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2019/04/23 City Council Resolution 2019-045CITY COUNCIL RESOLUTION NO. 2019-045 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK AUTHORIZING AND APPROVING A REVISED DEVELOPMENT AREA PLAN FOR THE SOUTHEAST SPECIFIC PLAN PROJECT LOCATED SOUTH OF THE CANON MANOR SPECIFIC PLAN AREA, WEST OF PETALUMA HILL ROAD, EAST OF BODWAY PARKWAY AND NORTH OF VALLEY HOUSE DRIVE (VARIOUS APNS) WHEREAS, the applicant, Penn Grove Mountain LLC filed Planning Applications proposing amendments to the General Plan (PLGP18-0003), an amended Specific Plan (PLSP18- 0001), a revised Development Area Plan (PLDP18-0005), an amendment to the Development Agreement (PLDA18-0006) and modifications to conditions of approval for Tentative Map (PLSD18-0002), for the Southeast Specific Plan ("SESP") located south of the Canon Manor Specific Plan Area, west of Petaluma Hill Road, east of Bodway Parkway and north of Valley House Drive (various APNS), in accordance with the City of Rohnert Park Municipal Code ("RPMC"); and WHEREAS, in conjunction with Application No. PLDP18-0005, the applicant seeks approval of an amended development area plan for the entire Project site, as provided in the proposed Development Area Plan — Southeast Area attached to and incorporated in this Resolution as Exhibit l; and WHEREAS, the purpose of the proposed revised plan is to allow for: (1) elimination of an on—site water tank and pump station, because a more efficient water supply strategy has been developed for which the Developer will pay water capacity charges; (2) the addition of two single-family residential lots, on the former water tank site; and (3) revisions to the Project phasing; and WHEREAS, the City Council of the City of Rohnert Park has certified the Final EIR prepared for the SESP and the proposed amendments are consistent with the Final EIR; and WHEREAS, pursuant to California State Law and the RPMC, public hearing notices were mailed to all property owners within an area encompassing 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 March 14, 2019, the Planning Commission held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the proposal and the Planning Commission recommended that the City Council approve the amendments to the Development Area Plan; and WHEREAS, on April 23, 2019, the City Council held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the proposal; and 2019-045 WHEREAS, the City Council has reviewed and considered the information contained in Planning Application No. PLDP18-0005 for the proposed amended Development Area Plan. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rohnert Park makes the following findings, determinations and recommendations with respect to the proposed Development Area Plan: Section 1. The above recitations are true and correct. Section 2. Environmental Review: A. On December 10, 2010, the City of Rohnert Park certified the Final EIR for the Southeast Specific Plan Project, including adoption of associated CEQA Findings, Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program, as described in City Council Resolution No. 2010-134. The proposed revised DAP will not result in additional environmental effects not previously evaluated in the EIR and are consistent with the analysis in the 2010 EIR. No additional environmental review is necessary. B. Further, CEQA Guidelines section 15162 provides that "no subsequent EIR shall be prepared" for a project unless the lead agency determines that (1) "substantial changes are proposed in the project which will require major revisions of the previous EIR"; or (2) "substantial changes occur with respect to the circumstances under which the project is undertaken"; or (3) "new information of substantial importance ... shows" one or more significant effects not discussed in the original EIR, greater severity to previously -identified substantial effects, or newly -found feasible mitigation measures that would substantially reduce significant effects. The proposed revisions (addition of two lots, revised phasing, removal of the water tank and alternate water service) are minor and will not result in any changes to the proposed project not previously analyzed in the 2010 EIR and no new information of substantial importance shows any significant effects or newly found feasible mitigation measures that would substantially reduce significant effects. Section 3. Findings Regarding: Development Area Plan — Southeast Area. The City Council makes the following findings concerning the revised Development Area Plan — Southeast Area Plan proposed by Planning Application No. PLDP18-0005 pursuant to Rohnert Park Municipal Code section 17.06.400(E): 1. The proposed development conforms to the specific plan. Criteria Satisfied. The revised Development Area Plan conforms to the specific plan and provides details on the project including residential floor plans and elevations by housing type, landscaping pedestrian walkways, infrastructure summaries, streetscape and park details. The proposed revised plan is consistent with the specific plan because it conforms to the requirements in the specific plan related to density, housing type and location and public improvements. 2. Public infrastructure and services can be provided concurrently with the development. 2019-045 Criteria Satisfied. Each phase of the project is designed to have adequate infrastructure, integrated with existing City roadways, streets, bicycle paths, and walkways. All streets and thoroughfares will meet the standards of the City. The proposed development has been designed to provide satisfactory vehicular circulation and public improvements, such as utilities and drainage facilities have been designed and are conditioned to be constructed in conformance with City standards. The infrastructure necessary to serve the first phase of the development, including the two proposed new lots, is already in place. The modifications to the water service strategy are consistent with the City's long-term water supply plans and its recently adopted water capacity charge program. Section 4. The City Council hereby approves the amended Development Area Plan — Southeast Area in the form provided at Exhibit 1, which shall amend and replace the prior Development Area Plan in its entirety, subject to the recommended conditions of approval as provided in Exhibit 2. DULY AND REGULARLY ADOPTED this 23`d day of April, 2019. ATTEST: Aoe M. Buergler, City Cl k Attachments: Exhibit 1 and Exhibit 2 CITY OF ROHNERT PARK 4 Gin o e, ayor ADAMS: MACKENZIE: STAFFORD: CALLINAN: BELFORTE: i {- AYES: NOES: O ABSENT: ABSTAIN: ( 5t- 2019-045 2019-045 Development Area Plan - Southeast Area City of Rohnert Park Amended June 2016 Resolution No. 2014-167 Proposed Revisions January 2019 Applicant: Penn Grove Mountain, LLC Contact: Ben vanZutphen 100B Street Santa Rosa, CA 95404 P.O. Box 2357 Healdsburg, CA 95448 Phone: (707) 484-5944 Prepared by: William Hezmalhalch Architects (WHA) Contact: Robert Lee 5000 Executive Parkway, Suite 375 San Ramon, CA 94583 Phone: (925) 463-1700 Fax: (925) 463-1725 Design Team APPLICANT: Applicant: Redwood Equities LLC Contact: Ben vanZutphen 100B Street Santa Rosa, CA 95404 P.O. Box 2357 Healdsburg, CA 95448 Phone: (707) 484-5944 LANDSCAPE ARCHITECT: Landesign Group 3344 Gravenstein Highway No. Sebastopol, CA 95472 Phone: (707) 829-2580 Fax: (707) 829-3417 ARCHITECTS: William Hezmalhalch Architects 5000 Executive Parkway, Suite 375 San Ramon, CA 94583 Phone: (925) 463-1700 Fax: (925) 463-1725 CIVIL ENGINEER: Civil Design Consultants 2200 Range Avenue, Suite 204 Santa Rosa, CA 95403 Phone: (707) 542-4820 Fax: (707) 542-4535 UPDATED REVISED JANUARY 2019 Table of Contents Summary ......................................................................................................................................... 2 Land Use ......................................................................................................................................... 3 Affordable Housing Plan .................................................................................................................. 4 Streets ............................................................................................................................................. 6 Pedestrian Ways and Bike Ways ....................................................................................................... 7 Preliminary Infrastructure - Water ................................................................................................... 