2019/03/28 Planning Commission Agenda PacketCity of Rohnert Park
Planning Commission
AGENDA
Thursday, March 28,2019
6:00P.M.
130 Avram Avenue, Rohnert Park
To Anv Member o(llle Audie11ce Desiring to Adtlre:,·s tile Planning Commission:
For public comment on items listed or not listed on the agenda, or on agenda items if unable to speak at the scheduled time, you
may do so upon recognition from the Chairperson. PLEASE FILL OUT A SPEAKER CARD PRIOR TO SPEAKING.
1. CALL TO ORDER
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL (Bianquie __ Borba __ Giudice __ Haydon __ Orloff _)
4. DECLARATION OF ABSTENTION
5. ACKNOWLEDGEMENT OF POSTING OF AGENDA-Agenda has been posted in
three public places: Community Center, Public Safety Building and City Hall.
6. PUBLIC COMMENT-Persons who wish to speak to the Commission regarding an
item that is not on the agenda may do so at this time.
7. CONSENT CALENDAR-ADOPTION OF MINUTES
7.1 Approval of the Draft Minutes of the Planning Commission meeting March 14,
2019
8. AGENDA ITEMS
8.1 PUBLIC HEARING-UDSP DEVELOPMENT AREA PLAN
AMENDMENT-KB HOMES-Consideration ofResolution 2019-13,
recommending to the City Council approval of an amendment to the Live Oak
Development Area Plan to add two 1-story floor plans for a total of five models in
the Live Oak neighborhood within the University District Specific Plan (UDSP)
Vast Oak East (VOE) Development Area Plan Phase II (DAP II).
CEQA: An Environmental Impact Report (SCH No. 2003122014) was
prepared for the University District Specific Plan. An Addendum to the
Environmental Impact Report was completed in 2014 reflecting the updated
Specific Plan and related entitlements, including the construction of residential
units. No further environmental review is required with this proposal.
8.2 PUBLIC HEARING-TEMPORARY CONDITIONAL USE PERMIT-KB
HOMES -Consideration of Resolution 2019-14, approving a Temporary
Conditional Use Permit for University District Vast Oak East land development
Phase II, Live Oak Model Home Complex
CEQA: An Environmental Impact Report (SCH No. 2003122014) was
prepared for the University District Specific Plan. An Addendum to the
Environmental Impact Report was completed in 2014 reflecting the updated
Specific Plan and related entitlements, including the construction of residential
units.
8.3 MUNICIPAL CODE AMENDMENTS -City of Rohnert Park-Consideration
of Resolution 2019-15, recommending to the City Council amendments to
Municipal Code Title 17, Zoning to modify Inclusionary Housing requirements
CEQA: No California Environmental Quality Act (CEQA) analysis is required
for this ordinance. The proposed ordinance is not a project under CEQA
pursuant to CEQA Guidelines section 15378(b)(4), which says that the creation
of government funding mechanisms that do not involve a commitment to a
particular project do not fall under the auspices of CEQA.
9. ITEMS FROM THE PLANNING COMMISSION
10. ITEMS FROM THE DEVELOPMENT SERVICE STAFF
11. ADJOURNMENT
Appeals of any decisions made tonight must be received by the Planning Division within 10
days and no later than 5:00p.m. on April, 8, 2019.
NOTE: If you challenge the nature ofthe proposed action in court, you may be limited to
raising only those issues you or someone else raised at public hearing(s) described in this
Agenda, or in written correspondence delivered to the City of Rohnert Park at, or prior to the
public hearing(s).
Disabled Accommodation: In compliance with the Americans with Disabilities Act, if
you need special assistance to participate in this meeting please call (707) 588-2231. Notification
72 hours in advance of the meeting will enable the city to make reasonable arrangements to
ensure accessibility to the meeting. (28 CFR 35.102.35.104 AD Title III)
CERTIFICATION OF POSTING OF AGENDA
I, Kelsey Bracewell, Administrative Assistant for the City of Rohnert Park, declare that the
foregoing notice and agenda for the March 28, 2019, Planning Commission Meeting of the City
of Rohnert Park was posted and available for review on March 22, 2019 at Rohnert Park City
Hall, 130 A vram A venue, Rohnert Park, California 94928. The agenda is available on the City
of Rohnert Park 's web site at www.rpcity.or~
Signed this 22nd day of March, 2019 at Rohnert Park, California.
Live Oak Development Area Plan
Amendment of Vast Oaks East
Development Area Plan II
City of Rohnert Park
City Council
April 23, 2019
Rohnert Park Expressway
Project Location
Live
Oak
Neighborhood
Background
2017 Vast Oaks East DAP I + II
◦DAP I: landscaping, parkways and walls
◦DAP II: four neighborhoods: Live Oak,
Sycamore, Cypress, Juniper
2018
◦Minor DAP Amendment to Live Oak
Remove one floor plan, minor architecture changes
2019
◦DAP Amendment to Live Oak
Add two 1-story floor plans
Background
Live Oak DAP Amendment
Original Live Oak Approval
2018 Live Oak DAP Amendment
Live Oak DAP Amendment
2019 Live Oak DAP Amendment
Plan 4
Single-story
2,152 square feet
Plan 5
Single-story
1,787 square feet
Live Oak DAP Amendment
DAP Amendment findings
1.Consistent with adopted Specific Plan
University District Specific Plan
2.Public Infrastructure is available
Live Oak DAP Amendment
Backyards
-meets standards of
UDSP
-limits home owners
in the future on some
lots.
-condition proposed
Plan 4
Live Oak DAP Amendment
Proposed Condition (staff):
◦“Notice: Construction of a pergola, covered
porch or enclosing a porch, etc. may not be
possible given the size of the lot. The
maximum lot coverage is 60% and the
maximum FAR (floor area ratio) is 65%, please
inquire with the planning department if you
plan on any addition.”
Proposed Conditions (planning commission)
◦“KB Homes must disclose to future buyers of the Live
Oak Neighborhood that the construction of a pergola,
covered patio, or shed, etcetera may not be allowed due
to building coverage and setback restrictions of the UDSP,
and any proposal to construction or place a structure in
the yard must obtain a building permit. A copy of the
proposed disclosure must be submitted with the master
building plans for review by the planning department.”
◦“KB Homes must provide options for pergolas, covered
patios, or other yard improvement that will be available to
buyers at the time of sale and built by KB Homes
consistent with the development standards of the UDSP.”
Live Oak DAP Amendment
Environmental Review
◦May 23, 2006 -The City certified a Final EIR
for the University District Specific Plan
◦April 8, 2014 –The City approved an
Addendum to the Final EIR
◦The proposed DAP amendment is consistent
with the analysis in the EIR and EIR
Addendum and would not result in additional
environmental effects.
Recommended Planning
Commission Action
Adopt a resolution approving the
Development Area Plan Amendment for
Live Oak in the Vast Oak East Land
Development Area II within the University
District Specific Plan to add two one-story
floor plans to the Live Oak neighborhood.
Meeting Date:
Agenda Item No:
Subject:
City of Rohnert Park
PLANNING COMMISSION STAFF REPORT
March 28,2019
8.1
File No. PLDP I 9-000 1 KB Homes proposes to add two one-story floor plans
to the Live Oak neighborhood which requires a Development Area Plan
Amendment for Live Oak in the Vast Oak East Land Development Area II
within the University District Specific Plan.
Location:Live Oak is within the University District Specific Plan located south of
Hinebaugh Creek, west of Petaluma Hill Road, north of Kingwood Road.
Applicant:KB Homes
SUBJECT
The Live Oak neighborhood consists of 104 homes in the University District Neighborhood and
within the University District Specific Plan (UDSP). Staff recommends that the Planning
Commission recommend that the City Council adopt the following:
1 . Resolution No. 20 I 9- 1 3 Approving an amendment to the Live Oak Development Area Plan
to add two l-story floor plans for a total of five models in the Live Oak neighborhood within
the University District Specific Plan (UDSP) Vast Oaks East (VOE) Development Area
Plan Phase II (DAP ID.
BACKGROUND
The UDSP is one of five specific plan areas designated in the City's General Plan for future
development. The UDSP includes approximately 300 acres of lands owned by several home
builders and the Cotati-Rohnert PRK Unified School District. On July 1I,2017, the City Council
approved a DAP for the Vast Oak East Land Development Phase I (VOE, DAP I), which included
parkways and walls and Phase II (VOE, DAP II), which included development of Cypress,
Sycamore, Live Oak and Juniper neighborhoods which will ultimately boast 1,645 residential
units.
Page 1 of6
Live Oak History
Original Approval In 2017 the original Development Area Plan Phase II (DAP II) for Live Oak
was adopted (City file #PLDP2}ll-0002). The Live Oak approval included 4 floor plans, two 1-
story homes and two 2-story homes. The floor plans ranged in size from I,872 to 2,570 square
feet.
Figure 1 Original Live Oak Approval
Minor Amendmenl The developer Brookf,reld Homes sold the Live Oak neighborhood to a new
home builder, KB Homes. KB Homes requested an amendment to the DAP in20l8 and requested
to delete one floor plan and make a few architecture changes. The changes were deemed minor
and staff processed and approved the request through an administrative review (City file
#PLDP18-0002).
Figure 2 Amended Live Oak Approval
PROPOSED PROJECT
KB Homes is proposing to add two l-story floor plans to the Live Oak neighborhood within the
University District. With the amendment there would be a total of five floor plans in the Live Oak
neighborhood. Staff has determined that the request is beyond the scope of an administrative
review and is bringing the project before the Planning Commission and City Council for
consideration.
Page2 of 6
PLAN FOUR-spooish PLAN FIVE-formhouse
Figure 3 Two Additional 1-story Floor Plans Proposed
The two l-story plans are 2,152 and 7,787 square feet. Plan 4 is the larger of the two and is
proposed as a 3 bedroom and2 %bath home with a flexible fourth bedroom option. As promoted
in the design guidelines for the University District, the home is proposed in a Spanish, Craftsman
and Farmhouse design scheme. A small street facing porch and windows on the front elevation
allow for eyes on the street.
The smaller Plan 5 is a 3 bedroom, 2 bath home. It is proposed in a Craftsman, Italian and
Farmhouse design scheme, consistent with the University Plan Design Guidelines. It too has a
street facing small porch and windows on the street. Besides size, the biggest difference between
Plan 4 and Plan 5, is that Plan 4 has the option for the fourth bedroom.
The intent to add additional floor plans is to give prospective buyers options with a diversity of
floor plans to choose from. The initial and amended approvals locked in a particular floor plan to
a particular lot with the neighborhood plan. The present proposal is to give 61 of the 104 lots
flexibility in choosing between a floor plans. Figure 4 below shows an example how various lots
within the subdivision will be able to choose between one of two models on a predetermined lot.
More specifically the lots with floor plan options are marked by a purple outline determining the
options available.
Figure 4 Neighborhood Plan depicts lots with flexible options
Page 3 of6
To make certain the street scheme has variety and one home type does not dominate, the applicant
has proposed a neighborhood plan that clearly shows which lots have flexibility for particular floor
plans.
The exterior elevations and colors for the Live Oak neighborhood were approved with the
Development Area Plan Phase II (DAP II). The exterior colors and materials for the homes are
included with the present design packet under consideration. The colors and materials chosen are
of an array and quality guided by the University District Design Guideline.
PROJECT ANALYSIS
There is a demand for single story homes as the population ages. Single story homes also contain
elements of universal design because a one story home is both equitable and flexible and can house
a greater number of ability types. By allowing prospective buyers more options of one story
designs, the City is potentially increasing the number of homes that can house a greater percentage
of the population. In summary, if each home buyer chose a single story option,99 of the 104 lots
would be single story.
Baclryards
While building more single story homes may meet a market demand. The larger ground floor
footprint takes away from the yard and limits what homeowners can do with their property in the
future. For example, the largest single story home of the Live Oak neighborhood is Plan 4 which
is 2,152 square feet of living space. When calculating lot coverage, the garage area and covered
porches are added into the calculation (the garage for plan 4 is 438 square feet). On the smallest
lots in the subdivision (4,400 square feet) the homeowner would not be able to add a shed or
covered patio because the home is built at the maximum coverage. The project as proposed meets
the adopted standards for setback and lot coverage, but limits homeowners choices for backyard
options in the future. Staff has proposed a condition that would be required to be printed on the
building permit plans notifying property owners that the construction of a covered patio, etcetera.
may not be possible.
Findings
While the addition of the single story floor plans seems simple, it is a change to the Development
Area Plan (DAP). As stated in the Zoning Code, major changes to a development area plans "shall
be made in accordance with the procedures set forth in Section I7.06.400". In short major changes
require the same findings and analysis as the original Development Area Plan. The findings that
must be made to approve the addition of two floor plans to the Live Oak neighborhood are:
1. The proposal conforms to the specific plan; and
2. Public infrastructure and services can be provided concurrently with the development;
The proposed plans are consistent with the University District Specific Plan because the proposed
land use is the same, the density of the project does not change with the proposal to add two floor
plans and the proposed homes continue to provide a variety of architecture that is promoted by the
adopted site and architecture design guidelines. Further, the City found that the Development Area
Page 4 of6
Plan had the public infrastructure capacity to serve the development. The infrastructure needs will
not change with this amendment.
PUBLIC NOTIFICATION AND INFORMATION
A public hearing notice denoting the time, date, and location of this hearing was published in the
Press Democrat on March 17,2019. Property owners within 300 feet of the project site and
interested parties requesting notification were also mailed notices.
REC ACTIONS
Staff recommends that the Planning Commission:
l. Adopt Resolution No. 2019-13 recommending that the City Council approve the
Development Area Plan Amendment for Live Oak in the Vast Oak East Land
Development Area II within the University District Specific Plan to add two one-story
floor plans to the Live Oak neighborhood.
ATTACHMENTS:
A. Resolution No. 2019-13
EXHIBITS:
l. Live Oak at University District Project Plans
APPROVALS
&:nnL4n,Jl, l,u 5'//'l I
Lori MacNab, Planning Cdnsultant
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Date
Z"zt- , l/1
iffft"y B ei swenger, Plfnniny'Munaget Date
Page 5 of5
PLANNING COMMMISSION RESOLUTION NO. 2OI9-I3
A RE,SOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIAO RECOMMENDING THAT THE CITY
COUNCIL APPROVE AN AMENDMENT TO THE LIVE OAK DEVELOPMENT
AREA PLAN TO ADD TWO I-STORY FLOOR PLANS FOR A TOTAL OF FIVE
MODELS IN THE LIVE OAK NEIGHBORHOOD WITHIN THE UNIVERSITY
DrsTRrcT SPECTFIC PLAN (UDSP) VAST OAKS EAST (VOE) DEVELOPMENT
AREA PLAN PHASE II (DAP II).
WHEREAS, the applicant, KB Homes, filed Planning Application No. PLDP19-0001 to
add to additional floor plans to their Live Oak neighborhood a within the Vast Oak East Land
Development Phase II within the University District Specific Plan in accordance with the City of
Rohnert Park Municipal Code (RPMC); and
WHEREAS, Planning Application No PLDP19-0001 was processed in the time and
manner prescribed by State and local law; and
WHEREAS, pursuant to California State Law and the RPMC, public hearing notices were
mailed to all property owners within an area exceeding a three hundred foot radius of the subject
property and a public hearing was published for a minimum of l0 days prior to the first public
hearing in the Press Democrat; and
WHEREAS, on March28,20l9 the Planning Commission reviewed Planning
Application No. PLDPI9-0001 at which time interested persons had an opportunity to testify
either in support of or opposition to the project; and,
WHEREAS, at the March 28,2019, Planning Commission meeting, upon considering all
testimony and arguments, if any, of all persons desiring to be heard, the Commission considered
all the facts relating to Planning Application No. PLDPI9-0001.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct.
Section 2. Factors considered. The Planning Commission, in approving Planning
Application No. PLDP19-0001, makes the following factors, to wit:
I. The proposal conforms to the specffic plan; and
The proposed changes to the Development Area Plan for Live Oak do not change the
land use or density of the originally approved project and are consistent with the
University District Specific Plan in terms of land use. Further, the University District
Specific Plan specifies architectural styles in order to achieve a community with a
distinct sense of place. The proposal to add two additional floor plans includes four
Page I of3
different design styles of Italian, Spanish, Farmhouse and Craftsman which are
consistent with the adopted University District Specific Plan.
2. Public infrastructure and services can be provided concunently with the development,
The infrastructure and public services needs are sufficient and do not change with this
proposal. The developer will be required to participate in the Public Facilities Financing
Plan, which will provide for necessary off-site public facilities, and shall be responsible
for on-site facilities to meet the project's needs. The Development Agreement for the
project sets forth the timing of the necessary facilities as they relate to the physical
development of the site.
Section 3. Environmental Clearance. An Environmental Impact Report (SCH No.
2003122014) was prepared for the University District Specific Plan. An Addendum to the
Environmental Impact Report was completed in 2014 reflecting the updated Specific Plan and
related entitlements, including the construction of residential units. No further environmental
review is required with this proposal.
NOW, THEREFORE, BE IT FURTHER that, based on the findings set forth in this
Resolution and the evidence in the staff report, and the above-referenced Findings, the Planning
Commission hereby recommends that the City Council approve the changes to the Live Oak
Development Area Plan for the Vast Oak East Land Development at University District shown in
Exhibit A and subject to the following conditions:
Conditions of Approval
1 . All conditions of approval for conditions of approval for the Vast Oak East Development
Area Plan Phasel: (parkways & walls) and Vast Oak East Development Area Plan II for
Phase 2: Cypress, Sycamore, Live Oak, and Juniper at University District (Planning
Commission Resolution2}lT-L7) shall continue to apply.
2. No mechanical equipment (i.e. A./C unit, etc.) is allowed in the required side and rear yard
setbacks.
3. The following statement must be written on the master home plans and each individual
building permit plot plan. "Notice: Construction of a pergola, covered porch or enclosing a
porch, etc. may not be possible given the size of the lot. The maximum lot coverage is 60Yo
and the maximum FAR (floor area ratio) is 65Yo, please inquire with the planning department
if you plan on any addition."
4. The revised Development Area Plan is approved, subject to ten trees being added along
Kingwood Drive to the south sides of Lot258,273,292, and323, as shown on the revised
Live Oak landscape drawings (these ten trees replaced trees that could not be installed along
the interior streets).
Page 2 of3
DULY AND REGULARLY ADOPTED on this 28th day of March, 20l9by the City of
Rohnert Park Planning Commission by the following vote:
AYES NOES:ABSENT:ABSTAIN:
BLANQUIE _BORBA_GTUDTCE_HAYDON_ORLOFF_
GERARD GIUDICE, Chairperson, Rohnert Park Planning Commission
Attest
Kelsey Bracewell, Recording Secretary
Page 3 of3
11.15.18 CONCEPTUAL STREET SCENE
PLAN THREE-italianatePLAN ONE-spanish PLAN TWO-craftsman
LIVE OAK AT UNIVERSITY DISTRICT| KB HOME
ROHNERT PARK, CALIFORNIA
02.01.19 CONCEPTUAL STREET SCENE
PLAN FIVE-farmhousePLAN FOUR-spanish PLAN FOUR-craftsman
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
PLAN TWO | FRONT ELEVATIONS
ELEVATION A -SPANISH
ELEVATION B -CRAFTSMAN
ELEVATION D -FARMHOUSE
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
ELEVATION A -SPANISH
ELEVATION B -CRAFTSMAN
ELEVATION C -ITALIAN
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
ELEVATION A -SPANISH
ELEVATION B -CRAFTSMAN
ELEVATION D -FARMHOUSE
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
ELEVATION B -CRAFTSMAN
ELEVATION C - ITALIAN
ELEVATION D -FARMHOUSE
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
P
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PLAN 1PLAN 1
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PLAN 1PLAN 1
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******
*
*
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Copyright 2019 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
L-1.0
Project No. 13318Scale: Not Applicable
LIVE OAK FINAL MAP 2D
Rohnert Park, California
Development Area Plan 2
FEBRUARY 5, 2019
Landscape Cover Sheet
TABLE OF CONTENTS
NTS
COVER SHEET
LANDSCAPE MASTER PLAN
FRONT & SIDE YARD 55 X 80 LOT TYPICAL LANDSCAPE PLANS
LANDSCAPE DETAILS
L-1.0
L-1.1 & L-1.2
L-1.3 & L-1.4
L-1.5
PROJECT
SITE
SITE MAPVICINITY MAP
2nd LAND DEVELOPMENT FINAL MAP -
VAST OAK EAST AT UNIVERSITY DISTRICT
ROHNERT PARK, CALIFORNIA
FEBRUARY 5, 2019
LANDSCAPE PLANS FOR:
Vast Oak East at University District
LIVE OAK FINAL MAP 2D AT
UNIVERSITY DISTRICT (DAP #2)
LIVE OAK
FINAL MAP 2D
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 95691
GNV
GNV
31'3
1
'
ROHNERT PARK EXPRESSWAY
KINGWOOD ROAD
KN
I
G
H
T
R
O
A
D
KEY MAP
NTS
FOR OVERALL PARKWAY LANDSCAPE, PROJECT AND
ACOUSTIC WALLS/PILASTERS, FENCES, AND MAILBOX
LOCATIONS REFER TO VAST OAK EAST DAP 1.
