2010/11/16 Planning Commission Resolution (6)PLANNING COMMISSION RESOLUTION NO. 2OTO-35
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL THE APPROVAL OF A TENTATIVE MAP TO ALLO\ry THE
SUBDIVISION OF PROPERTY LOCATED NORTHEAST OF BODWAY PARK\ryAY
AND VALLEY HOUSE DRrVE (APN 47-111-030)
WHEREAS, the applicant, Redwood Equities LLC, filed Planning Application No.
PL2003-054TSM proposing a Prezone, General Plan Amendment, Specific Plan and tentative
map and related certification of a Environmental Impact Report ("EIR") in connection with a
proposed mixed-use community located northeast of the intersection of Bodway Parkway and
Valley House Drive (APN 47-lll-030) (the "Project"), in accordance with the City of Rohnert
Park Municipal Code ("RPMC"); and
WHEREAS, in conjunction with Application No. PL2003-054TSM, the applicant
prepared a tentative map for the Project site, as provided in the Proposed Tentative Map attached
to this Resolution as Exhibit A; and
\ryHEREAS, the Planning Commission reviewed the Final EIR prepared for the Project;
recommended certification by the City Council and has otherwise canied out all requirements for
the Project pursuant to CEQA; and
WHEREAS, pursuant to California State Law and the RPMC, public hearing notices
were mailed to all property owners within an area exceeding a three hundred foot radius of the
subject property and a public hearing was published for a minimum of l0 days prior to the first
public hearing in the Community Voice; and
WHEREAS, on November 16, 2010, the Planning Commission held a public hearing at
which time interested persons had an opportunity to testify either in support or opposition to the
proposal; and
WHEREAS, the Planning Commission has reviewed and considered the information
contained in Planning Application No. PL2003-054TSM for the proposed Tentative Map for the
property; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Rohnert Park makes the following findings, determinations and recommendations with respect
to the proposed Tentative Map for the property:
Section l. The above recitations are true and correct.
Section 2. The Planning Commission has recommended the City Council certify the
Final EIR for this Project, including adoption of associated CEQA Findings, Statement of
Oveniding Considerations, and the Mitigation Monitoring and Reporting Program, in Resolution
No. 2010-30, approved on November 16,2010 concurrently with the Planning Commission's
approval of this Resolution.
Section 3. Findings Regarding Tentative Map. The Planning Commission, in
recommending to the City Council approval of Planning Application No. PL2003-054TSM
hereby makes the following findings concerning the Tentative Map pursuant to Government
code section 66474:
1. The proposed map, and its design and improvements, are consistent with the
general plan and any applicable specific plan, any policy or guideline
implementing the general plan (including the city's design guidelines), or other
applicable provisions of this code.
Criteria SatisfÏed. The proposed tentative tract map is consistent with the
General Plan designations for the area, as well as the specific plan that applies to
the property. The proposed tentative tract map will implement the General Plan
in that it would increase the City's existing housing stock and provide affordable
housing units. The tentative tract map will comply with the goals and policies of
the City's Housing Element by complying with the City's inclusionary housing
ordinance. It will also develop the property with a mixed use component that is
consistent with the goals and objectives of the General Plan for this area.
The proposed tentative tract map is consistent with the Southeast Specific Plan as
it proposes to subdivide the property according to its requirements related to
number of residential units, density, housing type, housing location, public
improvements, open space and related amenities. The tentative map depicts the
specific residential lots and uses consistent with those in the Southeast Specific
Plan. Further, the mixed use area, park and detention basin and planned roadway
as shown on the tentative map are in the same configuration as the specific plan.
The proposed tentative tract map has been designed to meet City standards which
provide satisfactory pedestrian and vehicular circulation, including emergency
vehicle access and on site improvements, such as streets, utilities, and drainage
facilities have been designed and are conditioned to be constructed in
conformance with City standards.
2. The site is physically suitablefor the type of development.
Criteria Satisfied. The tentative subdivision map reflects the specific plan for
this site, which is physically suitable for the proposed development. No major
geologic hazards have been reported on the site or other limited conditions that
would render it unsuitable for residential and commercial development.
3. The site is physically suitableþr the proposed density of development.
Criteria Satisfied. The site is of sufficient size and shape and appropriately
shown in the specific plan to allow the proposed density of development. The
subdivision has been designed to accommodate the development of 475
residential units, taking into consideration the shape and topography of the site.
This development is consistent with the density ranges provided for in the
Southeast Specific Plan.
4. The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat, absent a statement of overcidíng conditions.
Criteria Satisfied. A Final Environmental Impact Report (EIR) (State
Clearinghouse number 2003112011) has been prepared and adopted which shows
potential impacts related to the development of the site with the proposed uses.
No significant unavoidable impacts related to existing habitats were identified.
The Final EIR for this Project includes adoption of associated CEQA Findings,
Statement of Overriding Considerations, and the Mitigation Monitoring and
Reporting Program. The contents of the Final EIR is incorporated herein by this
reference.
5. The design of the subdivision or the type of improvements will not c(tuse serious
publ ic he al th pr obl ems.
Criteria Satisfïed. The design of the project is not expected to have negative
impacts on the health or well being of project residents or occupants of the
surrounding land uses. The design of the tentative tract map is in conformance
with the City's General Plan, Zoning Ordinance, and Subdivision Ordinance. The
construction of all units on the site has been conditioned to comply with all
applicable City ordinances, codes, and standards including, but not limited to, the
California Uniform Building Code, the City's Ordinances relating to Stormwater
runoff management and controls. In addition, the design and construction of all
improvements for the subdivision has been conditioned to be in conformance with
adopted City street and public works standards. The City's ordinances, codes,
and standards have been created based on currently accepted standards and
practices for the preservation of the public health, safety and welfare. Finally, the
proposed street system throughout the subdivision will improve emergency
vehicular access and in the immediate neighborhood.
