9
Residential
Sonoma Mountain Village will construct a total of 1,892 residential dwelling units. The
project will support a wióe variety of housing types - including single-family detached,
äoti.g"r, estätä homes, condominiums, apãrtments, lofts, rowhouses, live/work units, family
and sËnior cohousing, and second dwelling units. The plan includes a mix of rental and for-
sale housing with a w¡¿e range of pricing. The Final Development Plan Rendering provides
for 324 ¿etactreO single-famiiy units, 419 attached single-family units, 951 multifamily for-rent
units, and 198 second dwelling units.
Affordable housino: Sonoma Mountain Village will meet the City's General Plan requirement
@tinclusionaryhousing.Atota|oÍ254dwellingunitsaffordabletofamilies
or individuals at or below 80% of the Area Median lncome (AMl) will be constructed. The
project appticant will either provide land in multiple locations at no cost to one or more
äffóroaOlb'trousing developers or construct the inclusionary housing units. The schedule for
construction of thã affordable housing units is provided in the Project Objectives discussion
in Section 4 of this Final Development Plan.
Sonoma Mountain Village willalso strive to provide an additional2S4 dwelling units that are
'affordable by design." Íhese units will be available for sale and for rent between 80% AMI
and 120o/o nlrlt tnrough a variety of programs. This will include one-third of the second
dwelling units as welfas affordable apartments, studios, cottages, and possible cohousing
developments.
Commercialand Office
Sonoma Mountain Village will include 425,978 square feet of office space, 191,801 square
feet of general retail (ináuding a grocery store and restaurant space), and.172,528 square
feet of óther commerð¡al and éervice uses throughout the central and northern portions of the
project site. These other commercial and service uses are expected to incllde a daycare,
inoi¡e theater, 1oo-room hotel, and promenade as listed in Table 3 above. The onsite
commercial, retail, and office land uses are expected to create 2,576 permanent onsite jobs.
The ongoing operation of the existing onsite business incubator is expected to create an
additional 1,198 permanent jobs in the project region.
The office space will be located in the T-5 Urban Center transect zone. Retail uses will be
located in Uötn the T-5 Urban Center and T-6 Urban Core transect zone. Some of the retail
and office uses will be located in the existing buildings onsite, providing for adaptive reuse of
those buildings. Figures 4, 5 and 6 provide a sequence of pictures that illustrate the plan
already underway w¡tfr tne existing zoning to adaptively re-use the existing buildings.
Figure 4. Facade of Existing Building I in 2007
Page 10 June 2010
Figure 5. Drawing of the Adapted Facade of Building I
Figure 6. Construction undenray on Adaptive Re.use in 2008
Civic
Sonoma Mountain Village will include a Public Safety Facility site in the northwest portion of
ne project site. This tacìlity is expected to be approximately 35,000 square feet in size. A
*átår rtor"g" tank sized tó nou'o.gz m¡ll¡on galtons is expected to be located adjacent to the
Public Safety FacilitY.
Parks and Recreation
The SMV Ptanned Development Zoning and Regulating Plan and Final Development Plan
Céñoãr¡ng provide for 23.46 acres of pãrks and òpen space within the project site. They also
incorporite an existing 3.8 acre open space/wetland preservation site located in the
northwest corner of thé project sità. Park sites would be designated Parks/Recreation under
tnê City's General Plan,'anä designated Civic Space under the proposed SMV Planned
Oévenpment Zoning and RegulaÚng Plan. The parkland dedication plan is provided in
Section 3 of this Finál Development Plan and summarized in Table 4.
Theprojectwill provide 12newparks and14.14acresof openspaceonsite.Oneparksiteis
env¡é¡o¡íed as a Town Square, which would be surrounded by lands in-the_ Urban Core zone
transect. The Town Squäre would serve as a central gathering plqce for the community, and
could be used for farmer's markets and other community events. Other recreation amenities
include an international size alþweather soccer field, a dog park, and a bicycle path along the
western edge of the property that connects to the community's stree! n9q9t3nd the
öÉnnèO rejional ¡¡fä pått¡ ãlong the Sonoma Marin Area RailTransit (SMART) railway. The
þro¡ect mai also install a pedes[rian/bicycte crossing over.the SMART train tracks to connect
ihe'southern end of Lancåster Drive witñ the project and the SMART pedestrian/bicycle path.
Resident gardening areas are planned in the small parks throughout the community.
Page 1 1 June 2010
Table 4. Parks and OPen SPace
Number Total Acres
Plaza' P ark (Town Sq uare )
Pocket Parks
Neighborhood Parks
Civic Park
Special Purpose (Soccer, Dog)
Open Space
Total 23.46
Phasing
The multi-staged project is anticipated to be built over the next 12lo 20 years. The Planned
Dévetopmenip¡ai¡n'g schedules are based upon the Development Agreement, City's
Growth Management-Ordinance and General Plan, which require the orderly.and controlled
development óf tne Planned Devetopment pursuant to the-criteria that each development
phase'has the financial capabitity to fund the necessary infrastructure and development
facilities that are associated with it.
Each project phase will be implemented individually but will support the entire.project in its
"orpl.t"O
foim. The development phase delineations have been determined based on
studying several factors, including market forecasts and absorption rates, infrastructure
iéôrÍr"ñ.t"nts and site círculation. The recycling of existing buildings and infrastructure, which
mafe up the commercial core, is underway and major construction is expected to begin in
one year.
The phasing will be based on market conditions, timing of approvals and the time required to
construct the necessary infrastructure. Sales from developing the first phase will provide
capitalfor the second ófrase and so on. The project consists of six phases shown in Figure 4
unb rrmr arized below. As shown in Figure 7, it is expected that the northern portion of the
project site, which is already paved and contains minimal resource constraints, will support
ä.ri¡"r project phases and that later project phases will be constructed on the southern
pðrt¡on'ot it," éit", which consists of undeveloped pasture land. The phases will be built
based on a number of variable conditions and it should not be assumed that the phases will
be built in consecutive order.
Table S shows the currently-planned home types to be constructed in each phase, as listed
in the phase descriptions Uel'ow. While the total housing counts are accurate, the exact mix
of housing may need to be revised during the mapping process.
1
4
4
1
2
1
1.04
0.73
2.43
2.11
3.01
14.14
13
Page 12 June 2010
Figure 7. Proiect Phasing Plan
>-irî:-iL5----d-
f-W,U*
ILJ.L:-, il___J1._ _
|
rcl^*¡fctr@il6Mt
c,t^trK5c[¡î'sJ
-i"
r¡*at)
Page 13 June 2010
Phase 1A - Beoinning in 2010 and runnino for 5 vears
45.2 acres.628 homes and 44 second dwelling units
Phase 1 is broken up into four parts. The first phase focuses on adapting some of the
existing structures to create the Urban Center (zone T-5) and Urban Core zones (zone T-
6). Phãse 1A is proposed for the northeast corner of the site, along the existing roads
iamino Colegio and Bodway. This phase includes the Village Square, the north half of the
mixed-use reiail corridor along Valley House Drive, and a broad mix of housing types from
condos and apartments abovè commercialto rowhouses, single-family detached, live-work
and smallcottages.
The first phase sets the tone for the project, featuring a movie theater, restaurants, shops,
significant job centers, a grocery store and diverse housing sizes and prices.
Phase 1A is entirely within the developed footprint of the existing technology campus.
Presently, it includes three existing buildings and a portion of a fourth, large paved parking
lots, bermed earth along Camino Colegio and Bodway planted with grass and trees, and
small decorative lawn areas with redwood trees near the existing Event Center building.
Phase 1B - uo to 5 vears
32.1 acres.319 homes and 28 second dwelling units
Phase 1B is proposed for the northwest corner of the site, along the existing railroad and
Camino Colegio. This phase is primarily residential and includes a higher fraction of
multifamily units situated close to the approved SMART train station, bicycle/pedestrian
path, and within easy walking distance of bus and shuüle services at the town square. This
phase includes a fire station and may also include a temporary soccer field.
Phase 1B is entirely within the developed footprint of the existing technology campus'
Presently, it includes existing parking lots, a constructed wetland, an antenna testing
facility, a soccer field and baseball diamond, water storage tank and a well.