8 Preliminary Infrastructure - Sewer ................................................................................................... 9 Preliminary Infrastructure - Storm Drain ........................................................................................ 10 Rural Estate: Preliminary Elevations ............................................................................................... 11 Rural Estate: Typical Plot Plan & Preliminary Floor Plans - First Floor ............................................ 12 Rural Estate: Preliminary Floor Plans - Second Floor...................................................................... 13 Low Density: Preliminary Elevations .............................................................................................. 14 Low Density: Typical Plot Plan & Preliminary Floor Plans - First Floor ............................................ 15 Low Density: Preliminary Floor Plans - Second Floor ..................................................................... 16 SE Medium Density - Conventional: Preliminary Elevations ........................................................... 17 SE Medium Density - Conventional: Typical Plot Plan & Preliminary Floor Plans - First Floor .......... 18 SE Medium Density - Conventional: Preliminary Floor Plans - Second Floor .................................. 19 SE Medium Density - Conventional Duet: Preliminary Elevations ................................................... 20 SE Medium Density - Conventional Duet: Preliminary Floor Plans ................................................. 21 SE Medium Density - Motorcourt: Preliminary Elevations .............................................................. 22 SE Medium Density - Motorcourt: Typical Plot Plan & Preliminary Floor Plans - First Floor ............ 23 SE Medium Density - Motorcourt: Preliminary Floor Plans - Second Floor ..................................... 24 SE Medium Density - Motorcourt: Typical Plot Plan & Preliminary Floor Plans - First Floor ............ 25 SE Medium Density - Motorcourt: Preliminary Floor Plans - Second Floor ...................................... 26 Mixed-Use Site - Conceptual Site Plan with Parking & Loading ........................................................ 27 Apartments: Preliminary Elevations ............................................................................................... 28 Apartments: Preliminary Floor Plans - First Floor .......................................................................... 29 Apartments: Preliminary Floor Plans - Second Floor ...................................................................... 30 Townhomes - 5-Plex: Preliminary Elevations .................................................................................. 31 Townhomes - 5-Plex: Preliminary Floor Plans - First Floor ............................................................. 32 Townhomes - 5-Plex: Preliminary Floor Plans - Second Floor ......................................................... 33 Townhomes - 6-Plex: Preliminary Elevations .................................................................................. 34 Townhomes - 6-Plex: Preliminary Floor Plans - First Floor ............................................................. 35 Townhomes - 6-Plex: Preliminary Floor Plans - Second Floor ......................................................... 36 Retail: Preliminary Elevations ........................................................................................................ 37 Retail: Preliminary Floor Plans ....................................................................................................... 38 Trash Enclosure ............................................................................................................................. 39 Illustrative Landscape Plan ............................................................................................................ 40 Mixed-Use Site - Illustrative Landscape Plan .................................................................................. 41 Community Monumentation - Petaluma Hill Road Streetscape & Elevation ................................... 42 Estate Lot View Corridors .............................................................................................................. 43 Perimeter Streetscape Details - Valley House Road ........................................................................ 44 Perimeter Streetscape Details - Valley House Road ........................................................................ 45 Perimeter Streetscape Details - Bodway Parkway .......................................................................... 46 Perimeter Streetscape Sections ..................................................................................................... 47 Conceptual Lighting Details ........................................................................................................... 48 Representative Imagery: Perimeter Streetscapes ........................................................................... 49 Neighborhood Park - Site Plan ....................................................................................................... 50 Neighborhood Park - Detention Pond Sections .............................................................................. 51 Neighborhood Park - Playground ................................................................................................... 52 Neighborhood Park - Dog Park ....................................................................................................... 53 REVISED JANUARY 2019 Summary UPDATED REVISED JANUARY 2019 Development Area Plan - Southeast Area2 Land Use Specific Plan Development Standards Proposed Approx. Gross Ac.1 Units Maximum Density (Du/Ac) Non- Residential Bldg Area (1,000 s.f.) Parking Required Approx. Gross Ac.1 Units Density (Du/Ac) Non- Residential Bldg Area (1,000 s.f.) Parking Provided Rural Estate Residential 16.0 29 2.0 n.a.2 per unit 15.95 29 1.8 n.a.2 garage space per unit Low Density Residential 21.0 128 6.0 n.a.2 per unit 21.05 128 6.0 n.a.2 garage space per unit SE Medium Density Residential 27.3 27.6 237 239 12.0 n.a.2 per unit 27.27 27.53 Conventional: 110 112 Motorcourt: 99 Duet: 28 Total: 237 239 8.7 n.a. 2 garage space per unit 2 garage space per unit 1 covered, 1 uncovered space per unit Mixed Use Development 7.0 81 24.0 10,000 Per Rohnert Park Zoning Code - Single-Family Attached (Townhomes): 2 spaces per unit, one of which must be covered, plus 1 space per 4 units for guest parking (102 Required) Multi Family (Apartments) • 1 space per studio or 1 bedroom unit; • 2 spaces per 2 bedroom unit; • 2.5 spaces per 3 bedroom unit; and • 1 guest parking space for every 4 units (Total of 66 Required) General Retail: 1 space per 300 square feet of gross floor area (34 Required) Retail Loading: 7,501 to 40,000 sq.ft, 1 berth required Townhomes = 3.05 Apartments = 1.75 Retail = 1.52 Net Total = 6.32 (6.96 gross) Townhomes 2 Bedroom: 21 3 Bedroom: 24 Subtotal: 45 Apartments 1 Bedroom: 18 2 Bedroom: 12 3 Bedroom 6 Subtotal 36 Total: 81 Townhomes = 14.75 Apartments. = 20.50 10,340 Townhomes Garage: 90 Guest: 16 Subtotal: 106 Apartments Garage: 36 Guest: 30 3 Bedroom 6 Subtotal 66 Retail: Standard (9’x18’): 45 Accessible (9’x18’): 2 Subtotal: 47 Retail Loading 15’x30’: 1 Public Facility 0.3 n.a.n.a.n.a.n.a.0.26 n.a.n.a.n.a.n.a. Parks 7.92 n.a. n.a. n.a.n.a.7.982 n.a.n.a.n.a.n.a. Total 79.5 475 477 n.a. n.a.n.a.79.47 475 477 n.a.n.a.n.a. (1) Gross Acreage includes all rights-of-way located within the project boundary, measured to the center line of the street (2) Includes a 5.0 net acre park and a 2.1 net acre basin (7.1 net acres total) Land Use UPDATED UPDATEDREVISED JANUARY 2019 Development Area Plan - Southeast Area3 Land Use Approx. Gross Ac.Total Units Density Rural Estate Residential 15.95 29 1.8 Low Density Residential 21.31 128 6.0 SE Medium Density Residential 27.27 27.53 237 239 8.7 Mixed Use Development 6.96 81 n.a. Parks 7.98 (5.0 Net)0 n.a. Total 79.47 475 477 5.9 6.0 LEGEND Affordable Housing Plan UPDATED p O O p14 DUET (28 UNITS) • If For Rent: 50% very low-income + 50% low-income • If For Sale: 50% low-income + 50% moderate income 8 TOWNHOMES • If For Rent: 50% very low-income + 50% low-income • If For Sale: 50% low-income + 50% moderate income 36 APARTMENTS • 50% very low-income + 50% low-income TOTAL 14 Duet (28 Units) 8 Townhomes 38 Apartments = 72 Affordable Homes REVISED JANUARY 2019 