2016/12/22 Planning Commission Resolution (4)PLANNING COMMISSION RESOLUTION NO. 2016-32
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK, CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF
AMENDMENTS TO THE STADIUM AREA MASTER PLAN, ADOPTION OF A FINAL
DEVELOPMENT PLAN AND CONDITIONAL USE PERMIT FOR THE RESIDENCES
AT FIVE CREEK PROJECT (APN 143-040-124)
WHEREAS, MJW Investments, LLC, filed Planning Application No. PLDV2016-0001
proposing a General Plan Amendment, amendment to the Stadium Area Master Plan (a Planned
Development), adoption of a Final Development Plan (including a related Conditional Use
Permit) and a Development Agreement and Planning Application No. PLEN 2016-0003 for the
related certification of a Mitigated Negative Declaration ("MND") and Planning Application No.
PLSD2016-0001 proposing a Tentative Map for a proposed project on a 15.30 acre parcel
located at 5900 Labath Avenue (APN 143-040-124), in accordance with the City of Rohnert Park
Municipal Code ("RPMC"); and
WHEREAS, the proposed amendment to the SAMP would change the land use
designation on the 12.62 acre project site from its current designation of Regional Commercial to
Regional Commercial, High Density Residential and Parks/Recreation. A copy of the SAMP
with red -lined changes, corrections to the text and new graphics is incorporated into this
Resolution as Exhibit 1; and
WHEREAS, the proposed Residences at Five Creek Final Development Plan would
allow for the development of 135 units of multi -family residential, 132 hotel rooms, 34,300
square feet of retail and service commercial, a 0.65 acre city park and the related infrastructure
and improvements to support the project as specified in Exhibit 2; and
WHEREAS, prior to development of any phase in the Stadium Area Planned
Development, a Conditional Use Permit (CUP) is required. A CUP has been requested as an
entitlement by MJW Investments for the Residences at Five Creek Project; and
WHEREAS, the City has assessed the potential environmental impacts associated with
the Project and has prepared a Mitigated Negative Declaration. The Planning Commission has
reviewed the Mitigated Negative Declaration prepared for the Project; recommended its approval
by the City Council; and has otherwise carried 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 10 days prior to the first
public hearing in the Community Voice; and
WHEREAS, on December 8, 2016, the Planning Commission held a public hearing
which was continued to December 22, 2016 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 the proposed SAMP Amendment, Final Development Plan and Conditional Use
Permit; 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 SAMP Amendment:
Section 1. The above recitations are true and correct.
Section 2. The Planning Commission has recommended City Council approval of the
Mitigated Negative Declaration for this Project, as described in Planning Commission Resolution
No. 2016-30, approved on date concurrently with the Planning Commission's approval of this
Resolution. The Planning Commission has further recommended City Council approval of the
proposed General Plan text and map amendments, as described in Planning Commission
Resolution No. 2016-31, approved on date concurrently with the Planning Commission's
approval of this Resolution.
Section 3. Findings. The Planning Commission hereby makes the following findings
concerning the SAMP amendment proposed by Planning Application No. PLDV2016-0001:
1. That the proposed SAMP amendments are consistent with the General Plan.
Criteria Satisfied. The proposed amendment to the SAMP would change text and
graphics with the SAMP document. The Residences at Five Creek, Final
Development Plan would be incorporated into the SAMP document as part of this
action. The land use designations of the site will change from Regional Commercial
to High Density Residential, Regional Commercial and Parks/Recreation. This
change facilitates the development of the Residences at Five Creek project as
proposed with an apartment complex, public park, hotel and retail center. The
Residences at Five Creek project site is within the boundaries of the SAMP area.
Approved land uses within the boundaries of the SAMP include: High Density
Residential (12-24 units/acre), Commercial -Regional, and Parks/Recreation. The
12.62 acre parcel is within the SAMP and is designated Regional Commercial. The
project proposes to utilize the project site to develop 135 high density residential
units, 34,300 square feet of retail commercial and a 0.65 acre public park. The
project site would result in an increase in the number of residential units approved
under the SAMP from 338 to 473 units.
The proposed project site is located within the SAMP boundaries where other high
density residential projects have been constructed and is adjacent to existing retail
commercial development. Therefore, the amendment to the SAMP would be
appropriate for development under the General Plan's High Density Residential land
use designation, Retail Commercial designation and Parks/Recreation designation, as
recommended for amendment.
The proposed development would provide a diversity of land uses. The site will have
access to services necessary to serve multi -family development, including: proximity
to retail and employment uses; access to recreational facilities (e.g. Hinebaugh Creek
path and new park); and available infrastructure capacity (roads, public utilities, etc.).
The inclusion of park space within the project ensures that adequate park and open
space area is available to all multi -family uses within the Stadium Area Master Plan.
The project promote General Plan policies related to the promotion of a compact
urban form, an increased connectivity between and within neighborhoods, the
designation of pedestrian oriented activity centers, a variety of housing and a mix of
housing types, the protection of creeks and provision of a network of trails and parks,
and a land use pattern to maximize accessibility to parks and commercial centers.
2. That the proposed amendment will not result in an internal inconsistency in the
General Plan.
Criteria Satisfied. The SAMP Amendment is discussed in the application materials,
the Mitigated Negative Declaration, resolution adopting the General Plan amendment
and staff report. The City adopts the conclusions and analysis of those document
regarding General Plan consistency and incorporates these by reference. The Project,
including the General Plan Amendment, is consistent with the General Plan, as
recommended for amendment, and will result in an internally consistent General Plan.
3. That a duly noticed public hearing has been held to receive and consider public
testimony regarding the proposed amendments to the General Plan Land Use
Diagram.
Criteria Satisfied. A duly noticed public hearing on the proposed General Plan
Amendment was held on December 8, 2016.
Section 4. Findings. The Planning Commission hereby makes the following findings
concerning the Residences at Five Creek, Final Development Plan proposed by Planning
Application No. PLDV2016-0001:
1. That Each individual component of the development can exist as an independent unit
capable of creating an environment of sustained desirability and stability, and the
uses proposed will not be detrimental to present and potential surrounding uses but
instead will have a beneficial effect which could not be achieved under another
zoning district;
Criteria Satisfied. The Residences at Five Creek Final Development Plan
establishes four components (apartments, hotel, park, shopping center) for the
development to be built in two phases. The first phase would involve the construction
of the hotel, apartments, and park. The shopping center would be built as a second
phase. Each component can exist as an independent unit with the necessary financial
capacity to support development of infrastructure and related facilities therein. As
described in the Final Development Plan and the staff report, each project phase
incorporates a variety of complementary uses which provide housing, access to parks
and open space, pedestrian and bicycle friendly infrastructure, and commercial
development. A mixed use project of this type could not be achieved under any other
zoning district because the City currently lacks zoning that would allow for this
mixture of land uses.
2. The streets and thoroughfares proposed meet the standards of the city and adequate
infrastructure can be supplied to all phases of the development;
Criteria Satisfied. As described in the Final Development Plan and staff report each
Phase of the Project is designed to have adequate infrastructure, integrated with
existing City roadways, street, bicycle paths, and walkways. All publicly owned
streets and thoroughfares will meet the standards of the City.
3. Any commercial component complements other uses in the development;
Criteria Satisfied. As described in the Final Development Plan and the staff report,
the Project incorporates a variety of complementary uses which provides housing,
access to parks and open space, pedestrian and bicycle friendly infrastructure. These
complement to Project's commercial component. The Final Development Plan
provides for commercial component to be integrated with residential and other
components throughout the Project site complementing those components by
enhancing public convenience, employee access to recreational amenities and,
reducing commuter and traffic congestion. The mixed use character of the Final
Development Plan allows commercial components of the Project to complement other
Project components.
4. Any residential component will be in harmony with the character of the surrounding
neighborhood and community and will result in densities within the P -D district that
are no higher than that permitted by the general plan;
Criteria Satisfied. As described in the Final Development Plan and staff report, the
Project will provide for housing consistent with the designated High Density
Residential General Plan category. This will result in a similar residential intensity to
the recently completed Fiori Estates and The Reserve apartment complexes to the
north. The Final Development Plan provides for commercial components to be
accessible to the residential uses by creating an integrated pedestrian circulation
system.
S. Any industrial component conforms to applicable desirable standards and will
constitute an efficient, well -organized development with adequate provisions for
railroad and/or truck access and necessary storage and will not adversely affect
adjacent or surrounding development;
Criteria Satisfied. No industrial land uses are proposed as part of this Project.
6. Any deviation from the standard zoning requirements is warranted by the design and
additional amenities incorporated in the final development plan, which offer certain
unusual redeeming features to compensate for any deviations that may be permitted;
Criteria Satisfied. The Final Development is consistent with the amended Stadium
Area Master Plan which was established when this property was originally zoned P-
D. Minor deviations to the zoning ordinance and Rohnert Park design standards are
proposed. Zoning ordinance deviations limit the range of permitted land uses allowed
to reduce potential conflict between the commercial and residential land uses.
Deviations from the City's Design Guideline area proposed to allow for the "Modern"
architectural style proposed for the project. This will help ensure that all project
components are built using a similar design style (Modern) and remain visually
consistent.
7. The P -D zoning district is consistent with the general plan of the city and any
applicable specific plan.
Criteria Satisfied. The Final Development Plan is proposed concurrently with an
amendment to the General Plan land use designations from Regional Commercial to a
combination of Regional Commercial, Parks and Recreation and High Density
Residential to allow a variety of residential, commercial, public, recreational and
other uses which conform to the Project's mixed use character. The proposed Final
Development Plan is wholly consistent with the General Plan, as recommended to be
amended.
Section 5. Findings. The Planning Commission hereby makes the following findings
concerning the Conditional Use Permit proposed by Planning Application No.
PLDV2016-0001:
1. That the proposed location of the conditional use is consistent with the objectives of
the zoning ordinance and the purposes of the district in which the site is located.
Criteria Satisfied. The Conditional Use Permit is consistent with and help to
implement the Planned Development. The Conditional Use Permit applies to the
Residences at Five Creek, Final Development Plan project site and is in conformance
with the proposed amended Stadium Area Master Plan land use designations for the
subject property. The proposed uses are compatible and development will comply
with development standards (e.g. required building setbacks, parking, open space and
building height) and other requirements within the Rohnert Park Municipal Code. As
part of the CUP, Conditions of Approval will be adopted that will be apply at each
step of the site and building development process to ensure that the development of
the site is consistent with adopted regulations, standards and guidelines. Each phase
of the development will go through Site Plan and Architectural Review resulting in an
attractive development that conforms to all of the requirements of the Zoning
Ordinance.