Phase 1C - uo to 3 vears
17.3 acres .286 homes and 0 second dwelling units
Phase 1C is proposed for the middle of the site, completing the south side of the town
square and mixed-use retail atong Valley House Drive. This phase includes an all-weather
soccer field, hotel, and a mix of mostly higher-density housing. lt will extend the Urban
Center (zone T-5) as well as further develop the General Urban (zone T-4) and Sub-Urban
zones (zone T-3).
Phase 1C is partially within the developed footprint of the existing technology campus.
Phase 1C presentlyincludes Valley House Drive, decorative lawn areas with poplar and
redwood trees, and land prepared for development by Agilent but not built on. The existing
southern fietd of the site was graded by Agilent, the topsoil pushed into large berms at the
east and west edges, and managed using site-specific practices, including cover cropping,
plowing and othei practices appropriate for site stewardship. Since acquiring the site,
Sonoma Mountain Village has continued these practices.
Page 14 June 2010
Phase 1D - aporoximatelv 1 vear
15.4 acres . 94 homes anð g second dwelling units
Phase 1D finishes the northern portion of development by completing the adaptive reuse
work on existing buildings.
Phase 1D is proposed for the middle of the existing developed portion of the site. This
phase includes one existing building and a portion of another. The housing is a relatively
dense mix of rowhouses, multifamily and single family close to the Village Square.
Phase 1D is entirely within the devetoped footprint of the existing technology campus. The
phase area presenily includes the existing Sonoma Mountain Business Cluster small
bus¡ness incubator, commercialoffice and warehouse space, the Codding Steel Frame
Solutions light industrial factory, a large central plant with chillers, boilers, cooling towers
and other equipment for heating and cooling the commercial buildings, a majority of the
existing 1.14 MW solar photovoltaic array and large paved parking areas.
Phase 2-uo to 2 vears
33.1 acres. 153 homes and 61 second dwelling units
Phase 2 is located at the southwest corner of the site. lt will extend the General Urban
zone (zone T-4) from the Urban Core to the southern edge of the site. This phase has a
highei proportion of single family detached housing in relognition that it borders County
nñ0. fhe plan calls forã park land bordering the SMART rail line on western edge and
four neighborhood parks.
The existing conditions consist of graded and managed open land, a PG&E substation and
service road, and small area of landscaped poplar and redwood trees.
Phase3-uoto4vears
31.9 acres ,214homes and 57 second dwelling units
Phase 3 is the southwest corner of the site, lying entirely within the undeveloped footprint
of the existing technology campus. lt will extend the General Urban zone (zone T-4) from
Valley House drive to the southern edge of the site.
The existing conditions include a large berm of topsoil scraped from the site by Agilent, a
plowed field, and land managed according to practices appropriate for the site's character
and condition.
Page 15 June 2010
Table 5. Phased Construction
TotalsIDtcIBIA
32.1 33.1r5.3't7.3 31.9 175.1Acres
RESIDENTIAL
100-ft wide lots
80-ft wide lots
60-ft w¡de lots
40-ft wide lots
30-ft wide lots
Cottages (25 x 50-ft lots)
Slngle Famlly Detached
l&ftwide Rowhouse
25-ft wide Rowhouse
Townhouses
Slngle Famlly Attached
Apartmenb
Condo/lofUflats
Second Dwelling Units
Multlfamlly
0
0
17
27
14
't2
70
46
51
22
lr9
105
334
44
/183
0
0
10
18
24
0
52
18
24
0
42
60
165
28
253
0
0
0
0
5
6
1'l
0
0
0
0
50
225
0
275
0
0
0
I
12
0
20
'17
24
21
62
5
7
I
20
4
l0
24
33
0
0
71
al
79
0
143
0
0
57
57
4
l0
51
147
88
24
324
169
207
43
419
220
731
198
1149
0
0
0
61
33
6
100
24
29
0
53
0
0
61
6l
Total Unlts u7 102 271 1892
NONRESIDENNAL
Office (sq. ft.)
Retrail/Grocery (sq. ft.)
Movie Theater (sq. ft.)
Promenade (sq. ft.)
Hotel (sq. ft.)
Daycare (sq. ft,)
Health Club (sq. ft.)
285,978
149,224
25,000
11,528
0
15,000
30,000
0
0
1,667
0
0
0
0
0
0
10,000
35,910
0
0
91,000
0
0
130,000
1,666
0
0
0
0
0
0
0
't,667
0
0
0
0
0
0
1,667
0
0
0
425,978
19'1,801
25,000
11,528
91,000
15,000
30,000
35,000
0
0
0Civic (sq. ft.0 35,000
Total Souare Feet 516,730 1,667 136,910 131,666 36,667 1,667 825,307
Design Standards
The purpose of the Sonoma Mountain Village Design Standards is to ensure compliance with
tne SUú P-D Development Standards and to produce a harmonious, pleasing and desirable
appearance of buildings, s¡gnage parks and landscapes.
The SMV Design Review Board will review all submittals for consistency with the SMV
Design Standards. The composition and responsibilities of the Design Reliew Board are set
forthln the SMV P-D Zoning District. The Design Standards and Design Review process w¡ll
be applied to proposed new buildings and exterior remodeling and/or exterior surface
improvement of existing buildings. When design review is required, the applicant shall submit
scàþd architectural drawings sñowing building elevations, exter¡or surfacing materials and
colors, scale drawings of all signs and lighting, and other information as requ¡red by the
Design Review Board. ln order for the City to process an application for development within
Page 16 June 2010
Sonoma Mountain Village Final Development Plan
the Sonoma Mountain Village project site, the applicant must first obtain written approval
from the Sonoma Mountain Village Design Review Board that the project meets the
requirements of the Design Standards.
The SMV Design Standards will be submitted at a later date and will supplement the Final
Development Plan. At a minimum, the SMV Design Standards willaddress the following
design elements:
A. New Construction / Additions to Existing Buildings
1. Form (massing, building type and architectural style)
2. Solar Access (to daylighting and energy production)
3. Energy Source (verify access to 100 percent renewable energy)
4. Roofs (pitch, materials, color)
S. Architeòturatfeatures (materials, trim, windows, details, expression lines)
6. Security and exterior lighting
7. Loading docks and waste collection areas
8. Utilities (visible elements such as meters, PlVs, and valves)
9. Wireless communication antennas
B. Signage
1. Type (size, location, attachment)
2. Appearance (materials, color)
3. Lighting (brightness, hours of use, mounting)
C. Adaptive Reuse of Buildings
D. Site and Landscape
1. Site furniture (benches, waste containers, bicycle racks, etc)
2. Trees and Plants
3. Paths (surfaces, colors, width)
4. lrrigation systems
E. Public Art
F. Exterior Lighting
1. Location
2. Brightness & Photometrics
3. Color
4. Allowed fixtures
5. Hours of Use
Page 17 June 2010
SECTION 3: IMPROVEMENTS AND FACILITIES
Municipal Services Plan
A Municipal Services Plan has been prepared for the project. The plan identifies the
infrastructure necessary to serve each phase of the project. The Municipal Services Plan
addresses infrastructure needs for Sanitary Sewer, Domestic Water, Reclaimed Water,
Storm Drainage Conveyance and Storm Drainage Treatment. The plan is provided as
Appendix A to this Final Development Plan.
Parkland Dedication Plan
The Parkland Dedication Plan, provided below as Figure 8, identifies the location and size of
each of the park and open space sites included in the project. The Parkland Dedication Plan
was reviewed by the Parks and Recreation Commission on June 21,2010. The Parks and
Recreation Conimission recommended to the Planning Commission that the parkland
dedication is consistent with City standards and requirements.
Street and Alley Plan
The Street and Alley Plan, provided below as Figure 9, identifies the characteristics and
locations of six street types (including alleys) throughout the project site. The Street and
Alley Plan and detailed design and development standards for each street type are included
in the SMV P-D Zoning District.
Bicycle Circulation Plan
The Bicycle Circulation Plan, provided below as Figure 10, identifies the locations of bicycle
paths ¡n-cluded in the project. The plan includes a Class 1 Bike Lane (which are off-street
iacil1ies) through the open space site along the western and southern project site boundaries
and a Ciass t g¡fe Lane along the eastern side of Bodway Parkway south of Valley House
Drive. A Class 1 Bike Lane connection to Lancaster Drive is also included, subject to
approval by SMART. This facility would cross over the SMART train tracks to connect the
southern end of Lancaster Drive with the project and the SMART pedestrian/bicycle path.