6. The design of the subdivision or the type of improvements wíll not conflict with
easements, acquired by the public at large, þr access through or use of property
with the proposed subdivisíon, absent alternative, equivalent easements.
Criteria Satisfîed.The project will respect all existing easements, and any new
by the project have been made conditions of the mapeasements required
approval.
7. Any proposed phases and their proposed sequence of construction are identified
on the submitted map.
Criteria Satisfîed. The phasing is shown in the specific plan, final development
plan and development agreement documents
Section 4. A duly noticed public hearing on the proposed tentative map was held on
November 16,2010.
NOW, THERXFORE, BE IT RESOLVED, that the Planning Commission does hereby
recommend to the City Council approval of Application No. PL2003-054TSM for a tentative
map to allow the subdivision of property located northeast of Bodway Parkway and Valley
House Drive (APN 047-111-030), subject to the recommended conditions of approval in
Exhibit B:
DULY AND REGULARLY ADOPTED on this l6th day of November,2010, by the
City of Rohnert Park Planning Commission by the following vote:
AYES:NOES:ABSENT: ABSTAIN:
AHANOTU ARMSTRoN c :-BoRBA-jlNrLSoN-lioRDrN /
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t/
Planning Commission
EXHIBIT A
PROPOSED TENTATIVE MAP
SEE EXHIBIT 5 ATTACHED TO THE STAFF REPORT
EXHIBIT B
RECOMMENDED CONDITIONS OF APPROVAL
CONDITIONS OF APPROVAL
TENTATIVE MAP
ON-GOING CONDITIONS
The conditions below shall apply to the Tentative Map (TM) for the Willow Glen project within
the Southeast Specific plan. The Willow Glen project shall be developed in accordance with the
General Plan (GP), Southeast Specific Plan (SESP), Final Development Plan, Mitigation
Measures identified in the Southeast Specific Plan Environmental Impact Report (FEIR),
Development Agreement (DA) between the City and Redwood Equities,LLC the Rohnert Park
Municipal Code (RPMC) and the Design and Construction Standards.
The Conditions of Approval as stated herein are the obligation of the applicant/developer and
place no obligation either express or implied on the City. These Conditions of Approval run with
this Tentative Map as approved regardless of ownership at time of recording.
General Requirements
1) The applicant shall comply with all documents approved by the City Council and adhere
to all exhibits presented by the applicant at the Planning Commission and\or City Council
meeting for approval of the Southeast Specific Plan project unless subsequently revised
by the City.
2) In case of conflict between the various documents, the following order shall prevail:
General Plan as amended 2000, Mitigation Measures for the Final Environmental Impact
Report (FEIR), Southeast Specific Plan (SESP), Final Development Plan (FDP),
Development Agreement (DA), Tentative Map (TM) and its Conditions of Approval,
Rohnert Park Municipal Code (RPMC), and Design and Construction Standards.
3) The applicant shall comply with the FEIR. In addition the applicant shall pay the cost to
monitor the Mitigation Measures identified in the FEIR for the Willow Glen project
(SCH #2003112011) kept on file in the Development Services Department. The
requirements contained in the Mitigation Monitoring Program (MMP) shall be
incorporated into these conditions and constructed in accordance with the MMP.
4) The applicant agrees to indemnify, hold harmless and defend the City, its officers, agents,
elected and appointed officials, and employees, from any and all liability or claims that
may be brought against the City arising out of its approval of this Tentative Map and
associated entitlements pertaining to the Southeast Specific Plan save and except that
caused by the City's active negligence.
5) By accepting the benefits conferred under this TM, the applicant acknowledges all the
conditions imposed and accepts this TM subject to those conditions with full awareness
of the provisions of the FDP, as may be amended from time to time, and the RPMC, as
applicable.
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The use of the property by the applicant/grantee for any activity authorized by this TM
shall constitute acceptance of all of the conditions and obligations imposed by the City on
this TM. The applicant/grantee by said acceptance waives any challenge as to the
validity of these conditions.
Development shown on the TM may be phased. Each final map shall stand-alone and be
self-sufficient as to access, traffic circulation, utilities, physical infrastructure, and land
use pattern subject to approval by the City Engineer.
Prior to the approval of any final map the applicant shall provide the Development
Services Director with a copy of the recorded covenants, conditions and restrictions
(CC&R's) on the deeds for all lots within the project site, which inform subsequent
property owners of the nature and extent of existing agricultural activities, operations,
and facilities in the vicinity of the project site. The deed restriction shall also provide
notice of the potential conflicts or effects of typical agricultural activities outside of
project including but not limited to noise, odors, dust, agricultural spraying, livestock and
buming etc.
a. Any covenants, conditions, and restrictions (CC&R's) applicable to the project
property shall be consistent with the terms of these conditions and the City Code. If
there is conflict between the CC&R's and the City Code or these conditions, the City
Code or these conditions shall prevail.
If the City is required to enforce any of the conditions of approval, the applicant shall pay
all costs. At the City's sole discretion, the City may require a cash deposit to cover
enforcement costs as a condition of the approval of any final map.
Prior to the issuance of Certificate of Occupancy, the applicant shall provide a set of
certified escrow instructions reflecting City's demand for payment of Regional
Transportation Fee for each lot affected by this fee per the Development Agreement by
and between Redwood Equities, LLC and City of Rohnert Park.
Buildins Services
Building code provisions shall apply to the construction, alteration, moving, demolition,
repair, maintenance and use of any building or structure within the jurisdiction of the
City, except work located primarily in a public way, public utility towers and poles,
mechanical equipment not specifically regulated by building code provisions, and
hydraulic flood control structures. All projects shall comply with the most cunent code
recognized by the City at the time of their building permit application. All State and
local ordinances shall be applicable to cunent projects.
