2019/08/08 Planning Commission Resolution (5)
PLANNING COMMISSION RESOLUTION NO. 2019-29
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK RECOMMENDING TO THE CITY COUNCIL THE
APPROVAL OF A TENTATIVE MAP TO ALLOW THE SUBDIVISION OF
PROPERTY LOCATED SOUTH OF KEISER AVENUE, WEST OF PETALUMA HILL
ROAD, AND NORTH OF ROHNERT PARK EXPRESSWAY (APN 045-262-001
THROUGH -004, 047-131-019, AND 047-131-024 AND -025)
WHEREAS, the applicant, University District LLC, filed Planning Applications
proposing a General Plan Amendment (PLGP19-0001), Specific Plan revision (PLSP19-0001),
Tentative Map (PLSD19-0001), and Development Area Plan (PLDP19-0002) in connection with
the proposed University District Specific Plan (“UDSP”) Project located south of Keiser Avenue,
west of Petaluma Hill Road, and north of Copeland Creek (various APNs) (the “Project”), in
accordance with the City of Rohnert Park Municipal Code (“RPMC”); and
WHEREAS, in conjunction with Application No. PLSD19-0001, the applicant prepared
a tentative map for the University District Vast Oak North property located south of Keiser
Avenue, west of Petaluma Hill Road, and north of Rohnert Park Expressway (various APNs), as
provided in the Proposed Tentative Map attached to this Resolution as Exhibit 1; and
WHEREAS, the City Council of the City of Rohnert Park has certified the Final EIR
prepared for the Project and the City has otherwise carried out all requirements for the Project
pursuant to CEQA; and
WHEREAS, pursuant to California State Law and the RPMC, public hearing notice was
published for a minimum of 10 days prior to the first public hearing in the Community Voice; and
WHEREAS, on August 8, 2019 the Planning Commission held a public hearing at which
time interested persons had an opportunity to testify either in support or opposition to the
proposal; and
WHEREAS, the Planning Commission has reviewed and considered the information
contained in Planning Application No. PLSD19-0001in Exhibit 1 for the proposed Tentative
Map for the property; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Rohnert Park makes the following findings, determinations and recommendations with respect
to the proposed Tentative Map for the property:
Section 1. The above recitations are true and correct.
Section 2. Environmental Review:
A. On May 23, 2006, the City Council of the City of Rohnert Park certified the Final
EIR for this Project, including adoption of associated CEQA Findings, Statement of Overriding
Considerations, and the Mitigation Monitoring and Reporting Program, as described in City
Council Resolution No. 2006-141.
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Reso 2019-29
The City Council approved the Addendum to the Final EIR, as described in City Council
Resolution No. 2014-032 approved on April 8, 2014. The proposed Tentative Map is consistent
with the analyses in the 2006 EIR and 2014 Addendum and will not result in additional
environmental effects not previously evaluated in the EIR and Addendum. No additional
environmental review is necessary.
B. Further, CEQA Guidelines section 15162 provides that “no subsequent EIR shall
be prepared” for a project unless the lead agency determines that (1) “substantial changes are
proposed in the project which will require major revisions of the previous EIR”; or (2)
“substantial changes occur with respect to the circumstances under which the project is
undertaken”; or (3) “new information of substantial importance … shows” one or more
significant effects not discussed in the original EIR, greater severity to previously-identified
substantial effects, or newly-found feasible mitigation measures that would substantially reduce
significant effects. The proposed Tentative Map will not result in any changes to the Project not
previously analyzed in the 2006 EIR and 2014 Addendum and no new information of substantial
importance shows any significant effects or newly found feasible mitigation measures that would
substantially reduce significant effects.
Section 3. Findings Regarding Tentative Map. The Planning Commission, in
recommending to the City Council approval of Planning Application No. PLSD19-0001 hereby
makes the following findings concerning the Tentative Map pursuant to Government Code
section 66474:
1. The proposed map, and its design and improvements, are consistent with the
general plan and any applicable specific plan, any policy or guideline
implementing the general plan (including the city’s design guidelines), or other
applicable provisions of this code.
Criteria Satisfied. The proposed Tentative Map is consistent with the General
Plan designations for the area, as well as the specific plan that applies to the
property, as amended in conjunction with this application. The proposed
Tentative Map will implement the General Plan in that it would increase the
City’s existing housing stock consistent with the Project approvals, the variety of
housing types and policies of the City’s Housing Element by complying with the
City’s inclusionary housing ordinance.
The proposed Tentative Map is consistent with the revised University District
Specific Plan as it proposes to subdivide the property according to its
requirements related to number of residential units, density, housing type, housing
location, public improvements, open space and related amenities. The Tentative
Map depicts the specific residential lots and uses consistent with those in the
Specific Plan.
The proposed Tentative Map has been designed to meet City standards which
provide satisfactory pedestrian and vehicular circulation, including emergency
vehicle access and on site improvements, such as streets, utilities, and drainage
facilities have been designed and are conditioned to be constructed in
conformance with City standards.
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2. The site is physically suitable for the type of development.
Criteria Satisfied. The Tentative Map reflects the specific plan for this site,
which is physically suitable for the proposed development. No major geologic
hazards have been reported on the site or other limited conditions that would
render it unsuitable for residential and commercial development.
3. The site is physically suitable for the proposed density of development.
Criteria Satisfied. The site is of sufficient size and shape and appropriately
shown in the Specific Plan to allow the proposed density of development. The
subdivision has been designed to accommodate the development of 233
residential units, taking into consideration the shape and topography of the site.
This development is consistent with the density ranges provided for in the
Specific Plan.
4. The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat, absent a statement of overriding conditions.
Criteria Satisfied. An Environmental Impact Report (EIR) for the University
District Specific Plan Project (State Clearinghouse number 2003112011) has been
prepared and approved which shows potential impacts related to the development
of the site with the proposed uses. No significant unavoidable impacts related to
existing habitats were identified. The Final EIR for this Project includes adoption
of associated CEQA Findings, Statement of Overriding Considerations, and the
Mitigation Monitoring and Reporting Program. The contents of the Final EIR is
incorporated herein by this reference. An Addendum to this EIR has been
prepared and approved which concludes that the proposed changes to the project
and the studies submitted to the City by the project applicant, the project as
proposed to be changed would result in any significant effects not disclosed in the
2006 EIR.
5. The design of the subdivision or the type of improvements will not cause serious
public health problems.
Criteria Satisfied. The design of the subdivision is not expected to have negative
impacts on the health or well being of project residents or occupants of the
surrounding land uses. The design of the Tentative Map is in conformance with
the City’s General Plan, Zoning Ordinance, and Subdivision Ordinance. The
construction of all units on the site has been conditioned to comply with all
applicable City ordinances, codes, and standards including, but not limited to, the
California Uniform Building Code, the City’s Ordinances relating to Stormwater
runoff management and controls. In addition, the design and construction of all
improvements for the subdivision has been conditioned to be in conformance with
adopted City street and public works standards. The City’s ordinances, codes,
and standards have been created based on currently accepted standards and
practices for the preservation of the public health, safety and welfare. Finally, the
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EXHIBIT 1
PROPOSED VAST OAK NORTH TENTATIVE MAP
O'RYAN ROAD
O
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ORCHARD
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OVERLOOK WAY
OTTER PLACE
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OASIS PLACE
GRIFFIN'S GROVE PARK
KEISER AVENUE
PROPOSED APARTMENT COMPLEX
(NOT A PART)
K
E
R
R
Y
R
O
A
D
HINEBAUGH CREEK
HINEBAUGH CREEK
18
21
15
25
125 128127126
116115114
140139138
101100 99
102 103
PARCEL C
188
195
196
203
204
211
212
187
9
7
8
11
10
12
4
5
13
1
16
19
20
23
17
24
118119
107
117
105 80
94
91
82 83
90
81
92
136137
131130
210208
202200
189191 129
197
205
213
186
194
201
209
190
6
165166167168
224
154
157158160
149150151152220
219
113112111
124123
84
89
164
156
141
161
153
144
163
155
142214
206
185
193
199
207
215
184
192226
173174
170169 172171
148147146145
93
223
216
231
228
227
134
122
110
133
121
109 106
132
120
108
135
22
198 159
162
143
3
2
14
183 182
177
26
94
78
175176
95
88
79
85
232
(STORM DRAIN
EASEMENT)
PEDESTRIAN BRIDGE
(FUTURE DESIGN)
217
222
221
218
233
225
229
230
PARCEL D 226
181 180 20' EVA SECTION
178
96
87
86
77
97
98
104
57
56
55
62
54
61
53
60
52
59
51
58
50
49
69
76
68
75
67
74
66
73
65
72
64
71
63
70
40
32
39
31
38
30
37
29
36
28
35
34
41
33
42
27
44
43
47 4648 45
PARCEL F PARCEL G
PARCEL E
PARCEL B
PARCEL A
PARCEL H
179
VAST OAK NORTH
TENTATIVE MAP
CITY OF ROHNERT PARK, CALIFORNIA
JULY 2019
WDID#: 1 49C370212
LEGEND
TABLE OF CONTENTS
ABBREVIATIONS
VICINITY MAP
PROJECT
SITE
OWNER/DEVELOPER/CONSULTANTS:UTILITY COMPANIES:
BASIS OF ELEVATIONS - BENCHMARK:
BASIS OF BEARINGS:
Know what's below.
before you dig.CallR 1
SHEET INDEX
SEE SHEET 4 FOR LAYOUT AND DIMENSIONS
SEE SHEET 6 FOR GRADING AND UTILITY
PROPOSED LAND USE SUMMARY
PARCEL LANDUSE OWNERSHIP MAINTENANCE AREA (NET)
A PUBLIC PARK CITY OF R.P.CITY OF R.P. 6.45± AC
B LANDSCAPE PARCEL HOA HOA 0.08± AC
C LANDSCAPE PARCEL HOA HOA 0.06± AC
D LANDSCAPEPARCEL HOA HOA 0.06± AC
E LANDSCAPE PARCEL HOA HOA 0.02± AC
F TRAIL WAY/ EVA CITY OF R.P.HOA 0.87± AC
G OPEN SPACE - CREEK/ HOA HOA 7.61± AC
STORM DRAIN EASEMENT
H LANDSCAPE PARCEL HOA HOA 0.04± AC
LOTS 28.12± AC
ROADWAYS 8.72± AC
TOTAL 52.03± AC
GENERAL NOTES:
1.ASSESSOR'S PARCEL NUMBERS: 045-253-009, 045-253-010, 045-253-011 & 045-253-012
2.PROPERTY ACREAGE: 52.03 ACRES
3.EXISTING LAND USES INCLUDE THE APPROVED 2006 UNIVERSITY DISTRICT SPECIFIC PLAN.
PROPOSED LAND USES WILL BE BASED ON THE PROPOSED UNIVERSITY DISTRICT SPECIFIC PLAN
AMENDMENT.
4.INDIVIDUAL LOT AND PARCEL SIZES ARE SHOWN ON TENTATIVE MAP SHEETS 4-5. THE AGENT
RESERVES THE RIGHT TO ADJUST LOT WIDTHS UP TO 2 FEET (SO LONG AS THEY MEET THE REQUIRED
SETBACKS) AND ARE STILL IN CONFORMANCE WITH THE APPROVED MAP. FOR REFERENCE THE SMALLEST
AND LARGEST FOR SALE LOTS ARE:
·SMALLEST - 58' X 58' = 3,364 SF (MULTIPLE LOTS)
·LARGEST - 15,998 SF (LOT 1)
5. EXISTING PROPERTY USE: DRY FARMED AGRICULTURAL LAND.
6. AREAS SUBJECT TO INUNDATION: ZONE AO (DEPTH 1 FOOT) PER FIRM PANEL 860 OF 1125, COVERS
A PORTION ALONG HINEBAUGH CREEK. REFER TO EXISTING CONDITIONS MAP SHEET 3 FOR LIMITS OF
AO ZONE AS DEFINED BY FEMA.
7. PERMANENT AND CONSTRUCTION ACCESS FOR THIS PROJECT SHALL BE FROM KERRY ROAD AND KEISER
AVENUE. APPLICANT RESERVES THE RIGHT FOR FUTURE ACCESS TO THESE STREETS.
8. THE APPLICANT RESERVES THE RIGHT TO FILE MULTIPLE FINAL OR PARCEL MAPS ON THE PROPERTY
AS LONG AS THEY ARE IN GENERAL CONFORMANCE WITH THE APPROVED TENTATIVE MAPS. THE
APPLICANT INTENDS TO DEVELOP THE PROJECT IN PHASES CONSISTENT WITH THE PROVISIONS SET
WITHIN THE "AMENDED AND RESTATED DEVELOPMENT AGREEMENT."