The Bicycle Circulation Plan includes Class 2 Bike Lanes and Bicycle Boulevards (which are
on-streét facilities) throughout the central portion of the project site. The plan also identifies
streets on which no bicycle facilities would be provided.
Page 18 June 2010
Figure 8. Parkland Dedication Plan
II
I
ï
ql
I!
(E) WETLAND
J.8 ACRES
@I
q
frI
t
I
GREEN AREA TABLE
AREA srzE (ACRE)
14.7
B o.2a
c ELIMINA-IEt)
o.
n
n
c 2.4
H
o,
J o,
K o
I o.tt4
M ¿
23.46
GRAPHIC SCAJ,E
( lN Ellt ,I lñcñ t 600 ft,
June 2010Page 19
n.ln.lrì ii I,i ,/-\ i I--* ¿t. i,ì;ii;o t _-Prfg8.. -.) I'-':it -"'l( irtil
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Ita!a!.¡ar
a
a
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aI
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a
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I.i,. I
1,.
Tt¡l¡lay 25, 20lO
EISOMO
soNoMA rrouNlAtN vtlla6Ê
ONË PLANE l. ONE Pt ¡!C!.
LEGEND
Patht Translt and Stree¡j
. -. - Ex¡ílm8¡katm
- - - - P.oÞolld<brtl8ft01,æ
o o o o Popo*ddðr I gke lôm(rublst iosÀtÀßf ôpprov.ll
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ãããi-¡¡¡
mÎ^ i^f,tot
ntcuurll6 PtAt{
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iää;ã
6i. r0iro,- ó
Page 20 June 2010
Figure 10. Bicycle Circulation Plan
-=J (--
tr n¡ ¡ t-t11 -- )!-\
Ií!I!lq .- ----li
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M¿y25,2010
H,^$",9,,,|\l!.^Q
aItII
a
atI
a
ra
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fo lx¡ld t¿ooo
BICYCLE
CIRCULATION PLAN
LEGEND
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. - -- fto?o4d(lðrl 8l&.1æ
o ê o o PfotoFd cl¡f t 8ll. !¡ñ (tubrel to 9Mtr ¡PtrÙj)
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# CffiddR¡lluæ
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to ópô dqtF F.d
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Page 21 June 2010
SECTION 4: PROJECT OBJECTIVES DISCUSSION
This section of the Final Developníent Plan reviews identifies how the project will achieve
each of the stated project objectives.
To Help Fulfillthe citv of Rohnert Park's Redevelooment Goals
Sonoma Mountain Village contributes to all six of Rohnert Park's identified redevelopment
goals. The formerly gatãd site is now opened up !o the- public. Major private investment in
ıonstruction and piivate businesses will exceed $1 billion over ten years, and will continue
over time because of the lnnovation Hub jobs incubator and the diverse commercial base,
featuring retail, hotel, restaurant, theater, health, daycare, office, assembly and research
functionã. That diverse base makes the city's tax base more durable. The business incubator
and strong collaboration with Sonoma State University builds on the culture of innovative
technology from the site's previous use.
The project is a recognized leader in land use by conserving open space with.compact
¿evelopment and byênsuring a pedestrian-oriented neighborhood where basic services are
within a five-minute walk of every home. The use of many narrow streets reduces the heat
island effect, encourages bicydiñg and walking, and makes community-building and
revenue-generating street clósures for festivals possible. Sonoma Mountain Village is
planned ãround a ñrixed-use town square. Rather than isolate commercial and residential
Lr"r, best practice now advises that mixing these and other uses is preferable to reduce
municipal costs for providing seryices, to increase the city tax base and to cut greenhouse
gas emissions.
The project features 30 percent affordable housing, with half deed restricted and the other
half affordable by design.
The Project is intended as an example of how development can fully contribute toward
reaching the State of California's 2050 greenhouse gas reduction goals set out in Assembly
Bill 32. igg percent of the heating, cooling, water heating, lighting and plug loads will be
served with on-site renewable power. Major planning, services and transit elements are
designed to dramatically reduce GHG emissions from cars and trucks, and a number of other
stratãgies are proposed to reduce GHG impacts from water, food, materials, construction
activitþs and through sequestration in trees and soil.
To Reduce Water Use and lmoacts as Comoared to Standard Development Practice
The project is designed to use less drinking water than the site's historical allocation through
efficientÎixtures, thé use of reclaimed water, minimization of turf areas, greater use of
sheetflow and swales to move stormwater, and the use of hydrozoning, advanced irrigation
and compost to build toPsoil.
To Create a Reolicable Modelfor Sustainable Development
Sonoma Mountain Village is planned to create a replicable model of sustainable living. A One
ptanet Living Center w¡i] ¡e ionstructed near the Village Square as part of Phase 1A and a
Sustainabilif Concierge service will provide residents and visitors with information about
resource suétainabilitfi ecologicalfootprint accounting, and help exchange ideas toward
solving the present environmental crisis.
Page 22 June 2010
Because the claim of 'sustainable' is widely and inconsistently used today, the Project
commits to using the following standards and third-party certifications to demonstrate the
environmentaland social commitments of this project.
Rohnert Park Green Bulldlng Ordlnance
Requires individuat buildings tó follow the LEED (Leadership in Fnergy & Environmental
Oesign) Rating System for-commercial and Gieen Point Rated for residential. These programs
enco-uråge thãuó of environmentally preferable materials, energy and water efficiency, indoor
air quality and more.
SMV P-D Zonlng Dlstrlct
New Urbanist plãnning code which defnes street sections, building heights and set-bacJ<s,
street trees and otheielements of the civic realm with the purpose of encouraging walking and
transit.
One Planet Gommunities
A third-party intemational certification program administered by BioRegional for certiffing
Oeveloómeñt that is scientifically sustainable. The program uses the ecological footprint
method to tabulate impacts from carbon emissions, water use, impacts on soil and animal
ôopuf"iion" from diet änd consumer behavior, and impacts to forests and other environments
from matedal extraction and manufacturing.
The requirements of One Planet Communities exceed the City's requirements in many ways'
including requiring renewable energy, the use of local materials, implementation of marketing
programis to'prom-ote sustainable liléstyle choices, increased requirements for bicycle parking'
ôroıery/restãurant lease language anda farme/s market promoting the use of local.organic
óro¿uie and fair trade produ-cts,-and a detailed monitoring program lasting at least through
2020 to review Progress.
The goals of the One Planet Communities program are to build a world-wide network of
comñrunities to demonstrate One Planet Living in action, establish One Planet Living Centers
in each of the communities as a focus for education, and to promote the imperative for One
planet Communities and its ten guiding principles as a catalyst for change with govemments'
businesses and individuals. One ptanet Communities must adopt the following guiding
principles and receive certification from BioRegional's Review Board for their plans to achieve
ihemiZero Carbon, Zero Waste, Sustainable Transport, Sustainable Materials, Local and
Sustainable Food, Sustainable Water, Natural Habitats and Wildlife, Culture and Heritage'
Equity and FairTrade, Health and Happiness.
One critical p¡ority is to replace many of the jobs lost when Agilent Teghnoþqies left the
pro¡ect site.'sonoma Mountain Villagê is proþcted to bring.4,414 jobs into Ro_hnert Park by
2Oá0, including the 1,00Q technology and high-quality service jobs e^xpected from the
nonpiofit publiã-privaie jartnersn¡p át Sonoma Mountain Business Cluster. The goal is to
ôi"åt" " diverse'jobs bäse with floorspace for 1,704 office jobs, 732 jobs in service and retail,
1 40 civic jobs, 640 construct¡on jobs and 1 ,1 98 regional technology and serv¡ce pos¡t¡ons. A
first-souróe hiring program is planned to promote local employment as well.
1,g44(T24olof the permanent on-site jobs are office and c¡v¡c jobs, and 732(28%l are .
särv¡cè/retait ¡ous.