2. That the proposed location of 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 improvements in the vicinity, and
that the operation and maintenance of the conditional use will be compatible with the
surrounding uses.
Criteria Satisfied. The surrounding properties are a mixture of commercial,
residential and light industrial uses. The proposed commercial, multi -family
residential, public park will be compatible with the existing surrounding uses.
Conditions are attached to this Conditional Use Permit to assure that the uses will not
be detrimental to the public health, safety, or welfare or materially injurious to
properties or improvements in the vicinity.
3. The proposed conditional use will comply with each of the applicable provisions of
this title.
Criteria Satisfied. Conditions are attached to the Conditional use Permit to assure
that it complies with each applicable provision of Title 17 (Zoning).
Section 6. The Planning Commission does hereby recommend that the City Council
adopt the Findings set forth above and amend the Stadium Area Master Plan (Exhibit 1), adopt
the Final Development Plan (Exhibit 2), approve the Conditional Use Permit, and adopt the
attached Conditions of Approval pertaining to the Final Development Plan and Conditional Use
Permit (Exhibit 3).
DULY AND REGULARLY ADOPTED on this 22nd day of December, 2016, by
the City of Rohnert Park Planning Commission by the following vote:
AYES: /4 NOES:y ABSENT: I ABSTAIN: U
ADAMS BLANQUIE� BORBA GIUDICEA"&tAYDONJX
John
Chairperson, Rohnert Park Planning Commission
1
Attest: �� '6'
Susan Azevedo, R tording Secretary
Stadium Area Master Plan
Page I
Exhibit 1
Stadium Area Master Plan
"PD" Zoning District
February 6, 2008
Amended November 26, 2013 per Ord. No. 872 and Ord. No. 874
Amended . 2016 per Ord. No.
SWi. Area Ma Plan
Page 2
Table of Contents
IPupose
.......................................................................................................3
2.
Administrative Procedures.................................................................................3
3.
Land Use and Zoning....
4.
Relationship of Land Uses to Su unding........................................................7
5.
Applicable Codes and Standards.....................................................................
11
6.
Circulation Plan...............................................................................................
12
7.
Estimate and Timing of Other Needed Infrastructure ......................................
16
8.
Parking Requirements......................................................................................
16
A.
Appendix (Residences at Five Creek Development Plan) ............................
A-1
Stadium Area Master Plan
Page 3
1. Purpose
In accordance with Zoning Code Chapter 17.06, Article VII., the purpose of this
"PD" Planned Development Zoning District is to set forth the standards for the
development of -a this Final Development Plan (hereafter referred to as the Stadium
Area Master Plan or SAMP) through the adoption of the development standards and
the listing of the permitted uses.
a. Project Objectives.
• Create additional jobs within the City of Rohnert Park.
• Increase housing opportunities within the City of Rohnert Park.
• Promote implementation of General Plan goals, objectives and policies for
jobs/housing balance, community growth, infrastructure improvements, and
preservation of resources and environment.
• Promote implementation of Area Plan goals, objectives, and policies for
infrastructure and public services.
• Provide direction for new development within the SAMP.
• Redevelopment of formerly developed industrial and institutional land.
b_Development Standards. The applicable development standards for the SAMP
shall be consistent with the Zoning District which implements the General Plan
land use designation for the property as shown in Table 1 below.
Table t
G.c itcr [l. elan.D.eiig moons and Corres on rtdUWZnn=
General Plan Designation
Implementing Zoning District
Commercial — Regional
"C-R" Re ional Commercial
Public/Institutional
"P -I" Public Institutional
Parks/Recreation
High Density Residential
"R -H" High Density Residential
b-.c.Permitted Uses. The applicable Zoning District that corresponds to the General
Plan designation shall be used to determine permitted and conditionally permitted
uses.
2. Administrative Procedures
Future development shall be subject to the procedures that are outlined in the Zoning
Code Chapter 17.06, Article VII, for example tentative maps, conditional use permits
and/or detailed design approvals. not limited .
Stadium Area Master Plan
Page 4
� � r r ► r
CA`i'� • L
3. Wopesed-Land Use and Zoning
a. Proposed Land Use. Figure 1 illustrates the four General Plan designations that
are proposed within the boundaries of the SAMP. They include: High Density
Residential (12-24 units/acres), Commercial -Regional, Public/Institutional, and
Parks/Recreation.
�e
MARTIN AVE
Stadium Area Master Plan
Page 5
Figure 1
SAMP General Plan Designations
BUSINESS PARK DR
- "N O.,* A.nreM+�m�
- Coln�+..c�el • R
M
x h b ctinatihfiona6
w
Pb.w�lRec•eot�on
• $AMP b04nd"
City Limit
"0 7M 0 700 •00 h
STADIUM AREA MASTER PLAN
Stadium Area Master Plan
Page 6
High Density Residential - 47.6 22.6 acres}
The General Plan High Density Residential designation accommodates residential
development at densities ranging from 12.1 to 24.0 units per gross acre and
accommodates a wide range of housing types, ranging from single family attached to
multifamily and is intended for specific areas where higher densities may be
appropriate.
Commercial -Regional - 12—.76_6 acres'
The General Plan Commercial (Regional) designation is intended to provide sites for
retail areas containing a wide variety of businesses, including: retail stores, eating and
drinking establishments, commercial recreation, service stations, auto and repair
services, financial, business and personal services, hotels, motels, and educational and
social services. Residential uses may be conditionally permitted. The maximum FAR
is 1.5 for hotel/motel projects and 0.4 for all other uses. Shopping centers typically
provide department or big -box retailers which attract regional shoppers.
Neighborhood — oriented commercial uses may be limited within this designation.
Public/Institutional — 3.0 acres'
The General Plan Public/Institutional designation provides for schools, government
offices, transit sites, and other facilities that have a unique public character, as well as
Sonoma State University. Religious facilities would be also permitted in this
designation. The Public/Institutional site within the Master Plan is intended for
construction of a City Public Safety facility.
Parks/Recreation - 040.65 acres'
The General Plan Parks/Recreation designation provides for active and passive parks
and recreational areas, recreation complexes, community fields, public golf courses,
stadiums, arboretums, and greenways. Ancillary facilities such as concession stands,
clubhouses, and equipment rental are also allowed. The City's General Plan land use
diagram is not parcel specific. Uses on sites which are less than one acre in size are
not depicted on the diagram. Future residential projects will be required to include
private or public recreational land consistent with City policies.
b. Fmpesed-Zoning. The Zoning District for the SAMP site is "P -D" Planned
Development; however, the Zoning District standards which implement the
corresponding General Plan land use designation, as indicated in Table 1, shall
apply. For example:
The "R -H" (High Density Residential) zone shall apply to areas which are
designated by the General Plan as High Density Residential.
Stadium Area Master Plan
Page 7
The "C-R" (Regional Commercial) zone shall apply to areas which are designated
by the General Plan as Commercial —Regional.
The "P -I" (Public Institutional) zone shall apply to areas which are designated by
the General Plan as Parks/Recreation and areas designated Public/Institutional.
4. Relationship of Existing and Prepos Land Uses to Surrounding
The 32.8 acre SAMP lies in the northwest corner of the City of Rohnert Park'. The
site is bounded to the north by several parcels of land which front onto Business Park
Drive; to the east by light industrial and office uses along Redwood Drive; Costco
and Ashley Furniture; to the south by Hinebaugh Creek; and to the west by Labath
Avenue. The existing land uses include industrial and public/institutional.
The boundary of the SAMP is somewhat irregular since in some cases it follows
public rights-of-way e.g., Labath, Carlson and Dowdell Avenues and in other cases it
follows parcel lines. The land to the north of the future extension of Carlson Avenue
comprises a contiguous (i.e. adjoining) parcel, as does the land south of Carlson; the
total property encompasses approximately 32.8 acres of land. The SAMP consists of
relatively flat land which is mostly undeveloped.
As illustrated in Figure 2, the Northwest Specific Plan and the Wilfred Dowdell
Specific Plan lie to the north of Business Park Drive and the proposed SAMP.
The area's designation as the "Stadium Area" refers to the stadium located within the planning area which
was the home of the now defunct Sonoma County Crushers baseball team. The developer has an option to
purchase the property from the City of Rohnert Park.
r' -
�ocation Mai
Northwest Wilfred-Dowdell
)ecific PlanSpecific Plan Area
Area
CI
z GugCwasc W
b
A
Stadium Lands
Planned Development
0 0
101\Center
1,u, �-PY
Stati
Planned Development
v
L�
0.5 025 0 0 ` Moes
Legend
•-•-•• SOI Sphere of Influence
20 Year Urban Growth Boundary
Q Development Areas
Outside City Limits
Stadium Area Master Plan
Page S
Northeast
Specific Plan Area
I
University District
Specific Plan Area
E.Cototi Acr
moms Mountain Southea
Village Planned''pPlt
Development jj SecificA„
Location
Stadium Lands Planned Development
11-2016
Stadium Area Master Plan
Page 9
In arriving at a preferred development vision for the SAMP consideration was given
to several factors including location, access, parcel size and configuration, existing
land uses in the area, and market demands.
With regards to location and access, the SAMP is positioned adjacent to the Costco
operation which attracts customers from many of the nearby communities the
majority of whom arrive to the area via Highway 101. Because of the strong drawing
power of Costco, it is anticipated that additional retail/commercial activity could be
supported in the SAMP. Other existing land uses in the area, such as the Press
Democrat newspaper operation located to the northeast of the SAMP and the KRCB
Channel 22 public broadcast television station located north of Carlson Blvd., are
self-contained business destinations and therefore do not generate the type of
commercial traffic and attraction which Costco does. Other activities to the north of
Costco include the City of Rohnert Park's Animal Shelter and the City's wastewater
pumping station.
Based on recent discussions and studies concerning the potentials for development of
other land uses in the SAMP, which were conducted as part of the planning efforts in
preparing this plan, it is anticipated that some demand exists for new hotel rooms,
commercial development, and residential (rental) housing in the inventory
hand,industrial spaee in the Rehnei4 Parle area is sueh that there will be liale demand fe
sueh development for- the fefeseeable futur-e. On the other-
demands for
sideatial (rental) housingarestfeng in Sonoma County, and elsewhere in Northern
California_, ' Based on this analysis,
new hotels, commercial space and dwelling units should be successful in the SAMP.