9. UNLESS OTHERWISE SPECIFICALLY STATED IN THE CONDITIONS OF APPROVAL, LOCAL AGENCY
APPROVAL OF THIS MAP SHALL CONSTITUTE AN EXPRESS FINDING THAT THE PROPOSED SUBDIVISION
AND DEVELOPMENT OF THE SUBJECT PROPERTY WILL NOT UNREASONABLY INTERFERE WITH THE FREE
AND COMPLETE EXERCISE OF RIGHTS DESCRIBED IN GOVERNMENT CODE SECTION 66436(a)(3)(A)(i).
10. FACE OF CURB RADII ARE 25' (MIN) AT INTERSECTION / CURB RETURNS.
11. LANDSCAPE AND FENCING DETAILS FOR THE RESIDENTIAL AND THE PRIVATE HOA PARCELS WILL BE
CONCEPTUALLY DETAILED WITH THE DEVELOPMENT AREA PLANS (DAP). ADDITIONALLY, THE DAP WILL
PROVIDE DETAIL ON UNIT MIX, SETBACKS AND PARKING REQUIREMENTS.
12.FOR THE PUBLIC PARKS, FENCING AND LANDSCAPING WILL BE SHOWN ON THE SUBMITTAL TO THE
PARKS AND RECREATION COMMISSION.
13. THE PROJECT SITE IS PART OF ASSESSMENT DISTRICT 05-01.
14. THE PRELIMINARY GRADES AND UTILITY ROUTING SHOWN ARE SUBJECT TO CHANGE BASED ON FINAL
DESIGN.
15. DOMESTIC WATER SERVICE TO BE PROVIDED BY CITY OF ROHNERT PARK. WHEN INSTALLED IT SHALL
CONFORM WITH CITY OF ROHNERT PARK AND SONOMA COUNTY WATER AGENCY (SCWA) STANDARDS.
LOCATION OF FIRE HYDRANTS TO BE COORDINATED WITH CITY'S PUBLIC SAFETY DIVISION PRIOR TO
FINAL DESIGN.
16. RECYCLED WATER SERVICE TO BE PROVIDED BY SANTA ROSA SUB-REGIONAL WASTEWATER SYSTEM.
WHEN INSTALLED IT SHALL CONFORM WITH CITY OF ROHNERT PARK AND SUB-REGIONAL SYSTEM
STANDARDS.
17. SEWAGE SERVICE TO BE PROVIDED BY CITY OF ROHNERT PARK. WHEN INSTALLED IT SHALL CONFORM
WITH CITY OF ROHNERT PARK STANDARDS.
18. ELECTRIC AND GAS SERVICE TO BE PROVIDED BY PACIFIC GAS & ELECTRIC. WHEN INSTALLED IT
SHALL BE IN CONFORM WITH CITY OF ROHNERT PARK AND PG&E STANDARDS.
GENERAL NOTES CONTINUED:
19. TELEPHONE SERVICE TO BE PROVIDED BY AT&T (FORMERLY SBC) AND SHALL ADHERE TO THEIR STANDARDS
WHEN INSTALLED.
20. SCHOOL DISTRICT: THE VAST OAK PROPERTY IS LOCATED COMPLETELY WITHIN AND WILL BE SERVICED BY
THE COTATI-ROHNERT PARK UNIFIED SCHOOL DISTRICT.
21. PARKWAY STRIPS WITHIN PUBLIC STREETS AND WITHIN OPEN SPACE PARCELS AS SHOWN ON THIS MAP WILL
BE MAINTAINED BY THE HOMEOWNERS ASSOCIATION (HOA).
22. FOR ALL LOTS INCLUDING COURTYARD PRODUCTS, ON LOT DRAINAGE SHALL FLOW TO THE FRONT OF EACH
LOT. THE DRAINAGE PATTERNS WILL BE BETTER REFINED WITH THE DAP PROCESS.
23. LIGHTING WITHIN PUBLIC STREETS SHALL MEET CITY STANDARDS. LIGHTING WITHIN THE PRIVATE ALLEY
MOTOR COURTS SHALL MEET THE CRITERIA ESTABLISHED IN THE SPECIFIC PLAN AMENDMENT.
24. UPON APPROVAL OF THIS MAP, APPLICANT ACKNOWLEDGES THAT ADDITIONAL STUDIES MAY BE REQUIRED
(SUCH AS ACOUSTICAL) WITH FINAL DESIGN TO IMPLEMENT CONCEPTS SHOWN ON THIS TENTATIVE MAP
APPLICATION. ADDITIONAL EASEMENTS, DEED RESTRICTIONS AND OR MAINTENANCE AGREEMENTS MAY BE
NEEDED AS DETERMINED DURING THE FINAL DESIGN. PLANS FOR ALL ONSITE/OFFSITE IMPROVEMENTS
WILL BE PREPARED AND SUBMITTED TO THE APPROPRIATE AGENCIES FOR APPROVAL PRIOR TO
COMMENCEMENT OF CONSTRUCTION.
25. PARCEL A WILL BE DEDICATED TO THE CITY OF ROHNERT PARK AS A PARK.
26.REFER TO AMENDED AND RESTATED DEVELOPMENT AGREEMENT FOR REQUIREMENTS/TIMING OF AFFORDABLE
HOUSING, PHASING/TIMING OF INFRASTRUCTURE AND ENERGY REQUIREMENT STANDARDS.
27.PRIOR TO SUBMITTAL OF IMPROVEMENT PLANS, PROJECT AGENT SHALL COORDINATE THE LOCATION OF
PUBLIC TRANSIT FACILITIES WITHIN PROJECT AREA.
SEE SHEET 5 FOR LAYOUT AND DIMENSIONS
SEE SHEET 7 FOR GRADING AND UTILITY
*
Exhibit 1
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PLAN 3A
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2
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1
A
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PLAN 4A
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ACAC
A
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2
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PLAN 4A
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PLAN 3A
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PLAN 4A
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PAVEMENT DESIGN CHART:
NOTE:
PAVEMENT DESIGN SECTIONS ARE BASED THE PROJECT GEOTECHNICAL
REPORT BY ENGEO DATED APRIL 03, 2006, REVISED DECEMBER 12, 2012,
WHICH ASSUMES A PRELIMINARY 'R' VALUE OF 5. FINAL STRUCTURAL
SECTION WILL BE DETERMINED AFTER 'R' VALUE TEST OF SUBGRADE
MATERIAL IS COMPLETED FOLLOWING THE CALTRANS FLEXIBLE PAVEMENT
DESIGN CRITERIA AND APPROVAL OF THE CITY ENGINEER.
AB SHALL BE CLASS 2 (R=78) PER CALTRANS STANDARD SPECIFICATIONS.
ASB SHALL BE CLASS 2 (R=50) PER CALTRANS STANDARD SPECIFICATIONS.
REMOVE EXIST. PVMT.
GRIND & REPAVE
1'2'
2"
NEW SECTION
& REPLACE
EXIST. PVMT.
EX. EP
NOTE:
1.PAVEMENT CONFORM APPLIES TO BOTH
LONGITUDINAL AND TRANSVERSE CONFORMS.
SAWCUT
PAVEMENT SECTIONS
ABTIACSTREET NAME
PRIVATE LANES/MOTOR COURT 10"5 3"
LTSG
0"
ALL OTHER NEIGHBORHOOD STREETS 4"7 5"18"
4"
1.5'
6"
FALL
1.0'
(TYP.)
1/2" R1"1"
3"
FL
1/2" R
6"
4"
M
I
N
.
CL
A
S
S
I
I
A
B
(TRC) TOP OF ROLLED CURB ELEV.
37.5' R/W
51' R/W
52' R/W
56' R/W
63' R/W
ORCHARD WAY
OTTER PLACE
O'RYAN ROAD (ALONG GRIFFIN'S GROVE PARK)
OXFORD PLACE
OASIS PLACE
OLYMPIC PLACE
OLIVE PLACE
ORCHARD PLACE
OAK LEAF PLACE
O'RYAN ROAD(ALONG APARTMENT SITE)
OVERLOOK PLACE
20' PRIVATE LANE
ALLEY 1-34
OCEAN PLACE
52' RIGHT OF WAY
32' CURB TO CURB 5'5'
R/W
RESIDENTIAL
L/S
5'
S/W
R/W
RESIDENTIAL
L/S
5'
S/W
6'
PARKING
6'
PARKING
10'
DRIVE LANE
10'
DRIVE LANE
52' R/W STREET
NTS
28' CURB TO CURB
37.5' RIGHT OF WAY
R/W R/W
5'0.5'
4"PCC/4"AB
MIN
2'2'
6'
PARKING
12'
DRIVE LANE
10'
DRIVE LANE
RESIDENTIAL
4'
L/S
CLASS I
BIKE PATH
(PER CITY
STD 238)
S/W
2%
12'
PATH
8'
OPEN SPACE
5'
37.5' R/W STREET
NTS
C/L
C/L
2%2%2%1.5%
1.5%2%2%2%2%1.5%
4"PCC/4"AB4"PCC/4"AB
5"AC OVER
4" AB
18" LTSG
18" LTSG
5"AC OVER
4" AB
FCFC
FCFC
51' RIGHT OF WAY
36' CURB TO CURB 5'
R/W
PUBLIC PARK
5'
L/S
R/W
RESIDENTIAL
L/S
5'
S/W
8'
PARKING
8'
PARKING
10'
DRIVE LANE
10'
DRIVE LANE
51' R/W STREET
NTS
C/L
1.5%2%2%2%1.5%
4"PCC/4"AB
5"AC OVER
4" AB
18" LTSG
FCFC
56' RIGHT OF WAY
36' CURB TO CURB 5'5'
R/W
RESIDENTIAL
L/S
5'
S/W
R/W
RESIDENTIAL
L/S
5'
S/W
8'
PARKING
8'
PARKING
10'
DRIVE LANE
10'
DRIVE LANE
56' R/W STREET
NTS
C/L
1.5%2%2%2%2%1.5%
4"PCC/4"AB4"PCC/4"AB
5"AC OVER
4" AB
18" LTSG
FCFC
63' RIGHT OF WAY
36' CURB TO CURB5'5'
R/W
RESIDENTIAL
L/S
5'
S/W
R/W
RESIDENTIAL
L/S
12'
S/W
8'
PARKING
8'
PARKING
10'
DRIVE LANE
10'
DRIVE LANE
63' R/W STREET
NTS
C/L
1.5%2%2%2%2%1.5%
4"PCC/4"AB 4"PCC/4"AB
5"AC OVER
4" AB
18" LTSG
FC FC
TCB
20' PRIVATE LANE
2%
CONCRETE BAND (SEE
DETAIL RIGHT)
3" AC/
10" AB
TRC
3.5'
ROLLED CURB AND GUTTER
(SEE DETAIL RIGHT)
10.0'
C/L
20' WIDE PRIVATE LANE
NTS
10.0'
SLOPE VARIES
2% MIN,
3:1 MAX
CLASS I BIKE PATH PER CITY STD 238
2
STREET SECTION LEGEND
SWLK
+
+
+
+
+
2% MIN
TYP
HP (TYP)
AD (TYP)
STREET
SLOPETHROUGH CURB DRAIN
(4' FROM LOT LINE)FC
AD
R/W
HP
BIO-RETENTION CELL
5%
MI
N
+
+
+
+
+
2% MIN
TYP
ALLEY
SLOPETIE LOT DRAINAGE
INTO SD MAIN
AD
HP
BIO-RETENTION CELL
5%
MI
N
12
%
M
A
X
2%
M
I
N
12
%
M
A
X
2%
M
I
N
HP (TYP)
AD (TYP)
TOP OF ROLLED CURB OR
BACK OF CONCRETE BAND
SD MAIN
R/W
TC
SIDEWALK
LANDSCAPE STRIP
TRC
SD
PER CITY STD
864 (TYP)
PER CITY STD
864 (TYP)
SD
SS
TYPICAL 4-PACK MOTORCOURT DETAIL
(WITH SINGLE SS DOWN ALLEY)
NTS
TYPICAL 6-PACK MOTORCOURT DETAIL
NTS
TYPICAL FINISHED LOT GRADING
NTS PAVEMENT CONFORM
NTS
ROLLED CURB DETAIL
NTS
TYPICAL LOT DRAINAGE (WITHIN ALLEY)
NTS
TYPICAL LOT DRAINAGE (FACING STREET)
NTS
TYPICAL DRIVEWAY DETAIL
NTS STANDARD CITY DETAILS
27' PAE, EVAE, PUE, SD ESMT,
SS ESMT, WAT ESMT
3.5'
5'
PUE
5'
PUE
5'
PUE
5'
PUE
5'
PUE
5'
PUE
5'
PUE
5'
PUE
C/L
TYPICAL UTILITY LOCATIONS
(51-63' ROW)
NTS
7.25'-9.25'8'8'
SS
SD
W
TYPICAL UTILITY LOCATIONS
(ALLEY - 20 WIDE)
NTS
C/L
SD
7.5'
FC
R/W AND BW
TYPICAL UTILITY/TREE LAYOUT
(FACING STREET)
NTS
4' MIN BETWEEN
TREE AND D/W
SS (ONLY IN 6-PACK ALLEYS)
BIO CELL
(49 SF TYP)
BIO CELL
(49 SF TYP)
DUAL LOT
BIO SWALE
(98 SF TYP)
DUAL LOT
BIO SWALE
(98 SF TYP)
JT SERVICE
(TYP)
JT SERVICE
(TYP)
TRC
BACK OF
CONCRETE BAND BACK OF
CONCRETE BAND
FLUSH CONCRETE BAND
6"
6"
SLOPE VARI
E
SDRIVEWAY A
P
R
O
N
8"
4" MIN. CLASS II AB
(TYP.)