'or tne total jobs generated, including construction and the regional jo-bs
genérated ¡y tfre incubator, lg6/o are in sectors with average to above-average salar¡es for
Ëonòrà Coúnty. Table 6 below shows the expected job count for the Sonoma Mountain
Village project.
Page23 June 2010
Sonoma Mountain Village Final Development Plan
Table 6. Jobs
Jobs Per
'1,000
Permanent On-Slte Jobs Bldg 1 Bldg 2 Bldg 3 Bldg 4 New Sq.Ft' Sq.Ft Jobs
Office (business incubator) 0 29,159 0 0 0 29'159 4.00 1'17
17,329 0 0 0 90.000 107,329 2.50 268Retail (general)
Retail (restaurant)
Retail (grocery)
Movie Theater
Promenade
Hotel
Daycare
Health Club
14,472 0 0
0
0
11,528
0
0
0
2.50 1r 31.00 25
0 25,000 39,472 6.00 237
00045,00045,000025,0000025,000000011,5280.4350 0 0 91,000 91,000 0.35 32
0 0 0 15,000 15,000 1.50 23
0 0 0 30,000 30,000 1.00 30
Permanent Reglonal Jobs by2020 (assume50/yr2010-2013, 1001yr2014-2018, and 150/yr2019-2020)
Offi ce (business incubator)1,000
Net Full Tíme Equivalent
Senrice to Proieclr 198
t.l9t
Construction Jobs Through 2020 (assume constânt lêvels from 2010-2020]
Residential Construction
'No ¡nd'rrect þbs are included except for the 198 shown under 'Net FTE Sev¡ce to Proiect"
To lncrease Revenues to the Citv
The construction of Sonoma Mountain Village will generate increased revenue for the City in
the form of taxation and permit fees generated from the 1,694 residential properties, off¡ces,
reta¡land hotel. Annualtax revenues are estimated to be $1.42 million in residential property
taxes, $549,000 in sales tax and $300,000 in hotel tax. Approximately 962.2 million will be
collected in one-time development fees. Additionally, because it is located within the Rohnert
Park Redevelopment Project Area, the project will contribute substantially to the generation
of tax increment revenue, advancing the capacity for undertaking additional redevelopment
activities in the City.
To lmorove Public Safety
Codding Enterprises has commiüed to the dedication of a site for a fire/police facility at
Sonoma Mountain Village. The site plan is designed to increase the numbers of people
walking, cycling and watching the neighborhood as well as featuring mixed-use
neighborhoods which help deter crime because blocks are occup¡ed at all hours of the day
and night.
494
146
Page24 June 2010
To Provide Communitv Retailand Services
The community will provide community-serving retail and services to the surrounding
neighborhoodi and the new community, including a grocery store, shops and restaurants, a
moi¡e theater, hotel, daycare, health ciub, farmers' market and an educational facility for
sustainable living.
To Create a LocalVillaoe Souare
The Village Square at Sonoma Mountain Village is the heart of the community. ln a
neighborñood, which cunently doesn't have a central civic plaza, Sonoma Mountain Village
will-provide a gathering place for a farmers'market, art shows, picnics, theater and more-
TheSquare iJabo inténded to serve as a place for learning, civic events and. meeting
neighbbrs. ln a major earthquake or other disaster it becomes a natural meeting point. On a
day--to-day basis, tire Village Square witl serve as a convenient place to stop for lunch,
coffee, a newspaper, a haircut and more.
Figure ll. Conceptual Elements of the Village Square
Page 25 June 2010
Sonoma Mountain Villase Final Development Plan
To Enhance Housino Oooortunities
Sonoma Mountain Village is an open community, where the property owners intend to create
an inviting, inclusive place. No streets are gated. Another essential ingredient for creating
such a welcoming and lively community is a wide diversity of housing types and prices. The
following diverse housing types are programmed:
Table 7. Diversity of Housing Types
Rowhouses
Livelwork
Condomlnlums
Singlc'family Detrached
Cottages
Estate Homes
Lofts
Apartnents
Lifelong Lív¡ng Center
Family Cohousing
Senior Cohousing
The plan includes a mix of rental and for-sale housing with a wide range of pricing. This mix
will help satisfy the City's affordability requirements, and the smaller for-sale units which are
affordable by design will provide opportunities for homeownership.
The planned development also includes 198 second dwelling units which provide
homeowners the choice of using them as a home office, an income-generating rental unit, for
accommodating a largerfamily or as a way of car¡ng for a relative
The Project Applicant accepts the obligations in the City's General Plan to prov¡de 15 percent
inclusionary housing, and will do so on site using a mix of extremely low income, very low
income, and low income units. The mix will be based on need, and determined by the Project
Applicant and City of Rohnert Park planning staff as part of the Development Agreement.
Project Applicant will meet the requirement for 15 percent inclusionary housing by providing
sufficient land in multiple locations to construct 15 percent(254 units) at no cost to one or
more affordable housing developers. The land dedication will be based on the affordable
housing developer's commitment to make all 15 percent available at or below 807o AMl.
Project Applicant reserves the right to build the inclusionary housing itself, but is unlikely to
do so because it presently lacks the highly specialized skills required to secure tax credif
financing.
Project Applicant further agrees to strive to provide an additional 15 percent (254 units) that
are available for sale and for rent between 80% AMI and 120o/o AMI through a variety of
programs. One-third of all second dwelling units (66 units) will be counted toward this goal.
This proposed housing mix will assist the city in meeting its regional housing requirements.
The act of including second dwelling units, as shown in the housing schedule, will also add
affordability to the rental program together with affordable apartments, studios and cottages.
Further housing opportunities will be made available by offering sheet-graded sites to
separate organizations such as cohousing groups and non profits who would then take the
responsibility for the development, management and or sale of its units.
Page 26 June 2010
Table 8. Housing Commitments
Gommlbnents Verlficatlon
Low lncome Housing
Diversity of Housing
Provide land in two or more locations on site, free
of charge to one or more affordable housíng
developers for 15 percent (254) deed*estricted
affordable housing units at 80% Area Median
lncome or below. Build low income housing at a
rate that equals or exceeds that shown ín Table 9
Achieve at least 71o/o on the Simpson Diversity
lndex as defined in LEED-ND (Neighborhood
Development) Pilot Version Neighborhood Pattem
& Design Credit 3: Diversi$ of Housing, eaming
the maximum number of crediF for diversity in
housing types provided.
Deed restricted process will follow he
ordinary inclusionary housing require-
ments. Build velocity for low income
housing is regulated by issuing or with-
holding permits.
Review of LEED-ND (Neighborhood
Development) Pilot application.
Table 9. Minimum Rate of Constructing Deed Restricted Housing
ln order to recelve a pefm¡t to
bulld unlt number...Project Appllcant must complete the following
Gumulatlve Total
Deed Re¡tricted
Unlts
Gompleted
1
50
100
150
250
450
650
850
1050
1250
1450
1650
Letter of lntent wih an affordable housing developer
to build 60 or more units
Contract with AH developer to build 60 or more units
Permits to build first 30 units
Complete construct¡on on 30 units
Gomplete construction on 30 additional units
Complete construction on 30 addltional units
Complete construolion on 30 additional unlts
Complete construction on 30 additional units
Complete construction on 30 additional units
Complete construc.t¡on on 30 additional units
Complete construction on 30 additional units
Complete construction on 14 additional unlts
0
0
0
30
60
90
120
150
180
210
240
254
To Provide Parks and Recreational Facilities
In keeping with Rohnert Park's original philosophy of having every house in close proximity
to a park, the community and the surrounding general public will have access to 12 new
smail parks plus a centrally-located town square, open space within the site boundary and
open space offsite as necessary to satisfy resource agencies' mitigation requirements. The
on-site parks are 23.46 acres in total area. Amenities include an international size all-weather
soccer iield, and a bicycle path along the western edge of the property that connects to the
community's street network and the planned regional bike path along the Sonoma Marin
Area Rail Transit railway. Resident gardening areas are planning in the small parks
throughout the community.