Based on the foregoing considerations and following the guidance provided by the
General Plan, the proposed development to be accommodated in the SAMP may be
characterized as having four components: Regional Commercial, High Density
Residential, Public/Institutional, and Parks (see Figure 1).
The commercial uses are to be developed in the southernop rtion lof the
Zoning District. This site has the potential for generating additional retail based on
existing commercial uses in the area including the Costco facility on the corner of
Martin Avenue and Redwood Drive and the other commercial uses which are next to
U.S. Highway 101, along Redwood Dr. This commercial area flanks the future
extension of Dowdell Avenue into this area and is accessible via Martin Avenue, a
major arterial which, via Redwood Dr. and Rohnert Park Expressway links the SAMP
with the freeway. Given the size of the parcel (about 15.7 acres with 6.6 acres
designated for commercial uses), it is anticipated that this site could accommodate a
hotel and/or a moderate sizedfie retail development or sever -al sm "e -
bugs.
The northwestern part of the SAMP property is envisioned to develop with high
density multifamily or single family (attached) residential units to the east and west
sides of the extension of Dowdell Avenue
Stadium Area Master Plan
Page 10
The principal land uses to be developed within the SAMP are listed in Table 2.
Stadium Area Master Plan
Page 11
Table 2
SAMP Land Use & Development Program
Land Use
Gross Acreage
Housing Units CommercialNen-
Rftwentia1 4
High Density Residential
4-22.556
up to none
4733338
Commercial — Regional
6.647277
none up to 300,000 sf440
Public/Institutional
3.0
none None
Park
0.65-5
none None
Totals
32.8
up to up to 300,000140
473338
5. Applicable Codes and Standards
All future entitlements will be required to comply with the Codes and Standards that
are in effect at the time the application is deemed complete unless otherwise
superseded by the SAMP or a negotiated Development Agreement. Examples include
but shall not be limited to:
a. Rohnert Park Municipal Codes
• Green Building Ordinance
• Inclusionary Housing Ordinance
• Public Art Ordinance
• Park Land Dedication/Fee
b. Rohnert Park Standards
• Affordable Housing Linkage Fee
• Public Facilities Finance Plan Fees
• Adopted Engineering Standards
c. Project Design_ Future residential and/or commercial projects shall conform to
the City of Rohnert Park General Plan Community Design Element, adopted
Design Guidelines, and City of Rohnert Park Engineering Standards. During the
review process, particular attention shall be given to the following:
• The interface between the industrial, residential, commercial and
public/institutional land uses.
• The arrangement between buildings and spaces such that provisions are made to
ensure complementary transition between uses.
• The arrangement between structures and spaces shall result in a cohesive design
among similar land uses.
• Building materials, colors, linkage to sidewalks, parking placement, landscape
design, and plant materials to complement existing and proposed uses.
Stadium Area Master Plan
Page 12
• Conditions of the General Construction Activity NPDES permit from the
Regional Water Quality Control Board.
• Proper site design and/or noise attenuating devices to reduce the indoor and
outdoor noise levels for sensitive receptors.
• Special consideration should be given to memorialize the "Stadium."
d. Subareas. The SAMP includes several distinct subareas (see Figure 3),
including: Fiori Estates (apartments), The Reserve (apartments), Residences at
Five Creels (mixed use); and the Public Safety Facility. In order to provide
guidance for future development, a detailed development plan for the Residences
at Five Creek project has been included as Appendix A.
Figure 3 — SAMP Subareas
BUSINESS PARK PR
.�e.—•.-------
t
W
i - Subarea.
Q
® SAMPbmmdary
L1 city Limit
o _
Pork
Residences
Retoil
Hotel
s hV c
Martin Ayr
fi- 71
� 700 300 0 ]ee 4wft
st--3
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Figure 3. Subareas
STADIUM AREA MASTER PLAN
Stadium Area Master Plan
Page 13
d.e.Mitigation and Monitoring Reporting Program (Stadium Area Master Plan
EIR)_ CEQA Guidelines Section 15097 requires the incorporation of the
Mitigation and Monitoring Reporting Program (see EIR certification resolution).
6. Circulation Plan
a. Existing Circulation. The existing and future circulation for the site, in
accordance with the adopted General Plan, is illustrated in Figure 3. It shows the
connection of Martin Avenue between Labath and Dowdell Avenues and no
connection on Dowdell Avenue to Business Park Drive.
b. Proposed Circulation: The SAMP includes a conceptual circulation plan, Figure
4, but does not include specifics in terms of internal circulation or how the various
retail and residential uses would interface with the adjacent streets. Further review
will be required upon application for specific development and conditions of
approval will be applied.
The conceptual circulation scheme indicates that Dowdell Avenue will be
extended between Martin Avenue and Business Park Drive, and that Carlson
Avenue will be extended from Labath Avenue to the new extension of Dowdell
Avenue. Martin Avenue will serve as a local
connector betweenim--_Labath and Dowdell Avenues to serve the new public
buildings that will be accessed via Martin and to provide additional connectivitx
to vehicles, bicycles and pedestrians. Martin is envisioned as a slow -speed street
that would allow for on -street parking.
Avenues is assumed to be H land eaped inter-seetion also kn - es - --�-Jeffi
foundabeut-.The final circulation plan will be reviewed upon application for
specific development.
Figure 4
Proposed Avpesed-Circulation
D � L
01t New Gros!
>
BUSINEA PARI
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Stadium Area Master Plan
Page 14
Amo %1jKx Ar1cna114•(*lanc%)
--- Minix Ancrwi 12 lsrk.)
WE— \4a)rx Colkdar 14 lana%)
-- — - \1mcx C'ulk4tor (2 lane)
Stadium
♦ • U Boundary
Li
I'
c. Proposed Streets and Improvements.
Local Collector (2 lawn)
• Dowdell Avenue (north extension) to Business Park Drive. Dedicate, improve
and/or reconstruct the full width of Dowdell Avenue from Martin Avenue to
Business Park Drive as a minor arterial. The half width (32 foot right-of-way)
street improvements shall consist of a 7 foot center turn lane, a 12 foot travel lane,
a 5 foot Class II bike lane and a 6 foot sidewalk located behind an 8 foot planter
strip.
• Carlson Avenue (east extension) to Dowdell Avenue. Dedicate, improve and/or
reconstruct the full width of Carlson Avenue from Labath Avenue to Dowdell
Avenue as a minor arterial. The half width (25 foot right-of-way) street
improvements shall consist of a 12 foot travel lane, a 5 foot Class II bike lane and
a 6 foot sidewalk located behind an 8 foot planter strip.
• Martin Avenue from Dowdell Avenue to Labath Avenue. end-Itmprove
Martin Avenue as a local connector between the two major roadways. This could
be provided as a public right-of-way or a private street with a public easement.
On -street narkine may be provided and pedestrian access through the site must be
accommodated.
shoppiRg cefltE
Stadium Area Master Plan
Page 15
. - tint ...hall „ ist ..f a 7 feet ..omen turn lane a 12 feet r..ayel lane S
bo -P, C -1 -Ass 11 bike lane and a 6 feet sidewalk leeated behind an 8 feet planter- stfip.
d. Proposed Intersection Improvements and Modifications.
• Redwood Drive at Wilfred Avenue. Eastbound approach to Wilfred Avenue
intersection will require reconfiguration to include a left turn lane, two through
lanes and a shared through right turn lane. The southbound Redwood Drive
approach will require reconfiguration to provide dual left turn lanes and a shared
through right turn lane. Projects within SAMP shall pay impact fees or contribute
a proportional share of the necessary improvements.
• Commerce Blvd at State Fann Drive. Signalization is required. Projects within
SAMP shall pay impact fees or contribute a proportional share of the necessary
improvements.
• Redwood Drive at Business Park Drive. Signalization is required. Projects within
SAMP shall pay impact fees or contribute a proportional share of the necessary
improvements.
• Redwood Drive at Rol-mert Park Expressway. Modify the northbound approach of
Redwood Drive to provide a left turn lane, two through lanes and a right turn lane.
Right turn overlap signal phasing should be added to the northbound, southbound;
and westbound approaches. These lane modifications will also facilitate the
installation of a bicycle lane at the intersection. Projects within SAMP shall pay
impact fees or contribute a proportional share of the necessary improvements.
• Dowdell Avenue at Business Park Drive. Signalization or single lane traffic
roundabout is required and shall be included with future project.
• Rolinert Park Expressway at Labath Avenue. Modify the NB approach to include
a left turn lane, single through lane, and dual right turn lanes. Modify the SB
approach to include a left turn lane and shared left turn-thru-right-turn lane.
Modify signal phasing to split -phase north and south. Projects within SAMP shall
pay impact fees or contribute a proportional share of the necessary improvements.
• Rohnert Park Expressway at US 101 SB ramp. Modify the EB approach to
provide two thru lanes and a dedicated right turn lane. Install lane assignment
signs to notify drivers on SB Redwood Drive prior to Rohnert Park Expressway
intersection. Projects within SAMP shall pay impact fees or contribute a
proportional share of the necessary improvements.
• Rohnert Park Expressway off ramp at US 101 NB ramp. Re -strip NB off ramp
approach with a left turn lane, shared left turn-thru lane, and right turn lane.
Projects within SAMP shall pay impact fees or contribute a proportional share of
the necessary improvements.
e. Proposed On -Site Bicycle and Pedestrian Facilities. All streets within the
SAMP shall included sidewalks on both sides. On-site pedestrian sidewalks
Stadium Area Master Plan
Page 16
and/or paths shall connect all activity areas. Bike racks shall be provided at all
retail uses and within residential areas.
• A class II bike lane shall be constructed upon reconstruction of Labath Avenue
from Hinebaugh Creek to Carlson Avenue.
• A class II bike lane shall be included as part of the construction of the Dowdell
Avenue extension
• Martin Avenue shall include sidewalks to allow for pedestrian access and through
traffic.
7. Estimate and Timing of Other Needed Infrastructure
The timing of all circulation or other infrastructure improvements shall be determined
upon future project conditioning.
a. Public Safety Facility. The project proponent is responsible for dedicating to the
City of Rohnert Park a 3 acre site for future development of a Northwest Public
Safety Facility. Projects within SAMP shall pay impact fees or contribute a
proportional share for improvements in order to meet the goal of a 4 minute
response time. Martin Avenue shall be extended to provide access to both
Dowdell Avenue and Labath Avenue.
b. Parks and Recreation. The project proponent is responsible for parkland
dedication and/or improvement as required upon submittal of a future subdivision
map for residential development.
c. Utilities. The project proponent is responsible for the installation of all required
utilities upon future development unless the City accepts the payment of impact
fees.
