2020/02/25 City Council Resolution 2020-019 RESOLUTION NO. 2020-019
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK
APPROVING STADIUM AREA MASTER PLAN AMENDMENTS AND APPROVAL OF
A CONDITIONAL USE PERMIT FOR THE RESIDENCES AT FIVE CREEK
PROJECT (APN 143-040-139)
WHEREAS, Matthew J. Waken for Stadium RP Development Partners, LLC, filed
Planning Application No. PROJ20-0001 proposing a General Plan Amendment, amendment to
the Stadium Area Master Plan, including amendment to the Residences at Five Creek Final
Development Plan and related Conditional Use Permit and an amendment to the Development
Agreement at 0 Dowdell Avenue (APN 143-040-139) (the "Project"), in accordance with the
City of Rohnert Park Municipal Code ("RPMC"); and
WHEREAS, the proposed amendment to the Stadium Area Master Plan (SAMP) would
change the land use designation of Lot 4 of the Residences at Five Creek project site from its
current designation of Regional Commercial to High Density Residential and revise text within
the SAMP document to reflect the increase in residential units and reduction in commercial
square footage. A copy of the Stadium Area Master Plan with red-lined changes, corrections to
the text and new graphics is incorporated into this Resolution as Exhibit A; and
WHEREAS, the proposed SAMP amendment would incorporate a revised Residences at
Five Creek, Final Development Plan (FDP) into the SAMP as an Appendix. The FDP depicts the
revised site plan and conceptual building design for the project. A copy of the revised FDP is
included as Exhibit B; and
WHEREAS, the proposed SAMP and Residences at Five Creek Amended Final
Development Plan would allow for the development of 209 units of multi-family residential, 132
hotel rooms, a 0.65-acre city park and the related infrastructure and improvements to support the
project as specified; and
WHEREAS, prior to development of any phase in the Stadium Area Planned
Development, a Conditional Use Permit (CUP) is required. A CUP was previously approved for
the project and a CUP Amendment has been requested to allow 74 additional units of high-
density residential units instead of 34,300 square feet of retail space on Lot 4 of the Project site;
and
WHEREAS, pursuant to California State Law and the RPMC, public hearing notices
were mailed to all property owners within an area exceeding a 300-foot radius of the subject
property and a public hearing was published for a minimum of 10 days prior to the first public
hearing in the Community Voice; and
WHEREAS, the Planning Commission reviewed and considered the information
contained in the Stadium Area Master Plan Amendment application for the proposal; and
WHEREAS, the Planning Commission voted 3-2, to recommend approval of the
proposed Stadium Area Master Plan Amendments; and
WHEREAS, on February 25, 2020, the City Council held a public hearing at which time
interested persons had an opportunity testify either in support or opposition to the proposed
Stadium Area Master Plan Amendments; and
WHEREAS, the City Council has reviewed and considered the information contained in
the proposed Stadium Area Master Plan amendment, including the amended Residences at Five
Creek, Final Development Plan; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rohnert
Park makes the following findings, determinations and recommendations with respect to the
proposed Stadium Area Master Plan amendment, including the amended Residences at Five
Creek, Final Development Plan:
Section 1. The above recitations are true and correct.
Section 2. The City Council hereby finds that a Mitigated Negative Declaration was
previously adopted for the Residences at Five Creek project and, pursuant to CEQA Section
15162, no further environmental review is required for the proposed project modification under
CEQA as the conclusions and mitigation measures provided in the previously adopted Mitigated
Negative Declaration will continue to be adequate as no substantial changes are proposed in the
project which will require major revisions of the Mitigated Negative Declaration; no substantial
changes will occur with respect to the circumstances under which the project is undertaken which
will require major revisions of the previous Mitigated Negative Declaration due to the
involvement of new significant environmental effects or a substantial increase in the severity of
previously identified significant effects; and, no new information of substantial importance
exists, which was not known and could not have been known with the exercise of reasonable
diligence at the time the previous Mitigated Negative Declaration was adopted.
Section 3. The City Council approval of the proposed General Plan text and map
amendments, as described in City Council Resolution No. 2020-018, was approved on February
25, 2020, concurrently with the City Council's approval of this Resolution.
Section 4. Findings. The City Council hereby makes the following findings
concerning the SAMP amendment including the amendments to the Residences at Five
Creek, Final Development Plan proposed by Planning Application No. PROJ20-0001:
1. That each individual component of the development can exist as an independent unit
capable of creating an environment of sustained desirability and stability, and the
uses proposed will not be detrimental to present and potential surrounding uses but
instead will have a beneficial effect which could not be achieved under another
zoning district;
Criteria Satisfied. As amended, the SAMP and Residences at Five Creek Final
Development Plan establishes four components (apartments, hotel, park, fire station)
with the development to be built in three phases. The first phase would involve the
construction of the hotel, a 135-unit apartment complex, and a park. The proposed 74-
unit apartment complex would be built as a second phase, and the fire station as a
third phase. Each component can exist as an independent unit with the necessary
financial capacity to support development of infrastructure and related facilities
therein. As described in the Amended Final Development Plan and the staff report,
Resolution 2020-019
2
each project phase incorporates a variety of complementary uses which provide
housing, access to parks and open space, pedestrian and bicycle friendly
infrastructure, and commercial development. A mixed use project of this type could
not be achieved under any other zoning district because the City currently lacks
zoning that would allow for this mixture of land uses.
2. That the proposed amendment will not result in an internal inconsistency in the
General Plan. The streets and thoroughfares proposed meet the standards of the city
and adequate infrastructure can be supplied to all phases of the development;
Criteria Satisfied. As described in the SAMP, amended Final Development Plan
and staff report, each phase of the Project is designed to have adequate infrastructure,
integrated with existing City roadways, street, bicycle paths, and walkways. All
publicly owned streets and thoroughfares will meet the standards of the City.
3. Any commercial component complements other uses in the development;
Criteria Satisfied. As described in the SAMP, including the amended Final
Development Plan and staff report, the Project incorporates a variety of
complementary uses that provides housing, access to parks and open space, pedestrian
and bicycle friendly infrastructure. These complement to Project's commercial
component, a hotel. The Final Development Plan provides for the integration of the
commercial component with residential and other components throughout the Project
site complementing those components by enhancing employee access to recreational
amenities and reducing commuter and traffic congestion. The mixed use character of
the Final Development Plan allows commercial components of the Project to
complement other Project components.
4. Any residential component will be in harmony with the character of the surrounding
neighborhood and community and will result in densities within the P-D district that
are no higher than that permitted by the general plan;
Criteria Satisfied. As described in the SAMP, amended Final Development Plan
and staff report, the Project will provide for housing consistent with the designated
High Density Residential General Plan category. This will result in a similar
residential intensity to Fiori Estates and The Reserve apartment complexes to the
north, as well as the 135-unit apartment complex on the Residences at Five Creek
project site. The Amended Final Development Plan provides for all project
components to be accessible to the residential uses by creating an integrated
pedestrian circulation system.
5. Any industrial component conforms to applicable desirable standards and will
constitute an efficient, well-organized development with adequate provisions for
railroad and/or truck access and necessary storage and will not adversely affect
adjacent or surrounding development;
Criteria Satisfied. No industrial land uses are proposed as part of this Project.
Resolution 2020-019
3
6. Any deviation from the standard zoning requirements is warranted by the design and
additional amenities incorporated in the final development plan, which offer certain
unusual redeeming features to compensate for any deviations that may be permitted;
Criteria Satisfied. The amended Final Development is consistent with the amended
Stadium Area Master Plan which was established when this property was originally
zoned P-D. Minor deviations to the zoning ordinance and Rohnert Park design
standards are proposed. Zoning ordinance deviations limit the range of permitted land
uses allowed to reduce potential conflict between the commercial and residential land
uses. Deviations from the City's Design Guideline area proposed to allow for the
"Modern" architectural style proposed for the project. This will help ensure that all
project components are built using a similar design style (Modern) and remain
visually consistent.
7. The P-D zoning district is consistent with the general plan of the city and any
applicable specific plan.
Criteria Satisfied. The amended SAMP, including the Final Development Plan are
proposed concurrently with an amendment to the General Plan land use designations
from Regional Commercial to High Density Residential to allow a variety of
residential, commercial, public, recreational and other uses which conform to the
Project's mixed-use character. The proposed amended Final Development Plan is
consistent with the General Plan, as recommended to be amended.