Page 27 June 2010
To Provide Pedestrian-Friendlv Neiohborhoods and Access to Transit
By organizing the community around a Village Square with groceries, jobs and daycare, the
¡Ñeni¡s to promote a culture of walking, cycling, transit and carshare programs. Streets are
laid out in a network, allowing alternate routes and permitting most streets to be narrower
than typical, with slower traffic. There are no'dead ends'. The Project will_n¡gyle_significant
publictrails for pedestrian and bicycle access to the Cotati/Rohnert Park SMART Train
station and throughout the site, and will support the establishment of a shuttle to connect
Sonoma Mountain Village with Sonoma State University and the Cotati/Rohnert Park Train
Station. The Applicant wishes to install a pedestrian/bicycle crossing over the SMART train
tracks to connect the èouthern end of Lancaster Drive with the Project and the SMART
pedestrian/bicycle path.
To achieve the underlying goals of compact development, narrow streets, mixed-use
neighborhoods and live/work housing, it is necessary to make certain changes to the General
Plañ and to establish a set of regulating codes which support these goals commonly referred
to as a'SMV P-D Zoning District".
To lnvite and Adoot Communitv lnout
And, finally, the success of Sonoma Mountain Village depends strongly on community input.
Sonoma Mountain Village, LLC has on-going communication with individuals, as well as
many groups, such as the Sierra Club Conservation Committee, Accountable Development
Coai¡t¡ón, Bicycle Coatition, Sonoma State University Faculty and Advisors, Rohnert Park
Tennis Community, Cotati Creek Critters and the M- and L-section Neighbors. By fall of
2009, there were over 2,500 interested website registrants with whom Codding Enterprises
regularly communicates.
Page 28 June 2010
Bxhibit C
Conditions of Approval
Sonoma Mountain Village Planned Development Approval
The conclitions below shall apply to the Sonoma Mountain Village (SMV) Planned
I)evelo¡rment project. All conditiorls nul with the land ancl apply to all clevelopment
within the SMV Plannecl Developrnent ploperty, unless otherwise noted,
General Conditions
l. All applicable provisiorrs of thc City of Iìohnelt Park Municipal Code, as arnended by
Or<linance No, XXXXX (to be ín.rertecl upon adoption of the SMV P-D Zoning
Distt"ict), ancl as subject to the Sonoma Morurtain Village Development Agrcemertt
(DA) approvecl by Ordinarrce No. XXXXX (to be inserted upon crdqtti.on o.f the DA),
arc rnade a part of these conditions of approval in tlteir entirety, as if fully corttained
herein.
2. The violation of any conclition listed hereilr shall constitute a nuisance and a violation
of the City of llohnert Park Municipal Code. In conformity with Chapter I .16 of the
City of Iìohnert Patk Murricipal Code, a violation of the City of Rohnert Park
Murricipal Code rnay be an infraction or a misdemeanor and shall be punishable as
provided by law. In addition to criminal peualties, tlte City may seek injunctive
relief. The Applicant agrees to pay for all attorney's fees and costs, iuclucling, but not
limitecl to, staff time incurred by the City in obtaining injunctive relief against the
Applicant as a result of a failure of the Applicant to fully perfbrm and adhere to all of
the Conclitions of Approval.
3. The Applicant agrees to defend, indernnify, hold hamless and release the City of
Rohnert Parl<, its âgents, officers, attorneys and employees from any clainr, action or
proceeding brought against any of the above, the purpose of which is to attack, set
aside, void, or annul the approval of this application or certification of the
environrnental clocunrent whicli accornpanies it. l'his indernnification obligation shall
include but rrot be limitecl to, damages, costs expenses, attorneys', or expert witness
fees that may be asserted by any person or entity, including the Applicant, whetlier or
not there is co¡rcurre¡rt passive or active negligence on the part of the City, its agents,
officers, attolneys or employees,
Project Conditions
4. By accepting the benefits conferred under the SMV Planned f)eveloprnent, the
Applicant acknowledges all the conditions imposed and accepts the SMV Planned
Developrnent surbject to those conditions. The nse of the property by the Applicant
for any activity authorized by the SMV Planned Development shall constitute
acceptance of all of the conditions and obligations imposed by the City on the SMV
SM V P I anned Devel opm ent
Conditions of Approval
7/r3/20t0
Plannecl Developnrellt. f'he Applicant by saicl acceptallce waives any challcnges as to
the validity o1'these conditions.
5. l')ach phase of developrncnt shall be clesignecl, approved and installed to be consistelrt
with the overall buildout of the Sononra Mountaiu Village Final Development Plan,
the SMV P-D Zonirrg District and City of Rollrrert Park Getleral Plan.
6. ]'he SMV Planued Development arrcl each clevelopment phase shall cornply with all
applicablc nritigation nleasures cstablishcd irr the llnvironmeutal Impact Report (EiR)
f'ol tlre Sononta Mountain Village (SCH # 200705211 16). Subsequent enviroumental
review shall be preparcd ancl certified for any devclopmeut pliase or portiou of a
phase that results in ploject-specific impacts not previously adclresscd in the certifiecl
ElR. Projects implernelrting the Final Development Plan ancl eaclt clevelopurent
phase shall also comply with the implcrnentation, monitoling and leporting
requirenrents for each mitigation measure established in thc Mitigatiort Mouitoring
Program adopted with the SMV Planned Development EiR. Costs of implementing
and monitoring the mitigation lìleasLrres shall be trornc by the Applicant aud any
successors-in-interest.
7, All assessment clistlict or other fr"urding mechanism approved by the City Attorney
shall be fomted by the Applicant encotnpassing the entire SMV Planned
Development pl'operty to funcl and assure the long term maintenance of the conrmo¡l
ârea street liglrts, storÍn water tnitigation facilities, cotltttton area palk sites and
co¡1ulorl area landscaping and private water, sewer, aud storm drainage systetns. A
Covenant, Corrdition and Restriction (CC&Iì) shall be placed on the ploject requiring
that if the residents vote out the assessment district a homeowtters association shall be
formed fbr the purposes of maiutaining the facilitics previously tnaintained by the
assessnent district.
8. All elelnents of cach lmprovemellt Plan that reqnire an exception or pernrission as set
forth in the City of Rolinert Palk Manual of Standalds, Details and Specilicatiorrs
(City Staudards) shall be notecl in a letter along with supporting engineering
infounation.
9. 'fhe Applicant and any successors-in-interest shall ensut'e that the SMV i)lanned
Developrnent maintains the standards of the current One Planet Cotntnunities
proglam (as detailed in the EIR and FDP). Compliance with this requirement shall be
demonstrated during arrnual review of co¡rditions.
10, Disclosure statements shall be provided to all future onsite residents to infornr thetn
of possible sleep disruption due to vibration from ongoing constructiolr ousite.
Disclosure statenlents shall be approved by the City Attolney prior to issuance of the
first Certificatc of Occuparrcy for any new construction within the SMV Planned
Development,
I l. The property owner's association (POA) shall enter into a water and sewer services
agreement (s) with the City detailing operation and maintenance requiretnents fol the
orrsite water and sewer systerns.
SMV P I ctn ned Devel opm ent
Conditìons of Approval
7/t3/2010
Design and CC&Rs Conditions
12, Prior to at.ìy new constrllction, thc Applicant shall pre¡rale Desigrt Standarcls
applicable to all dcveloprnent in the SMV Plannecl Developrnent project sitc as
rcquired by the SMV P-D Zone District (Chapter 17.06 Article XV, conrurencing at
Section 17.06.800, of the City of Iìohnert Park Municipal Code). 'l'he Design
Standarcls sliall be reviewecl and approvecl by the City of Rohnert Park Planning
Colnmission prior to their use by the Sonoma Mourrtain Villagc Design lìeview
lJoard.
13. Landscaping shall be constructed in accordance with the State Water EÍficient
Lanclscaping Orclinancc (State Ordinance), or in accorclance with water conservatiot'¡
standards which nreet or exceed the requiremerrts of the State Olcli¡rauce. fbe
Âpplicant shall submit a landscaping and irrigation plan that identifìes lattclscape
rnaterial types and locations, irrigation, water usage calculations, and other
inlonnation as required. The plan shall be submitted ancl reviewed by the
Developrnent Services Department with each project, map or pliase. All costs for'
review of the reqnirements of the State Ordinance sliall be botne by the Applicant.
All landscaping and irrigatiorr subject to the State Ordinance slrall be suþstantially
cornplete prior to the issuance of a Certifìcate of Occr"lpancy.