1/2" R
NTS
(
B
E
L
)
T
O
P
O
F
C
O
N
C
.
B
A
N
D
E
L
E
V
.
PUBLIC PARK
P/L P/L
8"AC/4"AB
20' EVA8' PUE
10'10'
3
:
1
T
O
E
X
2' OVERBUILD
PAD
2
:
1
20' EVA
NTS
2%
C/L
OVERLOOK WAY
ALLEY A
ON-LOT BIORETENTION DETAIL
NTS
SS
BACK OF
CONCRETE BANDSD
PER CITY STD
864 (TYP)
TYPICAL 4-PACK MOTORCOURT DETAIL
(WITH DUAL SS DOWN ALLEY)
NTS
BIO CELL
(49 SF TYP)
DUAL LOT
BIO SWALE
(98 SF TYP)
JT SERVICE
(TYP)
TRC
DU
A
L
S
S
8' LME
COMMUNITY
WALL
INSTALL 42" HIGH
TUBULAR STEEL RAILING
1' OFF EDGE OF PAVEMENT
ZONE AO (DEPTH 1')
PER FEMA FIRM PANEL
860 OF 1125
EX KEISER AVE
EX
K
E
R
R
Y
R
O
A
D
VAST OAK EAST - UNDER CONSTRUCTION
EXISTING TREE
TO BE REMOVED
EXISTING TREES TO
REMAIN WITHIN
COMMUNITY PARK
HINEBAUGH CREEK
HINEBAUGH CREEK
EXISTING
VEGETATION (TYP.)
APARTMENT SITE -
UNDER CONSTRUCTION
3
NOTES
1.THE TOPOGRAPHY HAS NOT BEEN REVISED TO ACCOUNT FOR THE SHEET GRADING IMPLEMENTED
IN 2010 TO THE CURRENT DATE OR FOR THE WETLAND CONSTRUCTED IN 2007.
2.ALL EXISTING TREES ARE TO REMAIN UNLESS NOTED.
3.PER FEMA MAP ZONE AO IS DEFINED AS: FLOOD DEPTHS OF 1 TO 3 FEET (USUALLY SHEET
FLOW ON SLOPING TERRAIN), AVERAGE DEPTHS DETERMINED. PER FIRM PANEL 860 OF
1125, MAP NO. 06097C088IE OUR DEPTH WAS DETERMINED TO BE 1 FOOT.
4.ENGEO INCORPORATED HAS COMPLETED A DETAILED HYDROLOGY/HYDRAULIC STUDY. THIS
STUDY COVERED BOTH COPELAND AND HINEBAUGH CREEKS AND ADDRESSES THE POTENTIAL
IMPACTS AND SOLUTIONS NEEDED TO ALLOW FOR THE DEVELOPMENT OF THIS PROPERTY. THE
HINEBAUGH CREEK WATER SURFACE ELEVATIONS SHOWN ON SHEETS 6-7 ARE TAKEN FROM THE
STUDY. AS PART OF THE DEVELOPMENT OF THIS PROJECT THE APPLICANT WILL FILE A
LOMR APPLICATION TO MODIFY THE CURRENT MAPPING, ALLOWING FOR THE DEVELOPMENT OF
THE PROPERTY.
CONSTRUCTED
WETLANDS
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
V
A
N
VAN
O'RYAN ROAD
O
X
F
O
R
D
P
L
A
C
E
O
A
K
L
E
A
F
P
L
A
C
E
O
R
C
H
A
R
D
P
L
A
C
E
O
L
I
V
E
P
L
A
C
E
ORCHARD
W
A
Y
O
V
E
R
L
O
O
K
P
L
A
C
E
OTTER PLACE
O
V
E
R
L
O
O
K
P
L
A
C
E
ALLEY 1
GRIFFIN'S GROVE PARK
APARTMENT COMPLEX - UNDER CONSTRUCTION
(NOT A PART)
ALLEY 2
ALLEY 3
ALLEY 4
ALLEY 5
ALLEY 10
ALLEY 11
ALLEY 12
ALLEY 13
ALLEY 23
ALLEY 22
ALLEY 21
ALLEY 20
ALLEY 19
ALLEY 27
ALLEY 33
ALLEY 34
ALLEY 28
ALLEY 29
ALLEY 30
ALLEY 31
ALLEY 32
ALLEY 25
ALLEY 26
ALLEY 24
ALLEY 14
ALLEY 15
ALLEY 16
ALLEY 17
ALLEY 18
ALLEY 9
ALLEY 8
ALLEY 7
ALLEY 6
CO
T
A
T
I
-
R
O
H
N
E
R
T
P
A
R
K
UN
I
F
I
E
D
S
C
H
O
O
L
D
I
S
T
R
I
C
T
04
5
-
2
5
3
-
0
1
8
27' PAE, EVAE, PUE, SD ESMT,
SS ESMT, WAT ESMT, (TYP.)
NOTE:
THE 2006 SPECIFIC PLAN AND THE PARKS AND
RECREATION COMMISSION APPROVED THE USE OF PUBLIC
PARKING FOR PROPOSED PARK, PARKING IS ASSUMED TO
BE ON ADJOINING STREETS (EXCEPT KEISER AVE) AND
APPROXIMATELY 40 SPACES ARE AVAILABLE.
5327± SF
135
3596± SF
198
3596± SF
159
3596± SF
162
3916± SF
143
3600± SF
84
3600± SF
89
3364± SF
164
3364± SF
156
3570± SF
141
3364± SF
161
3364± SF
153
3582± SF
144
3596± SF
163
3596± SF
155
3912± SF
142
3936± SF
214
3596± SF
206
3596± SF
185
3596± SF
193
3364± SF
199
3364± SF
207
3600± SF
215
3364± SF
184
3364± SF
192
3613± SF
226
3364± SF
173
3596± SF
174
3596± SF
170
3364± SF
169
3364± SF
172
3596± SF
171
4216± SF
178
3364± SF
148
3596± SF
147
3596± SF
146
3364± SF
145
3600± SF
93
3364± SF
223
3608± SF
216
3364± SF
231
3364± SF
228
3364± SF
227
4150± SF
134
4150± SF
122
4525± SF
110
3735± SF
133
3735± SF
121
4148± SF
109 3832± SF
106
3735± SF
132
3735± SF
120
4146± SF
108
3600± SF
118
3600± SF
119
3834± SF
107
4000± SF
117
4169± SF
105 3873± SF
80
3600± SF
94
4000± SF
91
4000± SF
82
3600± SF
83
3600± SF
90
4196± SF
81
4000± SF
92
4529± SF
136 3999± SF
137
3600± SF
131
3600± SF
130
3596± SF
210
3364± SF
208
3596± SF
202
3364± SF
200
3596± SF
189
3364± SF
191 4000± SF
129
3596± SF
197
3596± SF
205
3932± SF
213
3596± SF
186
3596± SF
194
3596± SF
201
3596± SF
209
3596± SF
190
3364± SF
165
3596± SF
166
3596± SF
167
3364± SF
168
3364± SF
224
3596± SF
154
3364± SF
157
3596± SF
158
3364± SF
160
3364± SF
149
3596± SF
150
3596± SF
151
3364± SF
152
3364± SF
220
3364± SF
219
3735± SF
113
3735± SF
112
4150± SF
111
3735± SF
124
4150± SF
123
3735± SF
125 4000± SF
128
3600± SF
127
3600± SF
126
4000± SF
116
3600± SF
115
3600± SF
114
3855± SF
140
3788± SF
139
4318± SF
138
4000± SF
101
3600± SF
100
3600± SF
99
4004± SF
102
3604± SF
103
2756± SF
PARCEL C
3364± SF
188
3364± SF
195
3364± SF
196
3364± SF
203
3364± SF
204
3364± SF
211
3589± SF
212
3364± SF
187
3600± SF
84
3600± SF
89
3600± SF
93
3873± SF
80
3600± SF
94
3600± SF
83
3600± SF
90
3600± SF
100
3600± SF
99
3604± SF
103
62'
58
'
9'
48'
64
'
22'
58'
38'3
1
'
58'
58
'
62'
58
'
62'
58
'
58'
58'
58
'
62'
58
'
62'
58
'
58
'
58'
58'
58
'
62'
58
'
58
'
62'
68'
58'
58'
58
'
7
0 '
6'
3
8
'
2
4
'
62'76'
10'
50'45'45'
74
'
57
'
58'62'
58
'
62'
58
'
58'
58
'
58
'
58
'
62'62'
58
'
58'
58
'
58'
58
'
58'
58
'
58
'
62'
58
'
62'
58
'
58'
58
'
58'
58
'
62'
58
'
58
'
58'
58
'
58
'
58'
58
'
62'
62'
58
'
62'
58
'
58'
58'
58
'
58
'
58
'
62'62'58'
58
'
58
'
58'
58
'
62'
58
'
62'
58
'
58'
58
'
58'
58
'
62'
58
'
62'
58
'
58'
58
'
3
1
'
43
'
63
'
38'
63
'
62'
64
'
62'
44
'
3 1 '38'
44
9
'
58
'
3 1 '38'
63
'
58'
62'
63
'
62'
62'
63
'
62'
38'3
1
'
58'
58'
58
'
62'
58
'
62'
58
'
58'
58
'
58'
58
'
58
'
62'
58
'
62'
58
'
58'
58'
58
'
62'
58
'
62'58'
58
'
58
'
58'
58
'
58
'
62'
58
'
62'58'
58
'
58'
58
'
62'
58
'
62'58'
58'
58
'
58
'
62'
58
'
62'
58
'
58'
58'
58
'
62'
58
'
62'
58
'
58'
58
'
46
'
58
'
58
'
68
'
62'
58
'
58'
68
'
92
'
50'
72
'
3 1 '30'
92
'
45'
45'
45'
45'
85
'
45'
85
'
45'
45'
85
'
45'
30'3
1
'
65
'
50'
50'
80
'
80
'
45'
80
'
45'
45'
83
'
45'
83
'
50'
83
'
50'
83
'
83
'
45'
83
'
45'
80
'
45'
80
'
45'
80
'
50'
50'
80
'
45'
80
'
45'
45'
83
'
45'
83
'
50'
83
'
83
'
50'
83
'
83
'
45'45'
45'
80
'
45'
80
'
50'
38'
78
'
60
'
2 6 '
47'
90
'
47'
83
'
47'
95
'
47'
10
7
'
50'
2'
10
4
'
77
'
50'
80
'
45'
80
'
45'
80
'
80
'
45'
80
'
50'
80
'
80
'
50'
80
'
80
'
45'45'
45'
80
'
80
'
45'
80
'
50'
80
'
80
'
50'
80
'
45'
80
'
45'
85
'
85
'
87
'
45'
65
'
3 1 '31'
37
'
58
'
732'
5'
360'10 4'
120'
8 0 '
80
'
43
'
58
'
37'
248'
26'
80
'
80
'
58
'
200'200'240'86'
50
7
'
48
6
'
49
5
'
50
8
'
111'
44
5
'
46
2
'
58
'
92
'
80
'
83
'
80
'
83
'
83
'80
'
80
'
83
'
10
2
'
45'
120'
29'
30
'
53
7
'
166'
107'
45'
45'54'
54'45'46'
45'54'
4046± SF
79 3600± SF
78
3600± SF
85
3600± SF
95
3600± SF
88
3596± SF
175
3364± SF
176
55
'
80
'
80
'
80
'
99'
58
'
58
'
58
'
58
'
58
'
58
'
58
'
44
'
53
1
'
1
1
9
'
6
3 '
1254'
19
0
'
508'
58
'
58
'
58
'
58
'
58
'
58
'
58
'
58
'
43
'
33'36'61'61'42'
201'
2 9 '
190'
4328± SF
183 4297± SF
182
7273± SF
177
114'
54'
99'
238'
58
'
140'
80
'
12
0
'
6188± SF
232
116'
82
'
62'58'
VAST OAK EAST (PHASE 2B)
HINEBAUGH CREEK
6507± SF
233
3925± SF
217
3605± SF
222
3601± SF
221
3598± SF
218
3609± SF
225
3616± SF
229
3620± SF
230
2758± SF
PARCEL D
6'
58
'
3919± SF
181 3418± SF
180
61'61'60'
67
'
61
'
KE
R
R
Y
R
O
A
D
-
U
N
D
E
R
C
O
N
S
T
R
U
C
T
I
O
N
(S
E
E
K
E
R
R
Y
R
O
A
D
I
M
P
R
O
V
E
M
E
N
T
P
L
A
N
S
PR
E
P
A
R
E
D
B
Y
M
A
C
K
A
Y
&
S
O
M
P
S
)
186'
4287± SF
96
4287± SF
87
4287± SF
86
4287± SF
77
5506± SF
97
9864± SF
98
4150± SF
179
3604± SF
104
280945± SF
PARCEL A
783± SF
PARCEL E
49 64
113'
38004± SF
PARCEL F
3544± SF
PARCEL B
331310± SF
PARCEL G
(STORM DRAIN EASEMENT)
122'3'
51'
7'
3
3
'
7'8'
55'1 4'
14'3 8 '
10'
4 4 '
190'
7'
34'
5'117'
5'
181'
10'
4
3
'
53'1 4 '
2'
54'3'
240'
14'
7'
6 6 '
6 5 '2 0 '122'
11'
149'
149'
18
'
6
6
'
16'
12'
6'
21'
10'
89'
38
'
2 5 '
54'45'
3
2
'
25'
3
5
'
36
4
'
80
'
80
'
80
'
80
'
19
'
10
6
'
70
'
80
'
4
SE
E
S
H
E
E
T
5
PROPOSED BUS
STOP LOCATION
O
L
Y
M
P
I
C
P
L
A
C
E
OVERLOOK WAY
O
V
E
R
L
O
O
K
P
L
A
C
E
OASIS PLACE
O
C
E
A
N
P
L
A
C
E
A
L
L
E
Y
A
ALLEY 33
ALLEY 34
KEISER AVE - UNDER CONSTRUCTION (SEE KEISER AVE
IMPROVEMENT PLANS PREPARED BY MACKAY & SOMPS)
14005± SF
22
15037± SF
6
15040± SF
9
15038± SF
7
15039± SF
8
15042± SF
11
15041± SF
10
15043± SF
12
15035± SF
4
15036± SF
5
15044± SF
13
15998± SF
1
14005± SF
16
14005± SF
19
14005± SF
20
14005± SF
23
14005± SF
17
14005± SF
24
14005± SF
18
14005± SF
21
14687± SF
15
14084± SF
25
95
88
85
78
14053± SF
26
15034± SF
3
15009± SF
2
50
'
54
'
169'
3
2
'
59
'
189'
215'
3 1 '195'
72
'
215'
70
'
215'
70
'
215'
70
'
215'
70
'
215'
12
5
4
'
215'
70
'
215'
70
'
215'
70
'
215'
70
'
215'
70
'
70
'
215'
215'
5 8 '72
'
4 0 '
11
0
'
12
5
4
'
161'
2
7
8
'
508'
19
0
'
58
'
50
'
174'
4 9 '
1 0 3 '95'
75
'
50
'
189'
42
'
3 7 '
50
'
50
'
189'
95'
95'
95'
74
'
74
'
95'
50
'
189'
74
'
74
'
50
'
189'
74
'
95'
95'
74
'
50
'
50
'
189'
74
'
95'
95'
74
'
50
'
189'
74
'
50
'
74
'
189'
76
8
'
95'
95'
95'
74
'
50
'
189'
74
'
74
'
50
'
189'
74
'
95'
91'
114'
121'
99
'
880'
74
'
46
'
97
'
97
'
96
'
3 9 '
57
'
51
'
51
'
51
'
51
'
51
'
51
'
51
'
57
'
74
'
312'
70
'
261'
74
'
269'
98
'
50
'
50
'
50
'
72
'
74
'
53
'
95'
3
8
'
111'92'
54'
80
'
54'
80
'
80
'
54'
70
'
54'
2
2'
112'127'21'
46'
239'
17'
4'
66
'
70
'
70
'
70
'
70
'
70
'
70
'
70
'
70
'
70
'
70
'
50
'
81
6
'
15199± SF
14
APPROXIMATE C/L OF CREEK
1-WAY STOP (OCEAN PLACE) TO
BE INSTALLED PER CITY STD.