Section 5. Findings. The City Council hereby makes the following findings
concerning the Conditional Use Permit proposed by Planning Application No. PROJ20-0001:
1. That the proposed location of the conditional use is consistent with the objectives of
the zoning ordinance and the purposes of the district in which the site is located.
Criteria Satisfied. The Conditional Use Permit Amendment is consistent with and
helps to implement the Planned Development. The Conditional Use Permit
Amendment applies to the Residences at Five Creek, Amended Final Development
Plan project site and is in conformance with the proposed amended Stadium Area
Master Plan land use designation for the subject property. The proposed use is
compatible and development will comply with development standards (e.g. required
building setbacks, parking, open space and building height) and other requirements
within the Rohnert Park Municipal Code. As part of the CUP Amendment,
Conditions of Approval (Exhibit C)will be adopted to ensure that the development of
the site is consistent with adopted regulations, standards and guidelines. Each phase
of the development will go through Site Plan and Architectural Review resulting in an
attractive development that conforms to all of the requirements of the Zoning
Ordinance.
2. That the proposed location of the conditional use and the conditions under which it
would be operated or maintained will not be detrimental to the public health, safety,
or welfare, or materially injurious to properties or improvements in the vicinity, and
that the operation and maintenance of the conditional use will be compatible with the
surrounding uses.
Resolution 2020-019
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Criteria Satisfied. The surrounding properties are a mixture of commercial,
residential and light industrial uses. The proposed multi-family residential use will be
compatible with the existing surrounding uses. Conditions are attached (Exhibit C)to
the Amended Conditional Use Permit to assure that the uses will not be detrimental to
the public health, safety, or welfare or materially injurious to properties or
improvements in the vicinity.
3. The proposed conditional use will comply with each of the applicable provisions of
this title.
Criteria Satisfied. Conditions are attached to the Conditional use Permit to assure
that it complies with each applicable provision of Title 17 (Zoning).
Section 6. The City Council does hereby adopt the Findings stated herein and adopt the
Findings set forth above and amend the Stadium Area Master Plan (Exhibit A), including the
Residences at Five Creek Final Development Plan, Appendix to SAMP (Exhibit B) and the
Conditional Use Permit, subject to the Conditions of Approval attached hereto as Exhibit C.
Section 7. This resolution is effective upon the effective date of the Ordinance approving
the Development Agreement amendment for the Residences at Five Creek project.
DULY AND REGULARLY ADOPTED this 25th day of February 2020.
CITY OF ROHNERT PARK
Joseph. Callinan, Mayor
ATTEST:
Sylvia Lopez Cuevas, Assistant City Clerk
Attachments: Exhibit A, Exhibit B and Exhibit C
ADAMS:.It- BELFORTE: 4 STAFFORD: Alt•t_/ MACKENZIE: CALLINAN:
AYES: ( Lj) NOES: ( c) ABSENT: ( Q) ABSTAIN: )
Resolution 2020-019
5
Exhibit A to Resolution 2020-019
Stadium Area Master Plan
Page 1
Stadium Area Master Plan
“PD” Zoning District
February 6, 2008
Amended November 26, 2013 per Ord. No. 872, Ord. No. 874
Amended January 10, 2017 per Resolution. No. 2017-010
Amended February 256, 2020 per Resolution No. 2020-___
Exhibit A to Resolution 2020-019
Stadium Area Master Plan
Page 2
Table of Contents
1. Purpose ...............................................................................................................3
2. Administrative Procedures .................................................................................3
3. Land Use and Zoning .......................................................................................43
4. Relationship of Land Uses to Surrounding ......................................................76
5. Applicable Codes and Standards ...................................................................119
6. Circulation Plan ...........................................................................................1211
7. Estimate and Timing of Other Needed Infrastructure..................................1613
8. Parking Requirements ..................................................................................1613
A. Appendix A (Residences at Five Creek Development Plan) ........................ A-1
Exhibit A to Resolution 2020-019
Stadium Area Master Plan
Page 3
1. Purpose
In accordance with Zoning Code Chapter 17.06, Article VII., the purpose of this
“PD” Planned Development Zoning District is to set forth the standards for the
development of this Final Development Plan (hereafter referred to as the Stadium
Area Master Plan or SAMP) through the adoption of the development standards and
the listing of the permitted uses.
a. Project Objectives.
• Create additional jobs within the City of Rohnert Park.
• Increase housing opportunities within the City of Rohnert Park.
• Promote implementation of General Plan goals, objectives and policies for
jobs/housing balance, community growth, infrastructure improvements, and
preservation of resources and environment.
• Promote implementation of Area Plan goals, objectives, and policies for
infrastructure and public services.
• Provide direction for new development within the SAMP.
• Redevelopment of formerly developed industrial and institutional land.
b. Development Standards. The applicable development standards for the SAMP
shall be consistent with the Zoning District which implements the General Plan
land use designation for the property as shown in Table 1 below.
Table 1
General Plan Designations and Corresponding Zoning
General Plan Designation Implementing Zoning District
Commercial – Regional “C-R” Regional Commercial
Public/Institutional “P-I” Public Institutional Parks/Recreation
High Density Residential “R-H” High Density Residential
c. Permitted Uses. The applicable Zoning District that corresponds to the General
Plan designation shall be used to determine permitted and conditionally permitted
uses.
2. Administrative Procedures
Future development shall be subject to the procedures that are outlined in the Zoning
Code Chapter 17.06, Article VII, for example tentative maps, conditional use permits
and/or detailed design approvals.
3. Land Use and Zoning
a. Land Use. Figure 1 illustrates the four General Plan designations that are within
the boundaries of the SAMP. They include: High Density Residential (12-24
units/acres), Commercial-Regional, Public/Institutional, and Parks/Recreation.
Exhibit A to Resolution 2020-019
Stadium Area Master Plan
Page 4
Figure 1
SAMP General Plan Designations
Exhibit A to Resolution 2020-019
Stadium Area Master Plan
Page 5
High Density Residential - 22.6 25.49 acres±
The General Plan High Density Residential designation accommodates residential
development at densities ranging from 12.1 to 24.0 units per gross acre and
accommodates a wide range of housing types, ranging from single family attached to
multifamily and is intended for specific areas where higher densities may be
appropriate.
Commercial-Regional - 6.6 3.66 acres±
The General Plan Commercial (Regional) designation is intended to provide sites for
retail areas containing a wide variety of businesses, including: retail stores, eating and
drinking establishments, commercial recreation, service stations, auto and repair
services, financial, business and personal services, hotels, motels, and educational and
social services. Residential uses may be conditionally permitted. The maximum FAR
is 1.5 for hotel/motel projects and 0.4 for all other uses. Shopping centers typically
provide department or big-box retailers which attract regional shoppers.
Neighborhood – oriented commercial uses may be limited within this designation.
Public/Institutional – 3.0 acres±
The General Plan Public/Institutional designation provides for schools, government
offices, transit sites, and other facilities that have a unique public character, as well as
Sonoma State University. Religious facilities would be also permitted in this
designation. The Public/Institutional site within the Master Plan is intended for
construction of a City Public Safety facility.
Parks/Recreation - 0.65 acres±
The General Plan Parks/Recreation designation provides for active and passive parks
and recreational areas, recreation complexes, community fields, public golf courses,
stadiums, arboretums, and greenways. Ancillary facilities such as concession stands,
clubhouses, and equipment rental are also allowed. The City’s General Plan land use
diagram is not parcel specific. Uses on sites which are less than one acre in size are
not depicted on the diagram. Future residential projects will be required to include
private or public recreational land consistent with City policies.
b. Zoning. The Zoning District for the SAMP site is “P-D” Planned Development;
however, the Zoning District standards which implement the corresponding
General Plan land use designation, as indicated in Table 1, shall apply. For
example:
The “R-H” (High Density Residential) zone shall apply to areas which are
designated by the General Plan as High Density Residential.
Exhibit A to Resolution 2020-019
Stadium Area Master Plan
Page 6
The “C-R” (Regional Commercial) zone shall apply to areas which are designated
by the General Plan as Commercial –Regional.
The “P-I” (Public Institutional) zone shall apply to areas which are designated by
the General Plan as Parks/Recreation and areas designated Public/Institutional.
4. Relationship of Land Uses to Surrounding
The 32.8 acre SAMP lies in the northwest corner of the City of Rohnert Park 1. The
site is bounded to the north by several parcels of land which front onto Business Park
Drive; to the east by light industrial and office uses along Redwood Drive; Costco
and Ashley Furniture; to the south by Hinebaugh Creek; and to the west by Labath
Avenue. The existing land uses include industrial and public/institutional.