8. Parking Requirements
Speeifi Development plans for the parcels comprising SAMP have not been
submitted. Future propos shall provide a minimum parking supply that is
consistent with the parking requirements contained in the Zoning Code at the time of
project review. An alternative parking plan may be considered upon submittal and
review of a parking analysis that is conducted by a qualified individual or firm.
Stadium Area Master Plan
Page A_] 4-7
Appendix A
Residences at Five Creek Development Plan
's-i mUl
OwNih ;"4
Applicant: MW Investment Group
Contact: Matt Walbern
1278 Glenneyre Street, Ste. 439
Laguna Beach, CA 92651
Prepared by: KTGY Group, Inc.
Contact: Michael Tseng
Address: 17911 Von Karman, Ste. 200
Irvine, CA 92614
in Consultation With:
3S6 Advisors
Civil Design Consultants, Inc, (Civil Engineering)
Omni -Means (Landscape Architecture)
RENEE'S PLACE
Residences at Five Creek
Final Development Plan
September 21,, 2016 Draft
List of Contents
Project Description................................................................................................Page 3
Final Development Plan.........................................................................................Page
4
Renderings and Elevations.....................................................................................Page
5
LandUse Summary................................................................................................Page
10
Zoning Code Variations..........................................................................................Page
12
Design Guideline Variations
...................................................................................Page 13
Circulation.............................................................................................................Page
16
Landscape Concept Plans......................................................................................Page
19
Water.....................................................................................................................Page
21
Sewer.....................................................................................................................Page
24
Stormwater............................................................................................................Page
25
Gradingand Phasing..............................................................................................Page 26
Page 2
List of Figures
Figure 1, Final Development Plan..........................................................................Page 4
Figure 2, Conceptual Residential Rendering .........................................................Page
5
Figure 3, Conceptual Residential Front Elevation ..................................................Page
5
Figure 4, Conceptual Residential Side Elevation, Left ............................................Page
6
Figure 5, Conceptual Residential Side Elevation, Right ..........................................Page
6
Figure 6, Conceptual Residential Rear Elevation. .............................. ....................
Page 6
Figure 7, Grocery Rendering.. .................................................... ___ ................ _ ...
Page 7
Exhibit 8, Retail Plaza Rendering............................................................................Page
7
Figure 9, Hotel Rendering 1...................................................................................Page
8
Figure 10, Hotel Rendering 2.................................................................................Page
8
Figure 11, Hotel Rendering 3.................................................................................Page
9
Figure 12, Rohnert Park Zoning Map.....................................................................Page
10
Figure 13, Project Zoning Districts.........................................................................Page
11
Figure 14, Street Sections......................................................................................Page
16
Figure 15, Circulation Plan.....................................................................................Page
16
Figure 16, Private Vehicular Circulation Plan .........................................................Page
17
Figure 17, Private Pedestrian Circulation Plan .......................................................Page
18
Figure 18, Preliminary Landscape Concept Plan ....................................................Page
19
Figure 19, Preliminary Park Concept Plan..............................................................Page
20
Figure 20, Water Plan............................................................................................Page
21
Figure 21, Recycled Water Plan.............................................................................Page
22
Figure 22, Sewer Plan............................................................................................Page
23
Figure 23, On -Site Utility Plan................................................................................Page
24
Figure 24, Storm Drain Plan...................................................................................Page
25
Figure 25, Conceptual Grading Plan.......................................................................Page
26
Figure 26, Phasing Plan..........................................................................................Page
27
Prop�rad by:
0`356 Advisors Residences at Five Creek — Index Sheet
��
I N C O R P O R A T E G
MW INVESTMENT GROUP september21.2016
Summary
The Residences at Five Creek (herein after referred to as
"Project") is located within the Stadium Area Master Plan
(sAMP) — a 32.8 -acre master -planned development located
in the northwest corner of the City of Rohnert Park. As
indicated in the SAMP document, the SAMP is bounded
to the north by several parcels of land, which front
onto Business Park Drive; to the east by light industrial
and office uses along Redwood Drive; to the south by
Hinebaugh Creek; and to the West by Labath Avenue. The
SAMP regulates development within this area and allows
for up to 473 high density residential dwelling units and up
to 300,000 square feet of commercial development.
The proposed Project is located within the southern
portion of the SAMP and consists of 12.62 gross acres. The
Project site is bounded to the north by Carlson Avenue
right-of-way; to the east by Dowdell Avenue; to the south
by the future extension of Martin Avenue; and to the
west by Labath Avenue. The Project includes a 0.65 -acre
park facility at the corner of Dowdell Avenue and Carlson
Avenue. High density residential uses are located on 6.03
net acres in the northern portion of the site. Regional
commercial uses will be located in the southern portion
of the site, with up to 34,300 square feet of retail located
at the corner of Martin and Dowdell Avenues and a four-
story hotel with up to 132 keys (e,g. hotel rooms) at the
corner of Labath and future Martin Avenues. The proposed
intensity/density of the Project is depicted in Table 1,
Project Intensity/Density and the layout can be viewed in
Exhibit 1, Final Development Plan.
Table 1, Project Intensity/Density
.mors -
High Density 6.07
135 —
Residential(H-R)
Commercial-
5'9
_ 34,300 (retail)
Regional (C-R)
132 keys (hotel)
Park 0.65
— —
TOTAL 12.62
135 34,300 (retail)
132 keys (hotel)
Uses within the High Density Residential district include
up to 135 multi -family dwelling units. The proposed
multi -family units include stacked flats in three-story
buildings. The buildings include individual one -car garages
and surface parking spaces (some of which may be
covered by a carport structure). These units have been
plotted to provide direct access from the residences to
either common open space facilities or the public street.
These units also feature common entry areas, fostering
interaction among the residents. Conceptual renderings
and conceptual elevations of the residential dwelling units
are depicted on Exhibits 2 through 6.
Uses within the Commercial -Regional district include up to
34,300 square feet of retail uses on 3.34 acres including,
but not limited to restaurants, grocery stores, clothing
stores, neighborhood services (i.e. dry cleaners), retail
anchors, offices, and other retail uses generally found
within a shopping center. The design anticipates a grocery
store as the main anchor, as the large building fronts onto
parking lot to accommodate shopping carts. The grocery
Page 3
store design is depicted in Exhibit 7, Grocery Rendering. To
design a cohesive and unified shopping center, secondary
tenants also have the primary entry fronting onto the
parking lot. It should be noted that as tenant desires vary,
entries may be relocated onto street. The retail area also
features a plaza area, including a trellis structure, outdoor
seating, and a water feature/artwork. This plaza not only
provides shade for visitors to the retail area, but also
provides a welcoming entry from the adjacent proposed
High Density Residential uses to the north. The retail
plaza is conceptually depicted in Exhibit 8, Retail Plaza
Rendering.
Another use within the Commercial Regional district is a
hotel with up to 132 keys (or rooms) on 2.56 acres. The
building area for the four-story hotel is anticipated to be
75,721 square feet. The hotel is located in the center of
the property and is surrounding by surface parking, while
fronting onto the future extension of Martin Avenue. The
hotel will include a circular driveway, partially covered by
a porte-cochere to provide protection for guests checking
in and a strong entry statement. The conceptual design for
the hotel is depicted Exhibits 9 through 11.
The Project also includes a 0.65 -acre neighborhood park
located at the corner of Carlson Avenue and Dowdell
Avenue. Homes within the High Density Residential district
will front directly onto the neighborhood park, improving
the safety of the park. Amenities in the park include, but
are not limited to, passive lawn area, bocce ball court,
a 400 -square foot picnic pavilion, semi -exclusive skate
features, and an entry plaza.
Prepared by:
(riko356 Advisors Residences at Five Creek — Project Description
N c u R PO RAr E0 •�...-..
MW INVESTMENT GROUP September 21 2016
Page 4
s'
243 Spaces
rl
I
:.. - . Summary
Parking Provided
pI Primary Residential Entry
i
Uncovered: 106 spaces
TOTAL: 243 SPACES
i
.- .
Retail: 3.34 AC
Gross Site Area
6.07 AC
II
0.65 -Acre Park _ =.
Dwelling Units
135
Total Building Footprint
Hotel: 75,721 SF
TOTAL: 110,021 SF
I
l
Density
�
22.2 DU/AC
-- Residential
Units mRr
- -
I
Parking Required
1 Bdrm: 67 units
TOTAL: 208 spaces
Retail: 125 spaces
Unit Distribution
2 Bdrm: 56 units
1
�IUbhOUSe
ii
j
3 Bdrm: 12 units
Residential Amenity
4,000 SF Clubhouse
+ j """"' •-
_
) F Total Building Footprint
73,600 SF
I
i
AIL`s
I
I Lot Coverage
27.8%
Retail Anchor
N
Figure 1, Final Development Plan
AVE.
Total Common Open 66,211 SF
Space
On -Grade Private Open 2,025 SF
Space
Above -Grade Private Open 6,480 SF
Space
Parking Required
243 Spaces
Garage: 109 spaces
Parking Provided
Covered: 28 spaces
Uncovered: 106 spaces
TOTAL: 243 SPACES
Commercial Summary
.- .
Retail: 3.34 AC
Gross Site Area
Hotel: 2.56 AC
TOTAL: 5.90 AC
Retail: 34,300 SF
Total Building Footprint
Hotel: 75,721 SF
TOTAL: 110,021 SF
Retail: 0.24
F.A.R.
Hotel: 0.68
TOTAL: 0.43
Retail: 106 spaces (25% Reduction)
Parking Required
Hotel: 102 spaces (25% Reduction)
TOTAL: 208 spaces
Retail: 125 spaces
Parking Provided
Hotel: 139 spaces
TOTAL: 264 spaces
N-_ Oy.
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��}356 Advisors Residences at Five Creek —Final Development Plan CIVIL DESIGN CDNSULTANTS.INC sEN�INIIRI��,o ,ION= 1M
I N C ry R P O R A T E .........