14. Street'lree planting details shall be basecl upon a mutually agreed upon starrdard that
includes the following:
a. Tree larrdscapc plarrter strips, where required by the SMV P-D 'Zoning Distlict,
shall be 5.5 feet or greatet'. 'I'ree landscape plariter strips shall l¡e 5.5 feet or
greater on local roadways and 10 feet or greater on Inajor roadways;
b. Trees plarrting area will be the greater of that recommended by Urball 'lì'ee
F-ounclation, City of Los Angeles Bureau of Street Services - Stleet Tree Division
Street Tree Selection, and the City of Santa Rosa.
c. Design details will consider soil volumes, open soil area, and root pathways.
15. The City Attorney shall review any Covenants, Conditions, and Restlictiorts
(CC&Ils) applicable to the subject property prior to recorclation of the first Final Map
within the SMV Plannecl Development. Unless othelwise prohibited by the California
f)epartment of Real Estate (DRE): (a) the CC&Rs shall nanre the City of I{ohnert
Park as a Third Party Beneficiary; (b) the City shall approve any portion of the
CC&lls that affect the SMV Planned Development entitlements a¡td their
implemerrtation, as dete¡mined by the City Attorney; (c) the CC&Rs shall be
consistent with the terms of the SMV Final Developmerrt Plan, SMV P-D Zoning
District, these conditions of approval and the City of Rohnert Palk Mutlicipal Cotle;
(d) where a conflict exists between thc CC&Rs and the City regulations, the City
rcgulations shall prevail; and (e) the CC&Rs must demonstrate adequate funding
mechanisms for maintenance of onsite private i¡rftzstructure.
16, 'the Applicant shall submit a copy of any maintenance disclosure declarations for
private improvements (such as for maintenance of private streets and utilities) to the
City Engineer and City Attorney for review and approval. Maintenance
declaration(s) shall be t'equired to be recorded concut'rent with the recordation of a
SMV P I anned Devel opmenl
C ond i t i o n,s of tl pprov a I
7/t3/2010
l.'inal Map or prior to City Engirreer ap¡lroval of infrastructure irnprovernent plarrs or'
lor the respective design, whichever occr¡rs first.
Project lnfrastructure and lmprovements Conditions
17. Onsite improvernents (including roads, sewer, water, recycled watcr', storm drain
systems, and palks) shall rcrnain private, Onsite improvcments that will not rernain
private are the luture water tank, public safety station, existing (or relocatcd) storm
drain serving offsite al'eas,Tlle watcr tank aud pr.rblic safety station shall be located in
tlre Civic Builcling Z,one and shall be oi'fered for cledication to the City.
18. "f'he Applicant shall record or otherwise provicle au easemerlt for public access in
favol of the City over the parks, streets, ancl sidewalks witliin the SMV Planned
Developrnent. 'lhe Applicant shall rBcord or otherwise provide mainteuance and
ingress/egless easenlents for the soccer field, public safety station, water tank, and
relocated storm drain pipe sliowrr in Non-Project Storn'rch'ain Depiction (Exltibit G of
the Development Agreement).
CC&R s shallrequite that streets shallbe maintainecl to a minimum Pavement
Condition Index of 70. Sidewalks and bilce paths shall be rnaintainec'lto ADA
standards. Any facilities llot meeting thcse minimurn standarcls shall be brought up to
standard within 4 years, A consultant Engirreer shall be hirecl cvely four years to
evaluate the site and provide PCI and ADA conrpliance report.
19. For each dcvclopmerrt phase, the Applicant shall obtain an Encroachment Pernrit for
equipment dliving over City property and ovcr public easements. A cash cleposit to
secure the repair of any darnages may be irnposecl at the discrction of the City
Engineer, as necessary,
20. F'or each development phase, if civil infrastructure irnprovernent plans are submitted
then, construction cost estimates, soil repoús, geology reports, and all pertinent
errgineering design calcnlations shall be subrnitted simultarreously.
2l. All onsite infrastructure shall, at a nriniurum, meet thc rnost currelrt State code
requirements regaldless of provisions in these Conditions of Approval or the SMV P-
D ZoningDistrict. All utility infrastructure shall rneet the latest City Standalds with
the followirrg exceptions:
a. Roadway widths shall be per the SMV P-D 7-,oning Distlict stanclards.
b. Utility ofßets fi'om curbs shall not apply.
c. Tree planting details.
d, l)esign exceptiorìs approve by the City Enginecr.
22. Development of park sites within the SMV Planned Developntent shall be
substantially consistent with the Parkland Acreage Map as approved by tlie Parks and
Recreation Commission on June 21,2U4.
23. Utility plans for electric, gas, telephone, cornmunication and cable I'V shall be
submitted to the City Engineer and Development Services Director for review.
Onsite and offsite dry utility service shall be installed undergrouncl in accorclance
with the City of Rolinett Municipal Code. Such utilities shall be undergrouncled to
S M l/ P l annecl Det e lopnen !
C on d i t ío n,s of A pprov o I
7/t3/20t0
the nearest sr¡itable lisel pole as deternrirrccl by the appropriate utility contpany. Any
above-ground strnctr¡res shall be specilically approved by tlie l)evelopmetrt Services
Dircctor and screened or relocated as directed by the Developrnent Services Director
or City Engirreer'.
24.
^ll
streets, curb raclii, ancl fire hydrant placernent will be subject to approval by the
Firc Malshal.
25, I;ol each clevelopllìent phase, hnproverrent Plans shall include the following
infì'astmcture, which shall be cornplete ancl usable fol that project area prior to
issuance of Ccrtificates of Occupancy:
a. Looped water systerns, sufflrcient fol fire.flows;
b. Complete stornr dlain systems with detention to mitigate tlle 20% of 2 year to l0
. yeâr storm within I0o/o of existirrg hydrograph, and 10 year to 100 year peak
flows and provide stonìl water cleaning meeting or exceeding SUSMP standards;
c, Complete sewet'syslem clraining to the City pump station on Calnino Colcgio;
d. Roadways with fire access; and
e. Peclestrian facilities.
26. Tlie Applicant shall design ancl fund a City gatcway monument stating "City of
lìohnert Park" br placernent in the median at Bodway Parkway and Valley l-louse
Dl'ive prior to recorclation of the first Final Map. Design shall be approved by tlte
Planning and Building Manager and the Director of Public Works.
27. At the time project construction begins on the SMV project site, the Applicant sltall
construct a 7' to 8' solicl corrcrete/masonly walls along the property line along the
northcrn side of Carnino Colegio between Manchester Avenue arrd Mitchell Drive.
'lhe new wall shall be designed to be the sinrilar to the existing wall along Camino
Colegio between Manchester Avenue ancl Mainsail Drive. Applicant shall submit
wall desigrr to Developrnent Services Department for review prior to comtneucement
of construction. Applicant shall condnct outreach to aflected parcels prior to
construction.
Tn¿¡,ts ponrATI oN A N D Cl ncut¿rto¡'t
28. Pl'ior to recordation of any Fiual Map within the SMV L)lanned f)evelopment, the map
shall include a note that states: "'fhe private streets coustructed within this map shall
be owned, operated and rnaintained by the developer, successors or assigns, The City
of Rohnert Patk shall have no responsibility therefole rmless pursuant to appropriate
sections of the Streets and Highways Code of the State of Califomia, the said private
streets have been accepted into the City Road Systern by appropriate resolution of the
City Corutcil."
29, Lighting standards for private strects and alleys shall be designed in accordance with
the Public Safbty Department's requirenrents and the Sonoma Mountain Village
Design Standards.
SMI/ P I anned Development
Con d i t i o tt s of A pp r ovct I
7/t3/20t0
30. The devcloper shall consult with Sonolna County'I'ransit. Bus stops shall be
provided to the satisfaction o1'Sonorna County 'fransit and shall rncet the rninimunl
requirernents sct forth in the City Standards.
3 1. Developmcnt of bicycle facilitics within the SMV Plarrned Development shall be
substantially consistent with thc 13icycle Circulation Plan inclucled irr the lìinal
Development Plan. l'his shall include corrstluctiorr of an off-strcet Class I bicycle
path alongside llodway Palkway from Valley Flouse l)r'ive to l{ailroad Ave, and all
other irnprovements includcd in the Bicyole Circulation Plan.