51
'
51
'
51
'
51
'
51
'
4750± SF
37
4750± SF
29
4750± SF
28
4709± SF
41
4854± SF
42
6505± SF
44
6037± SF
43
4817± SF
57
4817± SF
56
4817± SF
55
5296± SF
62
4816± SF
54
4817± SF
61
4817± SF
53
4817± SF
60
4817± SF
52
4816± SF
59
4817± SF
51
4817± SF
58
4817± SF
50
5296± SF
49
4817± SF
69
5296± SF
76
4817± SF
68
4817± SF
75
4817± SF
67
4817± SF
74
4817± SF
66
4817± SF
73
4817± SF
65
4817± SF
72
4817± SF
64
4817± SF
71
5296± SF
63
4817± SF
70
5118± SF
47
5147± SF
46
5328± SF
48 5054± SF
45
4287± SF
96
4287± SF
87
4287± SF
86
4287± SF
77
5506± SF
97
9864± SF
98
4750± SF
40
4750± SF
39
4750± SF
31
4750± SF
38
4750± SF
30
5726± SF
27
331310± SF
PARCEL G
(STORM DRAIN EASEMENT)
3544± SF
PARCEL B
1612± SF
PARCEL H
47'53'53'53'121'
253'39'
4 2 '
9'
4 5'
15'
141'1 4'31'
16'
6
6
'
3
5'
3
2
'
18
'
12'
6'
21'
15'
7'
141'
8'
36'
5'
25
'
36
4
'
80
'
80
'
80
'
80
'
19
'
38'
54'
150'
75'75'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
3 1 '3
1
'
37
'
51
'
51
'
51
'
51
'
51
'
51
'
68
2
'
51
'
51
'
51
'
51
'
51
'
51
'
37
'
3
1'75'
150'
75'3 1 '
37
'
51
'
51
'
51
'
51
'
51
'
51
'
68
2
'
51
'
51
'
51
'
51
'
51
'
51
'
37
'
39
0
'
2 5 '
12'
21
'
50
'
50
'
50
'
50
'
50
'
50
'
50
'
50
'
50
'
69
9
'
50
'
50
'
50
'
50
'
28
'
2'
53'
145'
53'37'
3
1'
56
'
10'
4 3'8'
5
8
'
12'
10'
1
2
0
'
FUTURE PEDESTRIAN BRIDGE
TO BE CONSTRUCTED WITH
PHASE 3B (SEE SHEET 7)
238
210
238
210 5
SE
E
S
H
E
E
T
4
PARCEL G
VAST OAK EAST PHASE 2B
790 M 28
GRIFFIN'S GROVE PARK
DESIGNATED WETLANDS
HINEBAUGH CREEK
3-WAY STOP AT INTERSECTION TO
BE INSTALLED PER CITY STANDARD
VAST OAK EAST
PHASE 2C
LP 142.1
LP 140.9
GB 140.5GB 138.4GB 136.6GB 134.6
137.2
GB 142.6
LP 138.8
HP 139.5
LP 133.9
GB 136.0
LP 133.6
LP 133.7
1
3
1
.
5
LP 131.2
132.2
131.9
132.6
133.0
133.4
133.8
134.2
134.6
135.0
135.6
136.6
1
3
1
.
3
140.5
P
1
4
7
.
0
P
1
4
7
.
8
P
1
4
6
.
1
P
1
4
5
.
3
P
1
4
4
.
3
P
1
4
4
.
0
P
1
4
3
.
8
P
1
4
3
.
9
P
1
4
3
.
8
P
1
4
3
.
8
P
1
4
3
.
7
P
1
4
3
.
5
P
1
4
3
.
2
P
1
4
3
.
1
P
1
4
2
.
4
P
1
4
2
.
3
P
1
4
3
.
3
P
1
4
3
.
4
P141.0
P143.5P143.7
P142.7P141.7P140.7P139.9P140.1P140.3P139.4P138.6P138.4
P143.4P143.6
P142.6P141.6P140.8
P142.7P142.9
P141.9P140.9P140.0
P142.6P142.8P142.3P141.3P140.3
P142.4P141.5P140.9
P142.4P141.4P140.5
P140.0P140.2P140.4
P139.2P139.4P139.6
P139.1P139.3P139.5
P139.9P140.1P140.3
P139.8P140.0P140.2
P139.4P138.7P138.5
P138.8P138.5P138.0
P139.3P138.6P138.1
P139.3P138.5P138.1
P139.2P138.5P138.1
P138.2P138.3P137.3P136.5
P138.3P138.4P137.4P136.6
P137.7P137.8P136.8P136.3
P137.8P137.9P136.9P136.4
P137.7P137.8P136.8P135.8
P137.8P137.8P136.7P135.7
P137.8P137.8P136.8P135.8
P137.6P137.7P136.7P135.7
P137.6P137.6P136.4P136.1
P137.6P137.6
P
1
3
6
.
1
P134.3P134.4 P136.1P136.2P135.2P134.6
P136.2P136.3P135.4P134.7
P135.5P135.6P135.2P135.1
P135.6P135.7P135.4P135.2
P135.1P135.2P135.2P135.1
P135.0P135.1P135.1P135.0
P134.5P134.6P134.5P134.4
P134.6P134.7P134.5P134.4
P135.0 P135.1 P135.3 P135.6
P134.4P134.5
P134.9P135.0
P135.0P135.1
P134.7P134.8
P134.6P134.7
P134.5P134.6
P134.5P134.6
P135.3P135.5
0.69%3.10%0.60%0.65%0.50%
1
.
7
0
%
0
.
9
3
%
0
.
5
0
%
0.91%
1
.
0
0
%
2
.
0
0
%
0.50%0.50%
0.50%0.50%
0.50%0.60%
2.00%0.50%
1.50%
0.50%1.50%
0.50%1.00%
0.50%1.30%
0.50%0.50%
0.50%
1.10%
0.90%
1.50%
1.50%
1.60%
0.50%
0.50%
0.50%
0.50%
0.50%
0.50%
0.50%
0.50%
0.50%
0.50%
2.01%
0.31%
0.45%
2.13%
0.69%
0.54
%
0
.
5
0
%
0
.
5
0
%
0
.
5
0
%
0
.
5
0
%
0
.
5
0
%
0
.
5
0
%
0
.
5
0
%
0
.
5
0
%
0.50%
GB 133.8
HP 135.1
GB 135.8
HP 137.3 LP 136.9LP 134.2
1.50%
GB 138.2
GB 139.3
GB 139.8 HP 141.5
LP 141.4
1.20%
GB 138.6
140.0
LP 136.8
HP 137.6
0
.
5
0
%
0
.
5
0
%
LP 137.0
138.1
GB 135.00.50%
HP 133.8
LP 133.5
HP 134.7
P
1
3
7
.
1
0
.
5
0
%
0
.
5
0
%
0
.
5
0
%
GB 134.0
1.56%
0
.
8
6
%
GB 139.0
0.88%
0
.
5
0
%
HP 143.1
GB 142.3
1.65%
0.39%2.48%
0.52
%
2.54%
O'RYAN ROAD
O
X
F
O
R
D
P
L
A
C
E
O
A
K
L
E
A
F
P
L
A
C
E
O
R
C
H
A
R
D
P
L
A
C
E
O
L
I
V
E
P
L
A
C
E
ORCHARD
W
A
Y
O
V
E
R
L
O
O
K
P
L
A
C
E
OTTER PLACE
O
V
E
R
L
O
O
K
P
L
A
C
E
ALLEY 1
GRIFFIN'S GROVE PARK
ALLEY 2
ALLEY 3
ALLEY 4
ALLEY 5
ALLEY 10
ALLEY 11
ALLEY 12
ALLEY 13
ALLEY 23
ALLEY 22
ALLEY 21
ALLEY 20
ALLEY 19
ALLEY 27
ALLEY 33
ALLEY 34
ALLEY 28
ALLEY 29 ALLEY 30
ALLEY 31
ALLEY 32
ALLEY 25
ALLEY 26
ALLEY 24
ALLEY 14
ALLEY 15
ALLEY 16
ALLEY 17
ALLEY 18
ALLEY 9
ALLEY 8
ALLEY 7
ALLEY 6
C
O
T
A
T
I
-
R
O
H
N
E
R
T
P
A
R
K
U
N
I
F
I
E
D
S
C
H
O
O
L
D
I
S
T
R
I
C
T
0
4
5
-
2
5
3
-
0
1
8
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
V
A
N
VAN
APARTMENT COMPLEX
(NOT A PART)
K
E
R
R
Y
R
O
A
D
-
U
N
D
E
R
C
O
N
S
T
R
U
C
T
I
O
N
-
C
O
M
P
L
E
T
I
O
N
D
E
C
E
M
B
E
R
,
2
0
1
8
(
S
E
E
K
E
R
R
Y
R
O
A
D
I
M
P
R
O
V
E
M
E
N
T
P
L
A
N
S
P
R
E
P
A
R
E
D
B
Y
M
A
C
K
A
Y
&
S
O
M
P
S
)
W
S
E
=
1
3
4
.
8
W
S
E
=
1
3
3
.
8
W
S
E
=
1
3
3
.