Geotechnical investigation reports shall be submitted for all building permit projects
unless waived by the Building Official. When required by the Building Official, the
potential for soil liquefaction and soil strength loss during earthquakes shall be evaluated
during geo-technical investigations. Compaction reports are required for each building
pad site and all compaction reports shall be submitted prior to a foundation inspection
and in compliance with the soils and geo-technical recommendations.
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A completed and approved wet fire hydrants system, or other system approved by the
Building Official and Department of public Safety (DPS), and all weather roads shall be
in place prior to any flammable or combustible material (such as wood) being brought
onto the site. The applicant may tie to the water system for frre flow only. Fire access
road shall meet the DPS Fire Access Road Standard. These fire access roads shall
continue to be accessible until acceptance of the public streets by the City.
Pursuant to California State Assembly Bill 3158, the applicant shall pay the filing fee to
the Department of Fish and Game. The fee shall be submitted to the Planning Division
upon filing of any required Notice of Determination, along with any filing fee required by
the County Clerk/Recorder. The applicant should be aware that Section 21089(b) of the
Public Resources Code provides that any project approved under CEQA is not operative,
vested or final until the required fee is paid. Proof of fee payment may be required prior
to the issuance of building permits or filing of a final map.
The applicant shall submit a mailbox plan (locations and sizes) for all lots prior to
approval of any final map. The plan shall be approved by the Rohnert Park Post Office
and included with the first submittal of the improvement plans. The applicant shall
submit to the City awritten confirmation from the Rohnert Park Post Office that the
mailbox locations are approved. The City will review and approve the location plan to
ensure adequate site distance and traffic safety measures are incorporated.
All public utilities easements (PUE) and public access easements shall be open and
accessible at all times.
Copies of the soils and geology reports and shall be reviewed and approved by the
developer's soils engineer and geologist prior to issuance of a grading permit. The
developer's soils engineer shall sign the plans stating that they conform to the soils report
recommendations.
All septic tanks, leach fields and related items in the final map area shall be abandoned
and destroyed in a manner approved by the Department of Environmental Health
Services. Water wells that the applicant chooses to abandon shall be destroyed in a
manner approved by the Department of Environmental Health Services.
The applicant shall submit plans and obtain separate building permits for retaining walls
over four (4) feet in height and for all other walls, fences and signs over six (6) feet in
height.
The applicant shall obtain a demolition permit for any structure to be demolished. All
underground structures shall be abated, back-filled, inspected and approved by Sonoma
County Environmental Health Services or the Building Official as applicable.
For any project requiring an on-site inspector to monitor grading, construction and/or
development, the applicant shall deposit funds with the City to cover the full cost of an
inspector prior to any land disturbance. The City Engineer, as appropriate, shall approve
the amount and hire the inspector.
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22) The developer shall implement a dust control program as part of the measures required by
the FEIR for air quality control and the requirements of PM 10 and the Best Available
Control Measures (BACM). The program shall ensure that, at the City Engineer's
discretion, a water vehicle for dust control operations is kept readily available at all times
during construction. The developer shall provide the City Engineer and Building Official
with the name and telephone number of the person directly responsible for dust control
and operation of the water vehicle.
Planning Services
23)A Tree Preservation and Removal Plan including a separate tree removal and sensitive
area plan shall be submitted to the Development Services Department for review and
approval in accordance with City ordinance. The plan shall show all sensitive areas and
stands of trees that are to be protected during grading operations and include, in detail,
the method proposed to protect these areas.
All areas to be graded and left undeveloped shall have a revegetation plan as part of the
dust control program. The Development Services Director or his designee shall review
and approve the plan. The applicant shall guarantee the revegetation prior to issuance of
grading permits.
All material storage areas shall be fenced with at least a 6-foot high chain link fence with
at least two 20-foot gates for emergency vehicle access. The fencing shall be shown on
the fire and security protection site plan.
Unless otherwise specified in these conditions, the condition shall apply prior to
recordation of each final map or large lot final map. A "final map" shall mean a map that
results in buildable parcels of an acre or less in area. A o'large lot final map" shall mean a
map that results in parcels larger than one acre in area.
The applicant shall pay all application fees, plan check and inspection fees, recordation
fees, park in-lieu fees, encroachment permit fees, segregation of assessment fees and
other applicable miscellaneous fees in effect at the time the fee is paid as required in the
Fee Schedule or RPMC. The applicant shall receive credit against, or reimbursement of,
its park in-lieu fee for any dedication, or irrevocable offer of dedication, of park property.
The final map shall identify who is responsible to own and maintain all parcels to be
created with the map.
The applicant shall make a good faith effort to acquire all required off-site property
interest necessary to construct or provide improvements, including but not limited to
temporary construction easements required by the City. If the applicant fails to do so, the
applicant shall, at least 120 days prior to submittal of the frnal map for approval, enter
into an agreement to complete the improvements, pursuant to Govemment Code Section
66462, at such time as the City acquires the property interests required for the
improvements. The agreement shall provide for payment by applicant of all costs
incurred by the City to acquire the off-site property interests. Security for a portion of
these costs shall be in the form of a cash deposit in the amount specified in the appraisal
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report obtained by applicant, at applicant's cost plus estimated legal and administration
fees. The City Engineer shall approve or reject the appraiser prior to commencement of
the appraisal report.
The improvement plans shall show water services to each building. All water meters
shall be within the public right-of-way unless the Public Works Director specifically
approves exceptions. The City shall not maintain water and sewer system lines beyond
existing main line stub outs or on private property, unless otherwise agreed to by the
City. Access easements shall be given to the City and recorded concurrently with the
final map for any exceptions approved by the City Engineer that require access to private
property.