PHASE 2D
234
233
232
231
238
230
237
229
236
228
235
311
310
309
315
314
313
312
284
276
277
278
279
280
281
274
282
275
283
285
286
287
288
289
290
291
308
306
305
304
303
302
301
300
307
244
243
242
249
241
248
240
247
239
246
245
KR
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A
P
L
A
C
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KI
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Y
H
A
W
K
P
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E
KE
E
G
A
N
P
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A
C
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LI
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O
F
W
O
R
K
-
S
E
E
S
Y
C
A
M
O
R
E
FI
N
A
L
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P
2
C
P
L
A
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S
B
Y
V
T
A
1.2
LIMIT OF WORK - SEE HINEBAUGH
CREEK BIKE TRAIL FINAL MAP 2
PLANS PREPARED BY VTA
LI
M
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O
F
W
O
R
K
-
S
E
E
H
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B
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E
K
B
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TR
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2
P
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A
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P
A
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D
B
Y
V
T
A
MATCHLINE
REFER TO SHEET L-AA
Copyright 2019 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
L-1.1
Scale: 1" = 50'-0"NORTH
Landscape Master Plan
0'25'50'100'200'
LIVE OAK FINAL MAP 2D
Rohnert Park, California
Development Area Plan 2
Vast Oak East at University District
IRRIGATION DESIGN
1.PARKWAY STRIP LANDSCAPING SHALL UTILIZE RECYCLED
WATER FROM A COMMON HOA SYSTEM.
2.FRONT, SIDE AND REAR YARD LANDSCAPING SHALL UTILIZE
POTABLE WATER FOR IRRIGATION AS PART OF THE
HOMEOWNER'S IRRIGATION SYSTEM.
DODONAEA VISCOSA
FEIJOA SELLOWIANA
PHORMIUM 'GUARDSMAN'
PRUNUS CAROLINIANA
RHAPHIOLEPIS I. 'CLARA'
XYLOSMA CONGESTUM
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
PURPLE HOPSEED BUSH
PINEAPPLE GUAVA
NEW ZEALAND FLAX
CAROLINA CHERRY
CLARA INDIAN HAWTHORN
SHINY XYLOSMA
LOW
LOW
LOW
LOW
MODERATE
LOW
LARGE SHRUBS
SMALL SHRUBS ANIGOZANTHOS SPP.
DIETES BICOLOR
HEMEROCALLIS SPP.
PENSTEMON SPP.
PHORMIUM SPP.
ROSA 'RED FLOWER CARPET'
SOLLYA HETEROPHYLLA
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
KANGAROO PAW
FORTNIGHT LILY
EVERGREEN DAYLILY
GARDEN PENSTEMON
NEW ZEALAND FLAX
FLOWER CARPET ROSE
AUSTRALIAN BLUEBELL
LOW
LOW
MODERATE
MODERATE
LOW
MODERATE
LOW
GRASSES CALAMAGROSTIS 'KARL FOERSTER'
FESTUCA MAIREI
HELICTOTRICHON SEMPERVIRENS
LEYMUS 'CANYON PRINCE'
MUHLENBERGIA RIGENS
PENNISETUM ORIENTALE
STIPA ARUNDINACEA
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
FEATHER REED GRASS
ATLAS FESCUE
BLUE OAT GRASS
BLUE WILD RYE
DEER GRASS
FOUNTAIN GRASS
PHEASANT GRASS
LOW
LOW
LOW
VERY LOW
LOW
LOW
VERY LOW
GROUNDCOVERS FRAGARIA CHILOENSIS
HELIANTHEMUM NUMMULARIUM
MYOPORUM PARVIFOLIUM
ROSMARINUS 'HUNTINGTON CARPET'
SCAEVOLA 'MAUVE CLUSTERS'
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
CREEPING STRAWBERRY
SUNROSE
PROSTRATE MYOPORUM
DWARF ROSEMARY
PURPLE SCAEVOLA
MODERATE
LOW
LOW
LOW
MODERATE
CISTUS SPP.
COLEONEMA SPP.
ESCALONIA FRADESII
LOROPETALUM 'RAZZLEBERRI'
NANDINA DOMESTICA
PHORMIUM SPP.
PITTOSPORUM SPP.
ROSA SPP.
SALVIA SPP.
VIBURNUM SPP.
WESTRIGIA FRUTICOSA
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
2 GAL
5 GAL
5 GAL
5 GAL
5 GAL
ROCKROSE
BREATH OF HEAVEN
FRADESI ESCALONIA
FRINGE FLOWER
HEAVENLY BAMBOO
NEW ZEALAND FLAX
TOBIRA
ROSE
ORNAMENTAL SAGE
VIBURNUM
COAST ROSEMARY
LOW
MODERATE
MODERATE
LOW
LOW
LOW
LOW
MODERATE
MODERATE
MODERATE
LOW
MEDIUM SHRUBS
BOTANICAL NAMESYMBOL COMMON NAME WATER USE
PLANT PALETTE
STREET TREES
FRONT & SIDE YARD PLANTING
VINES
FICUS PUMILA
PARTHENOCISSUS TRICUSPIDATA
5 GAL
5 GAL
CREEPING FIG
BOSTON IVY
MODERATE
MODERATE
MIN.
SIZE
SECONDARY FRONT YARD TREES
MODERATE
LOW
MODERATE
24" BOX
24" BOX
24" BOX
ARBUTUS 'MARINA'
(STANDARD)
CERCIS OCCIDENTALIS
(STANDARD)
MALUS 'PRAIRIFIRE'
PRUNUS C. 'KRAUTER VESUVIUS'
MARINA STRAWBERRY TREE
WESTERN REDBUD
FLOWERING CRABAPPLE
PURPLE LEAF PLUM
LOW
VERY LOW
MODERATE
LOW
15 GAL*
15 GAL*
15 GAL
24" BOX
ACER RUBRUM
PISTACIA CHINENSIS
QUERCUS RUBRA
RED MAPLE
CHINESE PISTACHE
RED OAK
* TREES SHALL BE 24" BOX WHERE SPECIFIED ALONG KINGWOOD ROAD.
Project No. 13318
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 95691
GNV
GNV
31'31
'
ROHNERT PARK EXPRESSWAY
KINGWOOD ROAD
KN
I
G
H
T
R
O
A
D
NTS
KEY MAP
REFER TO HINEBAUGH
CREEK BIKE TRAIL FINAL
MAP 2 PLANS PREPARED BY
VTA
6' PROJECT WALL WITH
PILASTERS & VINES - SEE
WALLS & FENCES IN DAP 1
EAST-WEST THEMED
STREET TREE (TYP.) SEE
DAP 1 PREPARED BY VTA
NORTH-SOUTH THEMED
STREET TREE (TYP.) SEE
DAP 1 PREPARED BY VTA
EAST-WEST THEMED
STREET TREE (TYP.) SEE
DAP 1 PREPARED BY VTA
FOR PARKWAY PLANTING,
REFER TO DAP 1 (TYP.)
PREPARED BY VTA
6' PROJECT WALL WITH
PILASTERS & VINES - SEE
WALLS & FENCES IN DAP 1
GOOD NEIGHBOR FENCE
& GATE (TYP.) - SEE
DETAIL B & C, SHEET L-1.5
6' PROJECT WALL WITH
PILASTERS & VINES - SEE
WALLS & FENCES IN DAP 1
PLANT LIST CONSISTENT WITH APPROVED
PLANTING IN VAST OAK WEST.
TREE NOTE
1.THE LOCATION AND QUANTITY OF TREES IS SUBJECT TO
CHANGE BASED ON UTILITY COMPOSITION.
2.PROVIDE 3' CLEAR AROUND ALL HYDRANTS PER
CALIFORNIA FIRE CODE.
PRELIMINARY LOCATIONS OF
OF LOT LINE RETAINING WALLS.
REFER TO CIVIL ENGINEER'S
PLANS FOR FINAL LOCATIONS &
ELEVATIONS, TYPICAL
FEBRUARY 5, 2019
PHASE 2D
226
225
224
223
222
221
228
227
220
319
318
317
316
315
322
321
320
298
297
296
295
294
293
300
299
323292258
252
251
250
249
256
255
254
253
257
264
263
262
261
260
259
265
272
271
270
269
268
267
266
273
KR
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KI
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W
K
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KE
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A
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KINGWOOD ROAD
LI
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W
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K
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C
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FI
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M
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P
2
C
P
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A
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S
B
Y
V
T
A
LIMIT OF WORK - SEE
KINGWOOD ROAD & KNIGHT
ROAD BACKBONE SET
PREPARED BY vTA
1.1
LI
M
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W
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K
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2
P
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D
B
Y
V
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A
MATCHLINE
REFER TO SHEET L-AA
L-1.2
Scale: 1" = 50'-0"NORTH
Landscape Master Plan
0'25'50'100'200'
LIVE OAK FINAL MAP 2D
Rohnert Park, California
Development Area Plan 2
Vast Oak East at University District
IRRIGATION DESIGN
1.PARKWAY STRIP LANDSCAPING SHALL UTILIZE RECYCLED
WATER FROM A COMMON HOA SYSTEM.
2.FRONT, SIDE AND REAR YARD LANDSCAPING SHALL UTILIZE
POTABLE WATER FOR IRRIGATION AS PART OF THE
HOMEOWNER'S IRRIGATION SYSTEM.
DODONAEA VISCOSA
FEIJOA SELLOWIANA
PHORMIUM 'GUARDSMAN'
PRUNUS CAROLINIANA
RHAPHIOLEPIS I. 'CLARA'
XYLOSMA CONGESTUM
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
PURPLE HOPSEED BUSH
PINEAPPLE GUAVA
NEW ZEALAND FLAX
CAROLINA CHERRY
CLARA INDIAN HAWTHORN
SHINY XYLOSMA
LOW
LOW
LOW
LOW
MODERATE
LOW
LARGE SHRUBS
SMALL SHRUBS ANIGOZANTHOS SPP.
DIETES BICOLOR
HEMEROCALLIS SPP.
PENSTEMON SPP.
PHORMIUM SPP.
ROSA 'RED FLOWER CARPET'
SOLLYA HETEROPHYLLA
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
KANGAROO PAW
FORTNIGHT LILY
EVERGREEN DAYLILY
GARDEN PENSTEMON
NEW ZEALAND FLAX
FLOWER CARPET ROSE
AUSTRALIAN BLUEBELL
LOW
LOW
MODERATE
MODERATE
LOW
MODERATE
LOW
GRASSES CALAMAGROSTIS 'KARL FOERSTER'
FESTUCA MAIREI
HELICTOTRICHON SEMPERVIRENS
LEYMUS 'CANYON PRINCE'
MUHLENBERGIA RIGENS
PENNISETUM ORIENTALE
STIPA ARUNDINACEA
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
FEATHER REED GRASS
ATLAS FESCUE
BLUE OAT GRASS
BLUE WILD RYE
DEER GRASS
FOUNTAIN GRASS
PHEASANT GRASS
LOW
LOW
LOW
VERY LOW
LOW
LOW
VERY LOW
GROUNDCOVERS FRAGARIA CHILOENSIS
HELIANTHEMUM NUMMULARIUM
MYOPORUM PARVIFOLIUM
ROSMARINUS 'HUNTINGTON CARPET'
SCAEVOLA 'MAUVE CLUSTERS'
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
CREEPING STRAWBERRY
SUNROSE
PROSTRATE MYOPORUM
DWARF ROSEMARY
PURPLE SCAEVOLA
MODERATE
LOW
LOW
LOW
MODERATE
CISTUS SPP.
COLEONEMA SPP.
ESCALONIA FRADESII
LOROPETALUM 'RAZZLEBERRI'
NANDINA DOMESTICA
PHORMIUM SPP.
PITTOSPORUM SPP.
ROSA SPP.
SALVIA SPP.
VIBURNUM SPP.
WESTRIGIA FRUTICOSA
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
2 GAL
5 GAL
5 GAL
5 GAL
5 GAL
ROCKROSE
BREATH OF HEAVEN
FRADESI ESCALONIA
FRINGE FLOWER
HEAVENLY BAMBOO
NEW ZEALAND FLAX
TOBIRA
ROSE
ORNAMENTAL SAGE
VIBURNUM
COAST ROSEMARY
LOW
MODERATE
MODERATE
LOW
LOW
LOW
LOW
MODERATE
MODERATE
MODERATE
LOW
MEDIUM SHRUBS
BOTANICAL NAMESYMBOL COMMON NAME WATER USE
PLANT PALETTE
STREET TREES
FRONT & SIDE YARD PLANTING
VINES
FICUS PUMILA
PARTHENOCISSUS TRICUSPIDATA
5 GAL
5 GAL
CREEPING FIG
BOSTON IVY
MODERATE
MODERATE
MIN.
SIZE
SECONDARY FRONT YARD TREES
MODERATE
LOW
MODERATE
24" BOX
24" BOX
24" BOX
ARBUTUS 'MARINA'
(STANDARD)
CERCIS OCCIDENTALIS
(STANDARD)
MALUS 'PRAIRIFIRE'
PRUNUS C. 'KRAUTER VESUVIUS'
MARINA STRAWBERRY TREE
WESTERN REDBUD
FLOWERING CRABAPPLE
PURPLE LEAF PLUM
LOW
VERY LOW
MODERATE
LOW
15 GAL*
15 GAL*
15 GAL
24" BOX
ACER RUBRUM
PISTACIA CHINENSIS
QUERCUS RUBRA
RED MAPLE
CHINESE PISTACHE
RED OAK
* TREES SHALL BE 24" BOX WHERE SPECIFIED ALONG KINGWOOD ROAD.
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 95691
GNV
GNV
31'3
1
'
ROHNERT PARK EXPRESSWAY
KINGWOOD ROAD
KN
I
G
H
T
R
O
A
D
NTS
KEY MAP
MAILBOX ENCLOSURE. SEE
DAP 1 PREPARED BY VTA.
FRONT & SIDE YARD TYPICAL
LANDSCAPE, 55 X 80 LOTS - SEE
ENLARGED PLAN, SHEET L-1.3
GOOD NEIGHBOR FENCE &
GATE(TYP.) - SEE DETAIL B &
C SHEET L-1.5
6' PROJECT WALL WITH
PILASTERS & VINES - SEE
WALLS & FENCES IN DAP 1
EAST-WEST THEMED
STREET TREE (TYP.) SEE
DAP 1 PREPARED BY VTA
NORTH-SOUTH THEMED
STREET TREE (TYP.) SEE
DAP 1 PREPARED BY VTA
FOR PARKWAY PLANTING,
REFER TO DAP 1 (TYP.)
PREPARED BY VTA
PLANT LIST CONSISTENT WITH APPROVED
PLANTING IN VAST OAK WEST.
TREE NOTE
1.THE LOCATION AND QUANTITY OF TREES IS SUBJECT TO
CHANGE BASED ON UTILITY COMPOSITION.
2.PROVIDE 3' CLEAR AROUND ALL HYDRANTS PER
CALIFORNIA FIRE CODE.
PRELIMINARY LOCATIONS OF OF LOT
LINE RETAINING WALLS. REFER TO
CIVIL ENGINEER'S PLANS FOR FINAL
LOCATIONS & ELEVATIONS, TYPICAL
THESE SHALL BE 24" BOX TREES TO
REPLACE PARKWAY TREES REMOVED
DUE TO UTILITY CONFLICTS, TYPICAL.
THESE SHALL BE 24" BOX
TREES TO REPLACE PARKWAY
TREES REMOVED DUE TO
UTILITY CONFLICTS, TYPICAL.
Copyright 2019 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
Project No. 13318FEBRUARY 5, 2019
FRONT & SIDE YARD TYPICAL
LANDSCAPE, 55 X 80 LOTS - SEE
ENLARGED PLAN, SHEET L-1.4
Plan 1Plan 2Plan 1 Plan 3
L-1.3
Scale: 1" = 10'-0"NORTH
Front & Side Yard
Typical Landscape
INLINE & CORNER 55 X 80 LOT FRONT & SIDE YARD TYPICAL LANDSCAPE
LIVE OAK FINAL MAP 2D
Rohnert Park, California
Development Area Plan 2
Vast Oak East at University District 0'5'10'20'40'
10 58
2
6
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 95691
4
7 9
10
DESIGN CALLOUTS
PRIVATE ENTRY CONCRETE WALK - SEE DETAIL A, SHEET L-1.5
WOOD GOOD NEIGHBOR FENCE - SEE DETAIL B, SHEET L-1.5
WOOD GOOD NEIGHBOR GATE - SEE DETAIL C, SHEET L-1.5
PRIVATE YARD LANDSCAPING PER HOMEOWNER
FRONT & SIDE YARD PLANTING AREA
PUBLIC SIDEWALK
7
6
5
4
3
2
1
8
PRIVATE CONCRETE DRIVEWAY
9
FRONT YARD ACCENT TREE
10
STREET TREE PER DAP 1 PREPARED BY VTA.
PARKWAY PLANTING AREA REFER TO DAP 1 PREPARED BY VTA.
11 6' PROJECT WALL WITH PILASTERS & VINES - SEE WALLS & FENCES DAP
12 49 SQUARE FOOT BIOCELL PER CIVIL ENGINEER'S PLANS. AREA
CONTAINED BY RIVER COBBLE WITH SOIL PER CIVIL ENGINEER'S PLANS.
1212
·REFER TO SHEET L-1.2 FOR PLANT PALETTE.
1
1
5
Copyright 2019 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
Project No. 13318FEBRUARY 5, 2019
11
9
3
IRRIGATION DESIGN
1.PARKWAY STRIP LANDSCAPING SHALL UTILIZE RECYCLED
WATER FROM A COMMON HOA SYSTEM.
2.FRONT, SIDE AND REAR YARD LANDSCAPING SHALL UTILIZE
POTABLE WATER FOR IRRIGATION AS PART OF THE
HOMEOWNER'S IRRIGATION SYSTEM.
Plan 5Plan 4
L-1.4
Scale: 1" = 10'-0"NORTH
Front & Side Yard
Typical Landscape
INLINE & CORNER 55 X 80 LOT FRONT & SIDE YARD TYPICAL LANDSCAPE
LIVE OAK FINAL MAP 2D
Rohnert Park, California
Development Area Plan 2
Vast Oak East at University District 0'5'10'20'40'
105 8
2
6
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 95691
4
7 9
DESIGN CALLOUTS
PRIVATE ENTRY CONCRETE WALK - SEE DETAIL A, SHEET L-1.5
WOOD GOOD NEIGHBOR FENCE - SEE DETAIL B, SHEET L-1.5
WOOD GOOD NEIGHBOR GATE - SEE DETAIL C, SHEET L-1.5
PRIVATE YARD LANDSCAPING PER HOMEOWNER
FRONT & SIDE YARD PLANTING AREA
PUBLIC SIDEWALK
7
6
5
4
3
2
1
8
PRIVATE CONCRETE DRIVEWAY
9
FRONT YARD ACCENT TREE
10
STREET TREE PER DAP 1 PREPARED BY VTA.
PARKWAY PLANTING AREA REFER TO DAP 1 PREPARED BY VTA.
11 6' PROJECT WALL WITH PILASTERS & VINES - SEE WALLS & FENCES DAP
12 49 SQUARE FOOT BIOCELL PER CIVIL ENGINEER'S PLANS. AREA
CONTAINED BY RIVER COBBLE WITH SOIL PER CIVIL ENGINEER'S PLANS.
12
1
Copyright 2019 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
Project No. 13318FEBRUARY 5, 2019
3
IRRIGATION DESIGN
1.PARKWAY STRIP LANDSCAPING SHALL UTILIZE RECYCLED
WATER FROM A COMMON HOA SYSTEM.
2.FRONT, SIDE AND REAR YARD LANDSCAPING SHALL UTILIZE
POTABLE WATER FOR IRRIGATION AS PART OF THE
HOMEOWNER'S IRRIGATION SYSTEM.
DODONAEA VISCOSA
FEIJOA SELLOWIANA
PHORMIUM 'GUARDSMAN'
PRUNUS CAROLINIANA
RHAPHIOLEPIS I. 'CLARA'
XYLOSMA CONGESTUM
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
PURPLE HOPSEED BUSH
PINEAPPLE GUAVA
NEW ZEALAND FLAX
CAROLINA CHERRY
CLARA INDIAN HAWTHORN
SHINY XYLOSMA
LOW
LOW
LOW
LOW
MODERATE
LOW
LARGE SHRUBS
SMALL SHRUBS ANIGOZANTHOS SPP.
DIETES BICOLOR
HEMEROCALLIS SPP.
PENSTEMON SPP.
PHORMIUM SPP.
ROSA 'RED FLOWER CARPET'
SOLLYA HETEROPHYLLA
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
KANGAROO PAW
FORTNIGHT LILY
EVERGREEN DAYLILY
GARDEN PENSTEMON
NEW ZEALAND FLAX
FLOWER CARPET ROSE
AUSTRALIAN BLUEBELL
LOW
LOW
MODERATE
MODERATE
LOW
MODERATE
LOW
GRASSES CALAMAGROSTIS 'KARL FOERSTER'
FESTUCA MAIREI
HELICTOTRICHON SEMPERVIRENS
LEYMUS 'CANYON PRINCE'
MUHLENBERGIA RIGENS
PENNISETUM ORIENTALE
STIPA ARUNDINACEA
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
FEATHER REED GRASS
ATLAS FESCUE
BLUE OAT GRASS
BLUE WILD RYE
DEER GRASS
FOUNTAIN GRASS
PHEASANT GRASS
LOW
LOW
LOW
VERY LOW
LOW
LOW
VERY LOW
GROUNDCOVERS FRAGARIA CHILOENSIS
HELIANTHEMUM NUMMULARIUM
MYOPORUM PARVIFOLIUM
ROSMARINUS 'HUNTINGTON CARPET'
SCAEVOLA 'MAUVE CLUSTERS'
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
CREEPING STRAWBERRY
SUNROSE
PROSTRATE MYOPORUM
DWARF ROSEMARY
PURPLE SCAEVOLA
MODERATE
LOW
LOW
LOW
MODERATE
CISTUS SPP.
COLEONEMA SPP.
ESCALONIA FRADESII
LOROPETALUM 'RAZZLEBERRI'
NANDINA DOMESTICA
PHORMIUM SPP.
PITTOSPORUM SPP.
ROSA SPP.
SALVIA SPP.
VIBURNUM SPP.