3
EXSS INV=119.2
SD INV=124.0
EXSD INV=123.6
SD INV=125.5
SD INV=127.7 SD INV=128.6
A
A
B
B
CC
D
D
E
E
141
125
128127126
116115114
140139138
101 99
102 103
PARCEL C
188
195
196
203
204
211
212
187
118119
107
117
105 80
94
91
82 83
90
81
92
136 137
131 130
210208
202200
189191
129
197
205
213
186
194
201
209
190 165166167168
224
154
157158160
149150151152220
219
113112111
124123
84
89
164
156
141
161
153
144
163
155
142214
206
185
193
199
207
215
184
192226
173174
170169 172171
178
148147146145
93
223
216
231
228
227
134
122
110
133
121
109 106
132
120
108
135
198 159
162
143
LP 142.1
LP 140.9
GB 140.5GB 138.4GB 136.6GB 134.6
137.2
GB 142.6
LP 138.8
HP 139.5
LP 133.9
GB 136.0
LP 133.6
LP 133.7
1
3
1
.
5
LP 131.2
132.2
131.9
132.6
133.0
133.4
133.8
134.2
134.6
135.0
135.6
136.6
1
3
1
.
3
140.5
P
1
4
7
.
0
P
1
4
7
.
8
P
1
4
6
.
1
P
1
4
5
.
3
P
1
4
4
.
3
P
1
4
4
.
0
P
1
4
3
.
8
P
1
4
3
.
9
P
1
4
3
.
8
P
1
4
3
.
8
P
1
4
3
.
7
P
1
4
3
.
5
P
1
4
3
.
2
P
1
4
3
.
1
P
1
4
2
.
4
P
1
4
2
.
3
P
1
4
3
.
3
P
1
4
3
.
4
P141.0
P143.5P143.7
P142.7P141.7P140.7P139.9P140.1P140.3P139.4P138.6P138.4
P143.4P143.6
P142.6P141.6P140.8
P142.7P142.9
P141.9P140.9P140.0
P142.6P142.8P142.3P141.3P140.3
P142.4P141.5P140.9
P142.4P141.4P140.5
P140.0P140.2P140.4
P139.2P139.4P139.6
P139.1P139.3P139.5
P139.9P140.1P140.3
P139.8P140.0P140.2
P139.4P138.7P138.5
P138.8P138.5P138.0
P139.3P138.6P138.1
P139.3P138.5P138.1
P139.2P138.5P138.1
P138.2P138.3P137.3P136.5
P138.3P138.4P137.4P136.6
P137.7P137.8P136.8P136.3
P137.8P137.9P136.9P136.4
P137.7P137.8P136.8P135.8
P137.8P137.8P136.7P135.7
P137.8P137.8P136.8P135.8
P137.6P137.7P136.7P135.7
P137.6P137.6P136.4P136.1
P137.6P137.6
P
1
3
6
.
1
P134.3P134.4 P136.1P136.2P135.2P134.6
P136.2P136.3P135.4P134.7
P135.5P135.6P135.2P135.1
P135.6P135.7P135.4P135.2
P135.1P135.2P135.2P135.1
P135.0P135.1P135.1P135.0
P134.5P134.6P134.5P134.4
P134.6P134.7P134.5P134.4
P135.0 P135.1 P135.3 P135.6
P134.4P134.5
P134.9P135.0
P135.0P135.1
P134.7P134.8
P134.6P134.7
P134.5P134.6
P134.5P134.6
P135.3P135.5
0.69%3.10%0.60%0.65%0.50%
1
.
7
0
%
0
.
9
3
%
0
.
5
0
%
0.91%
1
.
0
0
%
2
.
0
0
%
0.50%0.50%
0.50%0.50%
0.50%0.60%
2.00%0.50%
1.50%
0.50%1.50%
0.50%1.00%
0.50%1.30%
0.50%0.50%
0.50%
1.10%
0.90%
1.50%
1.50%
1.60%
0.50%
0.50%
0.50%
0.50%
0.50%
0.50%
0.50%
0.50%
0.50%
0.50%
2.01%
0.31%
0.45%
2.13%
0.69%
0.54
%
0
.
5
0
%
0
.
5
0
%
0
.
5
0
%
0
.
5
0
%
0
.
5
0
%
0
.
5
0
%
0
.
5
0
%
0
.
5
0
%
0.50%
GB 133.8
HP 135.1
GB 135.8
HP 137.3 LP 136.9LP 134.2
1.50%
GB 138.2
GB 139.3
GB 139.8 HP 141.5
LP 141.4
1.20%
GB 138.6
140.0
LP 136.8
HP 137.6
0
.
5
0
%
0
.
5
0
%
LP 137.0
138.1
GB 135.00.50%
HP 133.8
LP 133.5
HP 134.7
P
1
3
7
.
1
0
.
5
0
%
0
.
5
0
%
0
.
5
0
%
GB 134.0
1.56%
0
.
8
6
%
GB 139.0
0.88%
0
.
5
0
%
HP 143.1
GB 142.3
1.65%
0.39%2.48%
0.52
%
2.54%
78
95
88
79
85
100
232
175176
177
183 182
217
222
221
218
233
225
229
230
181 180
WS
E
=
1
3
4
.
3
W
S
E
=
1
3
5
.
3
W
S
E
=
1
3
5
.
8
W
S
E
=
1
3
6
.
3
W
S
E
=
1
3
6
.
8
W
S
E
=
1
3
7
.
3
W
S
E
=
1
3
7
.
8
W
S
E
=
1
3
8
.
3
W
S
E
=
1
3
8
.
8
W
S
E
=
1
3
9
.
3
W
S
E
=
1
3
9
.
8
W
S
E
=
1
4
0
.
3
104
96
87
86
77
97
98
SD INV=132.0
SS INV=120.9
SS INV=121.8
SS INV=122.7
SS INV=126.7
SS INV=129.4
SS INV=128.4
SS INV=124.9
SS INV=121.6
SS INV=123.3
SS INV=125.1
SS INV=123.7
SS INV=130.1
SS INV=130.9
SS INV=131.7
SS INV=125.9
SS INV=126.0
SS INV=124.3
SS INV=122.3
SS INV=119.8
SS INV=120.6
SS INV=121.4
SS INV=122.1
SS INV=122.5
SS INV=130.0
SS INV=123.4
179
PARCEL B
PARCEL F
PARCEL E
PARCEL D
PARCEL A
6
SE
E
S
H
E
E
T
7
HINEBAUGH CREEK GANG MAILBOX LOCATIONS.
TO BE ADJUSTED AS NEDED
WITH FINAL DESIGN*
*
*
*
**
**
**
SECTION B-B
NTS
3
:
1
SLOPE VARIES
2% MIN,
3:1 MAX
2'
OVERBUILD
SECTION A-A
NTS
2%
3
:
1
2:
1
2'
OVERBUILD
1' OVERBUILD
PAD
P/L
VARIES VARIES 2'8'
12' TRAIL
2'
P/L
CONFORM TO EXISTING
EXISTING GROUND EXISTING GROUND
CONFORM TO EXISTING
P/L12' TRAIL
8'2'2'
5'
R/W
LANDSCAPE
2%2%
KERRY ROAD
SECTION C-C
NTS
1' OVERBUILD
6' LS
PAD2:1
MAX
BNDY
BACK OF
WALK
TC
PL
1.5%
FUTURE
APARTMENTS
3:
1
CONFORM TO
EXISTING
SECTION D-D
NTS
5'5'VARIES
5.2' MAX
1'
O'RYAN ROAD
TCBNDY
1.5%
SECTION E-E
NTS
3:1
FUTURE
GRIFFIN'S
GROVE PARK
O'RYAN ROAD
3
:
1
1'
OVERBUILD
CONFORM TO
EXISTING
BACK OF
WALK
BNDY
EXISTING GROUND
EXISTING GROUND
NOTE:
THE CITY IS CURRENTLY UPDATING
THE HINEBAUGH CREEK HYDROLOGY.
FINAL DESIGN SHALL BE BASED ON
THE RESULTS OF THAT STUDY.
8'
S/W
6'
L/S
VON
153.0
152.5
147.8
147.5
HP 147.8 GP 147.8
GB 145.2
LP 142.1
LP 140.9
GB 144.3
GB 142.6
HP 144.3
LP 143.8
LP 147.3
LP 145.5
148.5 148.7 149.0 149.2 149.5 150.4 152.6 153.9 156.7
140.5
P
1
4
5
.
6
P
1
4
6
.
6
P
1
4
5
.
3
P
1
4
6
.
3
P
1
4
5
.
1
P
1
4
6
.
1
P
1
4
5
.
1
P
1
4
6
.
1
P
1
4
5
.
3
P
1
4
6
.
3
P
1
4
5
.
4
P
1
4
6
.
4
P
1
4
5
.
2
P
1
4
6
.
2
P
1
4
4
.
9
P
1
4
5
.
9
P
1
4
6
.
7
P
1
4
7
.
7
P
1
4
7
.
4
P
1
4
8
.
4
P
1
4
8
.
0
P
1
4
9
.
0
P
1
4
8
.
7
P
1
4
9
.
7
P
1
5
0
.
4
P
1
5
0
.
8
P
1
5
0
.
4
P
1
5
1
.
4
P
1
5
0
.
5
P
1
5
1
.
5
P
1
4
7
.
0
P
1
4
8
.
0
P
1
4
7
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2.54%1.19%1.10%
O
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P
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ALLEY 33
ALLEY 34
KEISER AVE (SEE KEISER AVE IMPROVEMENT
PLANS PREPARED BY MACKAY & SOMPS)
F
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SS INV=141.7
SS INV=131.6
SS INV=139.8
SS INV=137.5
SS INV=135.2
SS INV=132.3
SS INV=130.0
SS INV=136.4SS INV=134.0
SS INV=133.3
SS INV=134.9
SS INV=135.2
153.0
152.5
147.8
147.5
HP 147.8 GP 147.8
GB 145.2
LP 142.1
LP 140.9
GB 144.3
GB 142.6
HP 144.3
LP 143.8
LP 147.3
LP 145.5
148.5 148.7 149.0 149.2 149.5 150.4 152.6 153.9 156.7
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2.54%1.19%1.10%
14
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HINEBAUGH CREEK
SS INV=138.3
44
43
51
50
4976
75
74
47 4648 45
40
39
41
42
54
53
5273
72
71
32
31
38
30
37
29
36
28
35
34
3357
56
55
62
61
60
59
58
69
68
67
66
65
64
63
70
27
APPROXIMATE ALIGNMENT OF PED BRIDGE
CONNECTION. ALIGNMENT, PROFILE AND DESIGN
TO BE DETERMINED AFTER REVISED HYDROLOGY
IS COMPLETED. SEE BLOW-UP ON RIGHT.
SD INV=134.3
SD INV=137.5
SD INV=134.3
GB 144.3
HP 144.3
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OVERLOOK WAY
GB 144.3
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SE
E
S
H
E
E
T
6
DESIGNATED WETLANDSGRIFFIN'S GROVE PARK
PARCEL G
VAST OAK EAST PHASE 2B
790 M 28
GANG MAILBOX LOCATIONS.
TO BE ADJUSTED AS NEDED
WITH FINAL DESIGN*
*
*
*
*
*
*
SECTION F-F
NTS
2%
3
:
1
2'
OVERBUILD
20' EVA
P/L
CONFORM TO EXISTING
EXISTING GROUND
1.5%
SECTION H-H
NTS
3:1
FUTURE
GRIFFIN'S
GROVE PARK
OVERLOOK PLACE
3
:
1
1'
OVERBUILD
CONFORM TO
EXISTING
BACK OF
WALK
BNDY
EXISTING GROUND
EXISTING GROUND
SECTION I-I
NTS
LS AREA
5'
SIDEWALK
6'
BW
TC
PAD1.5%KEISER
AVENUE
SLOPE VARIES
1.5% MIN
3:1 MAX
PL
SECTION J-J
NTS
PAD
WETLANDS
EXISTING FENCE
P/L
CONFORM TO EG EXISTING GROUND
3
:
1
PAD
EXCESS SPOILS CAN BE ACCOMMODATED ON
REAR HALF OF ESTATE LOTS. CONFIRM WITH
ENGINEER PRIOR TO THIS OPERATION.
P/L
8' PUE
LME
PAD
2
:
1
HINEBAUGH CREEK
NOTE:
THE CITY IS CURRENTLY UPDATING
THE HINEBAUGH CREEK HYDROLOGY.
FINAL DESIGN SHALL BE BASED ON
THE RESULTS OF THAT STUDY.