MW INVESTMENT GROUP Sapte ber2l-2016
Figure 2, Conceptual Residential Rendering
Figure 3, Conceptual Residential Front Elevation
Materials
1. Stucco Body 1
2. Stucco Body 2
3. Fiber Cement Siding
4. Fiber Cement Panel
5. Metal Railing
6. Metal Awning
7. Light Fixture
8. Metal Sectional Garage Door
Page 5
356 Advisors Residences at Five Creek —Conceptual Residential Exhibits I!
op
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I N C O R P O R A T E D •�• a ui•. nn n
ber 21, 16
MW INVESTMENT GROUP 20
Septem
Figure 4, Conceptual Residential Side Elevation, Left
2 — 3 1
s�� �� i■ f
Figure 6, Conceptual Residential Rear Elevation
4 1' 6' 16 Q 4' B' 16'
Figure 5, Conceptual Residential Side Elevation, Right
It ian
P- = r•
7!1EMN
Page 6
Materials
1
Stucco Body 1
2,
Stucco Body 2
I
Fiber Cement Siding
4,
Fiber Cement Panel
5,
Metal Railing
6,
Metal Awning
7
Light Fixture
8,
Metal Sectional Garage Door
D
4' A' 16'
Pie 'a by
Q356 Advisors Residences at Five Creek — Conceptual Residential Exhibits
licca Pore ATeu
MW INVESTMENT GROUP SePtember 21, 2016
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Figure 7, Grocery Rendering
ammm� `sem
RENEE'S PLACE
Page 7
Exhibit 8, Retail Plaza Rendering
M4 356 Advisors Residences at Five Creek — Conceptual Retail Renderings ��►�
I� C .
September 21 2016
MW INVESTMENT GROUP
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Figure 9, Hotel Rendering 1
i:,qmML!I
I II
Exhibit 10, Hotel Rendering 2
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M4 356 Advisors Residences at Five Creek — Conceptual Hotel Renderings
N C O R p 0 R A T E D
September 21 2076
MW INVESTMENT GROUP
Page 9
1
■
Li i
Figure 11, Hotel Rendering 3
M4
Pa,ee ev:
356 Advisors Residences at Five Creek — Conceptual Hotel Renderings
I N 0 O R P O R A* E U •.•.• ••
MW INVESTMENT GROUP Sep(—b.,21,2016
Zoning
The Project site is zoned as "Planned Development" (PD)
as indicated in Exhibit 12, Rohnert Park Zoning Map. The
Project consists of three implementing zones: High Density
Residential (H -R), Regional Commercial (C-R), and Public
Institutional (PI). The location of these implementing districts
are depicted in Table 2 and Figure 13, Project Zoning Districts.
All developments within the Project site shall comply with
the uses, development standards, and design guidelines
applicable to developments within the implementing zoning
designations, unless specifically indicated within this Final
Development Plan booklet. The project will also comply with
all applicable California Building Code (CBC) regulations,
including all CALGreen requirements (e.g. bicycle and EV
parking). Procedures and future development applications
shall be processed as described in the City of Rohnert
Park Zoning Code and/or City of Rohnert Park established
procedures.
Table 2, Project Intensity/Density
High Density 6.07
135 –
Residential (H -R)
Commercial
S'9
_ 34,300 (retail)
Regional (C-R)
132 keys (hotel)
Public Institutional 0.65
– —
(PI)
TOTAL 12.62
135 34,300 (retail)
132 keys (hotel)
PROJECT
Figure 12, Rohnert Park Zoning Map
Page 10
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356 Advisors Residences at Five Creek —Zoning 11
I N C O R P O R F T E D
September 21. 2016
MW INVESTMENT GROUP
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Figure 13, Project Zoning [districts
Districts
WRTIN AVE R -H: High Density Residential
- C-R: Regional Commercial
P -I: Public Institutional
Page 11
y�
Piepaiatl by:
356 Advisors Residences at Five Creek Zoning DISIrICtSCIVIL DESIGN CONSULTANTS, INC JRJ•11
MW INVESTMENT GROUP sepfemeer zi. 2oie
Zoning Code Variations
This section indicates deviations from the uses and
development standards identified within the City of Rohnert
Park Zoning Code, which is requested as part of the Planned
Development.
Use Deviations
All uses within the High -Density Residential (H -R) district shall
comply with the uses identified in the H -R land use category in
Section 17.06.030 of the Rohnert Park Zoning Code, except:
• Community Centers shall be permitted, and
• Large Homeless Shelters (7 or more persons) shall be
prohibited.
All uses within the Regional Commercial (C-R) district shall
comply with the uses identified in the C-R land use category in
Section 17.06.060 of the Rohnert Park Zoning Code, except:
• Animal Hospital/Veterinary Clinics shall be permitted,
• Automobile Service Stations shall be prohibited,
• Bed and Breakfast Inns shall be conditionally permitted,
• Drive -Through Windows (for all uses, including pharmacies)
shall be permitted,
• Firearm Dealers and Firearm Ammunition Dealers shall be
prohibited,
• Funeral Parlors/Mortuaries shall be prohibited,
• Large Homeless Shelters (7 or more persons) shall be
prohibited,
• Laundromats shall be permitted,
• Large Recover Facilities (7 or more persons) shall be
prohibited,
• Research and Development (office Type Uses) shall be
permitted,
• Vehicular Dealerships/Rentals (including boats, RVs, and
farm or construction equipment) shall be prohibited, and
• Vehicular Repair (including boats) shall be prohibited.
All uses within the Public Institutional (PI) district shall comply
with the uses identified in the PI land use category in Section
17.06.160 of the Rohnert Park Zoning Code, except:
• Cemetery, Crematory, Columbarium shall be prohibited,
• Golf Course shall be prohibited,
• Homeless Shelter shall be prohibited,
• Hospital shall be prohibited,
• Medical Clinic shall be prohibited,
• Parks shall be permitted, and
• Schools (all) shall be prohibited.
Development Standard Deviations
All developments shall comply with the development
standards identified in the City of Rohnert Zoning Code,
except:
• The minimum front yard setback identified in Section
17.10.020 for the R -H district shall be 15 feet,
• The minimum front yard and corner side yard setback
identified in Section 17.10.020 for the C-R district shall be 5
feet,
• Footnote No. 14 of the Development Standard table in
Section 17,10.020 shall be updated to include private open
space of a minimum area of seventy five (75) square feet
when on ground level and/or sixty (60) square feet if equal
or greater than six feet above ground,
Page 12
• Section 17.10.040.B. shall be updated to allow open,
unenclosed, uncovered balconies, landings, platforms,
patios, decks, porches, stairways, terraces, and vehicular
access drives and parking and loaded areas, no part of
which is more than four feet above the grade of the ground,
may extend into a required front yard by five feet or into
a required rear or side yard to within three feet of the
property line or the required space between the buildings,
and
• Uses within the Regional Commercial (C-R) District shall
be granted a twenty-five (25) percent reduction of the
required parking for non-residential uses, as indicated in
Section 17.16.040.A of the City of Rohnert Zoning Code.
Prepared 11:
M4 356 Advisors Residences at Five Creek — Zoning Code Variations��
I N C O R P O R A T E D��•• ^
MW INVESTMENT GROUP S qW.b r21 2016
Exhibit 3
ADOPTED PER CC RESOLUTION NO. 2016-32
Conditions of Approval
Residences at Five Creek Project
The conditions below shall apply to the Residences at Five Creek Project within the
Stadium Area Master Plan (SAMP). All conditions run with the land and apply to all
development within the Residences at Five Creek project area (APN: 143-040-124),
unless otherwise noted.
General Conditions
1. All applicable provisions of the City of Rohnert Park Municipal Code, and as subject
to the Residences at Five Creek Development Agreement (DA) approved by
Ordinance No. ---, are made a part of these conditions of approval in their entirety, as
if fully contained herein.
2. The violation of any condition listed herein shall constitute a nuisance and a violation
of the City of Rohnert Park Municipal Code (RPMC). In conformity with Chapter
1.16 of the City of Rohnert Park Municipal Code, a violation of the City of Rohnert
Park Municipal Code may be an infraction or a misdemeanor and shall be punishable
as provided by law. In addition to criminal penalties, the City may seek injunctive
relief. The Applicant agrees to pay for all attorney's fees and costs, including, but not
limited 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 perform and adhere to all of
the Conditions of Approval.
3. The Applicant agrees to defend, indemnify, hold harmless and release the City of
Rohnert Park, its agents, officers, attorneys and employees from any claim, action or
proceedings 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
environmental document which accompanies it. This indemnification obligation shall
include but not be limited to, damages, costs, expenses, attorneys', or expert witness
fees that may be asserted by any person or entity, including the Applicant, whether or
not there is concurrent passive or active negligence on the part of the City, its agents,
officers, attorneys or employees.
General Project Conditions
4. By accepting the benefits conferred under the Residences at Five Creek Project, the
Applicant acknowledges all the conditions imposed and accepts the development
subject to those conditions. The use of the property by the Applicant for any activity
authorized by the project approvals shall constitute acceptance of all of the conditions
and obligations imposed by the City. The Applicant by said acceptance waives any
challenges as to the validity of these conditions.
5. Each phase of development shall be designed, approved and installed to be consistent
with the overall buildout of the Residences at Five Creek Final Development Plan, the
Stadium Lands P -D Zoning District, the RPMC and the City of Rohnert Park General
Plan. The Residences at Five Creek Project shall comply with all applicable
mitigation measures established in the Environmental Impact Report (EIR) adopted in
2008 for the Stadium Area Master Plan (SCH # 2005042111) and the Mitigated
Negative Declaration (SCH# 2016112026) (MND) prepared for the Residences at
Five Creek Project specifically. Projects implementing the Final Development Plan
and each development phase shall also comply with the implementation, monitoring
and reporting requirements for each mitigation measure established in the Mitigation
Monitoring Program adopted with the EIR and the MND. Costs of implementing and
monitoring the mitigation measures shall be borne by the Applicant and any
successors -in -interest.
6. A community facilities district or other funding mechanism approved by the City
Attorney shall be formed by the Applicant encompassing the residential portion of the
project in order to provide $800/year/residential unit and offset the impacts on the
city's General Fund.
Project Design Conditions
7. Prior to any new construction, the Applicant shall apply for and receive Site Plan and
Architectural Review (SPAR) approval from the Planning Commission as required by
the City of Rohnert Park Municipal Code.