WESTRIGIA FRUTICOSA
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
2 GAL
5 GAL
5 GAL
5 GAL
5 GAL
ROCKROSE
BREATH OF HEAVEN
FRADESI ESCALONIA
FRINGE FLOWER
HEAVENLY BAMBOO
NEW ZEALAND FLAX
TOBIRA
ROSE
ORNAMENTAL SAGE
VIBURNUM
COAST ROSEMARY
LOW
MODERATE
MODERATE
LOW
LOW
LOW
LOW
MODERATE
MODERATE
MODERATE
LOW
MEDIUM SHRUBS
BOTANICAL NAMESYMBOL COMMON NAME WATER USE
PLANT PALETTE
STREET TREES
FRONT & SIDE YARD PLANTING
VINES
FICUS PUMILA
PARTHENOCISSUS TRICUSPIDATA
5 GAL
5 GAL
CREEPING FIG
BOSTON IVY
MODERATE
MODERATE
MIN.
SIZE
SECONDARY FRONT YARD TREES
MODERATE
LOW
MODERATE
24" BOX
24" BOX
24" BOX
ARBUTUS 'MARINA'
(STANDARD)
CERCIS OCCIDENTALIS
(STANDARD)
MALUS 'PRAIRIFIRE'
PRUNUS C. 'KRAUTER VESUVIUS'
MARINA STRAWBERRY TREE
WESTERN REDBUD
FLOWERING CRABAPPLE
PURPLE LEAF PLUM
LOW
VERY LOW
MODERATE
LOW
15 GAL*
15 GAL*
15 GAL
24" BOX
ACER RUBRUM
PISTACIA CHINENSIS
QUERCUS RUBRA
RED MAPLE
CHINESE PISTACHE
RED OAK
* TREES SHALL BE 24" BOX WHERE SPECIFIED ALONG KINGWOOD ROAD.
PLANT LIST CONSISTENT WITH APPROVED
PLANTING IN VAST OAK WEST.
L-1.5
Scale: See Detail
Landscape DetailsLIVE OAK FINAL MAP 2D
Rohnert Park, California
Development Area Plan 2
Vast Oak East at University District
A B
ED SHRUB
N.T.S.
SHRUB - SET CROWN OF ROOTBALL
2" ABOVE FINISH GRADE.
3" HIGH WATERING BASIN.
FINISH GRADE.
AMENDED BACKFILL.
SET ROOTBALL ON LIGHTLY
TAMPED SUPPORT.
(2) 21 GRAM PLANT TABLETS.
3" DEPTH MULCH.
COMPACTED SUBGRADE OR
ENGINEERED FILL.
1. FERTILIZER TABS ARE NOT TO BE
USED WITH CALIFORNIA NATIVE
SHRUBS.
2. DO NOT USE AMENDED SOIL
FOR CALIFORNIA NATIVE SHRUBS.TWICE ROOTBALL
DIAMETER
6"0'
-
1
"
NOTE:
1 1
2
3
4
5
6
7
8
8
6
4
3
2
5
7
CCONCRETE PAVING
SCALE: 1-1/2" = 1'-0"
1 CONCRETE PAVING.
4"
2
3
4 CLASS II AGGREGATE BASE,
COMPACTION, & THICKNESS PER SOIL'S
REPORT RECOMMENDATION.
5
6
REINFORCING PER SOIL'S REPORT
RECOMMENDATION.
1/2" TOOLED RADIUS.
COMPACTED SUBGRADE OR
ENGINEERED FILL.
1/4" WIDE X 3/4" DEEP TOOLED CONTROL
JOINT (SEE PLANS).
7 3/8" WIDE FIBER FILLED EXPANSION
JOINT W/ POLYSULFIDE SEALANT.
SEALANT COLOR TO MATCH ADJACENT
PAVING. SEE PLAN FOR LOCATION.
8 FINISH GRADE. 2" BELOW TOP OF
PAVING FOR PLANTING AREA.
9 THICKENED EDGE AT PLANTING AREA
WHERE REQUIRED OR UNDER
PEDESTALS.
1
2
3
6"
8
9
6
7
4
5
GOOD NEIGHBOR FENCE
SCALE: 1/2" = 1'-0 "
1'-6"
2"
2'
-
0
"
SECTION
ELEVATION
2
6'
-
0
"
1
3
4
5
6
7
9
8
10
6
7
9
8
4
5
1
3
2
10
2 X 4 TOP RAIL DADO (16' LENGTH)
TOP OF FOOTING AT TOP OF
GRADE.
4 X 4 PTDF POST @ 8' O.C.
5/8 X 6 FENCE BOARDS - BOARD
ON BOARD
2 X 4 BOTTOM RAIL DADO
2 X 8 KICKBOARD (PTDF)
FINISH GRADE, GRADE TO SLOPE
AWAY FROM FENCE.
CONCRETE FOOTING
COMPACTED SUBGRADE OR
ENGINEER FILL.
6" AGG. DRAIN ROCKNOTE:
-ALL WOOD MEMBERS SHALL BE
CONSTRUCTION GRADE REDWOOD
OR CEDAR.
-ALL NAILS SHALL BE HOT DIPPED
GALVANIZED.
WOOD GATE
SCALE: 1/2" = 1'-0 "
7
6
5
4
2
3
1
4 X 4 POST PTDF - SEE FENCE DETAIL,
DETAIL C, THIS SHEET, FOR FOOTING.
5/8 X 6 ALTERNATING BOARDS.
NOTE:
- ALL WOOD MEMBERS SHALL BE
CONSTRUCTION GRADE REDWOOD OR
CEDAR.
- ALL NAILS SHALL BE HOT DIPPED
GALVANIZED.
- GATES WIDER THAN 3'-0" REQUIRE 4" X
6" POST, HINGED SIDE ONLY.
3'-0" MIN.
3'-6" MAX.
PLAN
GATE LATCH.
(2) GATE HINGES.
2 X 4 DIAGONAL BRACE.
2 X 4 HORIZONTAL BRACE.
FINISH GRADE.
2"
6'
-
0
"
4
5
1
7
5
4
3
6
4
2 8
8 ADJACENT FENCE. SEE
DETAIL C, THIS SHEET.
ELEVATION
TREE STAKING
N.T.S.
2
3
4
5
6
7
8
1
1
2
3
48
5
6
TREE.
2" DIAMETER LODGE POLE
PINE STAKE SET 30" INTO
GRADE OR UNDISTURBED
SUBGRADE A MINIMUM OF 12"
BELOW BOTTOM OF
ROOTBALL. PLACE STAKES
PARALLEL TO PREVAILING
WINDS.
RUBBER TWIST TIES - KNOT
AND ATTACH TO STAKE W/
ROOFING TACK.
TREE ROOTBALL SET ON
LIGHTLY TAMPED SOIL. DO
NOT PENETRATE ROOTBALL
WITH STAKES.
3" DEEP WATERING BASIN.
FINISH GRADE.
AMENDED BACKFILL.
FERTILIZER TABLETS - SEE
GENERAL PLANTING NOTES,
SHEET L-1, FOR QUANTITY
PER TREE SIZE.
RUBBER TWIST TIES
WRAPPED IN A FIGURE
"8" AROUND TRUNK
TWICE ROOTBALL
DIAMETER
6"
12
"
1/
2
1/
2
4"
TO
F
I
R
S
T
B
R
A
N
C
H
PREVAILING WIND
PLAN
ELEVATION
7
5
2
NOTE:
-SCARIFY SIDES OF PLANTING PIT.
-FERLTILIZED TABS ARE NOT TO BE
USED WITH CALIFORNIA NATIVE PLANTS.
-DO NOT USE AMENDED SOIL FOR
CALIFORNIA NATIVE TREES.
-SET CROWN OF ROOTBALL 1" ABOVE
GRADE.
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 95691
DETAILS B & C: ALL FENCE COLORS AND
MATERIALS MATCH CITY APPROVED
COLOR SCHEME FOR VAST OAK WEST.
FOR OVERALL DETAILING OF PARKWAY LANDSCAPE,
PROJECT AND ACOUSTIC WALLS/PILASTERS, FENCES,
AND MAILBOXES REFER TO VAST OAK EAST DAP 1.
Copyright 2019 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
Project No. 13318FEBRUARY 5, 2019
Live Oak at University District
KB HOME
Color Schemes
01.11.19
Roof Tile
Stucco
Elevation A
Spanish Scheme
Entry Door
Fascia &
Garage Door
Trim
Wrought Iron
Decorative Tile
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK 01.11.19
1
Roof Tile
Stucco
Elevation A
Spanish Scheme
Entry Door
Fascia &
Garage Door
Trim
Wrought Iron
Decorative Tile
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK 01.11.19
2
Roof Tile
Stucco
Elevation A
Spanish Scheme
Entry Door
Fascia &
Garage Door
Trim
Wrought Iron
Decorative Tile
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK 01.11.19
3
Roof Tile
Stucco
Elevation A
Spanish Scheme
Entry Door
Fascia &
Garage Door
Trim
Wrought Iron
Decorative Tile
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK 01.11.19
4
Roof Tile
Stucco
Elevation B
Craftsman Scheme
Fascia &
Garage Door
Trim
Siding
Entry Door
Stone
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK
Trim at Stone
01.11.19
5
Roof Tile
Stucco
Elevation B
Craftsman Scheme
Fascia &
Garage Door
Trim
Siding
Entry Door
Stone
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK
Trim at Stone
01.11.19
6
Roof Tile
Stucco
Elevation B
Craftsman Scheme
Fascia &
Garage Door
Trim
Siding
Entry Door
Stone
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK
Trim at Stone
01.11.19
7
Roof Tile
Stucco
Elevation B
Craftsman Scheme
Fascia &
Garage Door
Trim
Siding
Entry Door
Stone
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK
Trim at Stone
01.11.19
8
Roof Tile
Stucco
Elevation C
Italian Scheme
Entry Door & Shutters
Fascia &
Garage Door
Trim
Wrought Iron
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK 01.11.19
9
Roof Tile
Stucco
Elevation C
Italian Scheme
Entry Door & Shutters
Fascia &
Garage Door
Trim
Wrought Iron
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK 01.11.19
10
Roof Tile
Stucco
Elevation C
Italian Scheme
Entry Door & Shutters
Fascia &
Garage Door
Trim
Wrought Iron
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK 01.11.19
11
Roof Tile
Stucco
Elevation C
Italian Scheme
Entry Door & Shutters
Fascia &
Garage Door
Trim
Wrought Iron
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK 01.11.19
12
Roof Tile
Stucco
Elevation D
Farmhouse Scheme
Entry Door
Trim , Fascia &
Garage Door
Board & Batt Siding
Shutters
Brick
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK 01.11.19
13
Roof Tile
Stucco
Elevation D
Farmhouse Scheme
Entry Door
Trim , Fascia &
Garage Door
Board & Batt Siding
Shutters
Brick
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK 01.11.19
14
Roof Tile
Stucco
Elevation D
Farmhouse Scheme
Entry Door
Trim , Fascia &
Garage Door
Board & Batt Siding
Shutters
Brick
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK 01.11.19
15
Roof Tile
Stucco
Elevation D
Farmhouse Scheme
Entry Door
Trim , Fascia &
Garage Door
Board & Batt Siding
Shutters
Brick
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK 01.11.19
16
LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK
Garage Doors
Elevation A Garage:
Selected
Elevation A Garage:
Option
Elevation B Garage:
Selected
Elevation B Garage:
Option
Elevation C Garage:
Selected
Elevation C Garage:
Option
Elevation D Garage:
Selected
Elevation D Garage:
Option
KB HOME | LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK , CA
01.11.19
Paint: Sherwin Williams Stone & Brick: El Dorado Stone
Notes:
*Stone & Brick to Be El Dorado Stone : MELISSA ZEPEDA (949) 275-4533 or melissa.zepeda@boral.com
*Roof to be Eagle Roofing: Please Contact Michele Morse 714.981.3605 or michelem@eagleroofing.com
*Decorative Tile to be Rock Mill Tile & Stone: Please Contact Veronica Abbot 949.233.9133 or VeronicaA@rockmillstone.com
*All metal roof vents to be painted to match the darkest color from the roofing blend.
*Paint breaks to be turned and finished at inside corner unless noted otherwise.
Colors by:
Roof: Eagle Roof Tile
Spanish-ELEVATION A
Capistrano Scheme 1 Scheme 2 Scheme 3 Scheme 4
01.11.19-Revise Spec and Trim at
Stone
Santa Barbara Albuquerque Blend Desert Clay Blend
Pre-cast : J Ginger Masonary, LP 11.21.18- Original Date|KB HOME
Grout:Orco Deco Tile: Rock Mill Tile & Stone 02.22.17- Original Date| BF HOMES
Westhighland White Lotus Pod Neutral Ground
ROOF 3605 SMC-8403 SCC8830 37646
San Benito Blend
Stone Lion Tamarind Tony Taupe
STUCCO SW 7571 SW 7566 SW 7572 SW 7568
Casa Blanca
Rockwood Medium Brown Grounded Griffin
TRIM SW 7539 SW 7507 SW 7538 SW 7038
Cork Wedge
Rockwood Medium Brown Grounded Griffin
FASCIA SW 6095 SW 2807 SW 6089 SW 7026
Toasty
Homburg Gray Rugged Brown Attitude Gray
GARAGE DOOR SW 6095 SW 2807 SW 6089 SW 7026
Toasty
Black Magic Black Magic Black Magic
ENTRY DOOR SW 7740 SW 7622 SW 6062 SW 7060
Messenger Bag
WROUGHT IRON SW 6991 SW 6991 SW 6991 SW 6991
Black Magic
DECORATIVE TILE FD 204-A FD 193B FD 130(b)SB-202A
*All non-decroative items such as meter doors, non-decorative vents & downspouts are to be painted the same color as the
surrounding color.
Page 1
KB HOME | LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK , CA
01.11.19
Notes:
*Stone & Brick to Be El Dorado Stone : MELISSA ZEPEDA (949) 275-4533 or melissa.zepeda@boral.com
*Roof to be Eagle Roofing: Please Contact Michele Morse 714.981.3605 or michelem@eagleroofing.com
*Decorative Tile to be Rock Mill Tile & Stone: Please Contact Veronica Abbot 949.233.9133 or VeronicaA@rockmillstone.com
*All metal roof vents to be painted to match the darkest color from the roofing blend.
*Paint breaks to be turned and finished at inside corner unless noted otherwise.
Colors by:
SW 7507 SW 7633 SW 7507 SW 9174
Stone Lion Taupe Tone Stone Lion Moth Wing
Scheme 6 Scheme 7 Scheme 8
New Cedar Arlington Brown Gray Range
Craftsman-ELEVATION B
Ponderosa Scheme 5
Latte Curio Gray Pavillion Beige
ROOF SCP 8805 5504 SCP 8803 5687
Seattle Blend
Steady Brown Homestead Brown Backdrop
STUCCO SW 7052 SW 6108 SW 0024 SW 7512
Gray Area
Canvas Tan Lotus Pod Natural Choice
CEMENTITIOUS WOOD SIDING SW 7060 SW 6110 SW 7515 SW 7025
Attitude Gray
Cobble Brown Well Bred Brown Griffin
TRIM SW 7012 SW 7531 SW 7572 SW 7011
Creamy
Cobble Brown Well Bred Brown Griffin
FASCIA SW 7012 SW 6082 SW 7027 SW 7026
Creamy
Cityscape Rockwood Terra Cotta Still Water
GARAGE DOOR SW 7012 SW 6082 SW 7027 SW 7026
Creamy
Drystack Drystack Drystack
ENTRY DOOR SW 2846 SW 7067 SW 2803 SW 6223
Roycroft Bronze Green
STONE Saratoga Rustic Ledge Sierra Mountain Ledge Cascade Rustic Ledge Bitteroot Mountain Ledge
STONE GROUT Drystack
*All non-decroative items such as meter doors, non-decorative vents & downspouts are to be painted the same color as the
surrounding color.
TRIM AT STONE
Page 2
KB HOME | LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK , CA
01.11.19
Notes:
*Stone & Brick to Be El Dorado Stone : MELISSA ZEPEDA (949) 275-4533 or melissa.zepeda@boral.com
*Roof to be Eagle Roofing: Please Contact Michele Morse 714.981.3605 or michelem@eagleroofing.com
*Decorative Tile to be Rock Mill Tile & Stone: Please Contact Veronica Abbot 949.233.9133 or VeronicaA@rockmillstone.com
*All metal roof vents to be painted to match the darkest color from the roofing blend.
*Paint breaks to be turned and finished at inside corner unless noted otherwise.
Colors by:
3645 3687 3702
SW 6122 SW 7546 SW 9093
Italian -ELEVATION C
Capistrano Scheme 9 Scheme 10 Scheme 11 Scheme 12
ROOF 3581
SW 6126 SW 7530 SW 6106
Arcadia Canyon Brown Sunrise Blend Brown Gray Range Calabar Blend
STUCCO SW 7534
SW 6104 SW 6083 SW 7515
Outerbanks Camelback Prairie Grass Nearly Brown
TRIM SW 6119
SW 6104 SW 6083 SW 7515
Antique White NavajoWhite Barcelona Beige Kilm Beige
FASCIA SW 7515
SW 6090 SW 6152 SW 2838
Homestead Brown Kaffee Sable Heastead Brown
GARAGE DOOR SW 7515
SW 6991 SW 6991 SW 6991
Homestead Brown Kaffee Sable Heastead Brown
ENTRY DOOR | SHUTTERS SW 7625
Linen Silverstone Silverstone
Mount Etna Java Superior Bronze Polished Mahogany
WROUGHT IRON SW 6991
Black Magic Black Magic Black Magic Black Magic
Pre-Cast Silverstone
Pre-Cast Texture TBD TBD TBD TBD
*All non-decroative items such as meter doors, non-decorative vents & downspouts are to be painted the same color as the
surrounding color.
Page 3
KB HOME | LIVE OAK AT UNIVERSITY DISTRICT
ROHNERT PARK , CA
01.11.19
Notes:
*Stone & Brick to Be El Dorado Stone : MELISSA ZEPEDA (949) 275-4533 or melissa.zepeda@boral.com
*Roof to be Eagle Roofing: Please Contact Michele Morse 714.981.3605 or michelem@eagleroofing.com
*Decorative Tile to be Rock Mill Tile & Stone: Please Contact Veronica Abbot 949.233.9133 or VeronicaA@rockmillstone.com
*All metal roof vents to be painted to match the darkest color from the roofing blend.
*Paint breaks to be turned and finished at inside corner unless noted otherwise.
Colors by:
Scheme 14 Scheme 15 Scheme 16
Sierra Madre Brown Gray Range Charcoal Range
Farmhouse-ELEVATION D
Ponderosa Scheme 13
Westhighland White Softer Tan Agreeable Gray
ROOF SCP8804 5503 5687 5699
Hershey
Westhighland White Sage Elephant Ear
STUCCO SW 7513 SW 7566 SW6141 SW 7029
Sanderling
Westhighland White Natural Choice Alabaster
BOARD & BATT SIDING SW 6054 SW 7566 SW2860 SW 9168
Canyon Clay
Westhighland White Natural Choice Alabaster
TRIM SW 7035 SW 7566 SW7011 SW 7008
Aesthetic White
Westhighland White Natural Choice Alabaster
FASCIA SW 7035 SW 7566 SW7011 SW 7008
Aesthetic White
Fire Brick Fairfax Brown Quietude
GARAGE DOOR SW 7035 SW 7566 SW7011 SW 7008
Aesthetic White
Caviar Fairfax Brown Black Fox
ENTRY DOOR SW 2808 SW 6335 SW2856 SW 6212
Rookwood Dark Brown
Tundra Brick Roma Brick Tundra Brick
SHUTTERS SW 2808 SW 6990 SW2856 SW 7020
Rookwood Dark Brown
OBP Soft White Khaki OBP Grey
BRICK Bracciano Chalk Dust Castello Ashland
Roma Brick
*All non-decroative items such as meter doors, non-decorative vents & downspouts are to be painted the same color as the
surrounding color.
BRICK GROUT COLOR OBP Tan
Page 4
Meeting Date:
Agenda Item No:
Subject:
Location:
Applicant:KB Homes
City of Rohnert Park
PLANNING COMMISSION STAFF REPORT
March 28,2019
8.2
File No. PLTUI9-0003 - Live Oak Model Home Complex. Consideration
of a Temporary Conditional Use Permit for Model Homes and Sales Office
for the Live Oak Neighborhood at University District Specific Plan in Vast
Oak East Land Development Area II.
Live Oak is within the University District Specific Plan located south of
Hinebaugh Creek, west of Petaluma Hill Road, north of Kingwood Road
SUBJECT
The Live Oak product line consists of 104 homes in the University District Neighborhood. Live
Oak and the proposed Model Home Complex is within the University District Specific Plan
(UDSP). Staff recommends that the Planning Commission adopt the following:
1. Resolution No. 2019-14 Approving a Temporary Conditional Use Permit for the Live Oak
Development Model Homes and Sales Offrce at University District Specific Plan (UDSP)
Vast Oaks East (VOE) Development Area Plan Phase II (DAP II).
BACKGROUND
The UDSP is one of five specific plan areas designated in the City's General Plan for future
development. The UDSP includes approximately 300 acres of lands owned by several home
builders and the Cotati-Rohnert PRK Unified School District. On July 11,2017, the City Council
approved a DAP for the Vast Oak East Land Development Phase I (VOE, DAP I), which included
parkways and walls and Phase II (VOE, DAP II), which included development of Cypress,
Sycamore, Live Oak and Juniper neighborhoods which will ultimately boast 1,645 residential
units.
Page I of4
PROPOSED PROJECT
The proposed project involves the construction and operation of the model homes and sales office
for the Live Oak neighborhood at the corner of Kittyhawk Place and Kingwood Road. The comer
lot would be built as a parking lot serving the model homes and the adjacent two lots would be
built as Plan 1 and Plan 2 of the Live Oak DAP.
The residential floor plans, exterior elevations and colors for the Live Oak neighborhood were
originally approved with the Development Area Plan Phase II (DAP II) and proposed amendment
adding two additional floor plans is on this same planning commission agenda (3128119).The20ll
DAP II approval was conditioned to require Planning Commission approval of a plan for the model
home complex, including off street parking, lighting, ADA compliance and office complex prior
to issuance of building permits.