The boundary of the SAMP is somewhat irregular since in some cases it follows
public rights-of-way e.g., Labath, Carlson and Dowdell Avenues and in other cases it
follows parcel lines. The land to the north of the future extension of Carlson Avenue
comprises a contiguous (i.e. adjoining) parcel, as does the land south of Carlson; the
total property encompasses approximately 32.8 acres of land. The SAMP consists of
relatively flat land which is mostly undeveloped.
As illustrated in Figure 2, the Northwest Specific Plan and the Wilfred Dowdell
Specific Plan lie to the north of Business Park Drive and the proposed SAMP.
1 The area’s designation as the “Stadium Area” refers to the stadium located within the planning area which
was the home of the now defunct Sonoma County Crushers baseball team. The developer has an option to
purchase the property from the City of Rohnert Park.
Exhibit A to Resolution 2020-019
Stadium Area Master Plan
Page 7
Figure 2
Location Map
Exhibit A to Resolution 2020-019
Stadium Area Master Plan
Page 8
In arriving at a preferred development vision for the SAMP consideration was given
to several factors including location, access, parcel size and configuration, existing
land uses in the area, and market demands.
With regards to location and access, the SAMP is positioned adjacent to the Costco
operation which attracts customers from many of the nearby communities the
majority of whom arrive to the area via Highway 101. Because of the strong drawing
power of Costco, it is anticipated that additional retail/commercial activity could be
supported in the SAMP. Other existing land uses in the area, such as the Press
Democrat newspaper operation located to the northeast of the SAMP and the KRCB
Channel 22 public broadcast television station located north of Carlson Blvd., are
self-contained business destinations and therefore do not generate the type of
commercial traffic and attraction which Costco does. Other activities to the north of
Costco include the City of Rohnert Park's Animal Shelter and the City's wastewater
pumping station.
Based on recent discussions and studies concerning the potentials for development of
other land uses in the SAMP, which were conducted as part of the planning efforts in
preparing this plan, it is anticipated that some demand exists for new hotel rooms,
commercial development, and residential (rental) housing in Sonoma County, and
elsewhere in Northern California. Based on this analysis, new hotels , commercial
space and dwelling units should be successful in the SAMP.
Based on the foregoing considerations and following the guidance provided by the
General Plan, the proposed development to be accommodated in the SAMP may be
characterized as having four components: Regional Commercial, High Density
Residential, Public/Institutional, and Parks (see Figure 1).
The commercial uses, a hotel, are is to be developed in the southern southwestern
portion of the Zoning District. This site has the potential for generating additional
retail based on existing commercial uses in the area including the Costco facility on
the corner of Martin Avenue and Redwood Drive and the other commercial uses
which are next to U.S. Highway 101, along Redwood Dr. This The commercial area
that will be developed with a hotel flanks the future extension of Dowdell Avenue
into this area and is accessible via Martin Avenue, a major arterial which, via
Redwood Dr. and Rohnert Park Expressway links the SAMP with the freeway. Given
the size of the parcel (about 15.7 acres with 6.6 3.66 acres designated for commercial
uses), it is anticipated that this site could accommodate a hotel and/or a moderate
sized retail development.
The northwestern part northern and southeastern portions of the SAMP property is
envisionedare envisioned to develop with high density multifamily or single family
(attached) residential units. to the east and west sides of the extension of Dowdell
Avenue
The principal land uses to be developed within the SAMP are listed in Table 2.
Exhibit A to Resolution 2020-019
Stadium Area Master Plan
Page 9
Table 2
SAMP Land Use & Development Program
5. Applicable Codes and Standards
All future entitlements will be required to comply with the Codes and Standards that
are in effect at the time the application is deemed complete unless otherwise
superseded by the SAMP or a negotiated Development Agreement. Examples include
but shall not be limited to:
a. Rohnert Park Municipal Codes
• Green Building Ordinance
• Inclusionary Housing Ordinance
• Public Art Ordinance
• Park Land Dedication/Fee
b. Rohnert Park Standards
• Affordable Housing Linkage Fee
• Public Facilities Finance Plan Fees
• Adopted Engineering Standards
c. Project Design. Future residential and/or commercial projects shall conform to
the City of Rohnert Park General Plan Community Design Element, adopted
Design Guidelines, and City of Rohnert Park Engineering Standards. During the
review process, particular attention shall be given to the following:
• The interface between the industrial, residential, commercial and
public/institutional land uses.
• The arrangement between buildings and spaces such that provisions are made to
ensure complementary transition between uses.
• The arrangement between structures and spaces shall result in a cohesive design
among similar land uses.
• Building materials, colors, linkage to sidewalks, parking placement, landscape
design, and plant materials to complement existing and proposed uses.
Land Use Gross Acreage Housing Units Commercial
High Density Residential 22.55 25.49 up to 473
543
none
Commercial – Regional 6.63.66 none up to 300,000
265,700 sf
Public/Institutional 3.0 none None
Park 0.65 none None
Totals 32.8 up to 473
543
up to 300,000
265,700
Exhibit A to Resolution 2020-019
Stadium Area Master Plan
Page 10
• Conditions of the General Construction Activity NPDES permit from the
Regional Water Quality Control Board.
• Proper site design and/or noise attenuating devices to reduce the indoor and
outdoor noise levels for sensitive receptors.
• Special consideration should be given to memorialize the “Stadium.”
d. Subareas. The SAMP includes several distinct subareas (see Figure 3),
including: Fiori Estates (apartments); The Reserve (apartments); Residences at
Five Creek (mixed use); and the Public Safety Facility. In order to provide
guidance for future development, a detailed development plan for the Residences
at Five Creek project has been included as Appendix A.
Figure 3 – SAMP Subareas
e. Mitigation and Monitoring Reporting Program (Stadium Area Master Plan
EIR). CEQA Guidelines Section 15097 requires the incorporation of the
Mitigation and Monitoring Reporting Program (see EIR certification resolution).
Exhibit A to Resolution 2020-019
Stadium Area Master Plan
Page 11
6. Circulation Plan
a. Existing Circulation. The existing and future circulation for the site, in
accordance with the adopted General Plan, is illustrated in Figure 3. It shows the
connection of Martin Avenue between Labath and Dowdell Avenues and no
connection on Dowdell Avenue to Business Park Drive.
b. Proposed Circulation: The SAMP includes a conceptual circulation plan, Figure
4, but does not include specifics in terms of internal circulation or how the various
retail commercial and residential uses would interface with the adjacent streets.
Further review will be required upon application for specific development and
conditions of approval will be applied.
The conceptual circulation scheme indicates that Dowdell Avenue will be
extended between Martin Avenue and Business Park Drive, and that Carlson
Avenue will be extended from Labath Avenue to the new extension of Dowdell
Avenue. Martin Avenue will serve as a local connector between Labath and
Dowdell Avenues to serve the new public buildings that will be accessed via
Martin and to provide additional connectivity to vehicles, bicycles and
pedestrians. Martin is envisioned as a slow-speed street that would allow for on-
street parking. The final circulation plan will be reviewed upon application for
specific development.
Figure 4
Proposed Circulation
Exhibit A to Resolution 2020-019
Stadium Area Master Plan
Page 12
c. Proposed Streets and Improvements.
• Dowdell Avenue (north extension) to Business Park Drive. Dedicate, improve
and/or reconstruct the full width of Dowdell Avenue from Martin Avenue to
Business Park Drive as a minor arterial. The half width (32 foot right-of-way)
street improvements shall consist of a 7 foot center turn lane, a 12 foot travel lane,
a 5 foot Class II bike lane and a 6 foot sidewalk located behind an 8 foot planter
strip.
• Carlson Avenue (east extension) to Dowdell Avenue. Dedicate, improve and/or
reconstruct the full width of Carlson Avenue from Labath Avenue to Dowdell
Avenue as a minor arterial. The half width (25 foot right-of-way) street
improvements shall consist of a 12 foot travel lane, a 5 foot Class II bike lane and
a 6 foot sidewalk located behind an 8 foot planter strip.
• Martin Avenue from Dowdell Avenue to Labath Avenue. Improve Martin Avenue
as a local connector between the two major roadways. This could be provided as a
public right-of-way or a private street with a public easement. On-street parking
may be provided and pedestrian access through the site must be accommodated.
d. Proposed Intersection Improvements and Modifications.
• Redwood Drive at Wilfred Avenue. Eastbound approach to Wilfred Avenue
intersection will require reconfiguration to include a left turn lane, two through
lanes and a shared through right turn lane. The southbound Redwood Drive
approach will require reconfiguration to provide dual left turn lanes and a shared
through right turn lane. Projects within SAMP shall pay impact fees or contribute
a proportional share of the necessary improvements.