SECTION G-G
NTS
3
:
1
SLOPE VARIES
2% MIN,
3:1 MAX
2'
OVERBUILD
EXISTING GROUND
CONFORM TO EXISTING
P/L12' TRAIL
8'2'2'
7'
R/W
LANDSCAPE
2%
COMMUNITY
WALL (TYP)
42" HIGH TUBULAR FENCING
(1' OFF PAVEMENT)
EXISTING GRADE 143.0
BRIDGE DECK 143.5±
WSE 141.5±
PROPOSED CLEAR SPAN
BRIDGE TO BE BUILT
WITH PHASE 3B
APPROXIMATE
ABUTMENT
LOCATION
APPROXIMATE
ABUTMENT LOCATION
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EXHIBIT 2
RECOMMENDED CONDITIONS OF APPROVAL
VAST OAK NORTH TENTATIVE MAP
ON-GOING CONDITIONS
The conditions below shall apply to the Tentative Map (TM) for the Vast Oak North project
within the University District Specific plan. The Vast Oak North project shall be developed in
accordance with the General Plan (GP), University District Specific Plan (UDSP), Mitigation
Measures identified in the University District Specific Plan Environmental Impact Report
(FEIR), Development Agreement (DA) between the City and University District LLC and Vast
Oak Properties L.P., the Rohnert Park Municipal Code (RPMC) and the Design and Construction
Standards.
The Conditions of Approval as stated herein are the obligation of the applicant/developer and
place no obligation either express or implied on the City. These Conditions of Approval run with
this TM as approved regardless of ownership at time of recording.
General Requirements
1) The applicant shall comply with all documents approved by the City Council and adhere
to all exhibits presented by the applicant at the Planning Commission and\or City Council
meeting for approval of the University District Specific Plan project unless subsequently
revised by the City.
2) In case of conflict between the various documents, the following order shall prevail:
General Plan, Mitigation Measures for the Final Environmental Impact Report (FEIR),
University District Specific Plan (UDSP), Development Agreement (DA), Tentative Map
(TM) and its Conditions of Approval, Rohnert Park Municipal Code (RPMC), and
Design and Construction Standards.
3) The applicant shall comply with the FEIR and Addendum. In addition the applicant shall
pay the cost to monitor the Mitigation Measures identified in the FEIR for the University
District Specific Plan project (SCH # 2003122014) kept on file in the Development
Services Department. The requirements contained in the Mitigation Monitoring Program
(MMP) shall be incorporated into these conditions and constructed in accordance with the
MMP.
4) The applicant agrees to indemnify, hold harmless and defend the City, its officers, agents,
elected and appointed officials, and employees, from any and all liability or claims that
may be brought against the City arising out of its approval of this Tentative Map and
associated entitlements pertaining to the University District Specific Plan save and except
that caused by the City’s active negligence.
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5) By accepting the benefits conferred under this TM, the applicant acknowledges all the
conditions imposed and accepts this TM subject to conditions, as may be amended from
time to time, and the RPMC, as applicable.
6) The use of the property by the applicant/grantee for any activity authorized by this TM
shall constitute acceptance of all of the conditions and obligations imposed by the City on
this TM. The applicant/grantee by said acceptance waives any challenge as to the validity
of these conditions.
7) Development shown on the TM may be phased. Each final map shall stand-alone and be
self-sufficient as to access, traffic circulation, utilities, physical infrastructure, and land
use pattern subject to approval by the City Engineer.
8) Prior to the approval of any final map the applicant shall provide the Development
Services Director with a copy of the recorded covenants, conditions and restrictions
(CC&R’s) on the deeds for all lots within the proposed final map, which inform
subsequent property owners of the nature and extent of existing agricultural activities,
operations, and facilities in the vicinity of the project site. The disclosure shall also
provide notice of the potential conflicts or effects of typical agricultural activities outside
of project including but not limited to noise, odors, dust, agricultural spraying, livestock
and burning etc.
a. Any covenants, conditions, and restrictions (CC&R’s) applicable to the project
property shall be consistent with the terms of these conditions and the City Code. If
there is conflict between the CC&R’s and the City Code or these conditions, the City
Code or these conditions shall prevail.
9) If the City is required to enforce any of the conditions of approval, the applicant shall pay
all costs. At the City’s sole discretion, the City may require a cash deposit to cover
enforcement costs as a condition of the approval of any final map.
10) Prior to the issuance of Certificate of Occupancy, the applicant shall provide suitable
escrow documentation reflecting City’s demand for payment of Regional Transportation
Fee for each lot affected by this fee per the Development Agreement by and between
University District LLC, Vast Oak Properties L.P., and City of Rohnert Park.
Building Services
11) Building code provisions shall apply to the construction, alteration, moving, demolition,
repair, maintenance and use of any building or structure within the jurisdiction of the
City, except work located primarily in a public way, public utility towers and poles,
mechanical equipment not specifically regulated by building code provisions, and
hydraulic flood control structures. All projects shall comply with the most current code
recognized by the City at the time of their building permit application. All State and local
ordinances shall be applicable to current projects.
12) Geotechnical investigation reports shall be submitted for all building permit projects
unless waived by the Building Official. When required by the Building Official, the
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potential for soil liquefaction and soil strength loss during earthquakes shall be evaluated
during geo-technical investigations. Compaction reports and pad certifications are
required for each building pad site and all compaction reports shall be submitted prior to
a foundation inspection and in compliance with the soils and geo-technical
recommendations.
13) A completed and approved wet fire hydrant system, or other system approved by the
Building Official and Department of Public Safety (DPS), and all weather roads shall be
in place prior to any flammable or combustible material (such as wood) being brought
onto the site. Prior to meter installation, the applicant may tie to the water system for fire
flow only. Fire access road shall meet the DPS Fire Access Road Standard. These fire
access roads shall continue to be accessible until acceptance of the public streets by the
City.
14) The applicant shall submit a mailbox plan (locations and sizes) for all lots prior to
approval of any final map. The plan shall be approved by the Rohnert Park Post Office
and included with the first submittal of the improvement plans. The applicant shall
submit to the City a written confirmation from the Rohnert Park Post Office that the
mailbox locations are approved. The City will review and approve the location plan to
ensure adequate site distance and traffic safety measures are incorporated.
15) All public utilities easements (PUE) and public access easements shall be open and
accessible at all times within phases under construction or occupied.
16) Copies of the soils and geology reports prepared by a licensed soils engineer and
geologist shall be reviewed and approved by the developer’s soils engineer and geologist
prior to issuance of a grading permit. The developer’s soils engineer shall sign the plans
stating that they conform to the soils report recommendations.
17) The applicant shall submit plans and obtain separate building permits for retaining walls
over four (4) feet in height and for all other walls, fences and signs over six (6) feet in
height.
18) The applicant shall obtain a demolition permit for any structure to be demolished. All
underground structures shall be abated, back-filled, inspected and approved by Sonoma
County Environmental Health Services or the Building Official as applicable.
19) For any project requiring an on-site inspector to monitor grading, housing construction
and/or development, the applicant shall deposit funds with the City to cover the full cost
of an inspector prior to any land disturbance. The City Engineer, as appropriate, shall
approve the amount and hire the inspector.
20) The developer shall implement a dust control program as part of the measures required by
the FEIR for air quality control and the requirements of PM 10 and the Best Available
Control Measures (BACM). The program shall ensure that, at the City Engineer’s
discretion, a water vehicle for dust control operations is kept readily available at all times
during construction. The developer shall provide the City Engineer and Building Official
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with the name and telephone number of the person directly responsible for dust control
and operation of the water vehicle.
Planning Services
21) A Tree Preservation and Removal Plan including a separate tree removal and sensitive
area plan shall be submitted to the Development Services Department for review and
approval in accordance with City ordinance. The plan shall show all sensitive areas and
stands of trees that are to be protected during grading operations and include, in detail,
the method proposed to protect these areas.
22) All areas to be graded and left undeveloped shall have a revegetation plan as part of the
dust control program. The Development Services Director or designee shall review and
approve the plan. The applicant shall guarantee through a grading bond the revegetation
prior to issuance of grading permits.
23) Development Area Plans in conformance with Section 17.06.400 of the Rohnert Park
Municipal Code shall be approved by the City Council for all development areas.
24) All material storage areas shall be fenced with at least a 6-foot high chain link fence with
at least two 20-foot gates for emergency vehicle access. The fencing shall be shown on
the construction fire and security protection site plan.
25) Unless otherwise specified in these conditions, the condition shall apply prior to
recordation of each final map or large lot final map. A “final map” shall mean a map that
results in buildable parcels of an acre or less in area. A “large lot final map” shall mean a
map that results in parcels larger than one acre in area.
26) The applicant shall pay all application fees, plan check and inspection fees, recordation
fees, park in-lieu fees, encroachment permit fees, segregation of assessment fees and
other applicable miscellaneous fees in effect at the time the fee is paid as required in the
Fee Schedule or RPMC. The applicant shall receive credit against, or reimbursement of,
its park in-lieu fee for any dedication, or irrevocable offer of dedication, or parkland
improvements.
27) The final map shall identify who is responsible to own and maintain all parcels to be
created with the map.
28) The applicant shall make a good faith effort to acquire all required off-site property
interest necessary to construct or provide improvements, including but not limited to
temporary construction easements required by the City. If the applicant fails to do so, the
applicant shall, at least 120 days prior to submittal of the final map for approval, enter
into an agreement to complete the improvements, pursuant to Government Code Section
66462, at such time as the City acquires the property interests required for the
improvements. The agreement shall provide for payment by applicant of all costs
incurred by the City to acquire the off-site property interests. Security for a portion of
these costs shall be in the form of a cash deposit in the amount specified in the appraisal
report obtained by applicant, at applicant’s cost plus estimated legal and administration
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fees. The City Engineer shall approve or reject the appraiser prior to commencement of
the appraisal report.
29) The improvement plans shall show water services to each building. All water meters shall
be within the public right-of-way unless the Public Works Director specifically approves
exceptions. The City shall not maintain water and sewer system lines beyond existing
main line stub outs or on private property, unless otherwise agreed to by the City. Access
easements shall be given to the City and recorded concurrently with the final map for any
exceptions approved by the City Engineer that require access to private property.
30) If applicable, easements of record not shown on the tentative map shall be relinquished or
relocated. Lots affected by proposed easements or easements of record, which cannot be
relinquished or relocated, shall be redesigned. All easements for off-site grading and
drainage shall be acquired prior to approval of construction on these properties.
31) The applicant shall provide cable or conduit for each residential lot for cable television
and Internet access. The applicant shall provide cable or conduit for fiber optics or other
smart technologies for each commercial lot for Internet access. The cable or conduit shall
be shown on the joint trench improvement plans and constructed before the final lift of
asphalt is placed on the adjacent street.
32) Prior to approval of the first final map that requires a homeowners’ association, the
applicant shall incorporate a homeowners’ association consisting of all property owners
of lands in the development at the time of incorporation. The homeowners’ association
shall be responsible for maintaining all common facilities pertaining to the Home Owners
Association, including but not limited to, the association’s property, common drive aisles,
alleys, lanes, private streets, parking facilities and all utilities contained therein, and
landscaping plus landscaping in adjacent public rights-of-way (such as parkway strips or
other similar areas), and for paying for security lighting, any common garbage collection
services, any security patrol services, if provided, and any other functions of a
homeowners’ association. The homeowners’ association shall comply with all NPDES
permit Best Management Practices in effect at the time.
33) The CC&R’s shall prohibit the on-site parking of recreational vehicles, including boats.
Parking shall be prohibited along emergency vehicle access easements, private streets and
alleys. The No Parking signs shall be approved by the DPS. A separate signing and
striping plan shall be provided to address on-site stop signs and no parking areas prior to
approval of any final map.
34) Private streets or alleys shall be private facilities and shall have private street
maintenance, street sweeping and streetlights. Private streets shall have a visible
demarcation between the public and private areas and identified with signage that which
differentiates them from public streets. The City Engineer shall approve all signage for
private facilities with the approval of individual improvement plans for the project.
35) The applicant shall provide adequate vehicle sight distance as specified by the State of
California, Department of Transportation’s Highway Design Manual (latest edition) at all
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public and private street intersections. In addition, intersections and driveways shall
comply with City requirements for sight triangles. The design of the streets shall
incorporate public safety concerns, fire protection equipment movements, as well as the
location and pickup of solid waste.
36) The applicant shall show the proposed structural sections for all private streets on the site
improvement plans and pay the City’s plan check and inspection fee for the proposed
private improvements, including the water, recycled water, sewer and storm drainage
facilities in these areas, to assure that the improvements are designed and constructed to
City standards, with exceptions as shown on the Tentative Map.
37) Safety lighting at the end and at any curve in any private street, alley, lane or place shall
be provided for residential units that do not front on a public street. The lighting shall
include individual lights on each residential unit and\or streetlights on street light poles.
The City Engineer shall approve the lighting plans that include these facilities.
38) The applicant shall contact the solid waste franchised hauler and obtain their written
approval of the proposed solid waste pickup locations on private streets, alleys, lanes or
places. The pickup locations shall not be located in emergency vehicle access easements.
A copy of the written approval from the solid waste franchised hauler shall be submitted
with the street improvement plans for City review and approval. Provisions for paved
areas for trash receptacles on certain parcels shall be identified in the improvement plans
to service alley access residences; the trash receptacle cutouts shall be located on private
parcels fronting public streets and accommodate the receptacles for the respective lots.