The applicants have submitted an application for a Temporary Conditional Use Permit for the Live
Oak Model Homes and Sales Office. Construction of the model homes is proposed to occur
Monday through Saturday between the hours of 7:00 am and 5:00 pm. Proposed hours of operation
for the model homes sales office are 10:00 am to 6:00 pm daily, 7 days a week.
Live Oak Model Homes and Sales Office
The Live Oak Model Homes Complex, Sales Office, and parking would be located on three (3)
lots within Live Oak neighborhood of the VOE, DAP II. As shown on Sheet L-0.0 of Exhibit 1,
the Live Oak development portion of the VOE DAP II consists of property located in the
westernmost portion of the Vast Oak East development area.
The model homes, sales office and parking would be constructed on lots 292,293 and 294 in the
Live Oak neighborhood. The individual model homes and sales office would be located on two (2)
of the lots (Lots 293 and294) and the accessory parking would be located onlot292.
Page? of 4
Plan one and Plan two are the homes that will be showcased as model homes, both are both one-
story floor plans.
o Lot 293 would represent Plan2 (Craftsman) be the location of the Sales Office. This model
is a 3 bedroom and 2 %bath home and is 2,004 square feet.
o Lot 294 would represent Plan 1 (Farmhouse). This model has a courtyard entrance off the
sideyard. It too is a 3 bedroom and2 % bath home and is smaller at 1,936 square feet.
PiAN OhE I Fo.ml"o!.e I Model PLAN lWO I Crofrs4.on I Vodel
Seven parking stalls, including one ADA accessible stall, would be constructed on Lot292 to serve
the proposed model homes and sales office. An accessible path of travel would provide access
from the parking area to the sales ofhce, model homes, and ADA accessible bathroom.
Landscaping would be installed along the streetscape, within the front and back yards of the model
homes, and surrounding the parking lot (Refer to Sheets L-2.0 of Exhibit 1).
Project Signage
The proposed signage plan is shown on sheet L-4 of Exhibit 1. Conceptual project signage includes
signage for the sales center, the individual model units and water conservation signs. The
conceptual plan notes a green design scheme.
PROJECT ANALYSIS
VOE DAP Phase II, which included development of Cypress, Sycamore, Live Oak and Juniper
neighborhoods was approved by City Council in 2017. At the hearing, Council approved a
condition requiring the Planning Commission review a plan for Temporary Sales Office and
Design Center shall be submitted including off street parking, lighting, ADA compliance and
office complex prior to issuance of building permit for the models. Model homes applications are
required to provide:
. an accessible parking layout
o location of accessible restroom, if not within the sales ofhce.
. an accessible path of travel from accessible parking space to the sales office and the
accessible restroom, if not within the sales office model
. proposed fencing
o locatiott of aty electrical transforrrrers, hre hydrarrts, utility oonnections
Page 3 of4
o floor plan of Sales Office
. signage - showing location, design of all exterior signage
The applicant's submittal includes the required parking, restrooms, lighting and fencing.
Permanent fencing is consistent with the approved DAP and temporary fencing would be removed
upon completion of sales. Site plans include ADA compliant access and restrooms.
The proposed plans are consistent with the Specific Plan and the model homes streetscape and
landscaping proposed are consistent with the DAP for Development Phase II as approved by the
City Council. Temporary facilities such as parking, ADA compliance, fencing and restrooms
comply with model home requirements.
C NOTIFICATION AND INFORMATI
A public hearing notice denoting the time, date, and location of this hearing was published in the
Press Democrat on March 17,2019. Property owners within 300 feet of the project site and
interested parties requesting notification were also mailed notices, and the notice was posted
pursuant to State law.
RECOMMENDED ACTIONS
Staff recommends that the Planning Commission:
1. Adopt Resolution No. 2019-14 approving a Temporary Conditional Use Permit for the UDSP
VOE DAP II Live Oak Model Home Complex and Sales Office.
ATTACHMENTS:
A. ResolutionNo. 2019-14
EXHIBITS:
1. Live Oak Model Home Complex and Sales Office
APPROVALS
"{ tM r,Ltt J*g l,{,tE
Lori MacNab, Planning tant Date
t hy,,tlrx,a--n1y/\ ) /,-3,tz t
I $ft"y Beiswenger, Planr{ng M6nager
Page 4 of4
Date
PLANNING COMMMISSION RESOLUTION NO. 2OI9.I4
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A TEMPORARY
CONDITIONAL USE PERMIT FOR UNIVERSITY DISTRICT VAST OAK EAST
LAND DEVELOPMENT PHASE II LIVE OAK MODEL HOME COMPLEX
WHEREAS, the applicant, KB Homes, filed Planning Application No. PLTUl9-0003
for a Temporary Conditional Use Permit for the construction of the Model Homes and Sales
Office in the Live Oak neighborhood within the Vast Oak East Land Development Phase II
within the University District Specific Plan in accordance with the City of Rohnert Park
Municipal Code (RPMC); and
WHEREAS, Planning Application No PLTU19-0003 was processed in the time and
manner prescribed by State and local law; 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 Press Democrat; and
WHEREAS, on March28,20l9 the Planning Commission reviewed Planning
Application No. PLTU19-0003 at which time interested persons had an opportunity to testify
either in support of or opposition to the project; and,
WHEREAS, at the March 28,2019, Planning Commission meeting, upon considering all
testimony and arguments, if any, of all persons desiring to be heard, the Commission considered
all the facts relating to Planning Application No. PLTU19-0003.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct.
Section 2. Factors considered. The Planning Commission, in approving Planning
Application No. PLTUl9-0003, makes the following factors, to wit:
That the proposed location of the Temporary Conditional Use is consistent with the
objectives of the Zoning Ordinance and the purposes of the district inwhich the site is
located;
The proposed use will comply with the Development Standards in the University District
Specific Plan, Tentative Map and Development Area Plan for University District Vast
Oak East Land Development Phase II. The creation of a model home complex is
authorized by the Conditions of Approval contained with the Vast Oak East,
Development Area Plan entitlement documents. A model home complex is an appropriatc
use within the University District Specific Plan, residential districts.
Page I of4
A
B.That the proposed location of the Temporary 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.
The model homes and sales office will be located on three (3) lots within the Live Oak
neighborhood. The model homes will be appropriately located within lots to meet all
development standards for eventual sale. Prior to operation of the proposed model homes
and sales office roads, sidewalks and street lighting will be completed. Public access on
the site will be limited to the model home complex. Construction operations will be
separated from the sales facilities.
C.The proposed Temporary Conditional Use will comply with each of the applicable
provisions of this title.
The model homes, streetscape and landscaping proposed are consistent with the
Development Area Plan for Development Phase II as approved by the City Council.
Temporary facilities such as the sales office, parking, ADA compliance, fencing and
restrooms comply with Model Home requirements. Vehicular and pedestrian access is
adequate. Fencing will prohibit visitors from entering construction areas.
Section 3. Environmental Clearance. An Environmental Impact Report (SCH No.
2003122014) was prepared for the University District Specific Plan. An Addendum to the
Environmental Impact Report was completed in 2014 rcflecting the updated Specific Plan and
related entitlements, including the construction of residential units.
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Planning Application No. PLTU19-0003 subject to the following conditions:
Conditions of Approval
1. The Temporary Conditional Use Permit is approved for up to 48 months from the Planning
Commission approval date subject to an annual review by City's Planning Division for
compliance with application provisions and conditions of approval. A report on the status and
compliance with conditions shall be submitted to the Planning Commission. After reviewing
the report the Planning Commission may determine if further review of the permit is
necessary. At the end of 48 months, an extension may be approved by the Planning
Commission.
2. The Model Home Complex for the Live Oak neighborhood and the related improvements are
limited to Lots 292,293 and294. Parking, signage and sign poles, temporary fencing,
temporary structures and other improvements, excepting homes for future sale on 292,293
and 294 shall be removed upon completion of sales for the Live Oak neighborhood or before
expiration of this Use Permit.
Page2 of 4
3. Hours of operation for the temporary Model Home Sales Office for the Live Oak
Neighborhood are limited to 10:00 AM to 6:00 PM.
4. In order to review, site grading and drainage for the model home complex, please submit a
site improvement and grading plan to the City's Engineering Division for review and
approval.
5. The applicant shall comply with all applicable sections of the Rohnert Park Municipal Code
and the California Building Code, shall obtain all necessary permits from the Building
Division and Public Safety Department prior to commencement of operation of the model
home complex.
6. Implement 5 492.16 of the Water Efficient Landscape Ordinance which requires that all
landscaping for model homes shall use signs and written information to demonstrate the
principles of water efficient landscapes. The design of signs and written materials shall be
approved by the City's Planning Division prior to installation. Signs shall be installed and
written materials available prior to occupancy or operation of any sales office.
7. Prior to occupancy and opening of the model homes and sales office, a phased occupancy
plan shall be approved by the City's Planning Division. The plan shall delineate those areas
that will be open to the public (vehicle traffic and pedestrian traffic) and the means of
separating construction activity from the public (fences, etc). The phasing plan shall delineate
the neighborhood streets that will be open to the sales trailer and model home sales traffic,
future resident traffic and construction traffic. The phasing plan will show the fencing and
other means of separation between construction access, active and storage, from sales and
future resident activity. All streets and other areas open to the public shall be free of
construction activity, including storage of material, staging/ unloading, and operation of
equipment.
8. Prior to start of combustible construction of the model home complex, the water system and
fire hydrants serving the development shall be installed, cleaned, pressure tested, disinfected
and otherwise operational per City requirements. Streets serving the Live Oak neighborhood
model home complex shall be graded, lime-treated, and rocked to provide and all-weather
surface. Compliance with these requirements shall be demonstrated to the satisfaction of the
City's Engineering Division and Public Safety Department.
9. An ADA compliant walkway connection shall be provided from the sidewalk to the models.
10. Any ADA accessible restrooms shall have a horn strobe added to them.
1 1. Prior to occupancy and opening of the model homes and sales office, the streets serving each
neighborhood model home complex shall be paved and striped.
12. Prior to occupancy and opening of the model homes and sales office to the public, sidewalks
and other street improvements serving the Live Oak neighborhood model home complex
shall be completed.
Page 3 of4
13. Prior to occupancy and opening of the model home complex to the public, sidewalks and
other street improvements serving the Live Oak neighborhood model home complex shall
have completed and operational streetlights.
14. Prior to start of home construction, a surety bond shall be posted, covering the cost of
removing parking and other temporary improvements associated with the complex (the
model homes and landscaping on the model home sites, which are peffnanent features, shall
be excluded from the surety bond) and providing for the conversion / completion of work
needed to ready the homes in the complex for sale.
15. All landscaping and water efficient inigation will be consistent with the approved landscape
plans in the University District Development Area Plan II.
16. A site plan detailing the location of the proposed signage must be submitted with the plans
for building permit for the model home complex.
BE IT FURTHER RESOLVED that said action shall not be deemed final until the appeal
period has expired and that the appeal period shall be ten (10) working days from the date of said
action. No building permits shall be issued until the appeal period has expired, providing there are
no appeals.
DULY AND REGULARLY ADOPTED on this 28th day of March, 2019 by the City of
Rohnert Park Planning Commission by the following vote:
AYES: NOES: ABSENT:- ABSTAIN:-
BLANQUIE _BORBA_GrUDrCE_HAYDON_ORLOFF
Susan Adams, Chairperson, Rohnert Park Planning Commission
Attest
Kelsey Bracewell, Recording Secretary
Page 4 of 4
TABLE OF CONTENTS
NTS
COVER SHEET
CONSTRUCTION CALLOUT & ACCESSIBILITY WITH ADA DETAILS
ILLUSTRATIVE PLANTING PLAN & WATER USE CALCULATIONS
CONSTRUCTION & PLANTING DETAILS
SIGNAGE DETAILS
L-0.0
L-1.0
L-2.0
L-3.0 TO L-3.1
L-4.0
PROJECT
SITE
SITE MAPVICINITY MAP
1st LAND DEVELOPMENT FINAL MAP -
VAST OAK EAST AT UNIVERSITY DISTRICT
ROHNERT PARK, CALIFORNIA
MARCH 7, 2019
LANDSCAPE PLANS FOR:
LIVE OAK MODELS FINAL MAP 2D
AT UNIVERSITY DISTRICT
GNV
GNV
31'3
1
'
ROHNERT PARK EXPRESSWAY
KINGWOOD ROAD
KN
I
G
H
T
R
O
A
D
KEY MAP
NTS
FOR OVERALL PARKWAY LANDSCAPE, PROJECT AND
ACOUSTIC WALLS/PILASTERS, FENCES, AND MAILBOX
LOCATIONS REFER TO VAST OAK EAST DAP 1 & VAST
OAK EAST WALL & FENCE PLANS PREPARED BY vTA.
LIVE OAK
MODELS
Copyright 2019 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
L-0.0
Project No. 11618Scale: Not Applicable
Landscape Cover Sheet
NORTHMarch 7, 2019
Temporary Use Permit Plan LIVE OAK MODELS
Rohnert Park, California
Vast Oak East at University District
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 95691
LIVE OAK
FINAL MAP 2D
45°
90°
90°
90°
90°
90°
90°
90°
90°
90°
45°
90°
90°
90°90°
90°90°
90°
90°
90°
90°
90°
90°
90°
90°
90°90°
90°
90°
V
A
N
A
C
C
E
S
S
I
B
L
E
N
O
P
A
R
K
I
N
G
KI
N
G
W
O
O
D
R
O
A
D
LOT 292
(PAD 150.1)
LOT 293
Plan 2
(FF 151.1)
LOT 294
Plan 1
(FF 151.1)
(FS 148.55)
KITTYHAWK PLACE
Sales
Office
(TC 148.35)
(FS 148.27)
(TC 148.07)
(PAD 150.3)
(TC 148.35)
(FS 148.77)
(HP/TC 148.57)
(FS 148.32)
(TC 148.12)
(FS 147.54)
(TC 147.34)
(GL 150.6)(GL 150.6)
(FS 148.50)
(FS 148.37)
(FS 148.25)
(FS 148.43)
LOT 295
(PAD 149.5)
(1004)
FS 150.39
FS 150.77
2%
FS 150.55
2%
FS 150.13 FS 150.13
2%3.6%
11%
GB
GB
149.20
149.28
FS 148.64FS 148.57
2%1.7%2.6%
2%2%
FS 150.77
FS 150.70
FS 150.58
FS 150.45
FS 150.45
FS 150.29
3%
10%
FS 149.7 FS 149.7
GB
2%
(PAD 149.2)
FS 149.87
FS 150.03
1%
1%
1%
(PAD 150.0)
FS 150.40
FS 150.48
FS 150.57
FS 150.67
2%
FS 150.97
FS 150.77
FS 150.57
1
2
3 4
5
6
7
8
9
9
9
15
10
10 10
10
10
9
11
12 12
13a
13
14
16
16
16
16
16
16
16
16
16
16
16
16
16 16
17
18
17
18
20
20
21 21
19
19
19
21
22
22
22
23
23
23
23
24
26
252730
29 27
2A
2A
29
2A
FS 150.4
4.1%
(FS 147.61)
11
16
L-1.0
Project No. 11618Scale: 1" = 10'-0"
Construction Callout &
Accessibility Plan
NORTHMarch 7, 2019
Temporary Use Permit Plan
0'5'10'20'40'
LIVE OAK MODELS
Rohnert Park, California
Vast Oak East at University District
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 95691
FINISH FLOOR ELEVATION
FINISH SURFACE ELEVATION
GARAGE LIP FINISH ELEVATION
GRADE BREAK
GRADES PER CIVIL ENGINEER
GRADING LEGEND
FFE
FS
GL
GB
(123.1)
HIGH POINT
PAD ELEVATION
TOP OF CURB
TOP OF STEP ELEVATION
DIRECTION OF SURFACE FLOW
HP
PAD
TC
TS
PROJECT SECURITY PROVIDED BY ELECTRONIC,
REMOTELY MONITORED SYSTEMS ON EACH HOME,
OFFICE AND DESIGN CENTER.
SECURITY
WINTER: OPEN DAILY 10 AM TO 5 PM
SUMMER: OPEN DAILY 10 AM TO 6 PM
HOURS OF OPERATION
NOT TO SCALE
PARKING STALL
5
2
1
3
'
-
0
"
O
.
C
.
M
A
X
NO
PARKING
4"4"
9'-0"8'-0"
MIN.
2
3
4
6
7
8
9
1
EDGE OF PAVING AND/OR CURB. WHERE
APPLICABLE PAINT CURB BLUE FULL WIDTH
OF STALL.
3 ACCESS AISLE ON PASSENGER SIDE OF
VEHICLE STALL. PERIMERTER STRIPE SHALL BE
COLOR BLUE; INSIDE ANGLED HATCHING SHALL
BE COLOR: WHITE, SPACED 3'-0" O.C. MAX.
4 12" HIGH WHITE LETTERING.
5 PRINTED INTERNATIONAL
SYMBOL OF ACCESSIBILITY
STALL EMBLEM. MIN.
36"X36". WHITE SYMBOL
AND BORDER W/ BLUE
BACKGROUND.
6 PARKING STALL
7 4" WIDE DOUBLE PAINTED
STRIPING ACCORDING TO
CITY STANDARD. BLUE.
TYP.
8 48" WHEEL STOP
9 VAN ACCESSIBLE PARKING
SIGN. CENTER ON STALL, TYP.
WALKWAY(ACCESSIBLE
PATH OF TRAVEL)
NOTES:
1. SURFACE OF PARKING STALL AND
ACCESS/LOADING AISLE MUST NOT EXCEED 2%
IN ANY DIRECTION. RAMPS MAY NOT ENCROACH
INTO REQUIRED STALL OR AISLE DIMENSIONS.
1'-6"
2'
-
0
"
18
'
-
0
"
M
I
N
.
ADA VAN ACCESSIBLE
NOT TO SCALE
6'
-
8
"
1'
-
6
"
12"
6
22
"
M
I
N
.
s s
17" MIN.
3
5
4
1
2
5
4
3
2
1 1/8 " ALUMINUM
'UNAUTHORIZED
VEHICLE WARING '
SIGN PANEL. SCREEN
PRINT COLOR: BLACK
PER CBC 11-502.8
WITH WHITE
BACKGROUND.
1" HIGH SIGN TEXT
2" SQ. ALUMINUM POST
FINISH TO BE ADA
STANDARDS.
COMPACTED
SUB-GRADE
CONCRETE FOOTING
FINISH GRADE
1/2 " RADIUS
(TYP.)
UNAUTHORIZED
PARKING SIGN
UNAUTHORIZED VEHICLES PARKED
IN DESIGNATED ACCESSIBLE
SPACES NOT DISPLAYING
DISTINGUISHING PLACARDS OR
SPECIAL LICENSE PLATES ISSUED
FOR PERSONS WITH DISABILITIES
WILL BE TOWED WAY AT THE
OWNER'S EXPENSE.
TOWED VEHICLES MAYBE
RECLAIMED AT
OR BY TELEPHONING
6
NOT TO SCALE
6'
-
8
"
1'
-
6
"
12"
7
6"
2'
-
0
"
s s
VAN ACCESSIBLE
1'-0"
6
4
6
5
7
1
3
2
5
4
3
2
1
PARKING
ONLY
MINIMUM
FINE $250
1/8 " ALUMINUM PANEL
SCREEN PRINT
SYMBOL COLORS TO
BE ADA STANDARDS.
HANDICAPPED SYMBOL
AND LETTERING TO BE
WHITE
VAN ACCESSIBILITY
SIGN TO FOLLOW
SPECS OF 1 AND 2
ABOVE
2" SQ. ALUMINUM POST
FINISH TO BE ADA
STANDARDS.
COMPACTED
SUB-GRADE
CONCRETE FOOTING
FINISH GRADE
1/2 " RADIUS (TYP.)
ADA ACCESSIBLE
PARKING SIGN
NOT TO SCALE
ADA STALL SYMBOL
3'-0" SQUARE
WHITE PAINTED SYMBOL
PER CBC 1129B.5.2
SOLID PAINTED
INTERIOR COLOR:
INTERNATIONAL BLUE
4" WIDE WHITE PAINTED
BORDER
90°
A B DC
CALLOUT SCHEDULE
PARKING FOR 7 VEHICLES.
WHEEL STOPS PER CITY REQUIREMENT.
TRUNCATED DOMES PER CITY REQUIREMENT.
ADA VAN ACCESSIBLE PARKING STALL SEE DETAIL A,
THIS SHEET.
ADA ACCESSIBLE PARKING SIGN SEE DETAIL C, THIS
SHEET.
UNAUTHORIZED PARKING SIGN SEE DETAIL D, THIS
SHEET.
PORTABLE, ACCESSIBLE TEMPORARY RESTROOM/
HANDWASH STATION.
SCREEN FENCE SEE DETAIL C, SHEET L-3.0.
ACCESSIBLE PATH OF TRAVEL.
PROJECT FLAGS PER KB HOME.
MODEL SIGNAGE PER KB HOME.
DRAINAGE TREATMENT PLANTING 49 SQ.FT.
STEP PADS.
42" TRAP FENCE SEE DETAIL D, SHEET L-3.0.
6'-0" TUBE STEEL GATE AND FENCE THAT SHALL BE
EQIPPED WITH PANIC HARDWARE ON THE INSIDE, KEY
LATCH-LOCK ON OUTSIDE. SEE DETAIL A, SHEET L-3.1.
MAINTENANCE ACCESS GATE SEE DETAIL E, SHEET
L-3.0.
PROJECT SIGNAGE.
PLANTING AREA, TYPICAL.
6'-0" HIGH GOOD NEIGHBOR FENCE SEE DETAIL A,
SHEET L-3.0.
6'-0" HIGH WOOD GATE SEE DETAIL B, SHEET L-3.0.
CONCRETE MODEL WALK SEE DETAIL F, SHEET L-3.0.
CONCRETE STEPS, TYPICAL. SEE DETAIL G, SHEET L-3.0.