If applicable, easements of record not shown on the tentative map shall be relinquished or
relocated. Lots affected by proposed easements or easements of record, which cannot be
relinquished or relocated, shall be redesigned. All easements for off-site grading and
drainage shall be acquired prior to approval of construction on these properties.
The applicant shall provide cable or conduit for each residential lot for cable television
and Internet access. The applicant shall provide cable or conduit for fiber optics or other
smart technologies for each commercial lot for Internet access. The cable or conduit
shall be shown on the joint trench improvement plans and constructed before the final lift
of asphalt is placed on the adjacent street.
Prior to approval of the first frnal map that requires a homeowners' association, the
applicant shall incorporate a homeowners' association consisting of all property owners
of lands in the development at the time of incorporation. The homeowners' association
shall be responsible for maintaining all common facilities pertaining to the Home Owners
Association, including but not limited to, the association's property, common drive aisles,
alleys, lanes, private streets, parking facilities and all utilities contained therein, and
landscaping plus landscaping in adjacent public rights-of-way (such as parkway strips or
other similar areas), and for paying for security lighting, any common garbage collection
services, any security patrol services, if provided, and any other functions of a
homeowners' association. The homeowners' association shall comply with all NPDES
permit Best Management Practices in effect at the time.
The CC&R's shall prohibit the on-site parking of recreational vehicles, including boats.
Parking shall be prohibited along emergency vehicle access easements, private streets and
alleys. The No Parking signs shall be approved by the DPS. A separate signing and
striping plan shall be provided to address on-site stop signs and no parking areas prior to
approval of any frnal map.
Private streets or alleys shall be private facilities and shall have private street
maintenance, street sweeping and streetlights. Private streets shall have a visible
demarcation between the public and private areas and identified with signage that which
differentiates them from public streets. The City Engineer shall approve all signage for
private facilities with the approval of individual improvement plans for the project.
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36)The applicant shall provide adequate vehicle sight distance as specified by the State of
California, Department of Transportation's Highway Design Manual (latest edition) at all
public and private street intersections. In addition, intersections and driveways shall
comply with City requirements for sight triangles. The design of the streets shall
incorporate public safety concerns, fire protection equipment movements, as well as the
location and pickup of solid waste.
The applicant shall show the proposed structural sections for all private streets on the site
improvement plans and pay the City's plan check and inspection fee for the proposed
private improvements, including the water, recycled water, sewer and storm drainage
facilities in these areas, to assure that the improvements are designed and constructed to
City standards.
Safety lighting at the end and at any curve in any private street, alley, lane or place shall
be provided for residential units that do not front on a public street. The lighting shall
include individual lights on each residential unit and\or streetlights on street light poles.
The City Engineer shall approve the lighting plans that include these facilities.
The applicant shall contact the solid waste franchised hauler and obtain their written
approval of the proposed solid waste pickup locations on private streets, alleys, lanes or
places. The pickup locations shall not be located in emergency vehicle access easements.
A copy of the written approval from the solid waste franchised hauler shall be submitted
with the street improvement plans for City review and approval. Provisions for paved
areas for trash receptacles on certain parcels shall be identified in the improvement plans
to service alley access residences; the trash receptacle cutouts shall be located on private
parcels fronting public streets and accommodate the receptacles for the respective lots.
Where required, the landscaping for the detention and/or retention basins shall be
reviewed and approved by the Planning Manager.
The applicant will coordinate with the local bus system authority to facilitate local bus
service in the project and to determine bus stop locations and shelter improvements. The
bus shelter locations shall be shown on the improvement plans and reviewed and
approved by the City Engineer. A copy of the written correspondence with the local bus
system authority approving transit facilities shall be submitted with the first street
improvement plans for each map.
Any above ground utility structures and appurtenances (e.g. cable TV boxes, phone splice
boxes) shall be limited to 36" in height, installed in a public utilities easement within the
applicant's property and within 10 feet behind street face of curbs. These locations shall
be screened with landscaping to the satisfaction of the Planning Manager. The landscape
screen shall not interfere with the utility companies' or DPS's access.
The electrical and water services shall be provided to all parks, landscape medians, and
other landscape areas in accordance with plans approved by the Public Works Director.
Prior to the approval of the first final map including a large lot final map, the applicant
shall be responsible for costs of implementation of ensuring compliance with Mitigation
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Measures contained in Mitigation Monitoring Plan (MMP) for the FEIR. The applicant
shall provide funding, in an amount determined by the Planning Manager to hire
consultants or staff to implement compliance monitoring.
45) Prior to approval of the frrst final map, the street name and a theme for all street name
signage, including traffic signal signage, street corner signage, directional signs, and
other permanent fixtures depicting street names shall be submitted to the Planning
Manager for review and approval.
46) The total acreage for Neighborhood Park shall be a minimum of 5.0 acres as approved by
Parks and Recreation Commission dated July 19, 2010.
47) Unless otherwise specified in these conditions, the conditions of approval shall apply to
each building permit.
48) In each neighborhood, prior to issuance of building permits for each tentative map phase,
the applicant shall install and maintain on-site display signs. The on-site display signs
shall indicate the location for future development of lighted and non-lighted parks and
commercial parcels, cul-de-sac openings, apartments, or higher density residential areas.
These signs shall be located in a manner to be clearly visible to all potential homebuyers
in the Willow Glen community. The signing plan shall be submitted to the Planning
Manager for review and approval.
49) The declaration of covenants, conditions and restrictions (CC&R's) filed for each
development shall be prominently displayed in the project sales office at all times. The
CC&R's shall apply to both owners and renters. The CC&R's shall be written to require
renters to comply with the regulations of the CC&R's, and a copy of the CC&R's shall be
given to each renter. The CC&R's shall be written to allow a majority of owners to have
pavement or landscape maintenance done and the cost thereof assessed to all owners in
the project.