Development Area Plan - Southeast Area4 UPDATED In the event that the required 72 units are constructed on site, these units will be distributed throughout the SESPA. The 72 units include a 36-unit apartment complex, 14 duets (28 units), and 8 townhomes. The City’s affordable requirement states that fifty percent (50%) of the rental apartment units shall be rented to very-low income households and fifty percent (50%) shall be rented to low income households. Since an affordable housing provider typically manages low income rental units, the 36 low income units need to be located near one another to ensure efficient management of the property; therefore, these units have been located within the mixed use parcel. The timing of their construction will be determined by the development agreement and the agreement with the affordable housing provider. The remaining 36 units have been distributed throughout the SE Medium Density and mixed use townhouse land use designation. These units will be duets that look similar to the adjacent market rate units. The construction phasing of these units will occur at the same time as the adjacent market rate units. If operated as rental housing, fifty percent (50%) of the duets and townhomes will be rented to very-low income households. The remaining fifty percent (50%) will be rented to low-income households. If sold as owner-occupied housing, fifty percent (50%) of the duets and townhomes will be sold to low income households. The remaining fifty percent (50%) will be sold to moderate income households. REVISED JANUARY 2019 Development Area Plan - Southeast Area5 Streets UPDATED REVISED JANUARY 2019 Development Area Plan - Southeast Area6 Pedestrian Ways and Bike Ways Multi-Use Trail (Class I bike lane) Sidewalk (Both Sides of Street) Sidewalk (One Side of Street) Park Trails Internal Trails Class II Bike Lane Enhanced Pedestrian Crossing UPDATED REVISED JANUARY 2019 Development Area Plan - Southeast Area7 Preliminary Infrastructure - Water UPDATED REVISED JANUARY 2019 Development Area Plan - Southeast Area8 Preliminary Infrastructure - Sewer REVISED JANUARY 2019 Development Area Plan - Southeast Area9 Preliminary Infrastructure - Storm Drain UPDATED REVISED JANUARY 2019 Development Area Plan - Southeast Area10 Minimum Lot Size: 17,000 SF Minimum Lot Width: 90’ Minimum Lot Depth: 100’ Maximum Lot Coverage: 30% Minimum Setbacks: Front: 20’ to Porch; 20’ to Primary Building; 20’ to Garage Rear: 25’ to Primary Building; 5’ to Detached Garage Side: 10’ Interior; 20’ Corner Preliminary Elevations Rural Estate Plan 2 - Spanish Colonial Plan 4 - Italianate Plan 1 - Italianate Plan 3 - Cottage 11 The Spanish Colonial Style is an adaptation of Mission Revival enriched with additional Latin American details and elements. The homes are mostly asymmetrical 1 and 2 storied massing with one strong element. Roofs are finished with ‘S’ shape concrete tile over 4:12 hip or gabled roof forms. The walls are finished with a light to medium texture stucco, and are accented with the occasional use of decorative brick or ceramic tile. The windows are vertical multi- paned and trimmed with simple cementitious material (wood like) or stucco head and sill trim. Featured windows may occur in a recessed wall plane. Exterior accents may include cylindrical towers, porches, balconies, arched openings, and cementitious material (wood-like), stucco or wrought iron details. The Spanish Colonial color palettes demonstrated in the street scenes were selected to reflect the architectural theme of the style in early 1900’s. These colors will include a color range in off-whites or beige tones to light tans for the primary wall colors. The trim color is made up of lighter wood tones and darker colors, simulating the look of stain. Accent colors are deep jewel tones as well as rich earth tones. Roof colors are a subtle blend of terra-cotta shades. The Italianate Home’s sophisticated façade and graceful details, especially the decorative brackets, make it easily recognizable. Roofs are ‘S’ shape concrete tile covering low pitch, usually at 4:12, hipped planes providing a continuous eave line. Walls of lightly textured stucco provide a vernacular that is enriched with selective use of cut stone as an entire surface material or as entry and corner accent. Vertical multi-paned windows are trimmed at the head and sill and occasionally at the jamb and may have arched or curved window tops. Exterior accents may include a pronounced entry with door surrounds of cementitious material (wood-like), stucco or simulated stone, pot shelves, balconies of decorative wrought iron, and shutters. The Italianate color palettes demonstrated in the street scenes were selected to reflect the architectural theme of their origin. These colors will include rich, saturated hues of yellow, tan, and salmon for the primary wall colors. The trim color is deeply tinted whites or lighter wood tones and sometimes will include a darker secondary trim color. Accents are emphasized with the use of bolder jewel tones as well as rich earth tones. Roof colors are a complex blend of terra-cottas, browns, tans, and warm reds. Cottage is a picturesque style that reflects the rural setting of the area. The primary wall material is medium textured stucco, typically accented with stone or brick with a rusticated appearance or a mix of cementitious (wood like) horizontal, board & batten siding and stucco. The main roof is hipped and may have intersecting gables. Premium grade composition shingles or flat concrete tiles cover varied roof pitches from 4:12 to 8:12. Vertical multi-paned windows are trimmed at the jamb head and sill. Exterior accents may include porches, balconies of wood or wrought iron, shutters, pot shelves and window bays. The Cottage color palettes demonstrated in the street scenes were selected to reflect the architectural theme of earlier examples. These colors will include soft, mid-value hues of beige, tan, yellow, gray, and green for the primary wall colors. The trim color is usually soft tinted whites that are in subtle contrast to the body color. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are shades of gray, blue, green, and brown. Spanish Colonial Italianate Cottage REVISED JANUARY 2019 Development Area Plan - Southeast Area11 Plan 2 +/- 3153 Sq.Ft. 4 Bdrm/3Ba/Den 3 Car Garage Options: Den/Music Room Plan 4 4015 - 4284 Sq.Ft. 3-5 Bdrm/4.5-5.5 Ba/Studio 3 Car Garage Options: Casita/4 Car Garage/Media Room/Extended Family/Loft Plan 1 2521 - 2738 Sq.Ft. 5 Bdrm/2.5-3.5 Ba/Den 2 Car Garage Options: Den/Guest Suite/3- Car Garage Plan 3 3553-3794 Sq.Ft. 6 Bdrm/4-5 Ba/Teen Room/Office 4 Car Garage Options: Guest Suite/Optional Rural Estate Typical Plot Plan & Preliminary Floor Plans - First Floor REVISED JANUARY 2019 Development Area Plan - Southeast Area12 Plan 4 Plan 3 Rural Estate Preliminary Floor Plans - Second Floor REVISED JANUARY 2019 Development Area Plan - Southeast Area13 Minimum Lot Size: 5,000 SF Minimum Lot Width: 50’ Minimum Lot Depth: 90’ Maximum Lot Coverage: 50% Minimum Private Yard: 750 SF Minimum Setbacks: Front: 10’ to Porch; 15’ to Primary Building; 20’ to Garage Rear: 15’ to Primary Building; 5’ to Garage Side: 5’ Interior; 10’ Corner Plan 1X - CraftsmanPlan 3 - Cottage Plan 2 - TraditionalPlan 1 - Farmhouse Low Density The Craftsman Style is characterized by the rustic texture of the building materials, broad overhangs, and exposed rafter tails at the eaves. The homes are often characterized by 2-story massing with a significant single story element nestled against the main body of the structure. Roofs are finished with premium grade composition shingles or flat concrete tile cover low pitches of 3:12 to 5:12, often with cross gabled forms. The walls are predominately finished with cementitious (wood like) siding or stucco with a medium texture as a primary or secondary material. The walls are accented with the occasional use of a masonry wainscot in either textural rubble like stone or brick of a rustic handmade look. The windows have a vertical proportion with mullions in the upper half and trimmed with simple or shaped trim surrounds. Exterior accents include porches, stout columns, pot shelves, ridge beams and purlins with knee braces, and gable end articulation. The Craftsman color palettes demonstrated in the street scenes were selected to reflect a modern interpretation of historic themes. These colors will include earth tones ranging from warm greens and light browns to tans and ochre yellows for the primary wall colors. The trim is a complimentary color to the wall color selected from the same earth tone range. Accent colors typically used on the entry door and railings are rich, light earthy shades of green, red, and brown. Roof colors are shades of warm green and brown. Preliminary Elevations Traditional Cottage is a picturesque style that reflects the rural setting of the area. The primary wall material is medium textured stucco, typically accented with stone or brick with a rusticated appearance or a mix of cementitious (wood like) horizontal, board & batten siding and stucco. The main roof is hipped and may have intersecting gables. Premium grade composition shingles or flat concrete tiles cover varied roof pitches from 4:12 to 8:12. Vertical multi-paned windows are trimmed at the jamb head and sill. Exterior accents may include porches, balconies of wood or wrought iron, shutters, pot shelves and window bays. The Cottage color palettes demonstrated in the street scenes were selected to reflect the architectural theme of earlier examples. These colors will include soft, mid-value hues of beige, tan, yellow, gray, and green for the primary wall colors. The trim color is usually soft tinted whites that are in subtle contrast to the body color. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are shades of gray, blue, green, and brown. Cottage Craftsman The Traditional style has evolved with respect to American culture and traditions primarily rooted in the East Coast and Midwest. The main roof may have simple cornice trim at the gable ends. Premium composition shingles or flat concrete roof tiles, cover roof pitches from 4:12 to 12:12. Walls are primarily covered with board and batten or horizontal siding. Vertical multi-paned windows with true divided lites or inserts are trimmed with cementitious material (wood-like) at the 4 jambs head and sill. The trim may be multi-layered. Exterior accents include white-painted columns, shuttered windows, wood porches and balconies, decorative broken pediment trim, pot shelves and painted cementitious material (wood-like) or composite vents at the gable ends. The Traditional color palette demonstrated in the street scenes were selected to reflect historic architectural themes. Colors are primarily whites, off-whites, light colors, and some dark. The trim colors are whites or light or dark colors to contrast with the primary field color of the house. Accents include white, light, or dark colors on the shutters, entry door, and other features to contrast or harmonize with the house color. Roof colors are shades of warm gray and brown. The Farmhouse style has evolved with respect to rural American culture and traditions, primarily found in the Mid-West. The main roof may be gabled or hipped with simple cornice trim at the gable ends. Decorative brackets may be found at the gables ends as well. Premium grade composition or flat concrete roof tiles cover roof pitches from 4:12 to 12:12. Walls are primarily covered with horizontal siding or board and batten. Vertical multi-paned windows with divided lites or inserts are trimmed at the jamb head and sill. The trim may be muti- layered at feature windows. Exterior accents include white-painted columns, shuttered windows, wood porches and balconies, decorative broken pediment trim, pot shelves and painted cementitious material (wood-like) vents at the gable end. The Farmhouse color palette demonstrated in the street scenes were selected to reflect historic architectural themes. Colors are primarily whites, off-whites, light colors, and some dark. The trim colors are whites or light or dark colors to contrast with the primary field color of the house. Accents include white, light, or dark colors on the shutters, entry door, and other features to contrast or harmonize with the house color. Roof colors are shades of warm gray and brown. Farmhouse REVISED JANUARY 2019 Development Area Plan - Southeast Area14 Plan 1 +/- 1888 Sq.Ft. 2 Bdrm/2.5 Ba/Den 2 Car Garage Plan 1X +/- 2308 Sq.Ft. 2 Bdrm/2.5 Ba/Den/Bonus 2 Car Garage Plan 2 +/- 2549 Sq.Ft. 3 Bdrm/2.5 Ba/Den/Opt. Suite 2 Car Garage Opt. California Room +/- 162 Sq.Ft. Plan 3 +/- 2855 Sq.Ft. 4 Bdrm/Loft/3.5 Ba 2 Car Garage Opt. California Room +/- 135 Sq.Ft. Low Density Typical Plot Plan & Preliminary Floor Plans - First Floor OPT. CA ROOM OPT. CA ROOM Amended June 2016REVISED JANUARY 2019 Development Area Plan - Southeast Area15 Plan 1 Plan 1XPlan 2Plan 3 Low Density Preliminary Floor Plans - Second Floor REVISED JANUARY 2019 Development Area Plan - Southeast Area16 Minimum Lot Size: 3,000 SF Minimum Lot Width: 35’ Minimum Lot Depth: 80’ Maximum Lot Coverage: 50% Minimum Private Yard: 400 SF Minimum Setbacks: Front: 5’ to Porch; 10’ to Primary Building; 20’ to Garage Rear: 10’ to Primary Building; 5’ to Garage Side: 4’ Interior; 10’ Corner Plan 1 - TraditionalPlan 2 - Craftsman Plan 3 - CottagePlan 3 - FarmhousePlan 2 - Traditional SE Medium Density - Conventional Cottage is a picturesque style that reflects the rural setting of the area. The primary wall material is medium textured stucco, typically accented with stone or brick with a rusticated appearance or a mix of cementitious (wood like) horizontal, board & batten siding and stucco. The main roof is hipped and may have intersecting gables. Premium grade composition shingles or flat concrete tiles cover varied roof pitches from 4:12 to 8:12. Vertical multi-paned windows are trimmed at the jamb head and sill. Exterior accents may include porches, balconies of wood or wrought iron, shutters, pot shelves and window bays. The Cottage color palettes demonstrated in the street scenes were selected to reflect the architectural theme of earlier examples. These colors will include soft, mid-value hues of beige, tan, yellow, gray, and green for the primary wall colors. The trim color is usually soft tinted whites that are in subtle contrast to the body color. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are shades of gray, blue, green, and brown. Cottage The Craftsman Style is characterized by the rustic texture of the building materials, broad overhangs, and exposed rafter tails at the eaves. The homes are often characterized by 2-story massing with a significant single story element nestled against the main body of the structure. Roofs are finished with premium grade composition shingles or flat concrete tile cover low pitches of 3:12 to 5:12, often with cross gabled forms. The walls are predominately finished with cementitious (wood like) siding or stucco with a medium texture as a primary or secondary material. The walls are accented with the occasional use of a masonry wainscot in either textural rubble like stone or brick of a rustic handmade look. The windows have a vertical proportion with mullions in the upper half and trimmed with simple or shaped trim surrounds. Exterior accents include porches, stout columns, pot shelves, ridge beams and purlins with knee braces, and gable end articulation. The Craftsman color palettes demonstrated in the street scenes were selected to reflect a modern interpretation of historic themes. These colors will include earth tones ranging from warm greens and light browns to tans and ochre yellows for the primary wall colors. The trim is a complimentary color to the wall color selected from the same earth tone range. Accent colors typically used on the entry door and railings are rich, light earthy shades of green, red, and brown. Roof colors are shades of warm green and brown. Craftsman Preliminary Elevations Traditional The Traditional style has evolved with respect to American culture and traditions primarily rooted in the East Coast and Midwest. The main roof may have simple cornice trim at the gable ends. Premium composition shingles or flat concrete roof tiles, cover roof pitches from 4:12 to 12:12. Walls are primarily covered with board and batten or horizontal siding. Vertical multi-paned windows with true divided lites or inserts are trimmed with cementitious material (wood-like) at the 4 jambs head and sill. The trim may be multi-layered. Exterior accents include white-painted columns, shuttered windows, wood porches and balconies, decorative broken pediment trim, pot shelves and painted cementitious material (wood-like) or composite vents at the gable ends. The Traditional color palette demonstrated in the street scenes were selected to reflect historic architectural themes. Colors are primarily whites, off-whites, light colors, and some dark. The trim colors are whites or light or dark colors to contrast with the primary field color of the house. Accents