PUBLIC SIDEWALK PER CIVIL ENGINEER.
VINE PANELS AT WINDOWS.
BARK AREA.
1
2
2A
4
5
6
7
8
12
13
14
15
16
17
18
9
19
20
LOT 293 - PLAN 2 - SPANISH
TURF
WOOD DECK OR WOOD GRAINED TILE ON GRADE.
ACCENT POTS WITH COLORFUL PLANTINGS.
LOT 294 - PLAN 1 - CRAFTSMAN
PAVER PATIO WITH PAVER PERIMETER BAND.
OMIT.
ACCENT POTS WITH COLORFUL PLANTINGS.
"L" TRELLIS. SEE DETAIL B, SHEET L-3.1.
24
25
26
27
28
29
30
10
21
11
22
23
3
13a
Copyright 2019 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
TO COMPLY WITH THE REQUIREMENTS FOR ACCESSIBILITY,
ALL SALES ACTIVITIES MUST OCCUR WITHIN THE SALES
OFFICE. IF SALES ACTIVITIES ARE TO OCCUR WITHIN THE
MODEL HOMES, AN ACCESSIBLE ENTRANCE MUST BE
PROVIDED TO EACH HOME BY WAY OF WALKWAY RAMPS,
THRESHOLD RAMPS, ETC. PORTABLE RAMS ARE ALLOWED.
SALES OFFICE NOTE
L-2.0
Project No. 11618Scale: 1" = 10'-0"
Illustrative Planting Plan
NORTHMarch 7, 2019
Temporary Use Permit Plan
0'5'10'20'40'
LIVE OAK MODELS
Rohnert Park, California
Vast Oak East at University District
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 95691
PLANTING NOTES
1.THE PLANTING DESIGN FOR THE SITE IS DROUGHT TOLERANT
AND UTILIZES NATIVE AND ADAPTED ORNAMENTAL PLANTING.
2.ALL SHRUBS AND GROUNDCOVER MATERIAL SELECTED HAS A
WUCOLS WATER USE RATING OF LOW OR VERY LOW.
3.PROPOSED TREE CANOPIES ARE SHOWN AT 85% MATURE
GROWTH DIAMETER IN ORDER TO ENSURE THERE IS
SUFFICIENT ROOM FOR TREE GROWTH AND HEALTH.
IRRIGATION NOTES
1.THE IRRIGATION DESIGN FOR THE SITE SHALL COMPLY WITH
THE GOVERNOR'S WATER CONSERVATION MANDATE, WELO,
AND ALL CURRENT LOCAL WATER DISTRICT REGULATIONS.
2.THE IRRIGATION SYSTEMS WILL BE AUTOMATICALLY
CONTROLLED BY AN ET IRRIGATION CONTROLLER CAPABLE OF
MULTIPLE PROGRAMMING AND INDEPENDENT TIMING OF
INDIVIDUAL IRRIGATION SYSTEMS. THE CONTROLLER WILL
HAVE A 24-HOUR CLOCK TO ALLOW MULTIPLE START TIMES
AND REPEAT CYCLES TO ADJUST FOR SOIL PERCOLATION
RATES.
3.THE IRRIGATION SYSTEM WILL CONSIST OF LOW VOLUME,
LOW FLOW BUBBLERS FOR TREES, AND POINT SOURCE DRIP
IRRIGATION FOR SHRUBS AND GROUNDCOVERS.
4.PLANTS WILL BE GROUPED ONTO SEPARATE VALVES
ACCORDING TO SUN EXPOSURE AND WATER USE TO ALLOW
FOR IRRIGATION APPLICATION BY HYDROZONE. THE
IRRIGATION SCHEDULING WILL REFLECT THE REGIONAL
EVAPO-TRANSPIRATION RATES.
5.ALL AB1881 DOCUMENTATION INCLUDING IRRIGATION PLANS,
WATER USE CALCULATIONS AND CERTIFICATES SHALL BE
SUBMITTED WITH THE LANDSCAPE IMPROVEMENT PLANS FOR
REVIEW AND APPROVAL.
PLANT LIST CONSISTENT WITH APPROVED
PLANTING VAST OAK WEST.
BOTANICAL NAMESYMBOL COMMON NAME
SHRUB PALETTE
SHRUBS
WUCOLS
WATER USE
DODONAEA VISCOSA
FEIJOA SELLOWIANA
PHORMIUM 'GUARDSMAN'
PRUNUS CAROLINIANA
RHAPHIOLEPIS I. 'CLARA'
XYLOSMA CONGESTUM
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
PURPLE HOPSEED BUSH
PINEAPPLE GUAVA
NEW ZEALAND FLAX
CAROLINA CHERRY
CLARA INDIAN HAWTHORN
SHINY XYLOSMA
LOW
LOW
LOW
LOW
MODERATE
LOW
LARGE SHRUBS
SMALL SHRUBS
ANIGOZANTHOS SPP.
DIETES BICOLOR
HEMEROCALLIS SPP.
PENSTEMON SPP.
PHORMIUM SPP.
ROSA 'RED FLOWER CARPET'
SOLLYA HETEROPHYLLA
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
KANGAROO PAW
FORTNIGHT LILY
EVERGREEN DAYLILY
GARDEN PENSTEMON
NEW ZEALAND FLAX
FLOWER CARPET ROSE
AUSTRALIAN BLUEBELL
LOW
LOW
MODERATE
MODERATE
LOW
MODERATE
LOW
GRASSES
CALAMAGROSTIS 'KARL FOERSTER'
FESTUCA MAIREI
HELICTOTRICHON SEMPERVIRENS
LEYMUS 'CANYON PRINCE'
MUHLENBERGIA RIGENS
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
FEATHER REED GRASS
ATLAS FESCUE
BLUE OAT GRASS
BLUE WILD RYE
DEER GRASS
LOW
LOW
LOW
VERY LOW
LOW
GROUNDCOVERS
FRAGARIA CHILOENSIS
HELIANTHEMUM NUMMULARIUM
MYOPORUM PARVIFOLIUM
ROSMARINUS 'HUNTINGTON CARPET'
SCAEVOLA 'MAUVE CLUSTERS'
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
CREEPING STRAWBERRY
SUNROSE
PROSTRATE MYOPORUM
DWARF ROSEMARY
PURPLE SCAEVOLA
MODERATE
LOW
LOW
LOW
MODERATE
CISTUS SPP.
COLEONEMA SPP.
ESCALONIA FRADESII
LOROPETALUM 'RAZZLEBERRI'
NANDINA DOMESTICA
PHORMIUM SPP.
PITTOSPORUM SPP.
ROSA SPP.
SALVIA SPP.
VIBURNUM SPP.
WESTRIGIA FRUTICOSA
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
2 GAL
5 GAL
5 GAL
5 GAL
5 GAL
ROCKROSE
BREATH OF HEAVEN
FRADESI ESCALONIA
FRINGE FLOWER
HEAVENLY BAMBOO
NEW ZEALAND FLAX
TOBIRA
ROSE
ORNAMENTAL SAGE
VIBURNUM
COAST ROSEMARY
LOW
MODERATE
MODERATE
LOW
LOW
LOW
LOW
MODERATE
MODERATE
MODERATE
LOW
MEDIUM SHRUBS
FICUS PUMILA
PARTHENOCISSUS TRICUSPIDATA
5 GAL
5 GAL
CREEPING FIG
BOSTON IVY
MODERATE
MODERATE
SIZE
PARKWAYS
REFER TO PARKWAYS IN LANDSCAPE PLANS FOR PHASE 2D PREPARED BY VTA.
VINES
BOTANICAL NAMESYMBOL COMMON NAME
TREE PALETTE
STREET TREES
TREES
PISTACIA CHINENSIS
QUERCUS RUBRA
CHINESE PISTACHE
RED OAK
ACCENT/BACKYARD TREES
PYRUS CALLERYANA
'CHANTICLEER'
PODOCARPUS GRACILOR
MAYTENUS BOARIA
LAGERSTROEMIA INDICA
FLOWERING PEAR
FERN PINE
MAYTEN TREE
CRAPE MYRTLE
MODERATE
LOW
MODERATE
LOW
LOW
MODERATE
WUCOLS
WATER USE
RHAPHIOLEPIS
'MAJESTIC BEAUTY'
MAJESTIC BEAUTY
INDIAN HAWTHORN
LOW
Copyright 2019 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
L-3.0
Project No. 11618Scale: See Detail
Construction & Planting Details
NORTHMarch 7, 2019
Temporary Use Permit Plan LIVE OAK MODELS
Rohnert Park, California
Vast Oak East at University District
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 95691
A B
E
D
CGOOD NEIGHBOR FENCE
SCALE: 1/2" = 1'-0 "
1'-6"
2"
2'
-
0
"
SECTION
ELEVATION
2
6'
-
0
"
1
3
4
5
6
7
9
8
10
6
7
9
8
4
5
1
3
2
10
2 X 4 TOP RAIL DADO (16' LENGTH)
TOP OF FOOTING AT TOP OF
GRADE.
4 X 4 PTDF POST @ 8' O.C.
5/8 X 6 FENCE BOARDS - BOARD
ON BOARD
2 X 4 BOTTOM RAIL DADO
2 X 8 KICKBOARD (PTDF)
FINISH GRADE, GRADE TO SLOPE
AWAY FROM FENCE.
CONCRETE FOOTING
COMPACTED SUBGRADE OR
ENGINEER FILL.
6" AGG. DRAIN ROCKNOTE:
-ALL WOOD MEMBERS SHALL BE
CONSTRUCTION GRADE REDWOOD
OR CEDAR.
-ALL NAILS SHALL BE HOT DIPPED
GALVANIZED.
WOOD GATE
SCALE: 1/2" = 1'-0 "
7
6
5
4
2
3
1
4 X 4 POST PTDF - SEE FENCE DETAIL,
DETAIL C, THIS SHEET, FOR FOOTING.
5/8 X 6 ALTERNATING BOARDS.
NOTE:
- ALL WOOD MEMBERS SHALL BE
CONSTRUCTION GRADE REDWOOD OR
CEDAR.
- ALL NAILS SHALL BE HOT DIPPED
GALVANIZED.
- GATES WIDER THAN 3'-0" REQUIRE 4" X
6" POST, HINGED SIDE ONLY.
3'-0" MIN.
3'-6" MAX.
PLAN
GATE LATCH.
(2) GATE HINGES.
2 X 4 DIAGONAL BRACE.
2 X 4 HORIZONTAL BRACE.
FINISH GRADE.
2"
6'
-
0
"
4
5
1
7
5
4
3
6
4
2 8
8 ADJACENT FENCE. SEE
DETAIL C, THIS SHEET.
ELEVATION
DETAILS A, B, C, D & E:
ALL FENCE COLORS
AND MATERIALS MATCH
CITY APPROVED COLOR
SCHEME FOR VAST
OAK WEST.
FOR OVERALL
DETAILING OF PARKWAY
LANDSCAPE, PROJECT
AND ACOUSTIC
WALLS/PILASTERS,
FENCES, AND
MAILBOXES REFER TO
VAST OAK EAST DAP 1.
4" O.C.
TYP.
AMERISTAR PRE-FAB. TUBE STEEL FENCE OR EQUAL.
STYLE TO BE "MONTAGE MAJESTIC 2-RAIL" PANELS
AND POST ARE GALV. STEEL WITH "PERMACOAT"
FINISH. COLOR TO BE BLACK.
1
2
3
4
5
4
5
PANEL BRACKET
INTERNAL
RETAINING ROD,
CONTINUOUS
FORERUNNER
RAIL
SCREW
CONNECTION DETAIL
FINISH GRADE.
3/4" SQ. 16 GA PICKET
2 1/2" SQ. 12 GA POST
"FORERUNNER" CONNECTION SYSTEM INSTALL PER
MANUFACTURER'S RECOMMENDATIONS. SEE DETAIL
BELOW FOR REFERENCE.
TUBE STEEL FENCE - AMERISTAR
SCALE: NTS
6'-0" O.C.
1'-0"
3'
-
0
"
NOTES:
1.CONTACT AMERISTAR AT: 1-888-333-3422
1
2
3
6
6 CONCRETE FOOTING, TYP.
2"
CL
E
A
R
4'
-
0
"
STEEL TRAP GATE
SCALE: 3/4" = 1'-0"
3'-6"3'-6"
4"TYP.
7"
36
"
2"
3
2
1
4
1
2
3
4 5 3 98
6 7
NOTE:
- ALL CONNECTIONS TO BE FILET WELD AND GROUND SMOOTH.
- ALL STEEL SHALL RECEIVE ONE PRIMER COAT AND TWO COATS
SEMI-GLOSS BLACK PAINT.
- INSTALL IN PLANTING AREA WHERE POSSIBLE.
1 1/2 SQ. TUBE STEEL POSTS.
5/8 " TUBE STEEL PICKETS.
1 1/2 SQ. TUBE STEEL TOP
AND BOTTOM RAILS.
4" x 4" x 3/8" STEEL PLATE
WELDED TO POST BOTTOM.
EACH CORNER TO
ACCOMODATE 1/4" DIA. x 3"
MASONARY BOLT W/
EXPANSION SHIELDS.
5
9
8
6
7
CANE BOLT
THUMB LATCH
GATE HINGES
COMPACTED SUBGRADE
CONCRETE FOOTING
F G H I
9
7
8
6
4
5
3
1
2
ELEVATION
SECTION
WOOD SCREEN FENCE W/ LATTICE TOP
SCALE: 1/2" = 1'-0 "
2 "x 4" TOP & BOTTOM RAIL -
NOTCH TO RECIEVE
LATTCIE/FENCE BOARDS.
WOOD LATTICE WITH 2" OPENING
MAX.
1" X 1" LATTICE FRAME, 2-SIDES.
1" x 4 " TOP BOARD, 1-SIDE.
4 "x 4" POST @ 8'-0" 0.C.
5/8" x 6" FENCE BOARDS
2 "x 4" MID- RAIL
2 "x 8" KICKBOARD
FINISH GRADE
12" DIA. CONCRETE FOOTING
6" AGG. DRAIN ROCK
COMPACTED SUBGRADE.
NOTE:
ALL WOOD SHALL BE CEDAR OR
REDWOOD CONSTRUCTION
GRADE. ALL NAILS SHALL BE HOT
DIPPED GALVANIZED.
10
11
6'
-
0
"
1"
3"
1
2
3
7
4
5
6
1
8
9
10
12
11 12
1'
-
0
"
2'
-
6
"
CONCRETE PAVING
SCALE: 1-1/2" = 1'-0"
1 CONCRETE PAVING.
4"
2
3
4 CLASS II AGGREGATE BASE,
COMPACTION, & THICKNESS PER SOIL'S
REPORT RECOMMENDATION.
5
6
REINFORCING PER SOIL'S REPORT
RECOMMENDATION.
1/2" TOOLED RADIUS.
COMPACTED SUBGRADE OR
ENGINEERED FILL.
1/4" WIDE X 3/4" DEEP TOOLED CONTROL
JOINT (SEE PLANS).
7 3/8" WIDE FIBER FILLED EXPANSION
JOINT W/ POLYSULFIDE SEALANT.
SEALANT COLOR TO MATCH ADJACENT
PAVING. SEE PLAN FOR LOCATION.
8 FINISH GRADE. 2" BELOW TOP OF
PAVING FOR PLANTING AREA.
9 THICKENED EDGE AT PLANTING AREA
WHERE REQUIRED OR UNDER
PEDESTALS.
1
2
3
6"
8
9
6
7
4
5
CONCRETE STEPS
SCALE: 1-1/2 = 1'-0"
1
2
3
4
5
6
7
6"
1'-0"
2 3
2
4
1
CONCRETE PAVING. SEE DETAIL
A, THIS SHEET.
3/8" FELT EXPANSION JOINT
CONCRETE STEPS WITH MED
BROOM FINISH ON TREADS.
1/2" RADIUS (TYP.)
#3 REBAR @ 24" O.C. EACH
DIRECTION
COMPACTED SUB-GRADE OR
ENGINEERED FILL.
#3 NOSE BAR. 3" CLR. ON ENDS.
#4 DOWEL @ 12" O.C. MAX., 6"
FROM EACH SIDE OF STEP.
6
5
7
3"
CL
R
.
1 8
8
TREE STAKING
N.T.S.
2
3
4
5
6
7
8
1
1
2
3
48
5
6
TREE.
2" DIAMETER LODGE
POLE PINE STAKE SET
30" INTO GRADE OR
UNDISTURBED
SUBGRADE A MINIMUM
OF 12" BELOW BOTTOM
OF ROOTBALL. PLACE
STAKES PARALLEL TO
PREVAILING WINDS.
RUBBER TWIST TIES -
KNOT AND ATTACH TO
STAKE W/ ROOFING TACK.
TREE ROOTBALL SET
ON LIGHTLY TAMPED
SOIL. DO NOT
PENETRATE ROOTBALL
WITH STAKES.
3" DEEP WATERING
BASIN.
FINISH GRADE.
AMENDED BACKFILL.
FERTILIZER TABLETS.
SEE GENERAL PLANTING
NOTES, SHEET L-1, FOR
QUANTITY PER TREE SIZE.
RUBBER TWIST TIES
WRAPPED IN A FIGURE
"8" AROUND TRUNK
TWICE ROOTBALL
DIAMETER
6"
12
"
1/
2
1/
2
4"
TO
F
I
R
S
T
B
R
A
N
C
H
PREVAILING WIND
PLAN
ELEVATION
7
5
2
NOTE:
-SCARIFY SIDES OF PLANTING PIT.
-FERTILIZED TABS ARE NOT TO BE
USED WITH CALIFORNIA NATIVE
PLANTS.
-DO NOT USE AMENDED SOIL FOR
CALIFORNIA NATIVE TREES.
-SET CROWN OF ROOTBALL 1"
ABOVE GRADE.
SHRUB
N.T.S.
SHRUB - SET CROWN OF
ROOTBALL 2" ABOVE
FINISH GRADE.
3" HIGH WATERING BASIN.
FINISH GRADE.
AMENDED BACKFILL.
SET ROOTBALL ON LIGHTLY
TAMPED SUPPORT.
FERTILIZER TABLETS - SEE
GENERAL PLANTING NOTES
FOR QUANTITY PER SHRUB
SIZE.
3" DEPTH MULCH.
COMPACTED SUBGRADE
OR ENGINEERED FILL.
NOTE:
1. FERTILIZER TABS ARE NOT TO BE USED WITH CALIFORNIA NATIVE SHRUBS.
2. DO NOT USE AMENDED SOIL FOR CALIFORNIA NATIVE SHRUBS.
TWICE ROOTBALL
DIAMETER
6"
1"
1 1
2
3
4
5
6
7
8
8
6
4
3
2
5
7
Copyright 2019 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
L-3.1
Project No. 11618Scale: See Detail
Construction & Planting Details
NORTHMarch 7, 2019
Temporary Use Permit Plan LIVE OAK MODELS
Rohnert Park, California
Vast Oak East at University District
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 95691
A B
DETAILS A, B: ALL
FENCE COLORS AND
MATERIALS MATCH
CITY APPROVED COLOR
SCHEME FOR VAST
OAK WEST.
FOR OVERALL
DETAILING OF PARKWAY
LANDSCAPE, PROJECT
AND ACOUSTIC
WALLS/PILASTERS,
FENCES, AND
MAILBOXES REFER TO
VAST OAK EAST DAP 1.
Copyright 2019 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
SELF CLOSING GATE - AMERISTAR
SCALE: 3/8" = 1'-0"
2
3
8
5
NOTES:
1.CONTACT AMERISTAR AT: 1-888-333-3422
5/8" SQ. PICKETS
1-1/4" TOP,BOTTOM AND SIDE RAIL
2" SQ. POST TUBE STEEL POST
STEEL MESH WELDED TO OUTSIDE OF FENCE/ GATE,
MESH OPENING TO CONFORM W/ CITY STDS.
SELF LATCHING GATE. KEYED OUTSIDE/LEVER,
CRASH BAR INSIDE, HEIGHT CONFORM W/ CITY STDS.
2-4" ONEWAY SELF CLOSING HINGES.
CONCRETE FOOTING.
FINISH GRADE.
COMPACTED SUBGRADE OR ENGINEERED FILL.
ADJACENT TUBE STEEL TRAP FENCE. SEE DETAIL D,
SHEET L-3.0.
9
10
6'
-
0
"
2"
3'-0"
2'
-
0
"
1'-0"
3
4
2
9
8
10
72
6
6
2'
-
1
0
"
4
7
1
"AMERISTAR MONTAGE CLASSIC" PRE-FAB.
TUBE STEEL GATE. STYLE TO BE:
"UNIVERSAL 3- RAIL " PANELS AND POST ARE
GALV. STEEL WITH "PERMACOAT" FINISH.
COLOR TO BE BLACK.
1
11
11
5
"L" TRELLIS
SCALE: 1/2" = 1'-0"
- ALL WOOD MEMBERS SHALL TO RECEIVE
- ALL LUMBER SHALL BE DOUG FIR OF CEDAR
2 COATS PAINT. COLOR TO MATCH HOUSE TRIM.
NOTCH JOIST (3" EA) AT CORNER
2" X 6" JOIST (BOTH SIDES OF POST)
BOLT TO POST W/(2) 1/2" THREADED
CHAMFER @ TOP, ALL SIDES.
8
9
10
ELEVATION
- ALL FASTENERS SHALL BE GALV.
2'-0"
NOTES:
1"
3'
-
6
"
7
4
3"
6
5
COMPACTED SUB-GRADE10
CONCRETE FOOTING
SIMPSON CB66 COUMN BASE.
8 FINISH GRADE
9
7
6'-0"
13'-0"
2'-0"
6"
1"
2"
4 1" PLANT ONS. NAIL TO POST
6" X 6" POST
W/GALV. 16 D'S
2" X 8" POST BASE. 45
5
6
AND MALUBLE WASHERS.
BOLT TO POST W/(2) 1/2"
1" TO RECEIVE 2" X 8" ABOVE.