• Commerce Blvd at State Farm Drive. Signalization is required. Projects within
SAMP shall pay impact fees or contribute a proportional share of the necessary
improvements.
• Redwood Drive at Business Park Drive. Signalization is required. Projects within
SAMP shall pay impact fees or contribute a proportional share of the necessary
improvements.
• Redwood Drive at Rohnert Park Expressway. Modify the northbound approach of
Redwood Drive to provide a left turn lane, two through lanes and a right turn lane.
Right turn overlap signal phasing should be added to the northbound, southbound,
and westbound approaches. These lane modifications will also facilitate the
installation of a bicycle lane at the intersection. Projects within SAMP shall pay
impact fees or contribute a proportional share of the necessary improvements.
• Dowdell Avenue at Business Park Drive. Signalization or single lane traffic
roundabout is required and shall be included with future project.
• Rohnert Park Expressway at Labath Avenue. Modify the NB approach to include
a left turn lane, single through lane, and dual right turn lanes. Modify the SB
approach to include a left turn lane and shared left turn-thru-right-turn lane.
Modify signal phasing to split-phase north and south. Projects within SAMP shall
pay impact fees or contribute a proportional share of the necessary improvements.
Exhibit A to Resolution 2020-019
Stadium Area Master Plan
Page 13
• Rohnert Park Expressway at US 101 SB ramp. Modify the EB approach to
provide two thru lanes and a dedicated right turn lane. Install lane assignment
signs to notify drivers on SB Redwood Drive prior to Rohnert Park Expressway
intersection. Projects within SAMP shall pay impact fees or contribute a
proportional share of the necessary improvements.
• Rohnert Park Expressway off ramp at US 101 NB ramp. Re-strip NB off ramp
approach with a left turn lane, shared left turn-thru lane, and right turn lane.
Projects within SAMP shall pay impact fees or contribute a proportional share of
the necessary improvements.
e. Proposed On-Site Bicycle and Pedestrian Facilities. All streets within the
SAMP shall include sidewalks on both sides. On-site pedestrian sidewalks and/or
paths shall connect all activity areas. Bike racks shall be provided at all retail
commercial uses and within residential areas.
• A class II bike lane shall be constructed upon reconstruction of Labath Avenue
from Hinebaugh Creek to Carlson Avenue.
• A class II bike lane shall be included as part of the construction of the Dowdell
Avenue extension
• Martin Avenue shall include sidewalks to allow for pedestrian access and through
traffic.
7. Estimate and Timing of Other Needed Infrastructure
The timing of all circulation or other infrastructure improvements shall be determined
upon future project conditioning.
a. Public Safety Facility. The project proponent is responsible for dedicating to the
City of Rohnert Park a 3 acre site for future development of a Northwest Public
Safety Facility. Projects within SAMP shall pay impact fees or contribute a
proportional share for improvements in order to meet the goal of a 4 minute
response time. Martin Avenue shall be extended to provide access to both
Dowdell Avenue and Labath Avenue.
b. Parks and Recreation. The project proponent is responsible for parkland
dedication and/or improvement as required upon submittal of a future subdivision
map for residential development.
c. Utilities. The project proponent is responsible for the installation of all required
utilities upon future development unless the City accepts the payment of impact
fees.
8. Parking Requirements
Development plans for the parcels comprising SAMP shall provide a minimum
parking supply that is consistent with the parking requirements contained in the
Exhibit A to Resolution 2020-019
Stadium Area Master Plan
Page 14
Zoning Code at the time of project review. An alternative parking plan may be
considered upon submittal and review of a parking analysis that is conducted by a
qualified individual or firm.
Stadium Area Master Plan
Page A-1
Appendix A
Residences at Five Creek Development Plan
Residences at Five Creek
Final Development Plan
Approved: January 10, 2017
Applicant: Stadium RP Development Partners, LLC
Contact: Matt Walbern
27702 Crown Valley Parkway, Ste. D-4-197
Ladera Ranch, CA 92694
Prepared by: KTGY Group, Inc.
Contact: Keith Labus
Address: 17911 Von Karman, Ste. 200
Irvine, CA 92614
In Consultation With:
Civil Design Consultants, Inc. (Civil Engineering)
Hannouche Architects (Hotel Architects)
GHD (Landscape Architecture)
First Amendment Approved: February 25, 2020
Exhibit B to Resolution 2020-019: Appendix A to Stadium Area Master Plan
August 26, 2019
Prepared by:
Page 2
List of Contents
Summary ...............................................................................................................Page 3
Final Development Plan .........................................................................................Page 4
Renderings and Elevations .....................................................................................Page 5
Zoning ....................................................................................................................Page 9
Zoning Code Variations ..........................................................................................Page 11
Design Guideline Variations ...................................................................................Page 12
Circulation .............................................................................................................Page 14
Landscape Concept Plans ......................................................................................Page 17
Water .....................................................................................................................Page 19
Recycled Water ......................................................................................................Page 20
Sewer .....................................................................................................................Page 21
Stormwater ...........................................................................................................Page 23
Grading and Phasing ..............................................................................................Page 25
Financing ...............................................................................................................Page 25
Residences at Five Creek — Index Sheet
List of Figures
Figure 1, Final Development Plan ..........................................................................Page 4
Figure 2, Conceptual Residential Rendering .........................................................Page 5
Figure 3, Conceptual Residential Front Elevation ..................................................Page 5
Figure 4, Conceptual Residential Side Elevation, Left ............................................Page 6
Figure 5, Conceptual Residential Side Elevation, Right ..........................................Page 6
Figure 6, Conceptual Residential Rear Elevation ...................................................Page 6
Figure 7, Hotel Front Elevation .............................................................................Page 7
Figure 8, Hotel Rear Elevation ...............................................................................Page 7
Figure 9, Hotel Side Elevation, Left .......................................................................Page 8
Figure 10, Hotel Side Elevation, Right ...................................................................Page 8
Figure 11, Rohnert Park Zoning Map .....................................................................Page 9
Figure 12, Project Zoning Districts .........................................................................Page 10
Figure 13, Street Sections ......................................................................................Page 14
Figure 14, Circulation Plan .....................................................................................Page 14
Figure 15, Private Vehicular Circulation Plan .........................................................Page 15
Figure 16, Private Pedestrian Circulation Plan .......................................................Page 16
Figure 17, Preliminary Landscape Concept Plan ....................................................Page 17
Figure 18, Preliminary Park Concept Plan ..............................................................Page 18
Figure 19, Water Plan ............................................................................................Page 19
Figure 20, Recycled Water Plan .............................................................................Page 20
Figure 21, Sewer Plan ............................................................................................Page 21
Figure 22, On-Site Utility Plan ................................................................................Page 22
Figure 23, Storm Drain Plan ...................................................................................Page 23
Figure 24, Conceptual Grading Plan .......................................................................Page 24
Figure 25, Phasing Plan ..........................................................................................Page 25
August 26, 2019
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Page 3
Residences at Five Creek — Project Description
Summary
The Residences at Five Creek (herein after referred to as
“Project”) is located within the Stadium Area Master Plan
(SAMP) – a 32.8-acre master-planned development located
in the northwest corner of the City of Rohnert Park. As
indicated in the SAMP document, the SAMP is bounded
to the north by several parcels of land, which front
onto Business Park Drive; to the east by light industrial
and office uses along Redwood Drive; to the south by
Hinebaugh Creek; and to the West by Labath Avenue. The
SAMP regulates development within this area and allows
for up to 473 high density residential dwelling units and
up to 300,000 square feet of commercial development.
As part of this application and FDP amendment, a SAMP
amendment is requested to increase the number of
high density dwelling units to 543, and to reduce the
commercial development to 265,700 square feet.
The proposed Project is located within the southern
portion of the SAMP and consists of 11.96 net acres. The
Project site is bounded to the north by Carlson Avenue
right-of-way; to the east by Dowdell Avenue; to the south
by the future extension of Martin Avenue; and to the
west by Labath Avenue. The Project includes a 0.65-acre
park facility at the corner of Dowdell Avenue and Carlson
Avenue. High density residential uses are located on
8.97 net acres in the northern and southeastern portions
of the site. Regional commercial uses will be located in
the southwestern portion of the site, with a four-story
hotel with up to 132 keys (e.g. hotel rooms) at the corner
of Labath and future Martin Avenues. The proposed
The Regional Commercial district consists of a hotel with
up to 132 keys (or rooms) on 2.34 acres. The building area
for the four-story hotel is anticipated to be 101,890 square
feet. The hotel is located in the center of the property and
is surrounding by surface parking, while fronting onto the
future extension of Martin Avenue. The hotel will include
a circular driveway, partially covered by a porte-cochere
to provide protection for guests checking in and a strong
entry statement. The conceptual design for the hotel is
depicted Exhibits 7 through 10.