8. The project applicant shall incorporate the following GHG reduction measures into
the project design:
• Compliance with the applicable Title 24 energy efficiency standards at the time of
development. At a minimum, compliance with the 2016 Title 24 standards
• Compliance with state and/or local green building standards. At a minimum,
implementation of CALGreen Tier I standards
• Installation of high efficiency LED lights in outdoor areas
• Participation in a Transportation Demand Management Program
• Improvement the pedestrian network and implementation traffic calming
measures throughout the project
• Diversion of solid waste diversion consistent with AB 341
• Inclusion of shade canopies over parking lots, where appropriate and feasible
• Provision of information regarding transit availability to residents and employees
• Provision of carpool and/or car sharing parking spaces
• Provision of electric vehicle parking
• Compliance with the City bicycle master plan and provision of at least 34
bicycled parking spaces for the residential units, 9 bicycled parking spaces for the
hotel and 8 bicycled parking spaces for the retail space.
9. Landscaping shall be constructed in accordance with the State's Model Water
Efficient Landscaping Ordinance (MWELO), or in accordance with water
conservation standards which meet or exceed the requirements of the MWELO. The
Applicant shall submit a landscaping and irrigation plan that identifies landscape
material types and locations, irrigation, water usage calculations, and other
information as required. The plan shall be submitted and reviewed by the
Development Services Department with each phase of the project. All costs for
2
review of the requirements of the MWELO shall be borne by the Applicant. All
landscaping and irrigation subject to the MWELO shall be substantially complete
prior to the issuance of a Certificate of Occupancy.
Public Safety Conditions ,
10. Prior to the issuance of a building permit, the Applicant shall submit a fire hydrant
location plan to the Fire Marshal for review and approval. The Applicant shall make
provisions for the repair and maintenance of the system in a manner meeting the
approval of the Fire Marshal. Fire hydrants must be in place and fully operational
within 150 feet of any construction site before the delivery of any combustible
materials to that site. Contact the Fire Prevention Bureau for a clearance memo.
11. Prior to the issuance of any Certificate of Occupancy, all fire hydrants shall have a
fully functional system with blue reflective pavement markers indicating the hydrant
locations on the street as approved by the Fire Marshal. The property owners must
maintain the blue reflective pavement markers in good condition and the maintenance
requirement shall be included in the CC&Rs for the Planned Development.
12. Fire sprinklers and alarm systems are required for all structures.
13. All properties shall be clearly marked with lighted address numbering on the front of
each unit and on both front and rear of the units having rear alley access; rear
addressing shall include the street name utilizing street signage in conformance with
Design Standards. A complex directory shall be erected at each entry to the
development. Details of the directory shall be submitted for review and approval by
the Fire Marshal.
14. Fire Apparatus Access Roads and Fire Lanes must be fully identified with signage
and/or curb markings as approved by the Fire Marshal.
15. Graffiti shall be removed from all structures (such as exterior building walls,
retaining walls, noise attenuation walls, utility poles and boxes) within 24 hours of
discovery at the expense of the owner or property manager. This provision shall be
included in the CC&Rs.
16. Each development phase or portion of a phase shall indicate building type, size, and
construction features. Plans shall be reviewed by the Public Safety Department for
fire and life safety requirements such as: fire flow, fire hydrants, fire sprinklers, fire
department connections, alarm systems, smoke control systems, public -safety, radio
amplification systems, gates, egress, and exiting. Such plans will be reviewed and
commented on for individual blocks and buildings.
17. Prior to issuance of a grading permit, the Applicant for each development phase shall
submit a Phase II Environmental Site Assessment covering any areas of known
concern identified in the Phase I Environmental Site Assessment.
18. Prior to issuance of a Certificate of Occupancy, the Applicant shall provide plans or
identify measures to comply with standard procedures for implementing the
California Fire Code and nationally recognized standards in the use of any
combustible and flammable liquids, aboveground or underground storage of such
materials, welding and potential spark production, and building occupancy rating in a
manner meeting the approval of the Fire Marshal.
19. Prior to the issuance of a building permit, the Applicant shall submit to the Fire
Marshal a list of all hazardous, flammable and combustible liquids, solids or gases to
be stored, used or handled on site. These materials shall be classified according to the
California Fire Code, and the information the Applicant submits to the Fire Marshal
shall include a summary listing of the totals for storage and use for each hazard class.
Prior to the issuance of a building permit, the Applicant shall also complete and
submit to the Fire Marshal a copy of a "Hazardous Materials Inventory Statement and
Hazardous Materials Business Plan" packet.
20. Applicant/operator shall store, manifest, transport, and dispose of all onsite generated
waste that meets hazardous waste criteria in accordance with California Code of
Regulations Title 22 and in a manner to the satisfaction of the Sonoma County
Environmental Health Department and Emergency Services Department. Applicant
shall keep storage, transportation, and disposal records on site and open for inspection
to any government agency upon request.
Grading and Improvement Plan Requirements
21. All improvements shall be designed in conformance with: the City of Rohnert Park,
Manual of Standards, Details and Specifications in effect at the time of development;
the Residences at Five Creeks Final Development Plan; and the conditionally
approved tentative map for the Residences at Five Creeks.
22. The Project benchmark shall be based on a City approved USGS benchmark.
23. Mailbox plans and locations shall be approved by the Rohnert Park Postmaster prior
to improvement plan approval. The applicant shall provide a letter and exhibit
showing mailbox locations from the Rohnert Park Postmaster approving mailbox
locations.
24. The applicant shall submit a geotechnical study conducted by an engineer licensed in
the State of California and qualified to perform soils work, or a California Certified
Geologist and acceptable to the City. Recommendations shall be provided, as
necessary, to prevent damage to Project facilities and compliance with these
recommendations shall be required as a condition of development at the Project site.
The grading and improvement plans shall incorporate the recommendations of the
approved geotechnical study. This geotechnical study shall at a minimum evaluate the
following:
a. The liquefaction potential at the Project site.
b. The location and extent of expansive soils at the Project site, including
recommendations regarding the treatment and/or remedy of on-site soils, and the
structural design of foundations and underground utilities.
c. Seismic safety including recommendations regarding the structural design of
foundations and underground utilities.
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Grading Plan Requirements
25. The grading plan shall be prepared by a Registered Civil Engineer, licensed in the
State of California and shall be submitted for review and approval by the City
Engineer.
26. The grading plan shall clearly show all existing survey monuments and property
corners and shall state that they shall be protected and preserved.
27. All existing wells, septic tanks and/or underground fuel storage tanks shall be
abandoned under permit and inspection of Sonoma County Environmental Health or
other designated agency. If there are none, the project engineer shall provide a letter
describing the scope of the search done to make this determination.
Improvement Plan Requirements
28. The improvement plans shall be prepared by a Registered Civil Engineer, licensed in
the State of California, shall be submitted for the review and approval of the City
Engineer.
29. The improvement plans shall illustrate public street frontage improvements, grading,
paving, utilities, and 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, street lights, striping and signing, paving,
water lines, storm drain lines and sewer lines as necessary, erosion control and any
necessary transitions.
30. The improvement plans shall illustrate how each lot shall be provided with
improvements consistent with the tentative map.
31. Improvements plans shall include an erosion control (winterization) plan. The plan
must include an order of work and staging/scheduling component indicating when
facilities must be installed and when they may be removed. A separate Rain Event
Action Plan (REAP) shall be required and prepared as part of the Storm Water
Pollution Prevention Plan (SWPPP). A copy of the REAP shall be kept on-site
throughout the duration of construction activities.
32. The Improvement Plans shall include the following required notes:
a. "Any excess materials shall be considered the property of the contractor and shall
be disposed of away from the job side in accordance with applicable local, state
and federal regulations."
b. "During construction, the Contractor shall be responsible for controlling noise,
odors, dust and debris to minimize impacts on surrounding properties and
roadways. Contractor shall be responsible that all construction equipment is
equipped with manufacturers approved muffler's baffles. Failure to do so may
result in the issuance of an order to stop work."
c. "If at any time during earth disturbing activities a concentration of artifacts or a
cultural deposit is encountered, work shall stop in the immediate area and the
construction manager shall contact the City and a qualified archeologist."
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d. "If human remains are encountered anywhere on the project site, all work shall
stop in the immediate area and the construction manager shall contact the City,
the County Coroner and a qualified archeologist."
e. "If paleontological resources or unique geologic features are encountered during
construction, all work shall stop in the immediate area and the construction
manager shall contact the City and a qualified paleontologist."
f. "Construction work hours shall be consistent with the Rohnert Park Municipal
Code, Noise Ordinance.
g. "All existing overhead utilities (of 26,000 volts or less) and proposed utilities,
both on-site and along project frontages, shall be placed underground. This does
not include surface mounted transformers, pedestal mounted terminal boxes and
meter cabinets."
h. "If hazardous materials are encountered during construction, the contractor will
halt construction immediately, notify the City of Rohnert Park, and implement
remediation (as directed by the City or its agent) in accordance with any
requirements of the North Coast Regional Water Quality Control Board."
i. "The contractor(s) shall be required to maintain traffic flow on affected roadways
during non -working hours, and to minimize traffic restriction during construction.
The contractor shall be required to follow traffic safety measures in accordance
with the Cal Trans "Manual of Traffic Safety Controls for Construction and
Maintenance Work Zones." The City of Rohnert Park emergency service
providers shall be notified of proposed construction scheduled by the contractor(s)
in writing and at least 24 hours in advance of its proposed schedule of work."
Site Civil and Landscape Plans
33. The improvement plans shall include Street Signing and Pavement Marking Plan for
review and approval by the City Engineer. Striping, pavement markings and traffic
signage shall be provided on all streets as necessary and as required by the City
Engineer. Speed limit signs shall be installed at locations determined by the City
Engineer.
34. The improvement plans shall include an all -way stop at the intersection of Martin
Avenue and Dowdell Avenue.
35. The striping plan shall include restriping of Martin Avenue to include dual westbound
lanes between the Costco driveway and Dowdell Avenue, with the outer through lane
becoming a right -turn lane at the Dowdell Avenue intersection.
36. The street cross-sections shown on the tentative map are hereby acceptable as
alternatives to following existing city standards:
a. The proposed Public Avenue, Labath Avenue is conceptually acceptable and
considered consistent with City Standard STD -200F.
b. The proposed Public Avenue, Dowdell Avenue is conceptually acceptable and
considered consistent with City Standard STD -200H.
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c. The proposed Industrial Street, Carlson Avenue is conceptually acceptable and
considered consistent with City Standard STD -200H.
37. Sidewalk warps shall be provided to allow a clear five foot walkway at all locations,
including areas where mailboxes, streetlights, street signs and fire hydrants are to be
installed.