THREADED BOLTS, INCLUDING
2" X 8" GRAB BEAM, NOTCH3
10" O.C.
2"x4" RAFTER1
MALUBLE WASHERS.
BOLTS INCLUDING NUTS AND
2
7'
-
0
"
PLAN VIEW AT
CORNER
SECTION
3"
1"
4'-0"
PLAN VIEW AT
END POST
6"
1"
R
3
1
/
2
"
2"
1
2
3
1
2
3
1
2
3
1
2
3
4
5
8
6
7
OR ENGINEERED FILL.
R1
3
/
4
"
L-4.0
Project No. 11618Scale: See Detail NORTHFebruary 15, 2019
Temporary Use Permit Plan LIVE OAK MODELS
Rohnert Park, California
Vast Oak East at University District
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 95691
Development Signage Details
B LANDSCAPING DESCRIPTION SIGN*
SCALE: N.T.S.
F WATCH YOUR STEP SIGN
SCALE: N.T.S.
A MODEL IDENTIFICATION SIGNS*
SCALE: N.T.S.
C PROJECT IDENTIFICATION SIGN*
SCALE: N.T.S.
G SALES CENTER SIGN*
SCALE: N.T.S.
* EXAMPLE OF DEVELOPMENT
SIGNAGE. PROJECT SPECIFIC
DESIGN TO BE DEVELOPED.
Copyright 2019 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
D SALES OFFICE PARKING LOT SIGNS*
SCALE: N.T.S.
E LANDSCAPING DESCRIPTION SIGN*
SCALE: N.T.S.
02.26.19 CONCEPTUAL STREET SCENE
PLAN TWO | Craftsman| ModelPLAN ONE | Farmhouse | Model
LIVE OAK AT UNIVERSITY DISTRICT| KB HOME
ROHNERT PARK, CALIFORNIA
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
PLAN TWO | FRONT ELEVATIONS
ELEVATION A -SPANISH
ELEVATION B -CRAFTSMAN
ELEVATION D -FARMHOUSE
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
NOTE: GARAGE DOOR STYLE IS SUBJECT TO CHANGE
PER ATTACHED GARAGE DOOR SHEET.
B
CRAFTSMAN
D
FARMHOUSE
City of Rohnert Park
Planning Commission Report
DATE:March 28,2019
ITEM NO: 8.3
SUBJECT PLMC18-0002 Amend Rohnert Park Municipal Code Title 17 Zoningto modify
inclusionary housing requirements
REQUEST:Approve Resolution 2019-15 Recommending City Council Amend Chapter
I 7.07.020.N - Footnotes: Inclusionary Housing
APPLICANT: City of Rohnert Park
Subiect: Amend Municipal Code Title 17 - Zoningto amend the current inclusionary housing
ordinance to provide 'in-lieu' fee option for "for sale" projects of 50 units or less and to require
payment of in-lieu fees for all new rental projects.
Summary: This municipal code amendment responds to direction received from the City
Council and Planning Commission. The proposed amendment will provide "residential
affordable housing fee options for new residential developments, as follows:
For new "for sale" development projects of less than 50 units, the proposed amendments
would add an in-lieu fee option to the current inclusionary requirements.
For new rental residential development projects of any size, the proposed amendments
would replace the current inclusionary requirements with an in-lieu fee.
The Planning Commission has previously considered and recommended municipal code
amendments that would establish an in-lieu fee option for small, "for sale" projects. Staff is
requesting that the Commission consider this broader set of amendments that will also establish
the authority for rental residential in-lieu fees.
Backsround: The City's Inclusionary Housing Ordinance is found in Municipal Code Section
17.07.020.N. The ordinance requires that new housing developments of more than 5 units
a
a
Page 1
provide 15% of the new housing as affordable units, within the development plan. The ordinance
outlines affordability standards for both o'for sale" and rental projects and specifically requires
that:
o Developers building "for sale" units price 7 .5o/o of the units affordable to low income
households (households earning up to 80% of the area median household income) and
priceT.5Yo of the units affordable to moderate income households (households earning up
to l20o/o of the area median household income);
Developers building rental units price 7.5o/o of the units affordable to low income earners
(up to 80% of area median household income) and price 7.5Yo of the units affordable to
very low income earners (households earning up to 50% of area median household
income).
a
Area Median Household Income data is updated regularly by the California Department of
Housing and Community Development (HCD). The base income is defined by a household of
four and adjustments are made by HCD for other household sizes. The most current date for
Sonoma County, which became effective on July 1,2018, is summarizedin Table 1 for the
Commission' s reference.
Currently, the City implements its Inclusionary Housing Policy almost exclusively through
development agreements that apply generally to large o'for sale" developments (e.g. the
University District and Southeast Specific Plan Areas). Recently the City has also been
successful in negotiating some affordable housing units or funding through development
agreements with rental housing developers (Residences at Five Creek, Station Avenue and
Rohnert Crossings) or through its Density Bonus provisions (Avram House, now called Bella
Creek).
The City's ability to apply its Inclusionary Housing Ordinance to new rental property was
impacted by the 2011 California Supreme Court ruling in Palmer/Sixth Street Properties LP v.
City of Los Angeles, which effectively prohibited local agencies from imposing inclusionary
requirements on new rental housing outside of a negotiated agreement. Because of the Palmer
decision, projects such as Fiori Estates and the Reserve at Dowdell, were not subject to the City's
inclusionary housing requirements and were constructed without contributing to the City's
housing allocations or objectives. Effective January I,2018, the state legislature clarified that
affordable housing requirements can be imposed on rental projects, as long as the local agency
Table I - 2018 Household Income Levels Definitions
(percentages are the percent of area median household income or MHI)
Persons in
Household
Extremely
Low (30%o)
Very Low
(s0%)
Low
(80%)
Median
(100%)
Moderate
(t20"hl
I $20,650 $34,400 $55,000 $58,850 $70,650
2 $23,600 $39,300 $62,850 $67,300 $80,700
J $26,550 s44,200 $70,700 $75,700 $90,800
4 $29,450 $49,100 $78,550 $84,100 $100,900
5 $31,950 $53,050 $84,850 $90,850 $ 108,950
Page2
provides the developer with a range of compliance options including inclusionary units, in-lieu
fees, land dedication, off-site construction of units, or acquisition and rehabilitation of existing
units. This means that if the City wishes to apply its inclusionary ordinance requirements to new
rental projects, it needs to modify its current ordinance to allow for some type of in-lieu options
for rental projects.
In addition to the potential need for in-lieu provisions for rental projects, staff also wished to
consider the option for an in-lieu fee program for small oofor sale" residential projects, in order to
provide more flexibility within the City's overall affordable housing program. On October 24,
2017, staff along with representatives from our fiscal consultant, Economic & Planning Systems
(EPS), presented information and options to the City Council with respect to in-lieu fees, and
other housing fees. The Council accepted staff s recommendation to establish an in-lieu fee level
of $12,400 as an option for "for sale" projects of less than 50 units.
On April 10, 2018, staff presented additional information and options to the City Council
specifically with respect to in-lieu fees for new rental housing projects. At that time, the Council
accepted staff s recommendation to establish an in-lieu fee level of $3.23 as an option for all new
rental projects.
On June 28,2018, the Planning Commission reviewed changes to the City's Inclusionary
Housing Ordinance that implemented the in-lieu fee provisions for "for sale" projects and on
July 12,2018, the Planning Commission adopted its Resolution 2018-12 (see Attachment 1)
recommending the proposed changes to the City Council.
As noted above, staff is returning to the Commission so that the rental in-lieu fee provisions can
also be added to the proposed amendments. This approval would codify in-lieu fee options for
certain "for sale" and all rental properties that are not subject to current Development
Agreements (each of the City's Development Agreements include inclusionary housing
provisions specific to the subject development). Staff acknowledges that the regulations around
affordable housing in Californiaare an evolving and that additional updates to the City's
Inclusionary Housing Ordinance may be necessary in the future.
Analvsis
For Sale Housing Policy: Staff is proposing and the Commission has previously approved
amendments to the Inclusionary Housing Policy that would allow developers of for sale projects
with 50 or fewer units to pay an "in-lieu fee" instead of constructing inclusionary units. The fee
would be established by City Council resolution and the City's current nexus analysis (see
Attachment 2) establishes that fee a$12,400 represents a reasonable relationship between new
development and impacts to the City's affordable housing stock. This fee would be paid as each
building permit issued for new home construction.
Staff is proposing this option because the economics of smaller new residential developments
often makes it difficult to provide affordable housing on-site. Under current policy, these types
of development would provide 8 total units as most, which also complicates administration. The
Page 3
50 unit level was chosen because it is the same threshold, below which, projects are allowed to
pay an in-lieu fee for park dedication requirements.
Should the Commission recommend the proposed amendments, staff would include the
Resolution establishing the "for sale" in-lieu fee in the City Council approval documents.
Rental Housing Policy: Staff is also proposing that the amendments to policy provide for a
residential rental "in lieu fee'. Including a rental residential "in lieu" fee with the City's "for
sale" residential provisions and existing'oCommercial Linkage Fee", provides a complete and
holistic policy for ensuring that all new development helps offset impacts to the City's affordable
housing stock. Rental residential fees need to meet a "nexus" or reasonable relationship test. The
City's current analysis suggests that a nexus fee close to $30.00 per square foot can be
reasonably related to impacts (see Attachment2). However, staff is also conscious of the fact
that new fee burdens can have adverse impacts on market rate housing. Based on a review of the
policies of neighboring jurisdictions, staff has recommended and the City Council has indicated
support, for a fee in the range of $3.23 per square foot. The following table compares this fee to
neighboring j urisdictions.
Table 2
Rental Residential Nexus Fee per Square Foot Comparison (2017)
Rohnert Park $29.00 $28,362
Local Jurisdictions
Sonoma County'
Cloverdale
Santa Rosa
$2.29
s3.69
$2.7e
$2,240
$3,613
$2,717
Other Jursidictions
Napa County
City of Napa
American Canyon
St. Helena
Sacramento County
City of Sacramento
Elk Grove
$5.50
$4.05
$3.55
2.5olo of costs
$2.68
$2.67
$2.53
$6,325
$4,658
$4,0e3
2.5olo of costs
$2,621
$2,611
$2,479
Low Fee
High Fee
Median Fee
$2.29
$5.50
$2.78
$2,24A
$6,325
$2,717
" Undergoing or planning fee updates in 2017-18.
Economic & Planning Systems, 2017
As is the case with the "for sale" fee, the amendments that are proposed for Planning
Commission consideration will establish the policy framework for a rental residential fee. The
City Council would establish the fee by resolution.
Page 4
Possible Use of Fee Revenue: While staff believes that continued emphasis on inclusionary
construction in large planned developments is the best way for the City to meet its allocations for
new affordable housing, the City's Housing Element also outlines programmatic actions to
preserve and rehabilitate existing affordable housing stock. The revenue collected from the
proposed fee programs would provide the City with the funds to conduct these types of
programs, as well as support new construction where appropriate. Unlike historic redevelopment
or housing agency funds, fee revenue can be used to support programs for moderate income
eamers as well as extremely low, very low and low income earners, providing the City with
significant flexibility in long-term implementation of its General Plan Housing Element.
Summary: The recommended municipal code amendments are consistent with City Council
direction and prior Commission approvals. The changes will help create a comprehensive
housing fee policy that all types of new market rate development help contribute the City's
affordable housing goals.
Environmental Determination: No Califomia Environmental Quality Act (CEQA) analysis is
required for these proposed amendments. The proposed amendment are not a project under
CEQA pursuant to CEQA Guidelines sections 15061(bX3), as adoption will not have an impact
on the environment, and 15378(bX4), which says that the creation of government funding
mechanisms that do not involve a commitment to a particular project do not fall under the
auspices of CEQA.
General Plan Consistencv: The proposed amendments are consistent with the goals, policies
and implementation measures contained in the General Plan Housing Element.
Specifically, Policy HO-3.3 commits the City to require below-market-rate housing to be
included as part of residential ownership projects throughout the community. The proposed
amendments would be consistent with this policy.
The proposed changes are also consistent with Programs HO-3.C and HO-3.D where staff was
tasked conduct an in-lieu fee study for its inclusionary housing policy and adopt an in-lieu fee
methodology and calculation. The proposed in-lieu fee level and calculation is proposed to
accompany the recommended inclusionary policy changes if they are advanced to the City
Council. Commensurately, these programs also directed the City to amend its inclusionary
housing ordinance to remove the requirements for market rate rental projects.
Findings: The recommended findings to approve the amendment to the Zoning Ordinance are
included in the attached resolution.
Public Notification: Since this is a change to the Municipal Code a public hearing is required
before the Planning Commission and the City Council. This item has been duly noticed by
publication in the Press Democrat for amendments to the Municipal Code.
Page 5
Staff Recommendation: Based on the analysis and findings of this report and the attached
resolution, Staff recommends that the Planning Commission, by motion, adopt Resolution No.
2019-15 to recommend to the City Council these text amendments to Title 17 of the Rohnert
Park Municipal Code.
Attachments:
1. Planning Commission Resolution No. 2018-12
2. Economic Planning Systems Housing Fee Study
3. Planning Commission Resolution No. 2019-15
4. Resolution No. 2019-15 Exhibit A - RPMC Section 17.07.020.N - Footnotes:
Inclusionary Housing
APPROVALS:
4n b4 ?,r'"r-u )l*
Mary Grace Pawson, Develop/rent Services Director
3 tt t1
Date
Page 6
RESOLUTION NO. 2018-12
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK CALIFORNIA RECOMMENDING TO THE CITY COUNCIL AMENDMENTS
TO MUNICIPAL CODE TITLE 17, ZONING TO MODIF','y INCLUSIONARY
HOUSING REQUIREMENTS
WHEREAS, the applicant, the City of Rohnert Park, filed Planning Application No.
PLMCIS-0002 proposing changes to the Rohnert Park Municipal Code ("RPMC") by amending
Sections 17.A7.020 - Footnotes;
WHEREAS, the proposed amendments are in response to City Council direction from
October 24,2017 and April 10, 2018;
WHEREAS, an inclusionary housing in-lieu fee study was prepared by Economic and
Planning Systems, Inc.;
WHEREAS, the proposed changcs to Title 17 Zoningare consistent with the goals,
policies, and implementation measures in the General Plan;
WHEREAS, the proposed changes to Title 17 Zoningare attached hereto as Exhibit A;
WHEREAS, pursuant to Califomia State Law and the Rohnert Park Municipal Code, a
public notice was pubiished in the Community Voice for a minimum of 10 days prior to the first
public hearing;
WHEREAS, on June 28,2018 the Planning Commission continued the public hearing on
the proposal to July 12,2A78i
WHEREAS, on July 12,2Ol8 the Planning Commission held a public hearing at which
time interested persons had an opportunity testify either in support of or opposition to the proposal;
and
WIIEREAS; the Planning Commission has reviewed and considered the information
contained in Planning Application No. PLMCI 3-0002 for the proposed amendments to Title 17
Zoningof the Municipal Code.
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 amendments to Sections 17.07.020.N - Footnotes: Inclusionary Housing based
on the entire record of the proceeding, including the oral and written staffreports and all oral and
written testimony and comments.
Section l. The above recitations are true and correct.
Section 2. Findings. The Planning Commission hereby makes the following findings
concerning Sections 17.A7.020 - Footnotes of the Municipal Code:
I. That the proposed amendments to the Municipal Code are consistent with the
General Plan 202A.
Criteria Satisfied. The proposed amendments to the Municipal Code are consistent
with the General Plan202O Goals and Policies of avoiding unnecessary costs to
housing development (HO-3.5). The proposed amendments are also consistent with
Programs HO-3.C and HO-3.D which call for the development of an in-lieu fes and
the amendment of the inclusionary housing ordinance to remove requirements for
market rate rental projects.
2. That the proposed amendment to the Zoning Ordinance will be beneficial to the
public health, safety or welfare.
Criterla Srtisfied. The proposed amendments to the Municipal Code will provide
for the health, safety and welfare of individuals living in Rohnert Park by continuing
to provide mechanisms for the creation and funding of new affordable housing and
the preservation of affordable housing.
Section3. EnvironmentalClearance
No California Environmental Quality Act (CEQA) analysis is required for this
ordinance. The proposed ordinance is not a project under CEQA pursuant to CEQA
Guidelines section 15378(bX4), which says that the creation of government funding
mechanisms that do not involve a commitment to a particular project do not fall under
the auspices of CEQA.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission
does hereby recommend that the City Council adopt the Findings stated hereinabove and adopt
this Amendment to the RPMC to amend Section 17.07.020 - Footnotes in the form provided in
Exhibit A.
DULY At\D REGULARLY ADOPTED on this l2th day of July2018 by the Cityof
Rohnert Park Planning Commission by the following vote:
AYES: 6-NOES: 0 ABSENT: D ABSTATN: fl-
B "L eonea A4t ctvorcvl|LI;rYDINW
tj
Adams, Chairperson,Park Planning Commission
Attest:
Recording Secretary
EXHIBIT A
fi.47.O2O - Footnotes.
N. INCLUSIONARYHOUSING
1. Purpose.
The purpose of this chapter is to establish a housing trust fund and an inclusionary
requirement or an in-lieu fee on developers of ownership residential development projects. The
fees will be used to defray the costs of providing affordable housing for very low-, low-, and
moderate-income households in the city of Rohnert Park. The fees and inclusionary requirements
required by this chapter do not replace other regulatory, development and processing fees or
exactions, funding required pursuant to a development agreement or reimbursement agreement,
assessments charged pursuant to special assessments or benefit assessmeni district
proceedings, etc., unless so specified,
2. Definitions.
For the purposes of this chapter, the following words, phrases, and terms shall have the
meanings set forth herein. Words not defined shall be given their common and ordinary meaning.
'Affordable rent" means: (1) monthly rent plus a reasonable allowance for utilities that in
aggregate do not exceed thirty percent of eighty percent of area median income for lower income
households; and (2) monthly rent plus a reasonable allowance for utilities that in aggregate do
not exceed thirty percent of fifty percent of area median income for very low-income households.
ln each case, the median income applicable to Sonoma County is as determined annually by the
United States Department of Housing and Urban Development, adjusted for househotd size.
Affordable rent shall be based on presumed occupancy levels of one person in a studio unit, two
persons in a one-bedroom unit, three persons in a two-bedroom unit, and one additional person
for each additional bedroom thereafter.
'Affordable sales price" means the maximum purchase price that will be affordable to the
specified target income household. A maximum purchase price shall be considered affordable
only if the owner-occupied monthly housing payment is equal to or less than one-twelfth of thirty
percent of income for the specified target income household. Affordable sales price shall be based
upon presumed occupancy levels of one person in a studio unit, two persons in a one-bedroom
unit, three persons in a two bedroom unit, and one additional person for each additional bedroom
thereafter.
"Affordable units" means those dwelling units which are required to be rented at affordable
rents or purchased at an affordable sales price to specified households.
"Annual household income" means the combined gross income for all adult persons living in
a dwelling unit as calculated for the purpose of the Section 8 program under the United States
Housing Act of 1937, as amended, or its successor.
"Building permit" means a permit issued pursuant to Chapter 15,08 of Title 15 of the Rohnert
Park Municipal Code.
"Building official" means the chief building official of the city of Rohnert Park, or the designee
of such individual.
"Concession" or "incentive" shall have the same meaning and applicability as set forth in
Government Code Section 65915. Concessions and incentives may include, at the discretion of
the city, any of the following: (1) a reduction in site development standards, or a modification of
zoning requirements or architectural design requirements which exceed the minimurn building
standards approved by the State, including but not limited to minimum lot size, open space, yard,
landscape maintenance, fencing, utility undergrounding, sidewalk, right-of-way dedication {not
including curb-to-curb street width standards), parking and/or setback requirements; (2) approval
of mixed use zoning in conjunction with the housing project if the non-residential uses will reduce
the cost of the residential development and if the city deterrnines that the non-residential uses are
compatible with both the housing project and the existing or planned development in the area in
which the housing projecl will be located; or (3) other regulatory incentives or concessions
proposed by the developer which the developer shows will result in identifiable cost reductions,
including but not limited to a waiver, reduction and/or reimbursement of taxes and fees which
otherwise would be imposed on the project.
"Construction costs" means the estimated cost per square foot of construction, as
established by the building department of the city of Rohnert Park for use in the setting of
regulatory fees and building permits, multiplied by the total square footage, minus the garage floor
area, to be constructed.
"Developer" means every person, firm, or corporation conslructing, placing, or creating
residential development directly or through the services of any employee, agent, independent
contractor or otherwise.
"Dwelling unit" shall have the meaning set forth in Chapter 17.A4 af Title 17 of the city of
Rohnert Park Municipal Code.
"Housing fund" means the city of Rohnert Park affordable housing trust fund.
"Housing in-lieu fee" or "in-lieu fee" means the fee established for ownership residential
development projects.
"Low-income households" means those households with incomes of up to eighty percent of
median income.
"Market rate units" means those dwelling units in a residential project which are not
affordable units.
"Median income" means the median income, adjusted for family size, applicable to Sonoma
County as published annually pursuant to Title 25 of the California Code of Regulations, Seciion
6932 (or its successor provision) by the United States Department of Housing and Urban
Development.
"Moderate income households" means those households with incomes of up to one hundred
twenty percent of median income.
"Owner-occupied monthly housing payment" means the sum equal to the principal, interest,
property taxes, horneowner's insurance and homeowner's association dues paid on an annual
basis divided by twelve,
"Residential development project" means a project for the construction or placement of any
dwelling unit in a permanent location, or the subdivision of land which is planned, designed, or
used for the following land use categories:
a. Single-family residential: This category consists of single-family detached units and
duplexes.
b. Multi-family residential: This category consists of buildings containing three or more dwelling
units and mobile home parks.
"Very low-income households" means those households with incomes of up to fifty percent
of median income.