The Project also includes a 0.65-acre neighborhood park
located at the corner of Carlson Avenue and Dowdell
Avenue. Some homes within the High Density Residential
district will front directly onto the neighborhood park,
improving the safety of the park. Amenities in the park
include, but are not limited to, passive lawn area, bocce
ball court, a 400-square foot picnic pavilion, semi-exclusive
skate features, and an entry plaza.
intensity/density of the Project is depicted in Table 1,
Project Intensity/Density and the layout can be viewed in
Exhibit 1, Final Development Plan.
Uses within the High Density Residential district include
up to 209 multi-family dwelling units. Phase 1 includes
135 dwelling units and 74 dwelling units will make up
Phase 2 of the residential district. Phase two is made up
of 36 one-bedroom units, 34 two-bedroom units, and 4
three-bedroom units. The proposed multi-family units
include stacked flats in three-story buildings. The buildings
include individual one-car garages and surface parking
spaces (some of which may be covered by a carport
structure). These units have been plotted to provide
direct access from the residences to either common
open space facilities or the public street. These units also
feature common entry areas, fostering interaction among
the residents. Conceptual renderings and conceptual
elevations of the residential dwelling units are depicted on
Exhibits 2 through 6.
Table 1, Project Intensity/Density
Use Net Acres Units Building Area
(sq. ft.)
High Density
Residential (H-R)8.97 209 –
Commercial-
Regional (C-R)2.34 –132 keys (hotel)
Park 0.65 –—
TOTAL 11.96 209 132 keys (hotel)
August 26, 2019
Prepared by:
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CIVIL DESIGN CONSULTANTS, INC
Residences at Five Creek — Final Development Plan
Figure 1, Final Development Plan
Residential Summary
Phase 1 Phase 2
Net Site Area 6.07 AC 2.90 AC
Dwelling Units 135 74
Density 23.3 DU/AC
Unit Distribution
1 Bdrm: 67 units
2 Bdrm: 56 units
3 Bdrm: 12 units
1 Bdrm: 36 units
2 Bdrm: 34 units
3 Bdrm: 4 units
Amenity 4,000 SF Clubhouse
Total Building
Footprint 73,600 SF 39,132 SF
Lot Coverage 28.9%27.8%
Total Common
Open Space 66,211 SF
On-Grade Private
Open Space 2,025 SF 1,152 SF
Above-Grade
Private Open
Space
6,480 SF 4,636 SF
Parking
Required 243 Spaces 137 Spaces
Parking
Provided
Garage: 109 spaces
Covered: 28 spaces
Uncovered: 106 spaces
TOTAL: 243 SPACES
Garage: 53 spaces
Covered: 13 spaces
Uncovered: 57 spaces
Martin Ave.: 19 spaces
TOTAL: 142 SPACES
Commercial Summary
Net Site Area 2.34 AC
Guest Rooms 132 keys
Building Footprint 101,890 SF
F.A.R.0.83
Parking Required 142 spaces (132 rooms + 10 employees in
largest shift)
Parking Provided
On-site: 118 spaces
Martin Ave. (head-in): 21 spaces
Martin Ave. (parallel): 10 spaces
TOTAL: 149 SPACES
0.65-Acre Park
Secondary Residential Entry
Residential Units
Clubhouse
Hotel Entrance
Primary Residential Entry
Residential UnitsPHASE 1
PHASE 2
August 26, 2019
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Page 5
Residences at Five Creek — Conceptual Residential Exhibits
Figure 3, Conceptual Residential Front Elevation
Figure 2, Conceptual Residential Rendering
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KB
Architecture + Planning
888.456.5849
ktgy.com
MW Investment Group
1278 Glenneyre Street, Ste. 439
Laguna Beach, CA 92651
RESIDENCES AT FIVE CREEK
ROHNERT PARK, CA # 2016-0938
SCHEMATIC DESIGN
JUNE 05, 2017 A2.4BUILDING ELEVATIONS
BUILDING C04816
KEY PLAN N.T.S.
VIEW 1 - RIGHT
VIEW 2 - FRONT
Material Legend
1.Stucco
2.Cement Tile Roof
3.Fiber Cement Siding
4.Stone Veneer
5.Vinyl Window
6.Metal Rail
7.Painted Door
8.Fiber Cement TrimFE
C
FE
C
KB
Architecture + Planning
888.456.5849
ktgy.com
MW Investment Group
1278 Glenneyre Street, Ste. 439
Laguna Beach, CA 92651
RESIDENCES AT FIVE CREEK
ROHNERT PARK, CA # 2016-0938
SCHEMATIC DESIGN
JUNE 05, 2017 A2.4BUILDING ELEVATIONS
BUILDING C04816
KEY PLAN N.T.S.
VIEW 1 - RIGHT
VIEW 2 - FRONT
Material Legend
1.Stucco
2.Cement Tile Roof
3.Fiber Cement Siding
4.Stone Veneer
5.Vinyl Window
6.Metal Rail
7.Painted Door
8.Fiber Cement Trim
FE
C
FE
C
KB
Architecture + Planning
888.456.5849
ktgy.com
MW Investment Group
1278 Glenneyre Street, Ste. 439
Laguna Beach, CA 92651
RESIDENCES AT FIVE CREEK
ROHNERT PARK, CA # 2016-0938
SCHEMATIC DESIGN
JUNE 05, 2017 A2.4BUILDING ELEVATIONS
BUILDING C04816
KEY PLAN N.T.S.
VIEW 1 - RIGHT
VIEW 2 - FRONT
Material Legend
1.Stucco
2.Cement Tile Roof
3.Fiber Cement Siding
4.Stone Veneer
5.Vinyl Window
6.Metal Rail
7.Painted Door
8.Fiber Cement Trim
August 26, 2019
Prepared by:
Page 6
Residences at Five Creek — Conceptual Residential Exhibits
Figure 4, Conceptual Residential Side Elevation, Left Figure 5, Conceptual Residential Side Elevation, Right
Figure 6, Conceptual Residential Rear Elevation
FE
C
FE
C
KB
Architecture + Planning
888.456.5849
ktgy.com
MW Investment Group
1278 Glenneyre Street, Ste. 439
Laguna Beach, CA 92651
RESIDENCES AT FIVE CREEK
ROHNERT PARK, CA # 2016-0938
SCHEMATIC DESIGN
JUNE 05, 2017 A2.4BUILDING ELEVATIONS
BUILDING C04816
KEY PLAN N.T.S.
VIEW 1 - RIGHT
VIEW 2 - FRONT
Material Legend
1.Stucco
2.Cement Tile Roof
3.Fiber Cement Siding
4.Stone Veneer
5.Vinyl Window
6.Metal Rail
7.Painted Door
8.Fiber Cement Trim
FE
C
FE
C
KB
Architecture + Planning
888.456.5849
ktgy.com
MW Investment Group
1278 Glenneyre Street, Ste. 439
Laguna Beach, CA 92651
RESIDENCES AT FIVE CREEK
ROHNERT PARK, CA # 2016-0938
SCHEMATIC DESIGN
JUNE 05, 2017 A2.5BUILDING ELEVATIONS
BUILDING C04816
KEY PLAN N.T.S.
VIEW 1 - LEFT
VIEW 2 - REAR
Material Legend
1.Stucco
2.Cement Tile Roof
3.Fiber Cement Siding
4.Stone Veneer
5.Vinyl Window
6.Metal Rail
7.Painted Door
8.Fiber Cement Trim
FE
C
FE
C
KB
Architecture + Planning
888.456.5849
ktgy.com
MW Investment Group
1278 Glenneyre Street, Ste. 439
Laguna Beach, CA 92651
RESIDENCES AT FIVE CREEK
ROHNERT PARK, CA # 2016-0938
SCHEMATIC DESIGN
JUNE 05, 2017 A2.5BUILDING ELEVATIONS
BUILDING C04816
KEY PLAN N.T.S.