38. One -inch chases shall be installed to all parkway strips from adjacent parcels to allow
for the installation of irrigation lines in the future.
39. For streets along established bus routes, improvement design shall be coordinated
with Sonoma County Transit Agency.
40. The improvement plans shall illustrate handicap ramps and parking as required by
State of California Title 24.
41. Driveway entrances shall be designed to meet the requirements of the City Standards
and the City Engineer. All driveways shall be per City standards for commercial
developments.
42. Street lighting shall be designed in accordance with City of Rohnert Park and PG&E
requirements. Street light design, spacing, and locations shall be approved by the City
Engineer. Electrical service points shall be shown on the plans based on PG&E
provided locations.
43. Landscape plans shall be submitted with the civil improvement plans. Sidewalk
alignment shall be shown on both the civil and landscape plans.
44. The existing rock -lined bio-swales in the public right-of-way along the Dowdell
Avenue frontage shall be landscaped. Any trees planted in or near the bio-swale area
may not interfere with the storm drain pipes located in the swales.
45. Site design shall include pedestrian pathways and crossings connecting onsite activity
centers.
46. The improvement plans shall show bicycle racks on-site in accordance with City
Standards, which require individually mounted inverted -U-shaped racks. The number
of bicycled parking spaces shall be consistent with the MND.
47. The site design shall include adequate fire lanes and other emergency facilities as
determined by Department of Public Safety including any NO PARKING lanes,
turnarounds, or other features as required by the Rohnert Park Department of Public
Safety.
48. The improvement plans for Carlson Avenue shall include fencing and landscaping
along the northerly side of Carlson Avenue to screen the KRCB property (APN 143-
040-133). The landscaping and fencing shall be coordinated with a similar screening
feature facing Dowdell Avenue.
Hydrology, Storm Water and Storm Drain
49. The applicant shall submit to the City of Rohnert Park for review and approval,
drainage plans, hydrologic, and hydraulic calculations pipe sizing and storm drain
plans prepared by a Registered Civil Engineer licensed in the State of California. The
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drainage plans and calculations shall indicate the following conditions before and
after development:
a. A site-specific hydrology and drainage study acceptable to the City showing the
increase in storm water runoff that would result from development of the Project
site.
b. Quantities of water, water flow rates, drainage areas and patterns and drainage
courses.
c. Hydrology shall be per current Sonoma County Water Agency Standards.
50. The improvement plans shall reflect the results of the hydraulic study. The storm
drain system shall be designed to meet the requirements of the Sonoma County Water
Agency Flood Control Design Criteria (latest revision), specific to the Project and
these conditions.
51. The improvement plans shall incorporate features and design such that there shall be
no net change in the storm water peak in the 85% - 24 hour storm event.
52. The applicant shall prepare and implement a site specific storm water pollution
prevention plan acceptable to the City that identifies best management practices for
effectively reducing discharges of storm water containing sediment and construction
wastes resulting from site construction activities. The applicant shall comply with all
other requirements set forth in City's stormwater permit.
53. The improvement plans shall be in conformance with the City of Santa Rosa and
Sonoma County Storm Water Low Impact Development Technical Design Manual
(latest edition). The plans shall be in general conformance with the Preliminary Storm
Water Mitigation Plan for The Residences at Five Creek, prepared by Civil Design
Consultants, Inc., July 2016. The final improvement plans shall include a tributary
area map showing how each portion of the site is directed to a treatment measure.
54. Discharge of runoff onto pavement should be avoided.
55. The improvement plans shall include storm drainage improvements to remove oil and
grease from discharges from parking lots, including directing runoff to vegetated
swales or areas, consistent with best management practices (BMPs).
56. The site plans shall show all private storm drains serving adjacent property (ies) and
those storm drains shall be contained within private storm drain easements in favor of
adjacent property (ies).
57. The applicant shall be responsible for obtaining all approvals, permits and other
entitlements for installation of proposed new storm drain outfalls discharging into
creeks.
58. Proposed public storm drains shall have a minimum diameter of 15 inches.
59. All project related flooding impacts shall be mitigated by the project applicant.
Drainage improvements shall be designed by a Civil Engineer registered in the State
of California in accordance with the Sonoma County Water Agency's Flood Control
Design Criteria. Public and private drainage improvements shall be shown on the
improvement plans and shall be approved by the Sonoma County Water Agency
(SCWA) prior to approval by the City Engineer.
60. No lot to lot drainage is allowed. No concentrated drainage may discharge across
sidewalks. All site drains must be connected to the public storm drain system, or
discharged through the face of curb or to an established waterway. A minimum of
two curb drains will be required to drain residential lots.
61. Plans and certifications shall demonstrate compliance of all improvements, including
building pads and finished floor elevations, with the City's Flood plain Ordinance, to
the satisfaction of the Building Official and City Engineer. Pad elevations shall be
constructed at a minimum of 1 foot above the 100 -year Floodplain as determined by
the City and certified by the project engineer.
62. Site drainage design must include facilities for the containment of recycled water
runoff due to over irrigation, system leakage or control failure.
Water System Requirements
63. The water system improvement plans shall be accompanied by a hydraulic model run,
or alternative form of calculation, demonstrating that the fire flows and pressures
required for the project, including the hotel and retail elements, can be achieved with
the proposed water system improvements. These calculations are subject to the
approval of the City Engineer and Fire Marshall.
64. The improvement plans shall show backflow prevention devices in accordance with
the requirements of the City of Rohnert Park's Backflow Prevention Ordinance.
65. The applicant shall indicate in writing to the City of Rohnert Park the disposition of
any water well(s) and any other water that may exist within the site. All wells shall be
abandoned, properly sealed, and destroyed in accord with State of California Health
Department Requirements.
66. Each individual multifamily and/or commercial unit shall be sub -metered off a master
City water meter.
67. The improvement plans shall show water services to the building. All water meters
shall be located within the right-of-way unless otherwise approved by the
Development Services Department. The improvement plans shall show fire protection
in accordance with the requirements of Rohnert Park Fire Department.
68. The improvement plans shall show hydrants placed per the direction of the Rohnert
Park Fire Division.
69. The improvement plans shall include a note that states "All hydrants shall be covered
with bags indicating that the hydrant is not active until flow tests are completed by
the City and the hydrants are approved."
Sewer System Requirements
70. The improvement plans shall show any existing septic systems on the property and
state they shall be abandoned in accordance with the requirements of the Sonoma
County Public Health Service.
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71. The improvement plans shall illustrate any grease traps required for commercial
kitchen or restaurant facilities in accordance with the requirements of the Santa Rosa
Subregional System and the City of Rohnert Park Design Standards.
72. Sanitary sewer connections shall be provided to the floor sump in all trash dumpster
enclosures.
73. A sanitary sewer application shall be submitted to the Development Services for
review and approval. Application shall indicate the type of discharge proposed.
74. The improvement plans shall show that all manholes shall be provided with a gasket.
75. Sewer grades must be designed such that ultimate finished floors are a minimum of
12" above upstream manhole or clean-out rim elevations
Recycled Water System Requirements
76. The improvement plans shall show recycled water use for irrigation. A booster pump
may be needed.
77. The recycled water system improvements shall be designed in accordance with the
City of Santa Rosa's Recycled Water Users Guide, the City of Santa Rosa and City of
Rohnert Park standards, Title 22 of the California Code of Regulations and the
requirements of the North Coast Regional Water Quality Control Board.
78. All recycled water mains, service laterals, plumbing, valves, pipes, appurtenances,
irrigation parts, vaults and boxes must be purple. Recycled water notification signs
shall be installed as directed by the City Engineer. Recycled water spray, mists and
ponding must not be present in any designated eating area. All drinking fountains
must be positioned or shielded to eliminate any exposure to recycled water sprays or
mists.
79. Recycled water/potable water dual plumbing design and layout, construction -
installation and final inspection review for individual lots or grouping of lots must be
performed by an AWWA certified Cross Connection Specialist and all deficiencies
must be corrected at the applicant's expense. Written reports of the Cross Connection
Specialist's finding must be submitted to and approved by the City.
Dry Utility System Requirements
80. Utility plans within existing or proposed public right-of-way for electric, gas,
telephone, cable and fiber optic (joint trench) shall be submitted to the City Engineer
for review. All above -ground structures shall be specifically approved by the Director
of Development Services.
81. Improvement plans shall show that all utility distribution facilities, including any
existing overhead utilities (of 26,000 volts or less) along the project frontage, shall be
placed underground or removed, except surface -mounted transformers, pedestal
mounted terminal boxes, meter cabinets, fire hydrants and street lights. Appropriate
easements shall be provided to facilitate these installations.
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Prior to the Issuance of Grading Permits and/or Improvement
Agreements
82. Prior to the issuance of the first grading permit, the applicant shall post a cash deposit
of $62,995, as set forth in the Offsite Public Improvement and Fee Credit Agreement
and Termination and Supersession of Deferred Improvement Agreement between the
City of Rohnert Park and the Reserves LLC for Carlson Avenue (referred to as
"Carlson Court") and entered into as of May 21, 2015. Alternatively, the Developer
may provide City with proof of payment to Reserves LLC.
83. No construction activity may commence until the applicant has demonstrated to the
City that it has filed a Notice of Intent to comply with the Terms of General Permit to
Discharge Storm Water Associated with Construction Activity (NOI) with the State
of California Water Resources Control Board.
84. The applicant shall secure an encroachment permit from the City prior to performing
any work within the City right of way or constructing a City facility within a City
easement.
85. The applicant shall secure a letter from Sonoma County Transit Agency indicating the
acceptability of proposed transit stops.
86. If the site will require import or export of dirt, the applicant shall submit in writing
the proposed haul routes for the trucks and equipment. The haul routes must be
approved by the City prior to import/export work commencing.
87. For a grading permit, the applicant shall secure an approval of a grading plan
prepared by a Registered Civil Engineer licensed in the State of California, pay all
required fees and post sufficient surety guaranteeing completion.
88. For Improvement Agreements, the applicant shall secure approval of the
improvement plans prepared by a Registered Civil Engineer licensed in the State of
California and pay all required fees, shall enter into an Improvement Agreement
guaranteeing completion within 24 months and shall post sufficient surety
guaranteeing completion.
89. Prior to the issuance of the improvement agreement that includes the Hinebaugh
Creek outfall pipeline, the applicant shall demonstrate that it has obtained permits
from all applicable regulatory agencies, including but not limited to, Regional Water
Quality Control Board, State Department of Fish and Game, and the US Fish and
Wildlife Service.