3. Housing trust fund.
a. There is hereby established the city of Rohnert Park affordable housing trust fund (the
"housing fund"). Separate accounts within such housing fund may be created from time to
time to avoid commingling as required by law or as deemed appropriate to further the
purposes of the fund.
b. The housing fund shall be administered by the city manager, or his/her designee, who shall
have the authority to govern the housing fund consistent with this chapter, and to prescribe
procedures for said purpose, subject to approval by the council, and payment for all
expenditures must be in accordance with city purchasing and budgetary policies.
c. Purposes and use offunds.
(1) Monies deposited in the housing fund along with any interest earnings on such monies
shall be used solely to increase and improve the supply of housing affordable to
households of moderate-, low- and very low-income households; including, but not
limited to:
(i) Acquisition of property and property rights;
(ii) Cost of construction including costs associated with planning, administration, and
design, as well as actual building or installation, as well as any other costs
associated with the construction or financing of affordable housing;
(iii) Reimbursement to the city for such costs if funds were advanced by the city from
other sources; and
(iv) Reimbursement of developers or property owners who have been required or
permitted to install facilities which are beyond that which can be attributed to a
specific development.
Monies may also be used to cover reasonable administrative expenses not reimbursed through
processing fees, including reasonable consultant and legal expenses related to the establishment and/or
administration of the housing fund and reasonable expenses for administering the process of calculating,
collecting, and accounting for inclusionary housing in-lieu fees and any deferred city fees authorized by this
section. No portion of the housing fund may be diverted to other purposes by way of loan or otherwise.
(2) Monies in the housing fund shali be used in accordance with the priorities identified in
the Rohnert Park community development commission's five-year implementation plan,
which must be consistent with the city's housing element, to construct, acquire,
rehabilitate or subsidize very low-, low- and moderate-income housing andior to assist
other governmental entities, private organizations or individuals in the construction and
rehabilitation of very low- low-, and moderate-income housing. Monies in the housing
fund may be disbursed, hypothecated, collateralized or otherwise employed for these
purposes from time to time as the city council determines is appropriate to accomplish
the purposes of the housing fund. These uses include, but are not limited to, assistance
to housing development corporations, equity participation loans, grants, pre-home
ownership co-investment, pre-development loan funds, participation leases, or other
public/private partnership arrangements, The housing fund monies may be extended
for the benefit of rental or owner occupied housing or housing services.
4. Ownership residential development project lnclusionary requirements.
a. lnclusionaryrequirements.
(1) ln a for-sale project, at least fifteen percent of all new dwelling units in a residential
development of five or more units shall be affordable, and shall be constructed and
completed not later than the related market rate units. One half of the afiordable units
shall be affordable to low-income households and the remaining half shall be affordable
to moderate-income households.
(21 Notwithstanding the above, this section shall not apply to projects which fall into one or
more of the following categories:
(i) A residential development project to the extent it has received a vested right to
proceed without payment of housing impact fees pursuant to state law.
(ii) Building perrnits for residential development projects if compliancewith this section
for such project has already been satisfied including, but not limited to, building
permits on newly created lots where the subdivider has built affordable units or
otherwise satisfied this section.
(iii) Any dwelling unit or residential development project which is damaged or
destroyed by fire or natural catastrophes so long as the square footage and use of
the building remains the same.
(iv) A residential development project subject to a development agreement that
provides for alternative means of addressing the affordable housing requirements
of this section, such as an alternative equivalent action.
b. For fractions of required affordable units, the developer may elect, at his or her option, to
construct the next higher whole number of affordable units, perform an equivalency action
alternative which has received the approval of council pursuant to subsection 4.c, or pay the
in-lieu fee specified in subsection 5 for such fraction.
c. Alternative equivalent action.
(1) A developer of a residential development project may propose to meet the requirements
of subsection 4.a by an alternative equivalent action, subject to the review and approval
by the city council.
(21 An alternative equivalent action may include, but is not limited to, donation of vacant
land suitable for housing to a non-profit housing developer, transfer of inclusionary unit
credits, construction of affordable units on another site or enforcement of required
rental/sales price restrictions on existing market-rate dwelling units consistent with this
section, and development of second dwelling units. All applicanls proposing the use of
an alternative equivalent action shall show how the alternative will further affordable
housing opportunities in the city to an equal or greater extent than compliance with the
express requirements of subsection 4.a.
(i) Land donation. An applicant may donate land to a non-profit housing developer in
place of actual construction of required affordable units upon approval of the city
council. The dedicated land must be appropriately zoned, buildable, free of toxic
substances and contarninated soils. lt must be large enough to accommodate the
number of required affordable units as indicated by a conceptual development
plan. The land that is donated shall include lots that are fully improved with
infrastructure, adjacent utilities, and grading, and fees paid.
(ii) Transfer of inclusionary unit credits. The requirements of this section may be
satisfled by acquiring inclusionary unit credits that are transferable from one
residential development project to another, upon approval of the city council and
as set forth herein. The city council may approve issuance of a specified number
of credit certificates for that number of affordable units provided by a particular
residential development project in excess of the minimum number required for the
project. Credit certificates shall be issued for specific income categories and may
only be used to satisfy lhe requirements for affordable units within that same
income category. lf the holder of the credit eertificates transfers any or all
certificates to a deveioper of a residential development project, the parties shall
report the transaction to the planning and community development director, who
will document the transfer. When a credit certificate is applied to meet the
affordable unit requirement of a particular project, it shall be recorded at the time
of project approval, and the subjecl certificates must be returned to the community
development director.
(iii) Second dwelling units. Not more than fifty percent of the requirements of this
section may be satisfied through the development of second dwelling units at a
ratio of two second dwelling units counted as one affordable housing unit. All
second units counted toward meeting the affordable unit requirement shall be
subject to the provisions of Section 17.07.020.N.10 - Continued Affordability.
Second dwelling units shall only be allowed for meeting the affordability
requirements for very-low and low-income households.
C. The city council's consideralion of an alternative equivalent action shall follow the procedures
outlined in subsection 6 An alternative equivalent action shall be considered on a case-by-
case basis by the city council and may be approved at the city council's sole discretion, if the
city council determines that such alternative will further affordable housing opportunities in
the city to an equal or greater extent than compliance with the express requirements of
subsection 4.a and that an over concentration of affordable housing in one area will not
occur.
5. ln-lieu housing fee.
a. For fractions of required affordable units or in the case of a residential development project
that is on less than one acre or proposes 50 units or less and is not, and has not been, part
of a larger residential development project, a developer of a residential development project
may propose to meet the requirements of subsection 4.a by submitting at the time of
application for a discretionary or building permit, whichever comes first, a request to pay lhe
in-lieu fee.
b. Time of payment of in-lieu fee. Unless otherwise preempted by law, the housing in-lieu fee
shall be paid prior to the issuance of a building permit.
c. Calculation of housing in-lieu fee. The housing in-lieu fee shall be based upon a quantified
translation of the inclusionary housing requirement of fifteen percent (or ten percent if the
project is located in the Central Rohnert Park Priority Development Area), wherein one-half
of the affordable units which are required to be constructed shall be available at prices
affordable to low-income households. The remaining one-half of the required affordable units
shall be available at prices affordable to moderate-income households.
d. The amounts and calculation of the housing in-lieu fee shall be established by resolution of
the city council. The in-lieu fee shall be calculated to reflect the affordability gap between
development costs and the value of the affordable units, based on income levels. The
housing in-lieu fee required by this section may be satisfied either by cash payment or upon
the recommendation of the city manager and approval of the city council, by an alternative
equivalent action which will provide city with a value equal to or greater than the amount of
the required in-lieu fee.
6. Affordable housing concessions or incentives.
a. For residential development projects, which meet the requirements of Section
17.07.020.N,4.a the construction of affordable units, the city shall follow the procedures
described below and provide concessions and/or incentives as described in Section
17.07.020.N.2.
(1) lf requested by the applicant, within ninety days of submittal by the developer of a
written preliminary conceptual development proposal describing and specifying the
number, type, location and size of the housing development, and identifying any
requests for density bonus, additional incentives, concessions or waivers or
modification of development or zoning standards, necessary to make construction
feasible for the proposed development, including the affordable units, prior to the
submittal of any formal application for a discretionary approval (e.g., general plan
amendment, rezoning, use permit, tentative subdivision or parcel map or other permit
or entitlement), the city council shall review the preliminary development proposal at a
public hearing noticed in accordance with Rohnert Park Municipal Gode and indicate
conceptual approval or disapproval of the proposed development and any requests for
additional affordable housing incentives, concessions or waivers or modification of
development or zoning standards. Such preliminary approval or disapproval shall not
bind the city council but rather shall be subject to the discretion of the city council to
modifo its preliminary recommendations based upon a full review of all pertinent project
information, including any environmental impact report, presented at the public hearing
on the application. An application for such a request shall be submitted to the planning
and community development director.
(2) Complete applications for a residential development project which include all required
submittal documents and which include the construction of affordable units shall be
processed by all city departments before other residential land use applications
regardless of the original submittal date.
(3) Payment of all city-required fees on affordable units shall be deferred for payment, but
shall be made prior to, and as a condition of, release of utilities and issuance of a
certificate of occupancy.
b. The city council may consider, on a case-by-case basis, in its sole discretion the provision
of the following additional concessions or incentives identified in Government Code Section
65915 which are consistentwith state law and the housing element of the city of Rohnert
Park general plan for projects which meet or exceed the requirements specified in subsection
17.07.424.N.4.a:
(1) An additional density bonus or other incentives of egual financial value subject to the
city council's review and approval.
(2) Waiver or modification of city standards that have a direct impact on reducing total
project costs while remaining consistent with the latest edition of the California Building
Code. The developer shall be responsible for documenting that the waiver or
modification is necessary for the feasibility of the residential development project and
is consistent with all applicable provisions of the California Building Code.
(3) Provision of direct financial assistance in the form of a loan or grant using trust fund or
other appropriate available funds subject to the recommendation of the city manager.
(4) Deferral of payment of all city-required fees on market rate units, but payment shall be
rnade prior to, and as a condition of, release of utilities and issuance of a certificate of
occupancy.
c. The city council may consider, on a case by case basis, at its sole discretion, the provision
of additional concessions or incentives consistent with state law and the housing element of
the city of Rohnert Park general plan for residential development projects which provide at
least fifteen percent of the total dwelling units as affordable units.
7. Requirements for owner-occupied affordable units.
a. One-half of the affordable units which are required to be constructed in connection with the
construction of market rate units intended for owner-occupancy shall be available at
affordable sales prices to moderate-income households. lf one-half of the affordable units
required at an affordable sales price to moderate-income households are available at
affordable sales prices to households whose annual household income does not exceed one
hundred percent of median income, lhe developer shall be entitled to an additional density
bonus of five percent for the proposed development.
b. As an alternative to receiving an additional density bonus of five percent, a developer may
submit a reguest for another incentive of a financial value equal to the density bonus. Such
requests shall be considered on a case-by-case basis by the city council and shall be
approved, at the council's sole discretion, if the council determines that such alternative
incentive will further affordable housing opportunities.
c. The remaining one-half of the required affordable units shall be available at affordable sales
prices to low income households. Where the number of required affordable units is an odd
number, the number of units affordable to moderate income households may be one greater
than the number affordable to low income households.
8. Basic requirements for affordable units.
Affordable units shall be comparable in number of bedrooms, exterior appearance and
overall quality of construction to market rate units in the same residential project. Subject to the
approval of the planning and community development director and city manager, square footage
of affordable units and interior features in affordable units may not be the same as or equivalent
to those in market rate units in the same residential project, so long as they are of good quality
and are consistent with contemporary standards for new housing. Affordable units shall be
dispersed throughout the residential project, or, subject to the approval of the planning and
community development director and city manager, may be clustered within the residential project
when this furthers affordable housing opportunities.
9. Continuedaffordability.
a. Prior to the issuance of certificates of occupancy or approval of the final inspection for
affordable units, regulatory agreements, resale restrictions, deed restrictions, deeds of trust
and/or other documents, all of which must be acceptable to the city manager and consistent
with the reguirements of this chapter, shall be recorded against parcels having such
affordable units and shall be effective for a minimum of forty-five years with respect to each
owner*occupied unit.
b. Notwithstanding any other provision in this section: (1) the maximum sales price permitted
on resale of an affordable unit intended for owner-occupancy shall not exceed the seller's
purchase price, adjusted for the percentage increase in median income since the seller's
purchase, plus the value of substantial structural or permanent fixed improvements to the
property, plus the cost of reasonable seller's broker fee as determined by the city manager;
(2) the resale restrictions shall provide that in the event of the sale of an affordable unit
intended for owner-occupancy, the city shall have the right to purchase or assign its right to
purchase such affordable unit at the maximum price which could be charged to an eligible
household.
c. No household shall be permitted to occupy an affordable unit, or purchase an affordable unit
for owner-occupancy, unless the city or its designee has approved the household's eligibility,
or has failed to make a determination of eligibility within the time or other limits provided by
a regulatory agreement or resale restrictions if the city or its designee maintains a list of
eligible households, households selected to occupy affordable units shall be selected first
from that list to the extent provided in the regulatory agreement or resale restrictions.
10. Annual Monitoring and Transfer Fees. For each rental affordable unit existing as of the date of
adoption of this Ordinance, the current owner may be required to pay an annual monitoring fee
for the term of required affordability. Such fee shall be specified in the regulatory agreement(s)
required hereunder. For each owner-occupied affordable unit provided under this section, the
current owner may be required to pay a transfer fee lor any change of ownership during the term
of required affordability. Such fee shall be specified in the resale restrictions required by
subsection 1 7.07.020.N.9.
11. Discretionary Permit Requirements. Every discretionary permit for a residential development
prolect of five or more units approved after the effective date of this chapter shall contain a
condition detailing the method of compliance with this chapter. Every final and parcel map shall
bear a note indicating whether compliance with the requirements of this section must be met prior
to issuance of a building permit for each lot created by such map.
12. Requirements for certificate of occupancyllinal inspection.
a. No temporary or permanent certificate of occupancy shall be issued, final inspection
approved or release of utilities authorized for any new dwelling unit in a residential
development project until the developer has satisfactorily completed the requirements
hereunder, i.e., on-site construction of affordable units, alternative equivalent action(s) or
payment of the housing in-lieu fee.
b. No temporary or permanent certificate of occupancy shall be issued, linal inspection
approved or release of utilities authorized for a dwelling unit described as exempt from the
requirements of this chapter in subsection 4.a above until the developer has made a showing
acceptable to the city manager that such an exemption is appropriate.
13, EnforcementProvisions.
a. lt is unlawful, a public nuisance and a misdemeanor for any person to sell or rent an
affordable unit at a price or rent exceeding the maximum allowed under this chapter or to a
household not qualified under this chapter, and such person shall be subject to a five
hundred dollar fine per month from the date of original noncompliance until the affordable
unit is in compliance with this section.
b. The Rohnert Park city attorney's office or the Sonoma County district attorney, as
appropriate, shall be authorized to abate violations of this chapter and to enforce the
provisions of this chapter and all implementing regulatory agreements and resale controls
placed on affordable units by civil action, injunctive relief, and any other proceeding or
method permitted by law.
c- The remedies provided for herein shall be cumulative and not exclusive and shall not
preclude the city from any other remedy or relief to which it otheruvise would be entitled under
law or equity.
14. Adjustment.
a. A developer of any project subject to the requirements of this chapter may appeal to the city
council for a reduction, adjustment, or waiver of the reguirements based upon the absence
of any reasonable relationship between the amount of the fee charged and the inclusionary
requirement.
b. A developer subject to the requirements of this chapter who has received an approved
tentative subdivision or parcel map, use permit or similar discretionary approval and who
submits a new or revised tentative subdivision or parcel map, use permit or similar
discretionary approval for the same property may appeal for a reduction, adjustment or
waiver of the requirements with respect to the number of lots or square footage of
construction previously approved.
c. Any such appeal shall be made in writing and filed with the city clerk not later than ten
calendar days before the first public hearing on any discretionary approval or permit for the
development, or if no such discretionary approval or permit is required, or if the action
complained of occurs after the first public hearing on such permit or approval, the appeal
shall be filed within ten calendar days after payment of the fees objected to.
d. The appeal shall set forth in detail lhe factual and legal basis for the claim of waiver,
reduction, or adjustment. The city council shall consider the appeal at the public hearing on
the permit application or at a separate hearing within sixty calendar days after the filing of
the appeal, whichever is later. The appellant shall bear the burden of presenting substantial
evidence to support the appeal including comparable technical information to support
appellant's position.
e. No waiver shall be approved by the city council for a new tentative subdivision or parcel map,
use permit or similar discretionary approval on property with an approved tentative
subdivision or parcel map, use permit or similar discretionary permit unless the council finds
that the new tentative subdivision or parcel map, use permit or similar discretionary approval
is superior to the approved project both in its design and its mitigation of environmental
impacts. The decision of the council shall be final. lf a reduction, adjustment, or waiver is
granted, any change in the project shall invalidate the waiver, adjustment, or reduction of the
fee or inclusionary requirement.
pr
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1
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b
T I T I
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24
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25
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26
Qu
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&
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In
c
27
No
t
e
:
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fo
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ar
e
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&
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m
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,
In
c
.
28
I
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34
RESOLUTION NO.2019.15
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK CALIFORNIA RECOMMENDING TO THE CITY COUNCIL AMENDMENTS
TO MUNICIPAL CODE TITLE 17, ZONING TO MODIFY INCLUSIONARY
HOUSING REQUIREMENTS
WHEREAS, the applicant, the City of Rohnert Park, filed Planning Application No.
PLMC18-0002 proposing changes to the Rohnert Park Municipal Code ("RPMC") by amending
Sections 17.07.020 - Footnotes;
WHEREAS, the proposed amendments are in response to City Council direction from
October 24,2017 and April 10,2018;
WHEREAS, an inclusionary housing in-lieu fee study was prepared by Economic and
Planning Systems, Inc.;
WHEREAS, the proposed changes to Title 17 Zoningare consistent with the goals,
policies, and implementation measures in the General Plan;
WHEREAS, the proposed changes to Title 77 Zoningare attached hereto as Exhibit A;
WHEREAS, pursuant to California State Law and the Rohnert Park Municipal Code, a
public notice was published in the Press Democrat for a minimum of 10 days prior to the first
public hearing;
WHEREAS, on March29,2019 the Planning Commission held a public hearing at which
time interested persons had an opportunity testify either in support of or opposition to the proposal;
and
WHEREAS; the Planning Commission has reviewed and considered the information
contained in Planning Application No. PLMCl8-0002 for the proposed amendments to Title l7
Zoningof the Municipal Code.
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 amendments to Sections 11.07.020.N - Footnotes: Inclusionary Housing based
on the entire record of the proceeding, including the oral and written staff reports and all oral and
written testimony and comments.
Section l. The above recitations are true and correct.
Section 2. Findines. The Planning Commission hereby makes the following findings
concerning Sections 17.01.020 - Footnotes of the Municipal Code:
I. That the proposed amendments to the Municipal Code are consistent with the
General Plan 2020.
Criteria Satisfied. The proposed amendments to the Municipal Code are consistent
with the General Plan2020 Goals and Policies of avoiding unnecessary costs to
housing developrnent (HO-3.5). The proposed amendments are also consistent with
Programs HO-3.C and HO-3.D which call for the development of an in-lieu fee and
the amendment of the inclusionary housing ordinance to rernove requirements for
market rate rental projects.
2. That the proposed amendment to the Zoning Ordinance will be beneficial to the
public health, safety or welfare.
Criteria Satisfied. The proposed amendments to the Municipal Code will provide
for the health, safety and welfare of individuals living in Rohnert Park by continuing
to provide mechanisms for the creation and funding of new affordable housing and
the preservation of affordable housing.
Section3. EnvironmentalClearance
No Califomia Environmental Quality Act (CEQA) analysis is required for this
ordinance. The proposed ordinance is not a project under CEQA pursuant to CEQA
Guidelines section 15378(b)(4), which says that the creation of govemment funding
mechanisms that do not involve a commitment to a particular project do not fall under
the auspices of CEQA.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission
does hereby recommend that the City Council adopt the Findings stated hereinabove and adopt
this Amendment to the RPMC to amend Section 17.07.020 - Footnotes in the form provided in
Exhibit A.
DULY AND REGULARLY ADOPTED on this 28tr'day of March, 2019 by the City of
Rohnert Park Planning Commission by the following vote:
AYES: NOES: ABSENT: ABSTAIN:-
BLANQUIE_ BORBA _ GIUDICE _ HAYDON ORLOFF_
Gerard Giudice, Chairperson, City of Rohnert Park Planning Commission
Attest:
Kelsey Bracewell, Recording Secretary
2
N
EXHIBIT A
t7.O7 .O2O - Footnotes
INCLUSIONARY HOUSING.
1. Purpose.
The purpose of this chapter is to. (1) implement the goals and obiectives of the housinq
element of the citv of Rohnert Park, (2) provide housinq affordable to persons of verv low, low
in the citv of Rohnert Park, and (4) establish @an inclusionary housinq
requirement or an in-lieu fee for developers of €wn€+sh{p residential development projects---te
mitigate the impaets eaused by these develepment prejeets on the rising land priees fer a limited
supply ef available residential land, ,_The fees will be used te defray the eests ef previding
Park, The fees-andinclusionary requirements and or fees required by this chapter do not replace
other regulatory, development and processing fees or exactions, funding required pursuant to a
development agreement or reimbursement agreement, assessments charged pursuant to special
assessments or benefit assessment district proceedings, etc., unless so specified.
2. Definitions.
For the purposes of this chapter, the following words, phrases, and terms shall have the
meanings set forth herein. Words not defined shall be given their common and ordinary meaning.