50) The applicant shall provide a master signage program and a'oMaster Model Home
Signage" program for all residential subdivisions in the Willow Glen community. The
master signage programs shall be reviewed and approved by the Planning Manager.
51) Design and placement of walls and fences for each district shall be in accordance with the
standards in the FDP and shall be approved by the Planning Manager. Walls and fences
may be phased for each development in the district.
52) All residential dwellings shall display illuminated street numbers in a prominent location
in such a position that the numbers are easily visible to approaching emergency vehicles
from both directions. The numbers shall be of a contrasting color to the background to
which they are attached and four (4) inches minimum in height. Flag lots will have their
address displayed in a prominent position at the driveway intersection with the street.
53) All buildings shall be connected to public water and sewer systems prior to occupancy.
Water and sewer service accounts shall be set up with the City Finance Department for
each structure with a building permit.
54) Prior to front yard landscaping installation by the applicant, plant species, location,
container size, quality and quantity of all landscaping plants and materials shall be
reviewed and approved by the Planning Manager for consistency with the approved
construction plans. All plant replacements shall be to an equal or better standard than
originally approved.
55) All construction of new multi-family residential projects and all non-residential
construction projects shall comply with the City's Source Reduction and Recycling
Element, Household Hazardous Waste Element and the Sonoma County Integrated V/aste
Management Plan, which incorporates these Elements. Provisions for compliance with
the Plan will be submitted with individual project plans within Willow Glen.
56) All construction of new multi-family residential projects and all non-residential
construction projects shall incorporate interior and exterior storage area for recyclables
into new structures.
57) Applicant shall install a minimum of 36" box evergreen trees of a variety approved by
City arborist on the northern boundary of the water storage facility site no later than the
completion and installation of the water storage tank. The applicant shall have the option
to relocate mature evergreen trees located on the northeast portion of the project site to
this area upon approval by City arborist.
Enqineering Services
The proposed map was reviewed and the following conditions of approval were developed using
the reference documents listed below.
o Landscape Plans prepared by Landesign Group, 10 sheets, date stamped August 13, 2010.
. Recirculated Draft EIR, titled Southeast Specific Plan Project, SCH#2003112011, dated
June 2009, prepared by PBS&J
o Southeast Specific Plan dated revised OCTOBER 2010 when resubmitted
o Community Concept, Willow glen Rohnert Park, Willowglen Partners, Inc. July 2009
o Updated Geotechnical Engineering Investigation report, prepared by Michelucci &
Associates, Inc., dated December 27,2002, including the Geotechnical report letter dated
August 17,2009 from Miller Pacific.
o Preliminary Title Report dated October 7,2008, prepared by North Bay Title Company,
order # 150299.
o Preliminary Storm Water Mitigation Plan, Southeast Rohneft Park, dated Rev. October
2008, prepared by Civil Design Consultants, Inc.
o Water Conservation Plan for Southeast Specific Plan, prepared by John Olaf Nelson
Water Resources Management, May 2008, with January 30,2009 Conections.
o City's Subdivision Ordinance - Title 16 in affect at the time of tentative map review
o City's Grading & Erosion and Sediment Control Ordinances - Title 15, Chapters 15.50 &
15.52 in affect at the time of tentative map review
o City's Manual of Standards, Detail and Specifications, adopted as of this review date
ON-GOING CONDITIONS
s8)Submit a copy of the CCRs and/or maintenance declarations for private improvements
(such as for maintenance of alleys and private utilities) to the City Engineer and City
Attomey for review and approval. Maintenance declaration(s) shall be required to be
recorded concunent with the recordation of the Final Map or prior to City Engineer
approval of improvement plans for the respective design, whichever occurs first.
The applicant shall submit to the City of Rohnert Park for review and approval, evidence
that the CC&R's will include provisions for maintenance of:
a) all private storm drain systems.
b) all private driveways
c) all private alleys
d) utilities within private easements, driveways or alleys
e) private area landscaping
Ð sidewalks in private areas
g) private walkway and access easements.
A Community Facilities District or any other funding mechanism allowed by law shall be
formed by the project proponent encompassing the entire tentative map property for the
purposes of funding the long term maintenance of the public facilities built with the
project. The City shall be named as a third party beneficiary to the district/association. A
Covenant, Condition and Restriction shall be placed on the formation that requires; that if
the property orwners of the district vote to dissolve the district, a homeowners association
shall be formed for the purposes of maintaining the facilities previously maintained by
the district.
Construction Phasing as described under PHASING NOTES on Sheet 4 of 10 of the
Tentative Map shall be as proposed with the following amendments:
a. No amendment required to Note 1.
b. Delete existing Note 2 text and replace with the following: PHASE I SHALL
INCLUDE ALL PUBLIC IMPROVEMENTS WITHIN THE BOI.JNDARIES
SHOWN ON THIS TENTATIVE MAP,INCLUDING THE PUBLIC PARK
AND DETENTION POND SITE (PARCEL A), THE PUBLIC WATER TANK
SITE (PARCEL B) AND THE PROPOSED PERIMETER STREETSCAPES
ALONG BODWAY PARKWAY, VALLEY HOUSE DRIVE AND
PETALUMA HILL ROAD . FOR PURPOSE OF THIS PHASING; ..WITHIN
THE BOUNDARIES" MEANS WITHTN THE PHASE BOUNDARY AS
SHOWN ON THE TENTATIVE MAP;..PERIMETER STREETSCAPES''
MEANS THE PROPOSED PERIMETER STREETSCAPES SHOWN IN THE
COMMUNITY CONCEPT PLAN, WILLOWGLEN, ROHNERT PARK, JULY
2009,2001198.06, WILLOV/GLEN PARTNERS, INC AND DESIGNED ON
THE IMPROVEMENT PLANS PREPARED BY THE PROJECT PROPONENT
AND REVIEWED & APPROVED BY THE CITY ENGINEER and additional
improvements required by the City.