include white, light, or dark colors on the shutters, entry door, and other features to contrast or harmonize with the house color. Roof colors are shades of warm gray and brown. The Farmhouse style has evolved with respect to rural American culture and traditions, primarily found in the Mid-West. The main roof may be gabled or hipped with simple cornice trim at the gable ends. Decorative brackets may be found at the gables ends as well. Premium grade composition or flat concrete roof tiles cover roof pitches from 4:12 to 12:12. Walls are primarily covered with horizontal siding or board and batten. Vertical multi-paned windows with divided lites or inserts are trimmed at the jamb head and sill. The trim may be muti-layered at feature windows. Exterior accents include white-painted columns, shuttered windows, wood porches and balconies, decorative broken pediment trim, pot shelves and painted cementitious material (wood- like) vents at the gable end. The Farmhouse color palette demonstrated in the street scenes were selected to reflect historic architectural themes. Colors are primarily whites, off-whites, light colors, and some dark. The trim colors are whites or light or dark colors to contrast with the primary field color of the house. Accents include white, light, or dark colors on the shutters, entry door, and other features to contrast or harmonize with the house color. Roof colors are shades of warm gray and brown. Special Condition: Two SE Mledium Density lots located at the northwest corner of the Specific Plan will be developed using a one-story home from the Low Density -Plan 1. Farmhouse Amended June 2016 REVISED JANUARY 2019 Development Area Plan - Southeast Area17 Plan 1 +/- 2103-2111 Sq.Ft. 3 Bdrm/Loft(Opt.Bdrm 4)/2.5 Ba 2 Car Garage Plan 2 +/- 2238 Sq.Ft. 4 Bdrm/Opt. Den/3 Ba 2 Car Garage Plan 3 +/- 2480-2495 Sq.Ft. 4 Bdrm/Loft/Den (Opt. Bdrm 5 )/2.5 Ba(Opt.Ba 3) 2 Car Garage TYP.SE Medium Density - Conventional Typical Plot Plan & Preliminary Floor Plans - First Floor 80’ Min.Amended June 2016REVISED JANUARY 2019 Development Area Plan - Southeast Area18 Plan 1 Plan 2 Plan 3 SE Medium Density - Conventional Preliminary Floor Plans - Second Floor REVISED JANUARY 2019 Development Area Plan - Southeast Area19 Minimum Lot Size: 1,800 SF Minimum Lot Width: 29’ Minimum Lot Depth: 60’ Maximum Lot Coverage: 70% Minimum Private Yard: 250 SF Minimum Setbacks: Front: 5’ to Porch; 8’ to Primary Building; 18’ to Garage Side: 0/8’ Aggregate SE Medium Density - Conventional Duet Preliminary Elevations The Craftsman Style is characterized by the rustic texture of the building materials, broad overhangs, and exposed rafter tails at the eaves. The homes are often characterized by 2-story massing with a significant single story element nestled against the main body of the structure. Roofs are finished with premium grade composition shingles or flat concrete tile cover low pitches of 3:12 to 5:12, often with cross gabled forms. The walls are predominately finished with cementitious (wood like) siding or stucco with a medium texture as a primary or secondary material. The walls are accented with the occasional use of a masonry wainscot in either textural rubble like stone or brick of a rustic handmade look. The windows have a vertical proportion with mullions in the upper half and trimmed with simple or shaped trim surrounds. Exterior accents include porches, stout columns, pot shelves, ridge beams and purlins with knee braces, and gable end articulation. The Craftsman color palettes demonstrated in the street scenes were selected to reflect a modern interpretation of historic themes. These colors will include earth tones ranging from warm greens and light browns to tans and ochre yellows for the primary wall colors. The trim is a complimentary color to the wall color selected from the same earth tone range. Accent colors typically used on the entry door and railings are rich, light earthy shades of green, red, and brown. Roof colors are shades of warm green and brown. Craftsman Amended June 2016 Cottage is a picturesque style that reflects the rural setting of the area. The primary wall material is medium textured stucco, typically accented with stone or brick with a rusticated appearance or a mix of cementitious (wood like) horizontal, board & batten siding and stucco. The main roof is hipped and may have intersecting gables. Premium grade composition shingles or flat concrete tiles cover varied roof pitches from 4:12 to 8:12. Vertical multi-paned windows are trimmed at the jamb head and sill. Exterior accents may include porches, balconies of wood or wrought iron, shutters, pot shelves and window bays. The Cottage color palettes demonstrated in the street scenes were selected to reflect the architectural theme of earlier examples. These colors will include soft, mid-value hues of beige, tan, yellow, gray, and green for the primary wall colors. The trim color is usually soft tinted whites that are in subtle contrast to the body color. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are shades of gray, blue, green, and brown. Cottage Right Side - Craftsman Plan 4 Plan 5 Right Side - Cottage Plan 4 Plan 5 Front - Craftsman Plan 4 Front - Cottage Plan 4 REVISED JANUARY 2019 Development Area Plan - Southeast Area20 Plan 4 +/- 1214 Sq.Ft. 2 Bdrm/2.5 Ba 1 Car Garage Plan 5 +/- 1412 Sq.Ft. 3 Bdrm/2.5 Ba 2 Car Garage SE Medium Density - Conventional Duet Conceptual First Floor Plan Plan 5 Plan 4 Conceptual Second Floor Plan Preliminary Floor Plans Amended June 2016REVISED JANUARY 2019 Development Area Plan - Southeast Area21 20’ Private Drive 20’ Private Drive Plan 4 - CraftsmanPlan 3 - Farmhouse Plan 3 - TraditionalPlan 4 - Cottage Farmhouse SE Medium Density - Motorcourt The Craftsman Style is characterized by the rustic texture of the building materials, broad overhangs, and exposed rafter tails at the eaves. The homes are often characterized by 2-story massing with a significant single story element nestled against the main body of the structure. Roofs are finished with premium grade composition shingles or flat concrete tile cover low pitches of 3:12 to 5:12, often with cross gabled forms. The walls are predominately finished with cementitious (wood like) siding or stucco with a medium texture as a primary or secondary material. The walls are accented with the occasional use of a masonry wainscot in either textural rubble like stone or brick of a rustic handmade look. The windows have a vertical proportion with mullions in the upper half and trimmed with simple or shaped trim surrounds. Exterior accents include porches, stout columns, pot shelves, ridge beams and purlins with knee braces, and gable end articulation. The Craftsman color palettes demonstrated in the street scenes were selected to reflect a modern interpretation of historic themes. These colors will include earth tones ranging from warm greens and light browns to tans and ochre yellows for the primary wall colors. The trim is a complimentary color to the wall color selected from the same earth tone range. Accent colors typically used on the entry door and railings are rich, light earthy shades of green, red, and brown. Roof colors are shades of warm green and brown. The Traditional style has evolved with respect to American culture and traditions primarily rooted in the East Coast and Midwest. The main roof may have simple cornice trim at the gable ends. Premium composition shingles or flat concrete roof tiles, cover roof pitches from 4:12 to 12:12. Walls are primarily covered with board and batten or horizontal siding. Vertical multi-paned windows with true divided lites or inserts are trimmed with cementitious material (wood-like) at the 4 jambs head and sill. The trim may be multi-layered. Exterior accents include white-painted columns, shuttered windows, wood porches and balconies, decorative broken pediment trim, pot shelves and painted cementitious material (wood-like) or composite vents at the gable ends. The Traditional color palette demonstrated in the street scenes were selected to reflect historic architectural themes. Colors are primarily whites, off-whites, light colors, and some dark. The trim colors are whites or light or dark colors to contrast with the primary field color of the house. Accents include white, light, or dark colors on the shutters, entry door, and other features to contrast or harmonize with the house color. Roof colors are shades of warm gray and brown. Craftsman Traditional The Coastal Cottage style is characterized by The primary wall material is medium textured stucco, typically accented with stone or brick with a rusticated appearance or a mix of cementitious (wood like) horizontal, board & batten siding and stucco. The main roof is hipped and may have intersecting gables. Premium grade composition shingles or flat concrete tiles cover varied roof pitches from 4:12 to 8:12. Vertical multi-paned windows are trimmed at the jamb head and sill. Exterior accents may include porches, balconies of wood or wrought iron, shutters, pot shelves and window bays. The Cottage color palettes demonstrated in the street scenes were selected to reflect the architectural theme of earlier examples. These colors will include soft, mid-value hues of beige, tan, yellow, gray, and green for the primary wall colors. The trim color is usually soft tinted whites that are in subtle contrast to the body color. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are shades of gray, blue, green, and brown. Cottage Preliminary Elevations The Farmhouse style has evolved with respect to rural American culture and traditions, primarily found in the Mid-West. The main roof may be gabled or hipped with simple cornice trim at the gable ends. Decorative brackets may be found at the gables ends as well. Premium grade composition or flat concrete roof tiles cover roof pitches from 4:12 to 12:12. Walls are primarily covered with horizontal siding or board and batten. Vertical multi-paned windows with divided lites or inserts are trimmed at the jamb head and sill. The trim may be muti- layered at feature windows. Exterior accents include white-painted columns, shuttered windows, wood porches and balconies, decorative broken pediment trim, pot shelves and painted cementitious material (wood-like) vents at the gable end. The Farmhouse color palette demonstrated in the street scenes were selected to reflect historic architectural themes. Colors are primarily whites, off-whites, light colors, and some dark. The trim colors are whites or light or dark colors to contrast with the primary field color of the house. Accents include white, light, or dark colors on the shutters, entry door, and other features to contrast or harmonize with the house color. Roof colors are shades of warm gray and brown. Minimum Lot Size: 3,000 SF Minimum Lot Width: 50’ Minimum Lot Depth: 55’ Maximum Lot Coverage: 60% Minimum Private Yard: 350 SF Minimum Setbacks: Front: 5’ to Porch; 8’ to Primary Building; 20’ to Garage from Public Street and 18’ from Private street Rear: 10’ to Primary Building Side: 4’ Interior; 7’ Corner Amended June 2016REVISED JANUARY 2019 Development Area Plan - Southeast Area22 SE Medium Density - Motorcourt Plan 3 +/- 2100 Sq.Ft. 3 Bdrm/3 Ba/Den(Opt. Bdrm 4) 2 Car Garage Plan 1 +/- 1931 Sq.Ft. 3 Bdrm/2.5 Ba 2 Car Garage Plan 4 +/- 2215 Sq.Ft. 3 Bdrm/3 Ba/Den(Opt. Bdrm 4) 2 Car Garage Public StreetPrivate DrivePlan 2 +/- 1894-1905 Sq.Ft. 4 Bdrm/3 Ba/Den (Opt. Bdrm 4) 2 Car Garage Typical Plot Plan & Preliminary Floor Plans - First Floor Amended June 2016REVISED JANUARY 2019 Development Area Plan - Southeast Area23 SE Medium Density - Motorcourt Preliminary Floor Plans - Second Floor Plan 3 Plan 1 Plan 4 Plan 2 Public StreetPrivate DriveREVISED JANUARY 2019 Development Area Plan - Southeast Area24 SE Medium Density - Motorcourt Typical Plot Plan & Preliminary Floor Plans - First Floor Plan 3 +/- 2100 Sq.Ft. 3 Bdrm/3 Ba/ Den(Opt. Bdrm 4) 2 Car Garage Plan 3 +/- 2100 Sq.Ft. 3 Bdrm/3 Ba/Den(Opt.Bdrm 4) 2 Car Garage Plan 1 +/- 1931 Sq.Ft. 3 Bdrm/2.5 Ba 2 Car Garage Plan 4 +/- 2215 Sq.Ft. 3 Bdrm/3 Ba/ Den(Opt.Bdrm 4) 2 Car Garage Plan 4 +/- 2215 Sq.Ft. 3 Bdrm/3 Ba/Den(Opt.Brdm 4) 2 Car Garage Plan 2 +/- 1894-1905 Sq.Ft. 3 Bdrm/3 Ba/Den(Opt.Bdrm 4) 2 Car Garage Public Street Public Street Private DriveAmended June 2016REVISED JANUARY 2019 Development Area Plan - Southeast Area25 SE Medium Density - Motorcourt Preliminary Floor Plans - Second Floor Plan 3 Plan 3 Plan 1 Plan 4 Plan 4 Plan 2 Public Street Public Street Private DriveREVISED JANUARY 2019 Development Area Plan - Southeast Area26 Trash Enclosure Mixed-Use Site - Conceptual Site Plan with Parking & Loading Retail: Total Site Area: 66,210 SF (1.52 AC) 100% Total Building Footprint: 10,340 SF 18% Total Common Open Space: 27,100 SF 48% Total Paving Area: 19,560 SF 34% Gross Floor Area: 10,340 SF FAR: 0.16 Loading: 1 Space (15’x30’) Parking: 45 Public Spaces 2 Accessible Spaces 47 Total Spaces 1.36 Spaces/300 SF Retail (1 per 300 required) Apartments: Total Site Area: 76,230 SF (1.75 AC) 100% Total Building Footprint: 20,220 SF 23% On-Grade Private Open Space: 900 SF 1% Above-Grade Private Open Space: 1,680 SF Total Common Open Space: 40,880 SF 48% Total Paving Area: 23,740 SF 28% Gross Floor Area: 40,440 SF Dwelling Unit (DU) Count: 36 Total 1 Bedroom: 18 2 Bedroom: 12 3 Bedroom: 6 Density: 20.6 DU/AC FAR: 0.53 Parking: 28 Public Spaces 2 Accessible Spaces 36 Private Garage Spaces 66 Total Spaces (66 required) Townhomes: Total Site Area: 132,780 SF (3.05 AC) 100% Total Building Footprint: 48,100 SF 36% On-Grade Private Open Space: 3,120 SF 2% Total Common Open Space: 48,370 SF 36% Total Paving Area: 33,190 SF 26% Gross Floor Area: 97,537 SF Unit Count: 45 Total 2 Bedroom: 21 3 Bedroom: 24 Density: 14.7 DU/AC FAR: 0.73 Parking: 15 Public Spaces 1 Accessible Space 90 Private Garage Spaces 106 Total Spaces (102 required) Urban Town Square/ Flex Parking Area Resident Entrance Commercial Entry Commercial Entry Trash Enclosure Loading (15’x30’) REVISED JANUARY 2019 Development Area Plan - Southeast Area27 Maximum Lot Coverage: 80% Minimum Private Yard: 50 SF Minimum Setbacks: Front: 10’ to Primary Building Rear: 10’ to Primary Building Side: 10’ to Corner Apartments The Apartments are 2-story buildings composed of stacked flat units with attached 1-car garages. Roofs are finished with flat concrete tile over 4:12 hip roof forms with the occasional cross gable relieving the horizontal movement of the roof. The walls are predominately finished with cementitious (wood like) siding above the second floor line with medium texture stucco below. Porches and decks are highlighted with the use of brick with a rustic handmade look. The windows have a vertical proportion with mullions in the upper half and trimmed with simple 4 inch surrounds. Accents include horizontal bands, shutters, and metal railing. The color palettes for the Apartments demonstrated in the street scenes were selected to reflect an eclectic mix of the colors that are seen in the adjacent neighborhoods. These colors will include earth tones ranging from warm greens and light browns to tans for the primary wall colors. The trim color is deeply tinted whites. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are light shades of warm gray and brown. Preliminary Elevations REVISED JANUARY 2019 Development Area Plan - Southeast Area28 Plan 1 +/- 626 Sq.Ft. 1 Bdrm/1 Ba 1 Car Garage Plan 2 +/- 920 Sq.Ft. 2 Bdrm/2 Ba 1 Car Garage Apartments Plan 1 +/- 626 Sq.Ft. 1 Bdrm/1 Ba 1 Car Garage Plan 2 +/- 920 Sq.Ft. 2 Bdrm/2 Ba 1 Car Garage Preliminary Floor Plans - First Floor REVISED JANUARY 2019 Development Area Plan - Southeast Area29 Apartments Plan 3 +/- 875 Sq.Ft. 2 Bdrm/2 Ba 1 Car Garage Plan 4 +/- 1114 Sq.Ft. 3 Bdrm/2 Ba 1 Car Garage Plan 1 +/- 626 Sq.Ft. 1 Bdrm/1 Ba 1 Car Garage Plan 1 +/- 626 Sq.Ft. 1 Bdrm/1 Ba 1 Car Garage Plan 1 +/- 626 Sq.Ft. 1 Bdrm/1 Ba 1 Car Garage Plan 1 +/- 626 Sq.Ft. 1 Bdrm/1 Ba 1 Car Garage Plan 3 +/- 875 Sq.Ft. 2 Bdrm/2 Ba 1 Car Garage Plan 4 +/- 1114 Sq.Ft. 3 Bdrm/2 Ba 1 Car Garage Preliminary Floor Plans - Second Floor REVISED JANUARY 2019 Development Area Plan - Southeast Area30 Maximum Lot Coverage: 80% Minimum Private Yard: 50 SF Minimum Setbacks: Front: 10’ to Primary Building Rear: 10’ to Primary Building Side: 10’ to Corner Plan 1 Plan 3 Plan 4Plan 3Plan 2 Townhomes - 5-Plex The Townhomes are an assemblage of eclectic row houses influenced by the architectural styles found in the adjoining neighborhoods. The 2-story buildings are composed of individual townhomes with a strong vertical rhythm establishing a scale compatible with the detached homes in the project. Single story elements nestled against the main body of the structure generate horizontal movements that further enhance the homes. Roofs are finished with flat concrete tile over 4:12 gable and hip roof forms. The walls are predominately finished with cementitious (wood like) siding and stucco with a medium texture as a secondary material. The walls are accented with the occasional use of brick with a rustic handmade look. The windows have a vertical proportion with mullions and trimmed with simple 4 inch surrounds. Accents include porches, columns, cornice trim, shutters, and gable end articulation. The color palettes for the Townhomes demonstrated in the street scenes were selected to reflect an eclectic mix of the colors that are seen in the adjacent neighborhoods. These colors will include earth tones ranging from warm greens and light browns to tans and ochre yellows for the primary wall colors. The trim color is deeply tinted whites or lighter wood tones. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are shades of warm gray and brown. Preliminary Elevations REVISED JANUARY 2019 Development Area Plan - Southeast Area31 Plan 1 +/- 1444 Sq.Ft. 2 Bdrm/2.5 Ba/Loft 2 Car Garage Plan 3 +/- 1609 Sq.Ft. 3 Bdrm/2.5 Ba/Loft 2 Car Garage Plan 2 +/- 1513 Sq.Ft. 2 Bdrm/2.5 Ba/Loft 2 Car Garage Townhomes - 5-Plex Plan 4 +/- 1794 Sq.Ft. 3 Bdrm/2.5 Ba/Loft 2 Car Garage Plan 3 +/- 1609 Sq.Ft. 3 Bdrm/2.5 Ba/Loft 2 Car Garage Preliminary Floor Plans - First Floor REVISED JANUARY 2019 Development Area Plan - Southeast Area32 Townhomes - 5-Plex Plan 1 Plan 3Plan 2 Plan 4Plan 3 Preliminary Floor Plans - Second Floor REVISED JANUARY 2019 Development Area Plan - Southeast Area33 Maximum Lot Coverage: 80% Minimum Private Yard: 50 SF Minimum Setbacks: Front: 10’ to Primary Building Rear: 10’ to Primary Building Side: 10’ to Corner Total Public Open Space: 41,460 SF Total Private Open Space: 3,120 SF Parking: 20 Public Spaces 90 Private Garage Spaces Townhomes - 6-Plex Plan 3Plan 2 Plan 1 Plan 3 Plan 4Plan 1 The Townhomes are an assemblage of eclectic row houses influenced by the architectural styles found in the adjoining neighborhoods. The 2-story buildings are composed of individual townhomes with a strong vertical rhythm establishing a scale compatible with the detached homes in the project. Single story elements nestled against the main body of the structure generate horizontal movements that further enhance the homes. Roofs are finished with flat concrete tile over 4:12 gable and hip roof forms. The walls are predominately finished with cementitious (wood like) siding and stucco with a medium texture as a secondary material. The walls are accented with the occasional use of brick with a rustic handmade look. The windows have a vertical proportion with mullions and trimmed with simple 4 inch surrounds. Accents include porches, columns, cornice trim, shutters, and gable end articulation. The color palettes for the Townhomes demonstrated in the street scenes were selected to reflect an eclectic mix of the colors that are seen in the adjacent neighborhoods. These colors will include earth tones ranging from warm greens and light browns to tans and ochre yellows for the primary wall colors. The trim color is deeply tinted whites or lighter wood tones. Accent colors of muted blue, green, and red are used on entry doors, shutters, and other features. Roof colors are shades of warm gray and brown. Preliminary Elevations REVISED JANUARY 2019 Development Area Plan - Southeast Area34 Plan 1 +/- 1444 Sq.Ft. 2 Bdrm/2.5 Ba/Loft 2 Car Garage Plan 3 +/- 1609 Sq.Ft. 3 Bdrm/2.5 Ba/Loft 2 Car Garage Plan 2 +/- 1513 Sq.Ft. 2 Bdrm/2.5 Ba/Loft 2 Car Garage Townhomes - 6-Plex Plan 4 +/- 1794 Sq.Ft. 3 Bdrm/2.5 Ba/Loft 2 Car Garage Plan 3 +/- 1609 Sq.Ft. 3 Bdrm/2.5 Ba/Loft 2 Car Garage Plan 1 +/- 1444 Sq.Ft. 2 Bdrm/2.5 Ba/Loft 2 Car Garage Preliminary Floor Plans - First Floor REVISED JANUARY 2019 Development Area Plan - Southeast Area35 Townhomes - 6-Plex Plan 1 Plan 3Plan 2 Plan 4Plan 3Plan 1 Preliminary Floor Plans - Second Floor REVISED JANUARY 2019 Development Area Plan - Southeast Area36 Retail Front Elevation - View from Bodway Parkway Rear Elevation - View from Parking Area The 1-story retail buildings have an agrarian nature to them and are organized to address street frontage and parking that occur on opposite sides. The majority of the shop doors are located on the parking side of the building with signage and a few doors attracting patrons’ attention from the street. Roofs are finished with standing seam metal over low-pitched planes that respect the residential character of the area. The walls are finished with medium texture stucco and accented with the occasional use of a masonry wainscot in textural rubble like stone. The color palettes for the Retail Shops demonstrated in the street scenes were selected to reflect the mix of the colors that are seen in the adjacent neighborhoods. These colors will include earth tones ranging from warm reds and medium browns to tans and ochre yellows for the primary wall colors. The trim and accent color is a sage green that is applied to fascias, woodwork, and building masses. Roof colors are medium shades of warm gray. Preliminary Elevations REVISED JANUARY 2019 Development Area Plan - Southeast Area37 Retail Preliminary Floor Plans REVISED JANUARY 2019 Development Area Plan - Southeast Area38 Trash Enclosure Conceptual Elevation Trash Recycle Conceptual Plan View REVISED JANUARY 2019 Development Area Plan - Southeast Area39 Illustrative Landscape Plan UPDATED REVISED JANUARY 2019 Development Area Plan - Southeast Area40 Mixed-Use Site - Illustrative Landscape Plan Urban Town Square/ Flex Parking Area Resident Entrance Commercial Entry Commercial Entry Trash Enclosure REVISED JANUARY 2019 Development Area Plan - Southeast Area41 Community Monumentation Corner of Valley House & Petaluma Hill Road Streetscape Petaluma Hill Road - Elevation REVISED JANUARY 2019 Development Area Plan - Southeast Area42 Estate View Corridors Section at Petaluma Hill Road Project - Estate Lots REVISED JANUARY 2019 Development Area Plan - Southeast Area43 Perimeter Streetscape Details - Valley House Road Valley House Road - Elevation at Estate Lots Valley House Road - Streetscape REVISED JANUARY 2019 Development Area Plan - Southeast Area44 Perimeter Streetscape Details - Valley House Road Valley House Road - Elevation at MDA Lots Valley House Road - Streetscape REVISED JANUARY 2019 Development Area Plan - Southeast Area45 Perimeter Streetscape Details - Bodway Parkway UPDATED REVISED JANUARY 2019 Development Area Plan - Southeast Area46 Perimeter Streetscape Sections Section A - Valley House Road Section C - Bodway Parkway Section B - Valley House Road Section D - Bodway Parkway REVISED JANUARY 2019 Development Area Plan - Southeast Area47 Cobra style street light for use only along Bodway Parkway to match existing street lights. Pursuant to City of Rohnert Park Standard Detail 610. LED Era®Bell decorative street light for use along residential streets. Pursuant to City of Rohnert Park Standard Detail. Conceptual Lighting Details SCALE: 1"=20' NORTH SHEET: OF: MARCH 2015 12 L10 8040200 MASTER PLANNING (707) 829 - 2580 FAX 829 - 3417 3344 Gravenstein Hwy. No. Sebastopol, CA 95472 ROHNERT PARK, CALIFORNIA 7279 PETALUMA HILL ROAD SOUTHEAST ROHNERT PARK MIXED USE LIGHTING V A L L E Y H O U S E D R I V EMIXED USE SITE LIGHTING RETAIL APARTMENTS TOWNHOMES STREET LIGHTING LEGEND 14' INTERIOR STREET LIGHT SCALE: NTS MIXED USE LIGHTING LEGEND REVISED JANUARY 2019 Development Area Plan - Southeast Area48 Typical Frontage FencingPerimeter Streetscape Representative Imagery Perimeter StreetscapePerimeter Streetscape REVISED JANUARY 2019 Development Area Plan - Southeast Area49 Neighborhood Park - Site Plan NOTE: All street lighting shall be LED. REVISED JANUARY 2019 Development Area Plan - Southeast Area50 Neighborhood Park - Detention Pond Sections Section A - Bodway Parkway Section B - Waterside Lane Plan View - West End of Park Section C - Wrenwood Way REVISED JANUARY 2019 Development Area Plan - Southeast Area51 Neighborhood Park - Playground REVISED JANUARY 2019 Development Area Plan - Southeast Area52 Neighborhood Park - Dog Park REVISED JANUARY 2019 Development Area Plan - Southeast Area53 UPDATED Page Removed REVISED JANUARY 2019 Development Area Plan - Southeast Area54 EXHIBIT 2 CONDITIONS OF APPROVAL DEVELOPMENT AREA PLAN — SOUTHEAST AREA ON-GOING CONDITIONS The conditions below shall apply to the Development Area Plan (DAP) for the Southeast Area within the Southeast Specific Plan. The Southeast Area Project shall be developed in accordance with the General Plan (GP), Southeast Specific Plan (SESP) including Design Guidelines, Mitigation Measures (MM) identified in the Southeast Specific Plan Environmental Impact Report (FEIR), Development Agreement (DA) between the City and Penn Grove Mountain, LLC, the Rohnert Park Municipal Code (RPMC) and the Design and Construction Standards. General Requirements These conditions replace the Conditions of Approval adopted by Rohnert Park City Council Resolution 2014-167 on Nove 1) mber 24, 2014. 