"Affordable rent" means: (1) monthly rent plus a reasonable allowance for utilities that in
aqqreqate dodees not exceed th irty percent of eighty percent of area median income for lower
income households; and (2) monthly rent plus a reasonable allowance for utilities that in
aggreqate do dees-not exceed thirty percent of fifty percent of area median income for very low-
income households. ln each case, the median income applicable to Sonoma County is as
determined annually by the United States Department of Housing and Urban Development,adjustedforhouseholdsizeies'Affordablerentshallbe
based on presumed occupancy levels of two ene persons in a studio unit, and two persons per
bedroom plus one additional person in all other unit types. This standard mav be modified as
necessary to comply with anv occupancy standards that may now or in the future be established
bv the California Department of Fair Employment and Housing in their guidelines on residential
occupancv.
"Affordable sales price" means the maximum purchase price that will be affordable to the
specified target income household. A maximum purchase price shall be considered affordable
only if the owner-occupied monthly housing payment is equal to or less than one-twelfth of thirty
percent of income for the specified target income household. Affordable sales price shall be based
upon presumed occupancy levels of lwqene persons in a studio unit, and two persons per
bedroom plus one additional person in all other unit types. This standard may be modified as
necessarv to comply with any occupancy standards that may now or in the future be established
by the California Department of Fair Employment and Housinq in their quidelines on residential
occupancy.
"Affordable units" means those dwelling units which are required to be rented at affordable
rents or purchased at an affordable sales price to specified households.
"Annual household income" means the combined gross income for all adult persons living in
a dwelling unit as calculated for the purpose of the Section 8 program under the United States
Housing Act of 1937, as amended, or its successor.
"Building permit" means a permit issued pursuant to Chapter 15.08 of Title 15 of the Rohnert
Park Municipal Code.
LW
"Building official" means the chief building official of the city of Rohnert Park, or the designee
of such individual.
"Concession" or "incentive" shall have the same meaning and applicability as set forth in
Government Code Section 65915. Concessions and incentives may include, at the discretion of
the city, any of the following: (1) a reduction in site development standards, or a modification of
zoning requirements or architectural design requirements which exceed the minimum building
standards approved by the State, including but not limited to minimum lot size, open space, yard,
landscape maintenance, fencing, utility undergrounding, sidewalk, right-of-way dedication (not
including curbto-curb street width standards), parking and/or setback requirements; (2) approval
of mixed use zoning in conjunction with the housing project if the non-residential uses will reduce
the cost of the residential development and if the city determines that the non-residential uses are
compatible with both the housing project and the existing or planned development in the area in
which the housing project will be located; or (3) other regulatory incentives or concessions
proposed by the developer which the developer shows will result in identifiable cost reductions,
including but not limited to a waiver, reduction and/or reimbursement of taxes and fees which
otherwise would be imposed on the project.
"Construction costs" means the estimated cost per square foot of construction, as
established by the building department of the city of Rohnert Park for use in the setting of
regulatory fees and building permits, multiplied by the total square footage, minus the garage floor
area, to be constructed.
"Developer" means every person, firm, or corporation constructing, placing, or creating
residential development directly or through the services of any employee, agent, independent
contractor or otherwise.
"Dwelling unit" shall have the meaning set forth in Chapter 17.04 ol Title 17 of the city of
Rohnert Park Municipal Code.
"Heusing fund" means the eity ef Rehnert Park afferdable heusing trust fund,
"Housing !ln-lieu fgs" €'r-"in-li€u-fu€J' means the fee established for e\fin€lrsh+p-residential
development projects that can be paid in lieu of constructing affordable units.
"Low-income households" means those households with incomes of up to eighty percent of
median income.
"Market rate units" means those dwelling units in a residential project which are not
affordable units.
"Median income" means the median income, adjusted for family size, applicable to Sonoma
County as published annually pursuant to Title 25 of the California Code of Regulations, Section
6932 (or its successor provision) by the United States Department of Housing and Urban
Development.
"Moderate income households" means those households with incomes of up to one hundred
twenty percent of median income.
"Owner-occupied monthly housing payment" means the sum equal to the principal, interest,
property taxes, homeowner's insurance and homeowner's association dues paid on an annual
basis divided by twelve.
"Residential development project" means a project for the construction or placement of any
dwelling unit in a permanent location, or the subdivision of land which is planned, designed, or
used for the following land use categories:
a. Single-family residential: This category consists of single-family detached units and
duplexes.
b. Multi-family residential: This category consists of buildings containing three or more dwelling
units and mobile home parks.
)OW
"Very low-income households" means those households with incomes of up to fifty percent
of median income.
@
"heusing fund"), Separate aeeeunts within sueh heusing fund may be ereated frem time te
time te aveid eemmingling as required by law er as deemed apprepriate te further the
purpese+e*ne+un+
preeedures fer said purpese, subjeet te aBpreval by the eeuneil, and payment fer all
g with any interest earnings en sueh menies
limited-te:
(ii) Cestef eenstruetien ineluding eests asseeiated with planning, administratien, and
(iii) Reimbursement te the eity fer sueh eests if funds were advaneed by the eity frem
e+h€r€our€e€;-and
Fermitted te insta
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preeessing fees, ineluding reasenable eensultant and legal expenses related te the establishment and/er
eses by way sf lean er etherwise,
in
nt
whieh must be eensistent with the eity's heusing element; te eenstruet; aequire;
frem time te time as the eity eeuneil determines is apprepriate te aeeemBlish the
ewnership ee investment, pre develepment lean funds, partieipatien leases, er ether
publie/private partnership arrangements, The heusing fund-menies may be extended
fer the benefit ef rental er ewner eeeupied heusing er heusing serviees,
4. For Sale Own€+ship-Rlesidential development project: lnclusionaryfin-tiesJee_ requirements.
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g-flf n a new tor-sate resl t least fifteen
percent of all new dwelling units in a residential develepment ef five er mere units shall be
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affordable, and shall be constructed and completed not later than the related market rate
units*rasJellews=
(i) ln a rental housing prqeet the afferdable units shall be afferdable te very lew- and lew
ineeme heusehelds,
b. @One_hglfpf thelhe affordable units shall be affordable to low-
income households and thg Lemaning half shall be affordable to moderate-income
households. Where the number of required affordable units is an odd number, the
number of units affordable to moderate income households may be one qreater than
the number affordable to low income households.
c. For for-sale development of less than fifty units, the developer may elect, at his or her option.
to construct fifteen percent of the units as affordable, or to pay the in-lieu fee specified in
subsection 7.
d. For fractions of required affordable units, the developer may elect, at his or her option, to
construct the next higher whole number of affordable units, perform an alternative equivalent
action, which has received the approval of council pursuant to subsection 5 or pav the in-
lieu fee specified in subsection 7 for such fraction
e. lf a develooer elects to make all of the u required to be affordable to moderate-income
households, available to be affordable to median-income households or to make all units
reouired to be affordable to low-income households available to verv-low income
households, the developer shall be entitled to an additional densitv bonus of five percent for
the proposed development.
f. Affordable units shall be comoarable in ber of bedrooms. exterior appearance and
overall quality of construction to market rate units in the same residential proiect. While the
square footaoe of affordable units and interior features may not be equivalent to those in
market rate units in the same residential proiect, all features shall be of oood qualitv and
consistent with contemporarv standards for new housino.
q. Affordable units shall be dispersed throuqhout the residential project unless an alternative
design, which furthers affordable housino opportunities, approved by the City Council.
q. Every discretionarv permit for a for sale residential development proiect approved after the
effective date of this chapter shall contain a condition detailinq the method of compliance
with this chapter.
h. Prior to the issuance of buildino oermits the affordable units, reoulatorv aqreements.
resale restrictions, deed restrictions, deeds of trust and/or other documents, must be
approved by the Citv Council and recorded aqainst parcels having such affordable units. The
term of any and all agreement shall be a minimum of ninety-nine years.
(i2)-Notwithstanding the above, this section shall not apply to projects which fall into one or more
of the following categories:
-
west UV eemmeree Co
i
marke+ rate unitsr as
(1ii) A residential development project to the extent it has received a vested right to
proceed without payment of housing impact fees pursuant to state law.
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eU) Building permits for residential development projects if compliance with this section
for such project has already been satisfied including, but not limited to, building
permits on newly created lots where the subdivider has built affordable units or
otherwise satisfied this section.
Gjnr+v) Any dwelling unit or residential development project which is damaged or
destroyed by fire or natural catastrophes so long as the square footage and use of
the building remains the same.
(4v) A residential development project subject to a development agreement that
provides for alternative means of addressing the affordable housinq requirements
of this section, such as an alternative equivalent action.
b, Fer fraetiens ef required afferdableunits-thedeveleper may eleet, athis er her eptien, te
ien
alternative whieh has reeeived the appreval ef eeuneil pursuant te subseetien C / ^hereef,
er pay the in lieu fee speeified in subseetien D Efer sueh fraetien,
For Sale Residential Development: e-. Alternative equivalent action
a-fl) A developer of a for sale residential development project may propose to meet the
requirements of subsection A-4€-he+e€+-by an alternative equivalent action, subject to the
review and approval by the city council. An alternative equivalent action shall be considered
on a case-by-case basis and may be approved at the city council's sole discretion, if it
determines that such alternative action will further compliance with city's adopted housing
element to an equal or greater extent than compliance with the express requirements of
subsection 4.
b.-{4 An alternative equivalent action may include, but is not limited to, donation of vacant land
suitable for housing to a non-profit housing developer, transfer of inclusionary unit credits,
construction of affordable units on another site-c+ enforcement of required rental/sales price
restrictions on existing market-rate dwelling units eensistent with this seetien, and/or
development of second dwelling units. ive
in the eity te an equal er greater extent than eemplianee with the express requirements ef
sugseetien-q4€,
Oi) Land donation. An applicant may donate land to a non-profit housing developer in
place of actual construction of required affordable units upon approval of the city
council. The dedicated land must be appropriately zoned, buildable, free of toxic
substances and contaminated soils. lt must be large enough to accommodate the
number of required affordable units as indicated by a conceptual development
plan. The land that is donated shall include lots that are fully improved with
infrastructure, adjacent utilities, and grading, and fees paid.
eii) Transfer of inclusionary unit credits. The requirements of this section may be
satisfied by acquiring inclusionary unit credits that are transferable from one
residential development project to another.
a€-s€++€'r4h-h€rein The city council may approve issuance of a specified number
of credit certificates for that number of affordable units provided by a particular
residential development project in excess of the minimum number required for the
project. Credit certificates shall be issued for specific income categories and may
only be used to satisfy the requirements for affordable units within that same
income category. All credit transfers must be approved bv the Citv Manaqer and
documented in a form suitable to the City Attornev. ffi
eertifieates transfers any er all eertifieates te a develeper ef a residential
€€mrunity develepment d
5
lw s
i
(3iii) Second dwelling units. Not more than fifty percent of the requirements of this
section may be satisfied through the development of second dwelling units at a
ratio of two second dwelling units counted as one affordable housing unit. All
second units counted toward meeting the affordable unit requirement shall be
subject to the provisions of subsection X @Continued
Atfordability. Second dwelling units shall only be allowed for meeting the
affordability requirements for very-low and low-income households.
C, The eity eeuneil's eensideratien ef an alternativeequivalent aetien shall fellew the preeedures
iveequivalen!aetienshaII be eensidered en a ease
by ease basis by the eity eeuneil and may be appreved at the eity eeuneil's sele diseretien,
if the eity eeuneil-determines that sueh alternative will further afferdable heusing eppertunities
in the eity te an equal er greater extent than eemplianee with the express requirements ef
tien ef agerdable h
e€€u+
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that is en less than ene aere er prepeses ten er fewer +h^^ An units @
(1) All everriding eenditiens impaeting the prejeet that prevent develeper frem meeting the
requirement te eenstruet the afferdable units;
Oeveteper's etaim
affredable-unit+
in subseetien G,1 ,a, ln lieu heusing fees sha{l be eensidered en a ease by ease basis by the
ef a-resiOentiat Oe
teS-
eO, gaeuUtlen et
d, pereentage ef the
tieu fee snatt Ue eal
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required by thi+ seetien may be satisfied either by eash payment e' upen the
reeemmendatien ef the eity manager and appreval ef the eity eeuneil, by an alternative
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6. Atfordable housing concessions or incentives.
tZ,gZ,gZ0+t, t,a n tn
preeedures deseribed belew anC previde eeneessiens and/er ineentives as deseribed in
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written preliminary eeneeptual develepment prepesal deseribing and speeifying the
number; type; leeatien and size ef the heusing develeBment, and identifying any
requests fer density benus, additienal ineentives, eeneessiens ep waivers er
ten
pment, ineluding the afferdable units, prier te the
psbli€ hearingrnetieed in aeeerdanee with Rehnert Park Munieipal Cede and indieate
eeneeptual appreval er disappreval ef the prepesed develepment and any requests fer
additienal afferdable heusing ineentives, eeneessiens er waivers er medifieatien ef
infermatien; ineluding any envirenmental impaeLrepert, presented at the publie hearing
en the applieatien, An applieatien fer sueh +request shall be submitted te the planning
preeessed by alt eity departments befere ether residential land use applieatiens
regardless ef the eriginal submittal date, Gemplete applieatiens whieh inelude all
required submittal deeuments and whieh inelude afferdable rental units shall be
preeessed befere applieatiens ineluding ewner eeeupied units,
ppayment, but
shall be made prier te, and as a eenditien ef, release ef utilities and issuanee ef a
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ab For sale residential projects which meet or exceed the requirements specified in subsection
4 and/or for rental residential proiects that propose to include affordable units within theproject'tThecitycouncilmayconsider'@initssolediscretionthe
provision of the following additional concessions or incentives identified in Government Code
Section 65915 which are consistentwith state law and the housing element of the city of
Rohnert Park general plan fer prejeets whieh meet er exeeed the requirements ef speeified
(1) An additional density bonus or other incentives of equal financialvalue subject to the
city council's review and approval.
(2) Waiver or modification of city standards that have a direct impact on reducing total
project costs while remaining consistent with the latest edition of the California Building
Code. The developer shall be responsible for documenting that the waiver or
modification is necessary for the feasibility of the residential development project and
is consistent with all applicable provisions of the California Building Code.
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(3) Provision of direct financial assistance in the form of a loan or grant using trust fund or
other appropriate available funds subject to the recommendation of the city manager.
(4) Deferral of payment of all city-required fees on market rate units until -Sut+ayment
shall be made prier te' and as a eenditien ef, release ef utilities and issuance of a
certificate of occupancy.
(5) Any additional concessions or incentives consistent with state law and the housinq
element of the city of Rohnert Park qeneral plan.
e its sele-diseretbn, the previsien
ef aaaitienal eene
7, Requirements fer rental afferdable units,
ene-less than the number ef affsrdable units eenstruetien fer lew ineeme househelds,
b, With respeet te any pa4ieular rental residential prejeet, the eity eeuneil may, upen the
forth in subseetien 1 abeve upen a shewing by the appliean!4halimpesitien ef sueh requirement
en the residential prejeet will eause undue hardship and that sueh residential prejeet will eentribute
signitieantty te a
82. Requirements flar ewner-eeeupied afferdable units,
eenstruetien ef market rate units intended fer ewner eeeupaney shall be available at afferdable
I heuseheld ineeme dees net exeeed
ene hundred twenty pereent ef median ineeme, lf ene half ef the afferdable units required at an
pereentef median ineeme are available at afferdable sales priees te heusehelds whese annual
ests
@ies-
e, The remaining ene half ef the required afferdable units shall be available at afferdable sales
priees te heusehelds whese annual heuseheld ineeme dees net exeeed eighty pereent ef median
the number ef units afferdable te mederate ineeme heusehelds may be ene greater than the
Witsintnesameres
ng as they are ef geed quality and are
eensistent with eentemperary standards br new heusing, Afferdable units shall be dispersed
threugheut the residential prejeet, er, subjeet te the appreval ef the planning and eemmunity
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eity manager and eensistent with the requirements ef thi+ ehapter, shall be reeerded against
pareels having sueh afferdable units and shall beeffeetive fer a minimum ef fifty five years with
ev/nere€€upied-{Jr+it
et exeeed the seller's purehase
ef reasenable seller's breker fee as determined by the eity manager; (2) the resale restrietiens
shall++evide-that in the event ef the sale elan afferdable unit intended fer ewner eeeupaney, the
e ' Ne heuseheld shall be permitted te eeeupy an afferdable unit, er purehase an afferdable unit fer
ewner eeeupaney, unless the eity er itrs designee has appreved the heuseheld's eliglbilit,, er has
failed te make a determinatien ef eligibility within the time er ether limits previded by a regulatery
heusehelds seleeted te eeeuBy afferdable units shall be seleeted first frem that list te the extent
previded in the regulatery agreement er resale-restrietiens,
OrOinanee; tne eur
hereunder,
requi ge ef ewnership during the term efuequired afferdabi|ity,
121, Diseretienary Permit Requirements, Every diseretienary permit fer a residential-develepment
prcieet ef five er me
ls-issua-F€e-€f€-building permit fer eaeh let ereated by sueh map,
132, Requirements fer eertifieate ef eeeupaney/final inspeetien,
hereunder; i,e,, en site eenstruetien ef afbrdable units, alternative equivalent aetien(s) er
b, Ne temperary er permanent eertifieate ef eeeupaney shall be issued, flnal inspeetien
requirements ef this ehapter in subseetien A ^ abeve until the develeper has made a
shewingaeeeptable te the eity manager thatsueh an exemptien is apprepriate,
7. Affordable Housinq Fee for New Residential Development
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a. Developers of all new rental residential development must pay a residential affordable
housinq fee in the amount set forth by the Citv Council.
b. Developers of for sale residential projects proposinq 50 units or less, which are not part of a
larger project, developers of for sale residential projects with fractional inclusionarv housing
requirements may elect to pay a residential affordable housinq fee in the amount set forth
by City Council.
c. Unless otherwise preempted bv law, the housinq in-lieu fee shall be paid prior to the issuance
d
of a building permit.
ln establishinq the residential affordable housinq fee, the Citv Council shall consider the
affordability qap between develooment costs and the value of the affordable units, based on
income levels.
8.Adiustment of Affordable Hou q Fee for New Residential Development
a-A developer of any project subject to the requirements of this chapter may appeal to the city
council for a reduction, adjustment, or waiver of the requirements based upon the absence
of any reasonable relationship e+-nexus-between the impaet ef the devel@
the-amount of the fee charged er end the inclusionary requirement.
b. A developer subject to the requirements of this chapter who has received an approved
tentative subdivision or parcel map, use permit or similar discretionary approval and who
submits a new or revised tentative subdivision or parcel map, use permit or similar
discretionary approval for the same property may appeal for a reduction, adjustment or
waiver of the requirements with respect to the number of lots or square footage of
construction previously approved.
c. Any such appeal shall be made in writing and filed with the city clerk not later than ten
calendar days before the first public hearing on any discretionary approval or permit for the
development, or if no such discretionary approval or permit is required, or if the action
complained of occurs after the first public hearing on such permit or approval, the appeal
shall be filed within ten calendar days after payment of the fees objected to.
d. The appeal shall set forth in detail the factual and legal basis for the claim of waiver,
reduction, or adjustment. The city council shall consider the appeal at the public hearing on
the permit application or at a separate hearing within sixty calendar days after the filing of
the appeal, whichever is later. The appellant shall bear the burden of presenting substantial
evidence to support the appeal including comparable technical information to support
appellant's position and shall bear the cost of the appeal.
e. No waiver shall be approved by the city council for a new tentative subdivision or parcel map,
use permit or similar discretionary approval on property with an approved tentative
subdivision or parcel map, use permit or similar discretionary permit unless the council finds
that the new tentative subdivision or parcel map, use permit or similar discretionary approval
is superior to the approved project both in its design and its mitigation of environmental
impacts. The decision of the council shall be final. lf a reduction, adjustment, or waiver is
granted, any change in the project shall invalidate the waiver, adjustment, or reduction of the
fee or inclusionary requirement.
I Use of Affordable Housino F ee for New Residential Development
a. Use and Disbursement of Monies in the Fund. Monies in the residential affordable
housinq fund. together with any interest earnings on such monies, shall be used in
accordance with and in support of activities to implement the city's adopted housing
element and increase, improve and maintain the supply of housing affordable to verv low-
, low- and moderate income households. The affordable housing funds may be expended
for the benefit of both rental or owner-occupied housinq. Allowable activities shall include:
(i) Acquisition of property and property riqhts,
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(ii) Direct expenditure for capital projects or incidental noncapital expenditures. related
to qapltal proiects, includinq, but not limited to, construction and rehabilitation of new and
existinq affordable housinq stock,
(iii) Reimbursement to the city for such costs if funds were advanced bv the citv from other
sources: and
(iv) Reimbursement of developers or propertv owners who have been required or
permitted to install facilities which are beyond that which can be attributed to a specific
development.
(v) Subsidies and counselinq for qualifvinq households;
(vi) Assistance to other qovernmental entities, private organizations or individuals to
expand affordable housing opportunities for qualifvinq households
(vii) Reasonable administrative expenses not reimbursed throuqh processinq fees,
includinq reasonable consultant and leqal expenses related to the establishment and/or
administration of the residential affordable housinq fund and reasonable expenses for
administering the process of calculatinq, collecting, and accounting for the fees and anv
deferred city fees authorized by this section
All residential affo tn fe in
all expenditures of these funds shall be documented and included in an annual report
which shall be available for public inspection
Enforcement Provisions.
It is unlawful, a public nuisance and a misdemeanor for any person to sell or rent an
affordable unit at a price or rent exceeding the maximum allowed under this chapter or to a
household not qualified under this chapter, and such person shall be subject to a five
hundred dollar fine per month from the date of original noncompliance until the affordable
unit is in compliance with this section.
The Rohnert Park city attorney's office or the Sonoma County district attorney, as
appropriate, shall be authorized to abate violations of this chapter and to enforce the
provisions of this chapter and all implementing regulatory agreements and resale controls
placed on affordable units by civil action, injunctive relief, and any other proceeding or
method permitted by law.
The remedies provided for herein shall be cumulative and not exclusive and shall not
preclude the city from any other remedy or relief to which it otherwise would be entitled under
law or equity.
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a
b
c
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