c. Delete existing Note 3 text and replace with the following: THE AFFORDABLE
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HOUSING SITE PROPOSED 36 LTNITS SHALL BE CONSTRUCTED &
ACCEPTABLY COMPLETED PRIOR TO ISSUANCE OF THE225Ih
BUILDING PERMIT.
d. No amendment required to note 4.
e. Delete existing Note 5 text and replace with the following: PHASE 2, 3 AND 4
SHALL INCLUDE ALL PUBLIC IMPROVEMENTS WITHIN THE
INDIVIDUAL PHASE BOUNDARIES SHOWN ON THIS TENTATIVE MAP,
WITH THE FOLLOV/ING ADDITIONAL IMPROVEMENTS DESCRIBED
BELOW.
f. Delete existing Note 6 text and replace with the following: IF PHASE 3
PRECEDES PHASE 2 THEN THE ENTIRE LENGTH OF WARMSTONE
WAY, INCLUDING BUT NOT LIMITED TO CURB, GUTTER, PAVING,
STREET LIGHTS AND UTILITIES SHALL BE CONSTRUCTED WITH
PHASE 3.
g. Delete existing Note 7 text and replace with the following: IF PHASE 4
PRECEDES PHASE 2 THEN THE ENTIRE LENGTHS OF WILDFLOWER
WAY, WARMSTONE WAY AND WILLOWGLEN DRIVE,INCLUDING
BUT NOT LIMITED TO CURB, GUTTER, PAVING, STREET LIGHTS AND
UTILITIES SHALL BE CONSTRUCTED WITH PHASE 4.
h. Delete existing Note 8 text and replace with the following: IF PHASE 4
PRECEDES PHASE 3 THEN THE ENTIRE LENGTHS OF WILDFLOWER
WAY, WARMSTONE WAY AND WILLOV/GLEN DRIVE, INCLUDING
BUT NOT LIMITED TO CURB, GUTTER, PAVING, STREET LIGHTS AND
UTILITIES SHALL BE CONSTRUCTED WITH PHASE 4.
i. Add NOtC 9 tCXt : PHASING LINES MAY BE ALTERED WITH THE PRIOR
WRITTEN APPROVAL OF THE CITY ENGINEER.
Prior to the Issuance of Grading Permits/Approval of Improvement Plans
62) Improvement Plans prepared by a Registered Civil Engineer shall be submitted for the
review and approval of the City Engineer showing grading, paving, utilities, drainage,
structures to be built, lighting and trash collection. The improvements plans shall include
parking lots, street and utility information including all concrete curb and gutter,
sidewalk, striping and signing, paving, water lines, storm drain lines and sewer lines as
necessary, erosion control and any necessary transitions. All improvements shall be in
accordance with the City of Rohnert Park Standard Improvement Details. Improvement
Plans shall include a Storm Water Pollution Prevention Plan including winterization and
erosion protection.
63) Storm drainage improvements shall be designed in accordance with the Sonoma County
Water Agency criteria. Hydrology calculations, pipe sizing and storm drain plans shall
be submitted for the review and approval of the City Engineer.
64) No lot- to- lot drainage is allowed except where easements for drainage are provided. No
drainage may discharge across sidewalks. Sheet flow from driveways and front yards
may be allowed.
65) The applicant shall demonstrate for each building pad to the satisfaction of the City of
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Rohnert Park as follows:
a) Adequate protection from 100-year frequency storm; and
b) Feasible access during a 1O-year frequency storm.
Fire protection shall be in accord with the requirements of Rohnert Park Public Safety
Department. With the submittal of the improvement plans, calculations shall be provided
to the City and the Rohnert Park Public Safety Department to ensure that adequate water
pressures are available to supply hydrant flows and sprinkler flows.
The improvement plans shall show a sewer lateral to each building in accord with City
Standards.
If private sewer lines are shared or if they cross property lines, a 10' private sewer
easement shall be shown in the Final Map / Parcel Map or recorded by separate document
(if the development is done separate from recordation of a Final Map / Parcel Map. The
maintenance of any private sewer line shall be included in the maintenance agreement for
the overall site(s) which have an interest in the particular sewer.
The frontage improvements along the entire frontages of Petaluma Hill Road, Bodway
Parkway and Valley House Drive shall be designed by the project proponent, shown on
improvement plans and reviewed and approved by the City prior to approval of the first
Subdivision Improvement Plan. The following improvements are required:
a) Valley House Drive -An 8-foot wide Class I multi-use trail, landscape &
imigation improvements, street lighting and Class II bike lanes on both sides of
the street in compliance with city standards.
b) Petaluma Hill Road - The existing 7' sidewalk shall be reconstructed in the
location shown on the tentative map (from the intersection with Valley House
Drive to approximately 350' north), landscape & irrigation improvements, an 8-
foot shoulder/bike lane along the west side of the road in compliance with city
standards. The design and location of the entry treatment monument shall be
included on the improvement plans for review and approval by the City.
c) Bodway Parkway - A 6-foot wide sidewalk, except in the area of the park which
shall be 8-foot in width, landscape & irrigation improvements and the bus turn out
in compliance with city standards.
The existing Recycled Water system shall be extended by the project proponent to serve
the proposed public park within the project. Improvement plans shall include the design
and construction of the recycled water extension subject to the review and approval of the
City of Santa Rosa City Engineer and the City of Rohnert Park City Engineer.