Prior to the Issuance of the First Building Permit
90. The Final Parcel Map shall be approved.
91. The applicant shall provide pad certifications for the site on which the building permit
is requested.
92. By payment of its PFFP fees, the project proponent shall fulfill the environmental
mitigation requirement to participate in funding a traffic signal at Redwood
Drive/Business Park Drive intersection.
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93. By payment of its PFFP fees project, the project proponent shall fulfill the
environmental mitigation requirement to participate in funding a right -tum overlap on
the westbound Rohnert Park Expressway approach.
94. The applicant shall provide proof of payment of any impact fees required by the
school district that serves the property.
95. The applicant shall demonstrate adequate fire flows to protect combustible
construction in accordance with the Municipal Code and to the satisfaction of the
City's Fire Marshall
96. The applicant shall have constructed adequate (a minimum of rocked) fire access for
the site.
97. If necessary, the applicant shall provide the city with signed deeds for all on-site and
off-site rights-of-way and easements; or the project proponent shall execute the
standard city contract for real property acquisition and deposit the estimated
acquisitions costs into a city trust account, and the project proponent shall formally
request and the city council approve a resolution of intent to use its powers of
condemnation to acquire the rights-of-way and/or easements.
98. The applicant shall implement the following CALGreen requirements:
a. Review page 4 Residential and Commercial Summary Table and identify the
location of the features listed on page 18 figure 17.
b. For the residential project provide electric vehicle and bicycle parking (A4.106.8
Electric vehicle (EV) charging and A4.106.9 Bicycle parking).
c. For non — Residential projects, provide bicycle parking, designated parking for
fuel efficient vehicle and electric vehicle supply wiring (5.106.4 Bicycle parking,
A5.106.5.1.1 Designated parking for fuel-efficient vehicles, and A5.106.5.3
Electric vehicle supply wiring).
d. Provide addition CalGreen implementation as required by the project MMRP.
During Construction
99. All construction shall conform to the City's most current Manual of Standards,
Details, and Specifications latest edition, all City Ordinances and State Map Act and
the approved plans.
100. The applicant shall complete all water and wastewater improvements, including
pressure and bacterial testing and raising manholes and cleanouts to grade prior to
connection of any improvements to the City water or wastewater systems.
101. If any hazardous waste is encountered during the construction of this project, all
work shall be immediately stopped and the Sonoma County Environmental Health
Department, the Fire Department, the Police Department, and the Development
Services Inspector shall be notified immediately. Work shall not proceed until
clearance has been issued by all of these agencies.
102. Prior to final preparation of the sub -grade and placement of base materials, all
underground utilities shall be installed and service connections stubbed out behind the
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sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be
installed in a manner which will not disturb the street pavement, curb, gutter and
sidewalk, when future service connections or extensions are made.
103. Prior to placing the final lift of asphalt, all public sanitary sewer lines shall be
video inspected at the expense of the contractor/applicant. All video disks shall be
submitted to the City. If any inadequacies are found, they shall be repaired prior to
the placement of the final lift of asphalt.
104. The applicant shall be responsible to provide erosion and pollution control in
accordance with the approved plans and permits.
105. The applicant shall keep adjoining public streets free and clean of project dirt,
mud, materials, and debris during the construction period.
106. If grading is to take place between October 15 and April 15, both temporary and
permanent erosion control measures, conforming to the project erosion control plans
shall be in place before October 1st. Erosion control measures shall be monitored and
maintained continuously throughout the storm season.
107. The following minimum Best Management Practices (BMPs) shall be required
during construction:
a. Construction crews shall be instructed in preventing and minimizing pollution on
the job.
b. Construction entrances/exits shall be stabilized to prevent tracking onto roadway.
c. Exposed slopes shall be protected rom erosion through preventative measures.
d. Use brooms and shovels when possible to maintain a clean site
e. Designate a concrete washout area. Maintain washout area and dispose of
concrete waste on a regular basis.
f. Establish a vehicle storage, maintenance, and refueling area.
g. Protect drain inlets from receiving polluted storm water through the use of filters
such as fabrics, gravel bags or straw wattles.
h. Have necessary materials onsite before the rainy season.
i. Inspect all BMPs before and after each storm event. Maintain BMPs on a regular
basis and replace as necessary, through the entire course of construction.
j. All construction implementation measures as outlined in the MMRP.
108. Where soil or geologic conditions encountered in grading operations are different
from that anticipated in the soil and/or geologic investigation report, or where such
conditions warrant changes to the recommendations contained in the original soil
investigation, a revised soil or geologic report shall be submitted for approval by the
City Engineer. It shall be accompanied by an engineering and geological opinion as to
the safety of the site from hazards of land slippage, erosion, settlement, and seismic
activity.
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109. The Project shall comply with the City's Municipal Code, including hours of
construction. All construction equipment shall be adequately muffled and properly
tuned in accordance with manufacturer's specifications. All equipment shall be
checked by a certified mechanic and determined to be running in proper condition
prior to operation.
110. Hours of work shall be limited to between 8 a.m. to 6 p.m. Monday through
Friday. Work on Saturday or Sunday will only be permitted with written permission
from the City. Requests for extended hours must be submitted 72 hours in advance.
111. Throughout the construction of the project, dust control shall be maintained to the
satisfaction of the City, including all measures in the MMRP and the contractor shall
be responsible to implement reasonable measure to cure any problems that may
occur. At a minimum the dust control measures will include:
• Cover all trucks hauling construction and demolition debris from the site.
• Water on a continuous as -needed basis all earth surfaces during clearing,
grading, earthmoving, and other site preparation activities.
• Use watering to control dust generation during demolition of structures or
break-up of pavement.
• Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on
all unpaved parking areas and staging areas.
• Sweep daily (with water sweepers) all paved areas and staging areas.
• Provide daily clean-up of mud and dirt carried onto paved streets from the
site.
• Renovation, demolition activities, removal or disturbance of any materials
that contain asbestos, lead paint or other hazardous pollutants will be
conducted in accordance with BAAQMD rules and regulations.
• Properly maintain all construction equipment.
• For construction sites near sensitive receptors (or if residential development
occurs prior to commencement of commercial development):
• Install wheel washers for all existing trucks, or wash off the tires or tracks
of trucks and equipment leaving the site.
• Suspend dust -producing activities during periods when instantaneous gusts
exceed 25 mph when dust control measures are unable to avoid visible dust
plumes.
• Limit the area subject to excavation, grading and other construction or
demolition activity at any one time.
• For sites greater than four acres:
• Apply soil stabilizers to previously graded portions of the site inactive for
more than ten days or cover or seed these areas.
• Water or cover stockpiles of debris, soil, sand, or other materials that can
be blown by the wind.
• Limit traffic speeds on unpaved roads to 15 mph.
• Replant vegetation in disturbed areas as soon as possible.
112. Idling times shall be minimized either by shutting equipment off when not in use
or reducing the maximum idling time to five minutes (as required by the California
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airborne toxics control measure Title 13, Section 2485 of California Code of
Regulations). Clear signage regarding idling restrictions shall be provided for
construction workers at all access points.
113. The prime construction contractor shall post a publicly visible sign with the
telephone number and person to contact at the construction site and at the City of
Rohnert Park regarding dust complaints. The prime construction contractor shall
respond and take corrective action within 48 hours. The Air district's phone number
shall also be visible to ensure compliance with applicable regulations.
114. Construction firms shall be required to post signs of possible health risk during
construction. The developer is responsible for compliance with the BAAQMD rule
regarding cutback and emulsified asphalt paving materials. In addition, the
construction contractors will implement a plan to use newer construction equipment
that meets the NO. emissions standard of 6.9 grams per brake -horsepower hour for
work constructed within 200 feet of residences.
115. The project applicant shall ensure that construction contract specifications include a
requirement that all off-road diesel -powered construction equipment used for project
development with engines greater than 50 horsepower be equipped with a Level 3
Verified Diesel Emissions Control (VDEC).
116. If the existing city streets are damaged during construction, the
contractor/applicant shall be responsible for repair at no cost to the city.
117. If, during construction, the contractor damages any existing facilities on the
neighboring properties (i.e. fences, gates, landscaping, walls, etc.) contractor shall be
responsible to replace all damaged facilities.
Prior to Occupancy
118. All streets and sidewalks shall be paved, all public utilities installed, all signage
relating to traffic control (stop signs, etc.) and all streetlights must be operational.
119. All water system improvements necessary to provide fire flows and pressures
shall be installed an operational
120. All improvements shown in the improvement plans deemed necessary for the
health, safety and welfare of the occupant and general public shall be completed.
121. The applicant shall have entered into the City's standard Master Maintenance
Agreement with the City to address long term maintenance of, among other things,
the stormwater BMPs.
122. The applicant shall have entered into the City's standard Recycled Water
Agreement, designate site supervisor(s) and undertake any other activities necessary.
123. The applicant shall have completed the formation of a community facilities
district or other maintenance and services funding district to discharge the
$800/year/unit obligation for the residential development.
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124. The applicant shall demonstration that it has purchased and retired voluntary
carbon offsets on the Climate Action Reserve (CAR), CAPCOA Greenhouse Gas
Reduction Exchange (GHG Rx), or other verified carbon registry, in order to reduce
the project's emissions to below the Bay Area Air Quality Management District
threshold of significance of 4.6 MT CO2E per service population per year. This shall
include providing the Bay Area Air Quality Management with a certificate of
purchase, verification opinion statement, and proof of offset retirement by the
verification body from which the carbon offsets were purchased.
Prior to Acceptance of Public Improvements
125. All improvements shown on the Improvement Plans shall be completed.
126. All existing curb, gutter and sidewalk to remain shall be inspected by the City.
Any curb, gutter and sidewalk which is not in accord with City standards or is
damaged before or during construction, shall be replaced.
127. The applicant shall provide a written statement signed by his or her engineer
verifying that the grading and/or drainage improvements are completed in accordance
with the plans approved by the Sonoma County Water Agency, the City Engineer,
and the Building Official.
128. A complete set of As -Built or Record, improvement plans on the standard size
sheets shall be certified by the Civil Engineer licensed in the State of California and
returned to the City Engineer's office prior to final acceptance of the public
improvement. These shall show all constructive changes from the original plans
including substantial changes in the size, alignment, grades, etc. during construction.
129. Approved Record Drawings shall be provided to the City geo-referenced in
Autocad DWG and & PDF File formats.
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