VIEW 1 - LEFT
VIEW 2 - REAR
Material Legend
1.Stucco
2.Cement Tile Roof
3.Fiber Cement Siding
4.Stone Veneer
5.Vinyl Window
6.Metal Rail
7.Painted Door
8.Fiber Cement Trim
FE
C
FE
C
KB
Architecture + Planning
888.456.5849
ktgy.com
MW Investment Group
1278 Glenneyre Street, Ste. 439
Laguna Beach, CA 92651
RESIDENCES AT FIVE CREEK
ROHNERT PARK, CA # 2016-0938
SCHEMATIC DESIGN
JUNE 05, 2017 A2.4BUILDING ELEVATIONS
BUILDING C04816
KEY PLAN N.T.S.
VIEW 1 - RIGHT
VIEW 2 - FRONT
Material Legend
1.Stucco
2.Cement Tile Roof
3.Fiber Cement Siding
4.Stone Veneer
5.Vinyl Window
6.Metal Rail
7.Painted Door
8.Fiber Cement Trim
FE
C
FE
C
KB
Architecture + Planning
888.456.5849
ktgy.com
MW Investment Group
1278 Glenneyre Street, Ste. 439
Laguna Beach, CA 92651
RESIDENCES AT FIVE CREEK
ROHNERT PARK, CA # 2016-0938
SCHEMATIC DESIGN
JUNE 05, 2017 A2.4BUILDING ELEVATIONS
BUILDING C04816
KEY PLAN N.T.S.
VIEW 1 - RIGHT
VIEW 2 - FRONT
Material Legend
1.Stucco
2.Cement Tile Roof
3.Fiber Cement Siding
4.Stone Veneer
5.Vinyl Window
6.Metal Rail
7.Painted Door
8.Fiber Cement Trim
August 26, 2019
Prepared by:
Page 7
Residences at Five Creek — Conceptual Hotel Elevations
Figure 7, Hotel Front Elevation
Figure 8, Hotel Back Elevation
August 26, 2019
Prepared by:
Page 8
Residences at Five Creek — Conceptual Hotel Elevations
Figure 9, Hotel Side Elevation, Left
Figure 10, Hotel Side Elevation, Right
August 26, 2019
Prepared by:
Page 9
Zoning
The Project site is zoned as “Planned Development” (PD)
as indicated in Exhibit 11, Rohnert Park Zoning Map. The
Project consists of three implementing zones: High Density
Residential (H-R), Regional Commercial (C-R), and Public
Institutional (PI). The location of these implementing districts
are depicted in Table 2 and Figure 12, Project Zoning Districts.
All developments within the Project site shall comply with
the uses, development standards, and design guidelines
applicable to developments within the implementing zoning
designations, unless specifically indicated within this Final
Development Plan booklet. The project will also comply with
all applicable California Building Code (CBC) regulations,
including all CALGreen requirements (e.g. bicycle and EV
parking). Procedures and future development applications
shall be processed as described in the City of Rohnert
Park Zoning Code and/or City of Rohnert Park established
procedures.
Figure 11, Rohnert Park Zoning Map
Residences at Five Creek — Zoning
PROJECT
SITE
Table 2, Project Intensity/Density
Implementing Zone Net acres Units Building Area
(sq. ft.)
High Density
Residential (H-R)8.97 209 –
Commercial-
Regional (C-R)2.34 –132 keys (hotel)
Public Institutional
(PI)0.65 –—
TOTAL 11.96 209 132 keys (hotel)
August 26, 2019
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CIVIL DESIGN CONSULTANTS, INC
Residences at Five Creek — Zoning Districts
Figure 12, Project Zoning Districts
Districts
H-R: High Density Residential
C-R: Regional Commercial
OS-EC: Open Space - Environmental Conservation
August 26, 2019
Prepared by:
Page 11
Zoning Code Variations
This section indicates deviations from the uses and
development standards identified within the City of Rohnert
Park Zoning Code, which is requested as part of the Planned
Development.
Use Deviations
All uses within the High-Density Residential (H-R) district shall
comply with the uses identified in the H-R land use category in
Section 17.06.030 of the Rohnert Park Zoning Code, except:
• Community Centers shall be permitted, and
• Large Homeless Shelters (7 or more persons) shall be
prohibited.
All uses within the Regional Commercial (C-R) district shall
comply with the uses identified in the C-R land use category in
Section 17.06.060 of the Rohnert Park Zoning Code, except:
• Automobile Service Stations shall be prohibited,
• Bed and Breakfast Inns shall be conditionally permitted,
• Firearm Dealers and Firearm Ammunition Dealers shall be
prohibited,
• Funeral Parlors/Mortuaries shall be prohibited,
• Large Homeless Shelters (7 or more persons) shall be
prohibited,
• Large Recover Facilities (7 or more persons) shall be
prohibited,
Residences at Five Creek — Zoning Code Variations
• Vehicular Dealerships/Rentals (including boats, RVs, and
farm or construction equipment) shall be prohibited, and
• Vehicular Repair (including boats) shall be prohibited.
All uses within the Public Institutional (PI) district shall comply
with the uses identified in the PI land use category in Section
17.06.160 of the Rohnert Park Zoning Code, except:
• Cemetery, Crematory, Columbarium shall be prohibited,
• Golf Course shall be prohibited,
• Homeless Shelter shall be prohibited,
• Hospital shall be prohibited,
• Medical Clinic shall be prohibited,
• Parks shall be permitted, and
• Schools (all) shall be prohibited.
Development Standard Deviations
All developments shall comply with the development
standards identified in the City of Rohnert Zoning Code,
except:
• The minimum front yard setback identified in Section
17.10.020 for the R-H district shall be 15 feet,
• The minimum front yard and corner side yard setback
identified in Section 17.10.020 for the C-R district shall be 5
feet,
• Footnote No. 14 of the Development Standard table in
Section 17.10.020 shall be updated to include private open
space of a minimum area of sixty (60) square feet when on
ground level and/or sixty (60) square feet if equal or greater
than six feet above ground,
• Section 17.10.040.B. shall be updated to allow open,
unenclosed, uncovered balconies, landings, platforms,
patios, decks, porches, stairways, terraces, and vehicular
access drives and parking and loaded areas, no part of
which is more than four feet above the grade of the ground,
may extend into a required front yard by five feet or into
a required rear or side yard to within three feet of the
property line or the required space between the buildings.
August 26, 2019
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Page 12
Design Guideline Variations
This section indicates deviations from the City of Rohnert
Park Design Guidelines for Commercial, Mixed-Use and Multi-
Family Buildings (Design Guidelines), adopted by City Council
Resolution 2012-95, which is requested as part of the Planned
Development. As shown in the previous figures, the Project is
designed as a “Regional Vernacular” architectural style with
varied massing and high-quality articulation and materials.
As an interpretation of the Regional Vernacular architectural
style identified in the Design Guideline document, the
proposed design does not meet all encouraged elements
of said design guidelines. Below are the variations from the
Design Guidelines.
Additional Project Design Guidelines
Additional Design Guidelines for Service/Trash Enclosures
Integration of the service areas, loading docks, and trash
enclosures into the Project’s design is imperative so these
areas do not detract from the overall aesthetic. The Project
should comply with the applicable design guidelines indicated
on Page 15 of the City’s Design Guidelines. To further assist
with the screening of the Project’s loading docks, service
areas, and trash enclosures, trees may be used to help screen
these elements from view of surrounding properties.
Additional Design Guidelines for Building Massing
The streetscape, building placement, massing and facade
details will be essential to creating an aesthetically-interesting
place for pedestrian activity.
• Monolithic buildings of singular form, height, or material
should be avoided.
• Verticals roof plane breaks, changes in building height
or other accent roof forms, such as projections are
encouraged.
• Long, unarticulated blank walls without massing breaks or
material changes are highly discouraged.
Additional Design Guidelines for Facade Treatment
Buildings within the Project should have articulation along
pedestrian routes to generate scaling and visual interest.
• Architectural design should minimize blank walls, especially
when situated along streets or walkways.
• The use of stone, brick, wood, and other natural elements
are encouraged on the facade.
• Large expanses of reflective, opaque, or highly-tinted glass
are discouraged.
• All facades of a building are encouraged to have windows,
doors and/or other architectural elements.
• Projections, overhangs, recessed, banding and architectural
details should be used to provide shadow, articulation and
scale to building elevations.
• Exterior materials, windows and details should be
consistent with the scale, proportion and architectural style
of the building.
• Public hotel entries should have enhanced treatments and
front onto the main pedestrian frontage, where possible.
Section 2, Site Design Guideline Variations
Building Placement and Orientation, Guideline No. 2: All
buildings should be sited to contribute to an active street wall
and a vibrant pedestrian environment.