32. lhe Class I bike path to the west of Phase l ll shall be bu¡ilt prior to the first
Certificate of Occuparrcy in Phase 18.
33. 'fhe Class I bike path to the west of Phase 1C shall be built prior to the first
Certificate of Occn¡rarrcy in Phase 1C.
34. 'l'he Class I bike path to the west and south of Phase 2 (betweerr the railroad tracks
and Bodway Parkway) shall be built prior to tlie first Certilicate of Occuparrcy iu
Phase 2.
35. The Class I bike path lì'om SMV to the SMAII'I'Station shall be built prior to the
first Certificate of Occupa¡rcy in Phase 2 or upon tìre cornpletiolr of the SMART
station, wliichever comes lìr'st. 'I'he bike path scgnrerlt shall be declicatecf to SMART.
36. The extension of Boclway Parkway from Valley l-louse Drive to Raih'oad Avenue
shall be conipleted prior to the first Certificate of Occupancy in Phase 2, or at the
City's option, the money for the design and constnrction shall be ¡:rovided in escrow
prior to issuing the first building pennit for phase 2 fbr the City to design and
construct the roadway. Funding shall l¡e counteclagainst PFFP crcdits due. The
Bodway Palkway roaclway right of way shall be cledicated without credit to SMV,
lít,¿rnn Sysrna
37.The SMV-owned private water system shall include three connections to the City-
owned water system - one at the potable watel tarrk, one on Camino Colegio, and one
on Bodway,
38. Backflow connectio¡rs witJrin the plivate water system shall be constructed in
accordance with City Standards as if the water mains in the stleets wel'e public.
39, 'l'he Applicant shall comply with the rec¡uirerrrents of the SMV Plarrried Developrnent
Water PIan (Water Plan) dated August 5,2009 (provided as Appendix E to the f)raft
EIR). Prior to each development phase, the Applicant shall demonstrate ongoing
consistency with the water usage identifiecl and analyzcd in the Water Plan.
40. Alry future onsite potable watcr stolage tank and water lines connecting to the
Sorroma County Water Agency (SCWA) line and City rnains shall be acceptably
completed prior to the need for fire flow above 1,500 gpm. This includes alìy multi-
family housing or any commercial construction outside the shells of the existing
building. The Applicant shall restore electrical power to existing meters from the
SCWA system. Plans shall be submitted to the State of Califomia Department of
Flealth Services (CDIIS) in addition to the City. Applicant shall coopelate with City
S M V P I anne¿l Deve loprrr cn I
Conditions rf Approval
7/t3/20t0
and CDI^IS on tlìe alnelldment of City's drinking water systcnr permit that is requirecl
fr¡r the approval of the on-site water tank arrcl water lincs.
Snwrn Svsrn¡ut
41. Plior to colìtmcllcement c¡f construction of eaoh individual project or clevelopmcut
phase, the Applicant shall dernonstrate ongoing consistency with the servel flow
generatiorr idcntified aud analyzed in the EIR. The City Engineer shall approve the
methoclology and tinring for dernonstration of consistency with sewer flow generation
with the first application fr¡r project coustruction.
42. All onsite scwer connections will be subjcct to City orclinances, Cornmercial sewer
connections.shall obtairr irrdustrial use permits t'om the City of Santa Rosa.
43. Prior to cornnlencement of construction or apploval of plans for each cleveloptnent
phase, the Applicant shall submit an orrsite sewer plau.
44. The Eastside'l'runk Sewer shall be conrpleted before issuance of the first Cjertificate
of Occupancy f'or any new buildings (existing buildings are excluded).
45. The Applicant shall fund installation of a sewer flow ureter at the inlet to the City's
pLunp station on Camino Colcgio befole issuance of the filst Certihcate of Occupancy
lor any rrew buildings (existing buildings are exclucled). The Applicant shall replace
pumps at the City's pump statiorr orr Camino Colegio as needed to errsure the ¡rurnp
station can pump peak wet weatlìer flows.
Sron¡ø Dn¿TNAGE AND W¿rpn Qannv
46. Prior to issuance of a grading pelmit, the Applicant shall subrnit a Final Drairiage
Master Plan for all ousite and ofßite drainage facilities (including water quality
features). The clrainage plan and sturdy shall show pre attd post construction
lrydrograph within 10% foL 20% of 2 yeal stol'ln to l0 year storm and no net increase
in peak flows under the 2, 10, 25 and 100 year storm events, The clrainage plart ancl
study shall provide water quality features consistent with or better than those
contained in the City of Santa Rosa Standard Urban Storrn V/ater Management Plan
(SUSMP) or most cument City-adopted SUSMP. T'he Final Dlainage Master Plan is
subject to the review and apprnval of the SCWA ancl the City of Rohnert Pârk.
47.Prior to the issuance of any grading or building pet'mits, the Applicant shall
clemonstrate compliance under California's Gerreral Permit fur Stot'mwatet'
Discharges Associated with Construction.Açtiyity by providing a copy of the Notice
of Intent (NOI) sublnitted to the State Water Resources Control Board and a copy of
the subsequent notification of the issuance of a Waste Discharge Identifioation
(WDID) Nurnber or other proof of filing in a manner rneeting the satisfaction of the
Planning Department. A copy of the current SWPPP shall be kept at the project site
arrd be available for City rcview on request. A separate SV/PPP may be subnritted for
each development phase, or a master SWPPP may be applied to all onsite
developrnent.
48. Prior to the issuancc of any grading or building permits, the Applicarrt shall submit a
Water Quality Management Plan (WQMP) and Chemical Application Management
Plan to protegt water quality after construction. The V/QMP is subject to review ancl
SMV P lanned Devekt¡tment
Conditíons of Åpproval
7/t3/20t0
approval by the City of lìohnert Park Public Works Departtneut. 'l'hc WQMI' shall
contain specific stot'¡nwater Best Management Practices (BMPs) f'or reducing
¡rotential pollutants in stormwater lunoff. BMP locatiol'r, size, desigrr and operatiolt
cliteria, and pollutant re¡noval rates ex¡rected shall be refurenced, clocutnented, and
incorporated into the WQMP.
49. Pri<lr to the issuance of any certificate of occupancy, the Applicant shall demoustrate
cornpliance with the WQMP, including implenrcntation a¡rcl construction oliall
structural and norr-stnrctural IlMPs. The Applicallt shall subntit an Operations ancl
Mairrtenance Plan for all struotural BMPs, which shall be subject to l'eview aud
approval by the City of Rohnel't Park Public Works Departmetrt.
50. A dlainage plan shall be subrnitted lbr each cleveloprnent phasc. Iiach drainage plan
is surbject to the review and approval of the SCWA and the City o1'Rohuert Park and
shall meet SCW,,\. and City standards. f)rainage plans shall:
a. Include adequate drainage calculations aud hydraulic design to insure that
upstream areas and the project site will drain to a safe point of discharge;
b. Be designed to elimirrate drainage flowing across ploperty lirres unless
appropriate easetneltts ale provided fbr on the Þ'inal Map(s);
c. lle designed to avoid any drairrage basi¡r split Ilow and to lespeot and rnaintain
historical clrainage watershed boundaries;
d. Include a hydrology/hydraulic report that demonstrates the project will not
increase the 1O0-year water sulface elevatio¡rs of acìjacent properties, subject to
SCWA and City of Rohnert Palk approval; ancl
e. I)enronstrate that water detention basins rneet City Standards attd comply with the
lequirements of SCWA ancl Sonoma Marin Vectol'Control'
51. 'lhe storm drain system shall meet or exceecl the SCWA lequirernents for stolur clmiu
collcction systems, as determineclby the City Engineer. All proposed building
finished floor elevations, includirrg garages, shall be a miuimum of 1 foot above the
post constluction 100-year water surface elevations.