2) The applicant shall comply with all documents approved by the City Council and adhere to all verbal representations and exhibits presented by the applicant at the Planning Commission and/or City Council meeting for approval of the Southeast Specific Plan project unless subsequently revised by the City. 3) In case of conflict between or among the various documents, the following order shall prevail: General Plan, Mitigation Measures for the Final Environmental Impact Report (FEIR), Southeast Specific Plan (SESP), Development Area Plan (DAP) and its conditions of approval, Development Agreement (DA), Tentative Map and its Conditions of Approval, RPMC, and Design and Construction Standards. 4) The applicant shall comply with the FEIR. In addition the applicant shall pay the cost to monitor the Mitigation Measures identified in the FEIR for the Southeast Specific Plan Project (SCH # 2003112011) kept on file in the Development Services Department. The requirements contained in the Mitigation Monitoring Program (MMP) shall be incorporated into these conditions and constructed in accordance with the MMP. 5) The applicant agrees to indemnify, hold harmless and defend the City, its officers, agents, elected and appointed officials, and employees, from any and all liability or claims that may be brought against the City arising out of its approval of this DAP save and except that caused by the City's active negligence. 6) By accepting the benefits conferred under this DAP, the applicant acknowledges all the conditions imposed and accepts this DAP subject to those conditions with full awareness of the provisions of the FDP, as may be amended from time to time, and the RPMC, as applicable. 7) The use of the property by the applicant/grantee for any activity authorized by this DAP shall constitute acceptance of all of the conditions and obligations imposed by the City on this DAP. The applicant/grantee by said acceptance waives any challenge as to the validity of these conditions. 8) The two new lots permitted under this amended shall be developed with single story, single family residences. Two story residences are not permitted to be located on these lots. 9) The applicant shall install screening landscaping along the northerly property line of the two new lots permitted created by this DAP, prior to issuance of the certificate of occupancy of these residences. A backyard landscaping plan, providing a plan showing a 36-inch box tree as a landscaping treatment in the backyard, shall be submitted for review and approval of the Director of Development Services prior to issuance of a building permit on either parcel. 10) The improvements shall be in compliance with the site plan, exterior elevations and landscaping plans as presented herein. 11) Building colors and materials shall be in compliance with the palettes presented in the DAP as approved. Any minor changes shall be reviewed and approved by staff. 12) Any decorative paving shall be reviewed and approved by staff. 13) Architectural elements such as stone or brick wainscots shall be extended around the sides of structure that will be visible from street sides including corners. All window framing trim treatments shall be required on side and rear elevations. 14) All building footprints shall be identified by floor plan model and architectural style on the master plotting plan. Single plots shall be submitted with each building permit application. The developer shall ensure that a diverse set of plan models and colors shall be evenly dispersed in each neighborhood. 15) Applicant shall comply with the Conditions of Approval for its Model Home Complex adopted by Rohnert Park Planning Commission Resolution 2016-09 on April 14, 2016. 16) In each neighborhood, prior to issuance of building permits in that district, the applicant shall install and maintain on-site display signs. The on-site display signs shall indicate the location for future development of lighted and non-lighted parks and commercial parcels, cul-de-sac openings, apartments, or higher density residential areas. These signs shall be located in a manner to be clearly visible to all potential homebuyers in the Southeast Area community. The signing plan shall be submitted to the City planning staff for review and approval. 17) The declaration of covenants, conditions and restrictions (CC&R's) filed for each development shall be prominently displayed in the project sales office at all times. The CC&R's shall apply equally to both owners and renters. The CC&R's shall be written to require renters to comply with the regulations of the CC&R's, and a copy of the CC&R's shall be given to each renter. 18) The applicant shall comply with its existing master signage program approved by Rohnert Park Planning Commission Resolution 2018-14 on February 8, 2018. 19) Design and placement of walls and fences for each residential neighborhood and public facility shall be in accordance with the standards in the FDP and shall be approved by planning staff. 20) All residential dwellings shall display illuminated street numbers in a prominent location in such a position that the numbers are easily visible to approaching emergency vehicles from both directions. The numbers shall be of a contrasting color to the background to which they are attached and four (4) inches minimum in height. Flag lots will have their address displayed in a prominent position at the driveway intersection with the street. 21) All roof or ground mounted mechanical equipment shall be screened from public view. 22) All site plans for residential units shall include a behind gate concrete pad for garbage and recycling bins. The concrete pad may be incorporated into a concrete sidewalk behind front fenced gate if the clearance allows for passage from the gate to the rear yard with receptacles in storage. Motor court units shall shall provide for a paved designated area fronting a public street or, for units not abutting a public street, a paved designated area within the motor court for weekly garbage pickup area. These areas shall be reviewed and approved by City planning staff and by the solid waste collection franchisee. 23) The project applicant shall contract with a qualified acoustical consultant to ensure the design of the housing units along Petaluma Hill Road, Bodway Parkway and Valley House Drive do not allow for interior noise levels greater than 45dB Ldn. The acoustical consultant shall prepare and submit to the planning staff a report detailing the acoustical treatments to be used for compliance with this performance standard. The report shall be reviewed and approved by the City prior to the issuance of building permits. 24) All buildings shall be connected to public water and sewer systems prior to occupancy. Water and sewer service accounts shall be set up with the City Finance Department for each structure with a building permit. 25) Prior to installation by the applicant, plant species, location, container size, quality and quantity of all landscaping plants and materials shall be reviewed and approved by the Planning staff (or designee) for consistency with the approved landscape plans. All plant replacements shall be to an equal or better standard than originally approved. 26) Applicant shall provide front yard landscaping and corner lot side yard landscaping outside of fenced areas. A permanent automatic sprinkler shall be installed to maintain all landscape materials and trees. Applicant shall install front and side yard fencing prior to occupancy. 27) Project lighting shall be reviewed and approved by planning staff. All exterior lighting shall be designed to avoid spillover onto adjacent properties and right-of-ways. Lighting elements shall be recessed to prevent glare. All building entrances shall include recessed or soffit lights. 28) The developer shall comply with construction hours as designated in the Rohnert Park Municipal Code. 29) The developer shall obtain and adhere to an approved truck route for deliveries and construction material haulers. 30) All construction material waste and other debris shall be recycled to the extent possible. The applicant shall present a "clean site everyday" program to City building staff for approval. The program shall include on-site signage in English and Spanish to be posted at construction entrances. No animals shall be brought on site by construction personnel during work hours.