The residential buildings will be sited as close as possible,
excluding the curves in the streets. However, the hotel will be
located in the center of the property, surrounded by parking
and landscape.
Landscaping, Guideline No. 2: All projects must be well
landscaped.
The Project will be well landscaped. However, not all trees
will have a height of 10 feet when planted. Some species will
be smaller. Additionally, since the Project includes multiple
components, more than one type of flowering accent tree will
be used.
Residences at Five Creek — Design Guideline Variations
August 26, 2019
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Page 13
Landscaping, Guideline No. 3: Landscaping should be primarily
drought tolerant.
The Project will be primarily drought tolerant. However, due
to availability of recycled water and that the area experiences
without a rain event, use of rain gardens would not be
appropriate.
Mechanical and Roof-Mounted Equipment, Guideline No. 2: All
roof mounted mechanical equipment must be screened with
an enclosure.
The Project will screen roof-mounted equipment from public
view by using parapet walls.
Section 3, Building Design Guideline Variations
Building Massing, Guideline No. 2: Massing elements such
arcades and towers contribute to a rich building composition
The proposed Project is an interpretation of the Regional
Vernacular style identified in the City Design Guideline
document. The proposed design consists of varied
massing and projections to provide shade over pedestrian
promenades. Arcades and tower are not appropriate for the
proposed architectural style.
Multi-Family Building Massing, Page 28: Ground floor units
should have entries accessed from and raised from the street.
The proposed multifamily buildings include recessed common
entries in-between the buildings. The entry door is concealed
from street view, but is not raised from the adjacent sidewalk.
Roofs, Guideline No. 5: Roof drainage elements should
have consistent materials and be integrated into the overall
building façade composition.
Downspouts are proposed to be exterior mounted for all
buildings within the Project. Downspouts shall be painted
and/or treated to blend into the wall it is mounted on.
Windows, Guideline No. 2: All window frames should be
recessed from the building facade.
Window frames for the proposed Regional Vernacular
architectural style will not be recessed from the face of the
exterior wall.
Windows, Guideline No. 4: Window materials and type
should maintain a consistent design vocabulary and quality
throughout the building.
All window materials and type for each building within the
Project will maintain a consistent design vocabulary and
quality. However, on multi-story buildings, the windows on
the ground and upper stories will be the same size, as the
same residential unit or hotel room will be on all floors.
Building Entries, Guideline No. 5: Door glazing should be
provided to create an inviting entry.
To provide security, residential doors will not include any
glazing. Residential entry doors are concealed from street
view.
Building Color, Guideline No. 3: Accent colors should
complement the main building color. Accent colors may be
used for trim or to emphasize architectural details.
The proposed colors for the Project consist of a light earth-
tone base color with darker accent colors on details such as
window trim.
Residences at Five Creek — Design Guideline Variations
August 26, 2019
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CIVIL DESIGN CONSULTANTS, INC
Residences at Five Creek — Circulation
Public Circulation
The project is bounded by Labath Avenue on the west,
Carlson Avenue on the north, and Dowdell Avenue on
the east. Martin Avenue also dead ends on the east
and west boundaries of the project. These streets are
explained below and shown graphically on Figure 13,
Street Sections. A map of the existing and proposed
public circulation system is shown on Figure 14,
Circulation Plan.
Labath Avenue exists as a Public Avenue with no
median similar to city standard drawing 200F. This
route serves as a Class III bicycle route, and consists of
two 12-foot travel lanes, two 8-foot parking lanes, and
sidewalks on both sides of the street. Dowdell Avenue
was recently constructed as part of the Fiori Estates
project, just north of this proposed project. The street
was developed as a Public Avenue with no parking
similar to city standard drawing 200F. This route serves
as a Class II bicycle route, and consists of two 12-foot
travel lanes, a 14-foot two-way left turn lane, two
5-foot bike lanes, and sidewalks on both sides of the
street. The northern two-thirds of Carlson Avenue
were recently constructed as part of the Reserve
at Dowdell project, just northeast of this proposed
project. The street was conditioned to be an Industrial
Street similar to city standard drawing 200H. This
project will need to construct the remaining southern
portion of the street between Dowdell Avenue and
Labath Avenue. The street will serve as a Class III
bicycle route consisting of two 14-foot travel lanes,
two 10-foot parking lanes, and sidewalks on both sides
of the street upon completion.Figure 13, Street Sections
Figure 14, Circulation Plan
August 26, 2019
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CIVIL DESIGN CONSULTANTS, INC
Residences at Five Creek — Circulation
Private Vehicular Circulation
On-site drive aisles will be constructed throughout
the project site connecting the various parking lots
serving the site. The drive aisles will be a minimum of
26-feet minimum in width to allow enough clearance
for vehicles to back out of perpendicular parking stalls
provided along the route. The drive aisles for the two
residential parcels will be interconnected, allowing
shared use of their parking lots. The drive aisles serving
the hotel will not connect to the drive aisles serving the
residential apartments to provide a sense of separation
from the two types of development.
Additionally, an extension of Martin Avenue will provide
a route between Labath Avenue and Dowdell Avenue
through the project, connecting Martin Avenue on each
side of the project. This extension will also serve the
City owned public facility parcel to the south. Access to
the hotel will be provided via curb returns from Labath,
Martin, and Dowdell Avenues. The westerly curb return
on Martin Avenue will be restricted to right in and right
out movements only through appropriate striping and
signage.
Access to the residential apartments will be provided by
a driveway cut on Carlson Avenue. Emergency vehicle
access (EVA) will be provided from Labath Avenue and
Dowdell Avenue. Details regarding private vehicular
circulation of the site are depicted on Figure 15, Private
Vehicular Circulation.
Figure 15, Private Vehicular Circulation Plan
August 26, 2019
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CIVIL DESIGN CONSULTANTS, INC
Residences at Five Creek — Circulation
Private Pedestrian Circulation
The private pedestrian circulation for Residences at
Five Creek includes an interconnected network of
pedestrian access for residents and visitors alike. The
residential circulation includes multiple connections
to the clubhouse on-site. Pedestrians may also walk to
the hotel portion of the site along Labath or Dowdell
Avenues. The hotel portion of the site also includes
a travel path along Martin Avenue. The pedestrian
circulation will also include a marked crossing on Martin
Avenue to Hinebaugh Creek.
The plan for the Residences at Five Creek also includes
convenient bicycle parking facilities for residents,
employees, and visitors that will comply with applicable
CalGreen requirements. Details regarding private
pedestrian circulation of the site and the conceptual
bicycle parking facility locations are depicted on Figure
16, Private Pedestrian Circulation Plan.
Figure 16, Private Pedestrian Circulation Plan
August 26, 2019
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CIVIL DESIGN CONSULTANTS, INC
Residences at Five Creek — Preliminary Landscape Concept Plans
Figure 17, Preliminary Landscape Concept Plan
August 26, 2019
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Page 18
Residences at Five Creek — Preliminary Landscape Concept Plans
Figure 18, Preliminary Park Concept Plan
August 26, 2019
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CIVIL DESIGN CONSULTANTS, INC
Residences at Five Creek — Water
Figure 19, Water Plan
Water
The project will tie into the City water system to serve
domestic and fire protection demands. There are existing
water mains in the streets adjacent to the project. Labath
Avenue contains an existing 8-inch water main, which
currently has three 8-inch lines stubbed into the project. A
12-inch water main was installed in Dowdell Avenue with
the construction of the Fiori Estates project to the north. The
water main in Dowdell Avenue connects to an existing 12-inch
main in Martin Avenue. The main in Martin Avenue ends just
outside the project limits, at the existing edge of pavement
at the westerly end of Martin Avenue. A 12-inch water main
was installed in Carlson Avenue with the construction of The
Reserve at Dowdell project to the northeast. The water main
in Carlson Avenue ties into the water main within Dowdell
Avenue. As part of the project, the 12-inch water main in
Carlson Avenue will be extended to the existing 8-inch water
main in Labath Avenue, providing a looped water system
around the project. See Figure 19, Water Plan for a graphic
representation of existing and proposed systems.
This project will require multiple separate water meters with
associated private water mains to serve this project. The
hotel, and both residential parcels will be metered separately,
and each of these developments will require a separate
private fire protection main to connect building fire protection
systems. If potable water is proposed for the park, then a
separate water meter will also be required for the park parcel.
Water mains serving the commercial areas will need to be
12-inch minimum based on an assumed fire flow demand of
3,000 gpm. Irrigation was not considered in the water demand
estimations. It is assumed the irrigation needs will be met
with recycled water.