The Public Park shall be designed by the developer, reviewed and approved by the City
and constructed by the developer as stated within the timeframes identified in the
Development Agreement.
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72) Each phase of development shall include the design and construction of Utilities within
existing or proposed public right-of-way for electric, gas, telephone, communication and
cable TV shall be submitted to the City Engineer and Director of Development Services
for review and approval. Any above-ground utility boxes, cabinets or structures shall be
specifically approved by the City and screened from public view to the satisfaction of the
Director of Development Services and City Engineer.
73) A grading permit application shall accompany submittal of the each phase of Subdivision
Improvement Plans. Said application shall include the requirements listed in Sections
15.48 &,15.50 of the Municipal Code. The grading plans shall be in conformance with
the Bay Area Air Quality Management District guidelines for reducing construction
impacts and minimize dust emissions.
74) Each phase of development shall submit drainage plans subject to the review and
approval of the Sonoma County Water Agency ("SCWA"), the City of Rohnert Park and
comply with these conditions of approval. Said plans shall meet or exceed SCWA
standards and City standards, whichever is more restrictive. All proposed building
finished floor elevations, including garages, shall be a minimum of 1 foot above the post
construction I 0O-year water surface elevations.
75) The storm water detention pond shall be designed by the project proponent, reviewed and
approved by the City concunently with the first phase of development Phase I plans.
The storm water detention pond shall be designed in accordance with the WEF Manual of
Practice FD-20, per City Standards and be approved by the City Engineer, the Regional
Water Quality Control Board, Sonoma County Water Agency and Vector Control.
76) Each phase of development shall prepare improvement plans and calculations for the
proposed project, shall demonstrate no increase in the 1O0-year water surface elevations
of adjacent properties and submit hydrology and hydraulic report(s) for the project
demonstrating that this requirement is met, subject to Sonoma County V/ater Agency and
City of Rohnert Park review and approval.
77) Each phase of development shall include the design by the project proponent for Erosion
and Sediment control plans prepared by a professional such as a Civil Engineer or
certified Erosion Control Specialist and shall meet the requirements listed in Section
15.52.030 of the Municipal Code. The plans shall provide measures to avoid the
introduction or spread of noxious weeds into previously un-infested areas. These plans
are subject to review and approval by the City. Erosion and Sediment control plans shall
be in conformance with Chapter 15.52 of the Municipal Code except that the reference
document for design criteria shall be the City of Santa Rosa Standard Urban Storm Water
Management Plan (SUSMP) or most cunent City adopted SUSMP.
73) Each phase of development shall include design by the project proponent of Street
lighting on public streets as well as private streets/alleys. The design shall be in
accordance with City standards and P.G.&E. requirements. In addition, lighting for
private streets and alleys shall be designed in accordance with the Zoning ordinance and
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to the Public Safety Department's satisfaction. The first phase of development
shallinclude design for City standard street lighting along Valley House Drive, which
may include lighting on both sides of the street.
All existing overhead utilities within the subdivision and all proposed utilities shall be
placed underground.
The first phase of development shall include the design by the project proponent for the
proposed bus stop along Bodway Parkway, subject to the review and approval of the
Sonoma County Transit and the City. The design shall meet the minimum requirements
set forth in the current City Standards. The developer shall obtain a written letter of
satisfaction from the Sonoma County Transit.
Each phase of development shall include design by the project proponent for roadways.
The design shall include sluny sealing specifications, subject to review and approval by
the City. All streets shall be slurry sealed prior to issuance of the last certificate of
occupancy or prior to acceptance of the public improvements, whichever occurs first
within each phase of development.
Each phase of development shall include the design by the project proponent for
installation of moisture bariers at the edges of all pavement sections for purposes of
maintaining constant moisture content of pavement sections, subject to review and
approval by the City. The design shall include moisture protection extending to 6 inches
below the aggregate base layer. The moisture barrier shall be a minimum of 4 inches
wide and consist of Controlled Low Strength Material (CLSM) in a 10 mil visqueen lined
trench.
Soils beneath all roadways including alleys shall be lime treated based on site specific
tests and as recommended by a geotechnical engineer.
Each phase of development shall include design by the project proponent and all public
improvements shall comply with the latest version of the Rohnert Park Manual of
Standards, Details and Specifications. Reference to particular standards shall be made on
the improvement plans. Standards details and specifications shall not physically be
included on the plans but shall be referenced.
For each phase of development the project proponent shall design alleys, with utilities
and appurtenances. These shall be private.
No utilities (sewer, water or storm drains) shall flow from a private utility to a public
utility and back to a private utility. No utilities (sewer, water or storm drains) shall flow
from a public utility to a private utility and back to a public utility. .
All utilities shall be located within dedicated and accepted public street rights-of-way.
Any exception must receive prior approval from the City Engineer.
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83) All existing wells and septic systems shall be abandoned in compliance with State and
County codes, prior to issuance of an initial grading permit. The existing well and septic
system serving the existing residential dwelling may remain in operation until such time
as the particular phase of development requires abandonment of the systems, subject to
review and approval by the City.
89) Prior to submittal of the first map/plan review of a final map or improvement plans; The
developer/applicant shall make a good faith effort to acquire property title to the one-foot
wide property along Valley House Dr. shown on the tentative map, sheet I &,2 as Lands
of 108 Holdings LTD., DN 1994 0090213. If the developer/applicant has not acquired
title prior to the first plan check of the final map or improvement plans, then the
subdivider shall enter into the city's standard right-of way agreement pursuant to section
16.14.010 Dedication of rights-of-way and easements of the Municipal Code.
90) The first phase of development shall include the design by the project proponent of a
looped l2-inch water mains from the proposed water storage tank to the proposed
commercial and multi-family residential sites in order to adequately serve these sites in
compliance with city standards.