39) Where required, the landscaping for the detention and/or retention basins shall be
reviewed and approved by the Development Services Director or designee.
40) The applicant will coordinate with the local bus system authority to facilitate local bus
service in the project and to determine bus stop locations and shelter improvements. The
bus shelter locations shall be shown on the improvement plans and reviewed and
approved by the City Engineer. A copy of the written correspondence with the local bus
system authority approving transit facilities shall be submitted with the first street
improvement plans for each map.
41) Any above ground utility structures and appurtenances (e.g. cable TV boxes, phone splice
boxes) shall be installed in a public utilities easement within the applicant’s property and
within 10 feet behind street face of curbs. These structures and appurtenances shall be
screened with landscaping to the satisfaction of the Development Services Director or
designee. The landscape screening shall be included in Development Area Plans and
shall not interfere with the utility companies’ or DPS’s access.
42) The electrical and water services shall be provided to all parks, landscape medians, and
other landscape areas in accordance with plans approved by the Public Works Director.
43) Prior to the approval of the first final map including a large lot final map, the applicant
shall be responsible for costs of implementation of ensuring compliance with Mitigation
Measures contained in Mitigation Monitoring Plan (MMP) for the FEIR. The applicant
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shall provide funding, in an amount determined by the Development Services Director or
designee to hire consultants or staff to implement compliance monitoring.
44) Prior to approval of the first final map, the street name and a theme for all street name
signage, including traffic signal signage, street corner signage, directional signs, and
other permanent fixtures depicting street names shall be submitted to the Development
Services Director or designee for review and approval.
45) The public park acreage shall meet the requirements of the Rohnert Park Municipal Code
for park dedication as approved by the Parks and Recreation Commission at their July 15,
2013 meeting. Griffin’s Grove Park will be approximately 6.0 acres.
46) Unless otherwise specified in these conditions, the conditions of approval shall apply to
each building permit.
47) The applicant shall provide a master signage program for each residential subdivision,
prior to issuance of building permits for each tentative map phase. The signing plan shall
be submitted to the Development Service Director or designee for review and approval.
48) The declaration of covenants, conditions and restrictions (CC&R’s) filed for each
development shall be prominently displayed in the project sales office at all times. The
CC&R’s shall apply to both owners and renters. The CC&R’s shall be written to require
renters to comply with the regulations of the CC&R’s, and a copy of the CC&R’s shall be
given to each renter.
49) Design and placement of walls and fences for each neighborhood or land use district shall
be in accordance with the standards in an approved Development Area Plan Walls and
fences may be phased for each development area. All residential dwellings shall display
illuminated street numbers in a prominent location in such a position that the numbers are
easily visible to approaching emergency vehicles from both directions. The numbers
shall be of a contrasting color to the background to which they are attached and four (4)
inches minimum in height. Flag lots will have their address displayed in a prominent
position at the driveway intersection with the street.
50) All buildings shall be connected to public water and sewer systems prior to occupancy.
Water and sewer service accounts shall be set up with the City Finance Department for
each structure with a building permit.
51) Prior to front yard landscaping installation by the applicant, plant species, location,
container size, quality and quantity of all landscaping plants and materials shall be
reviewed and approved by the Development Services Director or designee for
consistency with the approved improvement plans. All plant replacements shall be to an
equal or better standard than originally approved.
52) CONDITION ELIMINATED
53) CONDITION ELIMINATED
54) Hours of construction shall be limited to the hours in accordance with the RPMC.
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55) The applicant shall comply with all state federal and local laws.
56) Applicant shall submit the Buyer’s Disclosure document to City prior to commencement
of sales, reservations, etc. to Director of Development Services or designee for review
and approval.
Engineering Services
The proposed map was reviewed and the following conditions of approval were developed using
the reference documents listed below.
• Tentative Map, dated July 2019, prepared by MacKay & Somps, Sheets 1-7.
• City’s Subdivision Ordinance – Title 16 in affect at the time of tentative map review
• City’s Grading & Erosion and Sediment Control Ordinances – Title 15, Chapters 15.50 &
15.52 in affect at the time of tentative map review
• City’s Manual of Standards, Detail and Specifications, adopted as of this review date
On-going Conditions
57) Submit a copy of the CCRs and/or maintenance declarations for private improvements
(such as for maintenance of alleys and private utilities) to the Director of Development
Services or designee and City Attorney for review and approval prior to recording of each
final map. Maintenance declaration(s) shall be required to be recorded concurrent with
the recordation of the Final Map or prior to City Engineer approval of improvement plans
for the respective design, whichever occurs first. The CC&R's will include provisions for
maintenance of:
a) All private storm drain systems.
b) All private driveways
c) All private alleys and motor courts, including lighting
d) Privately-owned utilities within private easements, driveways, or alleys
e) Common area landscaping and irrigation
f) Planter strip landscaping and irrigation within public right-of-ways.
g) Private walkway and access easements.
h) Gang mailboxes
i) The Hinebaugh Creek pedestrian bridge
j) Frontyard and sideyard landscaping and irrigation outside of the fencing, as shown on
the tentative map, including frontyard water quality measures.
k) The Hinebaugh Creek pedestrian trail and landscaping.
l) The Parcel B detention basin, the UD LLC detention basin and any additional water
quality improvement.
m) The Hinebaugh Creek parcels.
The CC&R’s shall include a plan for a funding mechanism for the ongoing maintenance
of these improvements. The plan shall include in a cash flow analysis, by year, showing
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both the ongoing maintenance costs and longer-term capital replacement costs, and
expected revenues from the payment of the maintenance annuity with each certificate of
occupancy. Costs shall consider the phasing of improvements with each phase of
development. The analysis shall consider that certain improvements (e.g., the Vast Oak
detention basin and the temporary UDLLC basin) will be constructed with the initial
phase of development and that initial costs per occupied unit will not be proportionate to
final costs per occupied unit at buildout. Developer shall provide an initial funding
deposit as needed to cover costs as well as maintain an adequate reserve and/or
identification of a phasing program that would reduce the monthly assessment impact
upon Association homeowners.
The CC&R’s shall include language that upon reasonable notice by the City to the HOA
(except in an emergency), the City shall have the right to perform maintenance and repair
work as needed to ensure that the creeks and basins will function as designed and will
have adequate flood protection capacity. The City will have the right to invoice the HOA
for costs incurred and the HOA will reimburse the City for these costs. As an option, the
HOA and City may enter into a contract whereby the City will perform specified work on
a long-term basis and the HOA pays the City for the cost of this work. Developer may
also agree to provide a maintenance annuity for the cost of specified work to be
performed by the City (the annuity will be separate and above from the annuity required
under Section 4.06).
The CC&R’s shall include a description and an exhibit of improvements within the Vast
Oak and UDLLC Properties, clearly delineating those improvements to be maintained by
the HOA and those to be maintained by the City.
Each final map for the Vast Oak and UDLLC properties shall include a public drainage
easement over the creek and basin properties. Developer and the HOA shall not contest
the right of upstream 3rd parties to discharge existing runoff into the creeks and basins.
58) Developer shall enter into an agreement with the City which outlines the responsibilities
of the HOA to operate and maintain into perpetuity all water quality improvements
within the Vast Oak and UDLLC properties. The agreement shall run with the property
and shall provide for the HOA to succeed Developer upon transfer of these parcels from
Developer to the HOA. The agreement shall be subject to the approval of the North Coast
Water Quality Control Board and generally conform to the City of Santa Rosa long-term
maintenance agreement for stormwater treatment measures. This condition shall be
satisfied by an amendment to the current Master Maintenance Agreement between the
City and the Developer, dated November 24, 2015, and subsequently amended on
November 14, 2017 and October 23, 2018. Maintenance of the Hinebaugh Creek flood
control channel is also an obligation of the HOA. The Developer shall also cooperate in
the execution of any agreements necessary to provide for the ongoing maintenance of
Hinebaugh Creek, which may include Sonoma County Water Agency as a participant in
the agreement. The developer shall be responsible for obtaining a long-term maintenance
permit from the resources for the maintenance work, including the maintenance of the
storm drain outfall from the Vast Oak West Detention basin into Hinebaugh Creek.
59) The City shall have no obligation to maintain or police the private maintenance of the
alleys, motor courts, or private driveways. This provision shall be included in the
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CC&Rs.
60) Infrastructure shall be constructed in conformance with the Tentative Map and in
conformance with Exhibit “C”, Dedications, Improvements, and Facilities Schedule of
the Development Agreement.
61) The requirements for the design and construction of public improvements as set forth in
the Development Agreement between Owner(s) and City shall be adhered to. In the case
of a conflict between the requirement set forth in the Development Agreement and these
Conditions of Approval, the more stringent conditions shall apply as solely determined
by the City Engineer.
Prior to the Approval of Improvement Plans or Start of Construction
62) Improvement Plans prepared by a Registered Civil Engineer shall be submitted for the
review and approval of the City Engineer showing grading, paving, utilities, drainage,
structures to be built, lighting and trash collection. Improvements shall conform to the
requirements of Chapter 16.16 of the Municipal Code. The improvements plans shall
include parking lots, street and utility information including all concrete curb and gutter,
sidewalk, striping and signing, paving, water lines, storm drain lines and sewer lines as
necessary, erosion control and any necessary transitions. All improvements shall be in
accordance with the City of Rohnert Park Standard Improvement Details. Improvement
Plans shall include a Storm Water Pollution Prevention Plan including winterization and
erosion protection.
63) Storm drainage improvements shall be designed in accordance with the Sonoma County
Water Agency criteria. Hydrology calculations, pipe sizing and storm drain plans shall be
submitted for the review and approval of the City Engineer.
64) No lot- to- lot drainage is allowed except where easements are provided for drainage are
provided. No drainage may discharge across sidewalks.
65) The applicant shall demonstrate for each building pad to the satisfaction of the City of
Rohnert Park as follows:
a) Adequate protection from 100-year frequency storm; and
b) Feasible access during a 10-year frequency storm.
66) Fire protection shall be in accord with the requirements of Rohnert Park Public Safety
Department. With the submittal of the improvement plans, calculations shall be provided
to the City and the Rohnert Park Public Safety Department to ensure that adequate water
pressures are available to supply hydrant flows and sprinkler flows.
67) The improvement plans shall show a sewer lateral to each building in accord with City
Standards.
68) If private sewer lines are shared or if they cross property lines, a 10’ private sewer
easement shall be shown in the Final Map / Parcel Map or recorded by separate document
(if the development is done separate from recordation of a Final Map / Parcel Map. The
maintenance of any private sewer line shall be included in the maintenance agreement for
the overall site(s) which have an interest in the particular sewer.
69) CONDITION ELIMINATED
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70) CONDITION ELIMINATED
71) Unless the City and Developer agree that the City shall reconstruct and widen Keiser
Avenue from the west boundary of Griffin’s Grove Park to Snyder Lane, the
Improvement Plans for the first phase of development (first final map) shall include this
work. Improvements shall include installation of a traffic signal and intersection
improvements at the intersection of Keiser Avenue/ Snyder Lane.
72) The Improvement Plans for the first phase of development (final map) shall include
reconstruction and widening of Keiser Avenue, from the west boundary of Griffin’s
Grove Park to Petaluma Hill Road. The Improvements shall include a three-way STOP at
the intersection of Keiser Avenue and Overlook Place and Keiser Avenue and Kerry
Road. Improvement Plans for traffic signal and intersection improvements at the
intersection of Keiser Avenue/ Petaluma Hill Road (Sonoma County jurisdiction) may be
included as a separate submittal and shall be due with the final map for the second phase
of development.
73) CONDITION ELIMINATED
74) CONDITION ELIMINATED
75) The Improvement Plans for the first phase of development (final map) shall include the
design and construction of a recycled water line extension, connecting to the existing
recycled water system at the Kerry Road/ Kincade Place intersection and extending
northerly in Kerry Road then easterly in O’Ryan Road to Overlook Place, with a meter
stub for Griffin’s Grove Park, subject to the review and approval of the City of Rohnert
Park City Engineer. Prior to the extension of the existing Recycled Water system to the
park, the developer shall temporarily use potable for irrigation. The water connection fee
for the park site shall not be paid due to temporary use of potable water on the site.
Developer shall pay the water consumption charges to City for potable water actually
used at the site for irrigation.
76) The recycled water main shall be extended with each phase of construction as needed to
serve landscaping within landscape parcels and other parcels as needed.
77) CONDITION ELIMINATED
78) CONDITION ELIMATED
79) The improvement plans for each phase of the project adjoining Hinebaugh Creek shall
include the Hinebaugh Creek trail (including landscaping and other appurtenant
improvements). The trail limits within each phase shall be extended to provide reasonable
trail network connections with that phase.
80) The improvement plans for the second phase of development (second final map) shall
include design for Griffin’s Grove Park and shall extend Parcel D along the Kerry Road
frontage of Lot 233 to intersect with Parcel E (Sheet 4 of the Tentative Map). The park
shall be designed by the developer, reviewed and approved by the City and constructed
by the developer as stated within the timeframes identified in the Development
Agreement.