Gn¿nuvo ¿ND ERosIoN Cournot
52. For each development phase, the Applicant and/ol successors shall subrnit a grading
plan prepared by a registerecl civil engineer. A gladirtg penuit application shall
accompany each grading plan. Said application shall include tlte requirements listecl
in Sections 15.48 8. 15.50 of the City of lì.ohnert Park Municipal Code. 'I'he gracling
plan shall be reviewed ancl approved by the Developmerrt Selvices Departntent prior
to issuance of a grading perrnit. The grading plans shall:
'à. Be in conformance with the Bay Area Air Quality Management District
guidelines for reducing construction impacts and rninimize dust emissions;
b. Incorporate each recommendation from the soil cngineeling and engineering
geology reports for the development phase or explain why the recotnmendation
was not incorporated;
S MV P I a nned Devel opm ent
C on cl i t i ott,s of rl ppr ov a I
7/13/20t0
o. llc desigrred to elinlinate drainage flowing across property liues r¡¡lless
apllropriate easemellts ale provicled for on the Final Map(s); ancl
d. Show building pad elevations ancl lalrclscaping mounds.
53. L)'osion control plans shall bc preparecl by a prol'essional such as a Civil llngineel or
certifiecl Erosiolr Control Specialist and shall mect the requirements listecl irr Section
15.52.030 of the City of l{ohnert Park Municipal Code. 'lhe erosion control plan
shall provicle nleasures to avoid the intloduction or sprcaclof noxious weecls into
previously un-infcsted arcas,
54, I)csign stanclards for erosion control plans shall be in confbrmarìce with Chaptcr
15.52 of tlte Municipal Cocle except that the refcrence clocument for clesign critelia
shaÌl be the City ol'Sarrta lìosa SUSMP or most current city acloptccl SUSMP.
Public Safety Conditions
55. Prior to the issuance of a building permit, the Applicant shall submit a fire hydrant
location plan to the Fire Marshal fol review ancl approval. Prior to the issuance of a
building permit, the Applicant shall also sr"rbmit eviclence of the onsite fire hyclrarrt
systcrn to the Fire Marshal and indicate whether it is public or private. "l'he Applicant
shall rnake provisions for the rcpair and maintenance of the system in a uranner
nieetirrg the approval of the Fire Marshal,
56. Prior to the issuartce of arry Certificate of Occupancy, all fne hydrants shall have ¿r
blue reflective pavernent marker inclicating the hydrant locatioll on the street as
apploved by the Fire Malshal. The property owrlet's tnust maintaill the blue leflective
pavement markcrs in good condition and the maintenance rcquirement shall be
incluclecl in the CC&lìs for the SMV Planned Development.
57. All ploperties sltall be clearly marked with lighred address nurnberirrg on thc front of
each unit ancl on both front and rear of the units lraving rear alley access; rear
addressing shall irrclude the stleet rlâme utilizing street signage in conlbrma¡rce with
SMV Design Standards.
58. Land reservation for group r:railboxes shall be iclentified in conjunction with US Post
offrce for siting. Procednres for obtaining rrrailbox keys shall bc provided to each
buyer in property disclosure statement at close oll escrow.
59. Graffiti shall be rer¡roved from all sttuctures (sr"roh as exterior building walls,
retairtiug walls, noise atte¡ruation walls, utility poles and boxes) within 24 hours of
discovery at the expensc of the owner or property manâger. 1'his provision shall be
included in the CC&Rs.
60. Each clevelopnrent phase or portion of a phase shall indicate building type, size, and
constructiorr features. Plans shall bc reviewed by the Public Safety Department fol
file and life safety requirements such as: fire flow, fire hydrants, fire sprinklers, fire
department connections, alarm systerns, snroke control systems, public-safety, radio
amplifrcation systems, gates, egl'ess, and exiting. Such plans will be reviewed and
commented on for individual bloclcs and buildings.
SM V P I annecl Devel o¡zm enl
Conditions of Ap¡roval
7/ t 3/20t 0
61, Prior to issuance of a gracling pennit, the Applicant for eacli developrnent phase shall
subnrit a Phase II Brrvirorrmental Site Assessment coverirrg any areas of known
concel'n identified in the Phase I Environurc¡rtal Site Assessment.
62. Prior to issuance of a clemolition pelnrit or br-rilcling pernrit, the Applicant shall submit
cvidence of inspectiorr of the existing ousite builclings proposcd for demolition
removal and/or rcnrodeling or reconstruction of exterior or irrterior portiorts of
existing buildings. The in,spection shall tletermirrc il'hazardous lnaterials are prcsent
in existing burildings in levcls that require spccial handling. If materials are present at
sucli levels, matcrials shall be handled irr accoldance with feclelal and state
regulations and guidelines, including those of thc Bay Area Air Quality Matragement
District, the Califomia Division of Occupational Safety ancl IJealth Adn:inistration,
ancl thc Califolnia Depaltrnent of Toxic Substances Control.
63. Prior to issuance of a Certificate of Occupancy, the Applicant shall provide plans or
identify measures to cornply with standard procedures for iruplementing the Unifomr
ITire Code in the use of any combustible and flammable liquids, aboveground or
nnclelground stolage of such materials, welding and poterrtial spark pt'ocluctiou, aud
building occupancy rating in a manner meeting the approval of the Fire Marshal.
Further, a copy of the approved "UFC hnplementation" shall be fbrwardecl to the
Planning and Building Marrager, prior to the issuance of any certificates of use and
occupancy,
64. Prior to the issuance of a building permit, the Applicant shall subniit to the Fire
Marshal a list of all hazardous, flamrnable and cornbustible liquids, solicls ol gases to
be stored, used or handled on site. These n'ratel'ials shall be classifìecl according to the
Unifom F'ire Code, ancl the information the Applicant submits to the F'irc Malshal
shall include a sumrnary listing the totals for storage and use for each hazard class.
Prior to the issuance of a builcling permit, the Applicarrt shall also cornplete and
submit to the Fire Marsl'ral a copy of a "Hazardor¡s Materials Disclosure Chemical
lnventory and Business IÌmergency Plan" packet.
65. Applicant/operator shall store, manifest, tmnsport, and dispose of all onsite generated
waste that meets hazardous waste criteria in accordance with Califolnia Cocle of
Regulations Title22 and in a manrìer to the satisfaction of'the Sonotna County
Environmental Flealth Depattment. Applicant shall keep storage, trausportation, aud
disposal records on site and operr f'or inspection to any governrnent agerlcy upon
fcquest.
Commu nity Effects Conditions
66. Recycling and/or reuse of demolition/constluction materials shall be carried out to the
exteltt feasible, and containers shall be provided onsite for that pulpose, in order to
minimize construction-generated waste conveyed to the landfill. L,ocation and size of
recycling containers for collection of demolition/construction materials shall be
identified on grading and building plans, subject to review and approval by the City
Building Official or designee. A minirnum oî75Vo of dernolition and construction
materials shall be recycled or reused. The SMV Design Standards shall require that
buildings be designed with easily recyclable materials and constlucted with fasteners
instead of glue where feasible
S Ml/ P lanned Devel o¡tm en I
Conditions of Approval t0
7/t 3/20 I 0
67.The Applicant shall dernonstl'ate compliance with the City's Inclusiottary l-lousing
Ordinance with each tentative map ancl/or by development phase as specified in the
Final Developmeut PIau.
68. Iì'ior to issuance of any building pemrit, the Applicarrt shall demonstratc that all
exterior lighting has been designed and located so thal all direct rays are cortfìrred to
the property in a manner rneetirrg the approval of the Development Services
Department and consistent with the SMV Design Standards.
69. Pdor to approval of the first tentative lnap that includes any prcperty withirr the
General U¡'ban ('l-4) Zone the Applicant shall submit a view corridor analysis that
identilies building height arrd setback requirements to preserve views of Sonorna
Mountain fronr existing properties inrmediately west of the project site. The view
corridor analysis shall be subject to review and apploval by the City's of lìohnelt
Park Development Services Department.
70. Prior to issuance of each grading permit, the Applicant shall subrnit evidence of
completed special-status species surveys, consultation with USFWS and/or CDFG,
local Graton'liibe, tree inventories and applicable Mitigation Measures have been
met as rec¡.rired in the EIR.
71 . Applicant shall prepare a Comnrunity Disclosure Statement for buyer's use and
acknowledgment at time of contract to purchase. Unless otherwise prohibited by the
DR[ì, the Disclosure Statement shall be submitted to City for review artd approval
prior to any sales,
SMV Plumed Develo¡tment
Condítìons of Ápproval ]I
7/t3/20t0