91) The first phase of development shall include the design by the project proponent of a 12-
inch water main from the existing City of Rohnert Park main to the proposed water
storage tank and along Bodway Parkway to Valley House Drive and along Valley House
Drive to Willow V/ay Drive.
92) For each phase of the development the project proponent shall design all utilities in
compliance with City Manual of Standards and the California Department of Public
Health Drinking V/ater Program including vertical and horizontal separation between
utilities, curbs, gutters and monuments.
93) The first phase of development shall include the design by the project proponent for the
Water Storage Tank and associated improvements. Plans shall be submitted to the State
of California Department of Health Services (CDHS) in addition to the City. Applicant
shall cooperate with City and CDHS on the amendment of City's drinking water system
permit that is required for the approval of the on-site water tank and water lines.
94) The first phase of development shall include the design by the project proponent for the
park.
Prior to Approval of Final Map
95) Submit each frnal map and improvement plans with a completed Land Development
Review Submittal Sheet, Final-Parcel Map Completeness Checklist and Final-Parcel Map
Submittal Checklist as available on the City web-site and all appropriate additional
information.
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96) Prior to City Council approval of the first final map; the developer shall satisfy Rohnert
Park Municipal Code section 1 6. 14.01 0 D . 2. regarding off-site dedication of rights-oÊ
way and easements.
97) Prior to City Council approval of the first subdivision frnal map, the frontage
improvements along Petaluma Hill Road, Bodway Parkway and Valley House Drive shall
be designed by the project proponent, shown on improvement plans, reviewed and
approved by the City Engineer and included in Subdivision Agreement to be constructed
with the first phase of construction.
98) The developerþroperty owner shall offer for dedication a 2l-foot "Public Easement" to
the City along Petaluma Hill Road, on the first subdivision map. The easement shall be
located adjacent to the Petaluma Hill Road right of way and encumber Lots 371 -377.
99) The City shall have no obligation to maintain private alleys, or police the private
maintenance of the alleys.
100) Each subdivision map for the phased development shall have a note on the local agency
page stating: All fences, soundwalls and retaining walls shall be constructed on private
property and maintained by the private property owner, unless specifically dedicated to
and accepted by the City.
101) All property corners of lots within the subdivision shall be monumented in compliance
with city standards, except as expressly permitted in writing by the City Engineer.
Prior to Construction
102) Applicant must file aNotice of Intent to Comply with the Terms of General Permit to
Discharge Storm Water Associated with Construction Activity 0.lOI) with the State of
California Water Resources Control Board, and obtain a permit, prior to commencement
of any construction activity.
103) No construction shall be initiated for each phase until the Improvement Plans have been
approved by the City, all applicable fees have been paid, an encroachment permit and/or
grading permit has been issued and a project schedule has been submitted to the City
Engineer and a pre-construction conference has been held with the City Engineer or his
designee.
104) Developer shall secure an encroachment permit from the City prior to performing any
work within the City right of way, a State Highway or constructing within a City
easement.
Prior to the Issuance of Building Permits
105) Prior to issuance of building permits for a single family residential units; Individual Plot
Plans shall be prepared by the project proponent and submitted for review and approval
by the City.
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106) Prior to issuance of building permits for commercial and multi-family residential units;
site development plans shall be prepared by a California registered Civil Engineer,
submitted and reviewed and approved by the City.
107) Prior to issuance of the first building permit for a residential unit, the Eastside Trunk
Sewer, Phase 2 project shall be under construction, subject to interpretation of the City.
108) Prior to issuance of the first residential building permit, the Developer shall commence
construction of the park.
109) Prior to issuance of the 15tl'residential building permit or completion of the first
application of asphalt on streets adjacent to the park, whichever is earlier, the Developer
shall complete construction of the water detention pond. Apartment, townhomes and
condominium units shall be counted as one residential building permit for each unit.
110) Prior to issuance of the 201't residential building permit, the Developer shall complete
construction of the park and obtain acceptance of the City for the same.
Prior to the Buildinq Occupancy
111) Prior to issuance of the first Certificate of Occupancy for a residential unit, the Eastside
Trunk Sewer Phase 2 project shall be completed and in operation.
ll2) The on-site potable water storage tank and associated improvements shall be acceptably
completed, in the city's sole determination, to serve this project prior to occupancy of the
25th building unit. Plans shall be submitted to the State of California Department of
Health Services (CDHS) in addition to the City. Applicant shall cooperate with City and
CDHS on the amendment of City's drinking \ilater system permit that is required for the
approval of the on-site water tank and water lines.
113) Prior to issuance of the first occupancy permit, the storm water detention pond shall be
constructed and complete.
Department of Public Safety-Fire
114) Fire Hydrant spacing and placement should be consistent with the City of Rohnert Park
Standards, comply with Appendix C of the 2007 California Fire code, and the
amendments to table C105.1 by RPDPS ordinance #793. Specific locations of Fire
hydrants shall be coordinated with the applicants Civil Engineer based on Fire Engine
response protocols.
115) All roadway, private lanes and drives shall comply with the City of Rohnert Park
Standards. Specifically reference Standard #202"Alley, in regards to:
o Alley lighting shall meet the City's minor street requirements.
o 20 or more units will require a24' alley width
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o Alleys are to be use as secondary access only, with parking provided on primary
access roads.
116) Roadway widths should be consistent with the City of Rohnert Park Standards, comply
with Appendix D of the 2007 California Fire code, and the amendmcnts to RPDPS
ordinance #793 Section 1 5.28.D 103.2 - I 5.28.D 1 06. I .
ll7) Minimum interior and exterior tuming radius for Fire Apparatus Access shall be all20
feet and 40 feet.
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