81) The improvement plans for the second phase of development (second final map) shall
include design for the pedestrian bridge across Hinebaugh Creek.
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82) Each phase of development shall include the design and construction of utilities within
existing or proposed public right-of-way for electric, gas, telephone, communication and
cable TV shall be submitted to the City Engineer and Director of Development Services
for review and approval. Any above-ground utility boxes, cabinets or structures shall be
specifically approved by the City and screened from public view to the satisfaction of the
Director of Development Services and City Engineer and meet utility company’s
installation criteria.
83) A grading permit application shall accompany submittal of the each phase of Subdivision
Improvement Plans. Said application shall include the requirements listed in Sections
15.48 & 15.50 of the Municipal Code. The grading plans shall be in conformance with
the Bay Area Air Quality Management District guidelines for reducing construction
impacts and minimize dust emissions.
84) A geotechnical study acceptable to the City shall be conducted by an Engineer licensed in
the State of California and qualified to perform soils work, or by a California Certified
Geologist prior to site development. Recommendations shall be provided, as necessary, to
prevent damage to Project facilities and compliance with these recommendations shall be
required as a condition of development at the project site. The grading and improvement
plans shall incorporate the recommendations of the approved geotechnical study. This
geotechnical study shall at a minimum incorporate the following:
a) The liquefaction potential of the Project site.
b) The location and extent of expansive soils at the project site, including
recommendations regarding the treatment and/or remedy of on-site soils, and the
structural design of foundations and underground utilities.
c) Seismic safety including recommendations regarding the structural design of
foundations and underground utilities.
85) Unless otherwise agreed to by the City, each phase of development shall submit drainage
plans subject to the review and approval of the Sonoma County Water Agency
(“SCWA”), the City of Rohnert Park and these conditions of approval. Said plans shall
meet or exceed SCWA standards and City standards, whichever is more restrictive. All
proposed building pad , including garages, shall be a minimum of 18 inches above the
post construction 100-year water surface elevations, as described and modeled in
“Copeland Creek Regional Detention and Refugia Project, Technical Memorandum 3 –
Existing Conditions Flood Plain Analysis”, prepared by GHD, Inc, dated February 15,
2019, as revised and updated.
86) CONDITION ELIMINATED
87) CONDITION ELIMINATED
88) CONDITION ELIMINATED
89) Each phase of development shall include the design by the project proponent for Erosion
and Sediment control plans prepared by a professional such as a Civil Engineer or
certified Erosion Control Specialist and shall meet the requirements listed in Section
15.52.030 of the Municipal Code. The plans shall provide measures to avoid the
introduction or spread of noxious weeds into previously un-infested areas. These plans
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are subject to review and approval by the City. Erosion and Sediment control plans shall
be in conformance with Chapter 15.52 of the Municipal Code except that the reference
document for design criteria shall be the City of Santa Rosa Standard Urban Storm Water
Management Plan (SUSMP) or most current City adopted SUSMP.
90) Each phase of development shall include design by the project proponent of lighting on
public streets as well as private streets/alleys. All streetlights shall be LED, meeting the
design criteria for the City of Los Angeles. The design shall be in accordance with City
standards and P.G. & E. requirements. In addition, lighting for private streets and alleys
shall be designed in accordance with the Zoning ordinance and to the Public Safety
Department’s satisfaction, allowing for wall-mounted lighting.
91) All existing overhead utilities within the subdivision and all proposed utilities shall be
placed underground.
92) The each phase of development shall include the design for the proposed bus stops as
shown on the Tentative Map, subject to the review and approval of the Sonoma County
Transit and the City. The design shall meet the minimum requirements set forth in the
current City Standards. The developer shall obtain a written letter of satisfaction from the
Sonoma County Transit. Transit stop provisions shall be provided via Twin Creeks Road
to the high-density residential development on Parcel L subject to route approval.
93) Each phase of development shall include design by the project proponent for roadways.
Street improvements not specifically called out in these conditions shall be completed in
conjunction with each phase of development (final map). The City Engineer may require
reasonable improvements outside of each phase if needed for the orderly and safe
development of that phase. The design shall include slurry sealing specifications, subject
to review and approval by the City. All streets shall be slurry sealed prior to issuance of
the last certificate of occupancy or prior to acceptance of the public improvements,
whichever occurs first within each phase of development.
94) Each phase of development shall include the design by the project proponent for
installation of moisture barriers at the edges of all pavement sections for purposes of
maintaining constant moisture content of pavement sections, subject to review and
approval by the City. The design shall include moisture protection extending to 6 inches
below the aggregate base layer. The moisture barrier shall be a minimum of 4 inches
wide and consist of Controlled Low Strength Material (CLSM) in a 10 mil visqueen lined
trench. Alternate designs may be proposed by the developer and considered by the City.
95) Soils beneath all roadways including alleys shall be lime treated based on site specific
tests and as recommended by a geotechnical engineer.
96) Each phase of development shall include design by the project proponent and all public
improvements shall comply with the latest version of the Rohnert Park Manual of
Standards, Details and Specifications. Reference to particular standards shall be made on
the improvement plans. Standards details and specifications shall not physically be
included on the plans but shall be referenced.
97) For each phase of development the project proponent shall design alleys, with utilities
and appurtenances. These shall be private.
98) No utilities (sewer, water or storm drains) shall flow from a private utility to a public
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utility and back to a private utility. No utilities (sewer, water or storm drains) shall flow
from a public utility to a private utility and back to a public utility.
99) All utilities shall be located within dedicated and accepted public street rights-of-way.
Any exception must receive prior approval from the City Engineer.
100) All existing wells and septic systems shall be abandoned in compliance with State and
County codes, prior to issuance of an initial grading permit.
101) CONDITION ELIMINATED
102) CONDITION ELIMINATED
103) For each phase of the development the project proponent shall design all utilities in
compliance with City Manual of Standards and the State Water Resources Control Board
Division of Drinking Water Standards including vertical and horizontal separation
between utilities, curbs, gutters and monuments.
104) CONDITION ELIMINATED
Prior to Approval of Final Map
105) Submit each final map and improvement plans with a completed Land Development
Review Submittal Sheet, Final-Parcel Map Completeness Checklist and Final-Parcel Map
Submittal Checklist as available on the City web-site and all appropriate additional
information.
106) The final map submittal shall include a title report (within last 30 days of initial
submittal), supporting documents, and calculations for City Engineer review. All
calculated points within the map shall be based on one common set of coordinates. All
information shown on the map shall be directly verifiable by information shown on the
closure calculation printout. The point (s) of beginning shall be clearly defined. All lot
acreages shall be shown on the map and shall be verifiable from information shown on
the closure calculation printout.
107) Prior to City Council approval of the first final map; the developer shall satisfy Rohnert
Park Municipal Code section 16.14.010 D. 2 regarding off-site dedication of rights-of-
way and easements. The first and subsequent final maps shall show offer of dedication of
the necessary right-of-way in fee title, sidewalk easements, public utility easements and
other easements for public water, sewer, and storm drain, as shown on the tentative map
or as needed per the final improvement design.
108) CONDITION ELIMINATED
109) CONDITION ELIMINATED
110) The first final map shall include an offer of dedication of the Griffin’s Grove Park site.
111) CONDITION ELIMINATED
112) Each subdivision map for the phased development shall have a note on the local agency
page stating: All fences, sound walls and retaining walls shall be constructed on private
property and maintained by the private property owner or Association, unless specifically
dedicated to and accepted by the City.
113) All property corners of lots within the subdivision shall be monumented in compliance
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with city standards, except as expressly permitted in writing by the City Engineer.
114) The developer/ property owner shall enter into a Subdivision Agreement (SIA) with the
City, post the requisite bonds, and pay all applicable fees. The SIA shall be required to be
recorded concurrent with the recordation of the final map.
115) The developer/ property owner shall enter into the Development Agreement by and
among the City of Rohnert Park, University District LLC and Vast Oak L.P. and this
development shall be subject to the requirements (including timing and phasing of
improvements) stated in the Development Agreement.
116) The requirements for the design and construction of public improvements as set forth in
the Development Agreement between Owner(s) and City shall be adhered to. In the case
of a conflict between the requirement set forth in the Development Agreement and these
Conditions of Approval, the more stringent conditions shall apply as solely determined
by the City Engineer.
117) Street names will be subject to the approval of the City Council.
Prior to the Issuance of Grading Permits
118) Pre-construction surveys shall be completed for western pond turtles, burrowing owls,
and migratory birds, in accordance with Mitigation Measures BIO-12a, BIO-13a, and
BIO-14a of the FEIR. This shall be noted on the grading plans.
119) Applicant must file a Notice of Intent to Comply with the Terms of General Permit to
Discharge Storm Water Associated with Construction Activity (NOI) with the State of
California Water Resources Control Board, and obtain a permit, prior to commencement
of any construction activity.
120) No construction shall be initiated for each phase until the Grading Plans have been
approved by the City, all applicable fees have been paid, an encroachment permit and/or
grading permit has been issued and a project schedule has been submitted to the City
Engineer and a pre-construction conference has been held with the City Engineer or his
designee.
121) Resource agency permits shall be secured, with copies of the permits supplied to the City
and with permit requirements incorporated into the plans.
122) Plans shall incorporate tree protection measures. Trees to be preserved shall be clearly
noted on the plans.
123) All areas considered to be a sensitive biological resource shall have construction fencing
installed around the sensitive resources to prevent damage during construction.
124) Developer shall secure an encroachment permit from the City prior to performing any
work within the City right of way or constructing within a City easement.
125) Resource agency permits shall be secured, with copies of the permits supplied to the City
and with permit requirements incorporated into the plans.
Prior to the Issuance of Building Permits
126) Prior to issuance of building permits for a single family residential units, individual plot
plans for each lot shall be prepared by the project proponent, submitted and reviewed and
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approved by the City.
127) Prior to issuance of building permits for commercial and multi-family residential units;
site development plans shall be prepared by a California registered Civil Engineer,
submitted and reviewed and approved by the City.
128) Prior to the issuance of building permits within the FEMA floodplain, a Letter of Map
Revision (LOMR) shall be obtained for the lots within the development.
129) CONDTION ELIMINATED
130) CONDITION ELIMINATED
131) CONDITION ELIMINATED
132) CONDTION ELIMINATED
133) CONDITION ELIMINATED
134) CONDITION ELIMINATED
135) Prior to issuance of the 50th building permit, the construction of the Griffin’s Grove Park
grading, utilities, and perimeter road shall be commenced.
136) Prior to the issuance of the 100th building permit, the construction of the Griffin’s Grove
Park grading and utilities shall be complete.
137) Prior to issuance of the 100th building permit, the construction of the Griffin’s Grove Park
improvements shall be commenced.
138) Prior to the issuance of the 150th building permit, the Griffin’s Grove Park improvements
shall be complete.
139) Prior to issuance of the 100th building permit, the construction of the Hinebaugh Creek
pedestrian bridge shall be commenced.
140) Prior to issuance of the 150th building permit, the construction of the Hinebaugh Creek
pedestrian bridge shall be complete.
141) CONDITION ELIMINATED
142) CONDITION ELIMINATED.
143) CONDITION ELIMINATED.
144) CONDITION ELIMINATED
145) CONDITION ELIMINATED
Prior to the Building Occupancy
146) CONDITION ELIMINATED
147) CONDITION ELIMINATED
148) Prior to issuance of 1st Certificate of Occupancy for a residential unit improvements to
Keiser Avenue from Kerry Road to Snyder Lane shall be complete.
149) CONDITION ELIMINATED
150) CONDITION ELIMINATED
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151) CONDITION ELIMINATED
152) Prior to issuance of Certificated of Occupancy for any phase, the public improvements
that are necessary for safe access to the site, all frontage improvements, hookup of
utilities, energizing of street lights, and any specific improvements for that phase shall be
complete.
Department of Public Safety-Fire
153) Fire Hydrant spacing and placement should be consistent with the City of Rohnert Park
Standards, comply with Appendix C of the 2007 California Fire code, and the
amendments to table C105.1 by RPDPS ordinance #793. The specific location and
spacing of Fire Hydrants shall be determined and approved on the final construction
drawings.
154) All roadway, private lanes and drives shall comply with the City of Rohnert Park
Standards. Specifically reference Standard #202 “Alley, in regards to:
o Alley lighting shall meet the City’s minor street requirements.
o 20 or more units will require a 24’ alley width
o Alleys are to be used as secondary access only, with parking provided on primary
access roads.
155) Roadway widths should be consistent with the City of Rohnert Park Standards except as
shown on the Tentative Map, comply with Appendix D of the 2007 California Fire code,
and the amendments to RPDPS ordinance #793 Section 15.28.D103.2 – 15.28.D106.1.
156) Minimum interior and exterior turning radius for Fire Apparatus Access shall be all 20
feet and 40 feet.
157) Water main sizes and GPM flow capacity for Fire suppression shall be determined and
approved on the final construction drawing. Hydraulic flow calculations shall be included
and approved with construction documents.