Domestic water demands are
estimated as follows:
QHOTEL=(125 gallons/room/
day)×(132 rooms)
QHOTEL=16,500 gpd
QRESIDENTIAL 1= (100 gallons/person/
day)×(2.0 people/unit) ×(135
units)
QRESIDENTIAL 1=27,000 gpd
QRESIDENTIAL 2= (100 gallons/person/
day)×(2.0 people/unit) ×(74
units)
QRESIDENTIAL 2=14,800 gpd
QTOTAL =58,425 gpd=0.06 mgd
August 26, 2019
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CIVIL DESIGN CONSULTANTS, INC
Residences at Five Creek — Recycled Water
Recycled Water
The project will tie into the City recycled water system to
serve irrigation demands. There are existing recycled water
mains in the public streets adjacent to the project. Labath
Avenue contains an existing 8-inch recycled water main, with
a 4-inch lateral stubbed into the project. Also, a 2-inch service
line currently serves irrigation needs for the existing parking
lot in the northwest corner of the project. An 8-inch recycled
water main was installed within Dowdell Avenue with the
construction of the Fiori Estates project to the north. See
Figure 20, Recycled Water Plan for a graphic representation of
existing and proposed systems.
New services will be required to serve irrigation demands
for the hotel, City parcel, both residential parcels, and the
public park. The required size of meters and services will be
determined as construction drawings are developed.
Figure 20, Recycled Water Plan
August 26, 2019
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CIVIL DESIGN CONSULTANTS, INC
Residences at Five Creek — Sewer
Sewer
This project will tie into the City sanitary sewer system to
serve wastewater demands. There are existing sanitary sewer
systems in the public streets adjacent to the site. Labath
Avenue contains an existing 6-inch sanitary sewer directing
effluent in a northerly direction. Carlson Avenue has an
existing 6-inch sanitary sewer that connects into the system in
Labath Avenue. An 8-inch sanitary sewer system was installed
within Dowdell Avenue with the construction of the Fiori
Estates project to the north. This system ties into an existing
8-inch system within Martin Avenue, which flows easterly to a
trunk sewer within Redwood Drive.
Two 6-inch sanitary sewer laterals were stubbed into the
project property from the Dowdell system as part of the
Fiori Estates project, which considered future flows from this
project site as tributary to this system. There are also a couple
of 6-inch sanitary sewer laterals stubbed into the project
from Labath Avenue. See Figure 21, Sewer Plan for a graphic
representation of the on-site sewer layout. See Figure 22, On-
site Utility Plan for a graphic representation of existing and
proposed systems.
The design flows will be calculated per the City of Rohnert
Park Manual of Standards, Details, and Specifications. An
analysis of the Labath Avenue system shows that the existing
6-inch main can accept additional flows from the hotel and a
portion of the residential development. Fortunately, a similar
analysis shows that the 8-inch sewer in Dowdell Avenue and
Martin Avenue can accept additional flow from the remainder
of the site.
Figure 21, Sewer Plan
Sewer demands are estimated as
follows:
QHOTEL=(125 gallons/room/
day)×(133 rooms)
QHOTEL=16,500 gpd
QRESIDENTIAL 1= (100 gallons/person/
day)×(2.0 people/unit) ×(135
units)
QRESIDENTIAL 1=27,000 gpd
QRESIDENTIAL 2= (100 gallons/person/
day)×(2.0 people/unit) ×(74
units)
QRESIDENTIAL 2=14,800 gpd
QTOTAL =0.06 mgd
Accounting for the peaking
factor:
QPEAK=0.20 cfs
QI/I=(1.4 gpm/acre)×(15.25 acre)
QI/I=21.35 gpm=0.05 cfs
QDESIGN=0.25 cfs=0.16 mgd
August 26, 2019
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CIVIL DESIGN CONSULTANTS, INC
Figure 22, On-Site Utility Plan
Residences at Five Creek — On-Site Utilities
August 26, 2019
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CIVIL DESIGN CONSULTANTS, INC
Residences at Five Creek — Stormwater
Stormwater Flood Control
The project site is primarily undeveloped, consisting
predominately of vacant land. There is a small paved parking
lot in the northwestern corner of the site. The existing
topography is relatively fat, gently sloping westerly toward
Labath Avenue. This project was included as tributary to the
storm drain system within Labath Avenue, where the site
currently drains. Existing 30-inch and 36-inch storm drains
collect runoff and convey flows westerly down Martin and
Carlson Avenues, respectively. These storm drains ultimately
converge and outlet into Hinebaugh Creek.
As part of the Costco project, a new outfall to Hinebaugh
Creek was constructed. The design of this storm drain system
did not include the project site or the Rohnert Park Lodging,
LLC parcel as tributary, thus, the storm drain system is at full
capacity. The project will require the construction of a new
storm drain system to drain on-site runoff. The new storm
drain system will require a new outfall to Hinebaugh Creek,
just west of the existing Labath Avenue Bridge. The new storm
drain system will need to accept the 15.25 acres from Lot 1 as
well as the adjacent 1.83 acres containing the Rohnert Park
Lodging, LLC parcel to the southeast for a total tributary area
of 17.08 acres. See Figure 23, Storm Drain Plan for a graphic
representation of existing and proposed storm drain systems.
The tributary area is less than one square mile, and would be
classified as a minor waterway. The storm drain system will
be designed to accommodate the 10-year storm event and
will require a 36-inch minimum diameter storm drain per the
attached Channel Report.
Figure 23, Storm Drain Plan
Using the Sonoma County Water
Agency (SCWA) Flood Control Design
Criteria, the approximate design flow
required to size the proposed system:
Q=CIAK
Q = flow (cfs)
C = runoff coefficient (unitless)
I = rainfall intensity for design
storm (in/hr)
A = drainage area (acres)
K = mean seasonal precipitation
factor (unitless)
As a minor waterway, the time of
concentration for the site is set
at 7 minutes based on times of
concentration for commercial or
similar areas. Thus, the rainfall
intensity per Plate B-2:
I10=7.08/tc
0.526
I10=7.08/(7 min)0.526 or I10=2.54 in/hr
The runoff coefficient was set at 0.90
for the developed areas. Per Plate
B-3, the precipitation factor was set
to 1. Therefore, the approximate flow
needed to size the outlet is:
Q10=(0.90)×(2.54 in/hr)×(17.10
acres)×(1) or Q10=39.09 cfs
Assuming a normal flow through
a HDPE pipe (n=0.012), a 36-inch
minimum diameter storm drain is
required.
August 26, 2019
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CIVIL DESIGN CONSULTANTS, INC
Stormwater Quality
In addition to flood control, the City of Rohnert Park has
adopted the City of Santa Rosa and County of Sonoma Storm
Water Low Impact Design Technical Design Manual (LID
Manual, 2017) to address stormwater runoff quality and
quantity from new development and redevelopment projects.
The first phase of the development was designed under the
2012 manual. To meet the design goal, 100% of the runoff
generated from the 85th percentile, 24-hour storm event
must be captured on-site and stored for infiltration and/or
reuse.
The design goal will be met by providing gravel storage zones
under vegetated areas within the site. Calgreen requirements
will require a certain percentage of the apartment complex
to be paved with permeable materials, potentially allowing
for additional runoff storage under the parking lot. The total
volume of storage required for the project will be reduced
based on the use of pollution prevention measures such
as interceptor trees, impervious area disconnection, and
vegetated buffers. See the Preliminary Storm Water Mitigation
Plan (PSWMP) submitted with this package for details.
Residences at Five Creek — Stormwater and Grading
Figure 24, Conceptual Grading Plan
August 26, 2019
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CIVIL DESIGN CONSULTANTS, INC
Residences at Five Creek — Phasing & Financing
Phase 1
Phase 2
Construction Phases
Figure 25, Phasing Plan
Grading and Phasing
The site will be developed in two phases, with the hotel,
first set of residential apartments, and park developing
first, followed by the second set of residential apartments.
Construction for the first phase of the project is expected to
take 12 months, and the second phase of construction should
be completed 6 months after. Heavy construction equipment
will be required to form the drive aisles, parking lots, and
building pads proposed throughout the site. The project will
require the over excavation and re-compaction of the first
2 feet of soil over the site, requiring approximately 40,800
cubic yards of earthwork. This earthwork will be balanced on-
site. See Figure 24, Conceptual Grading Plan for the proposed
on-site grading. See Figure 25, Phasing Plan for the Project’s
phasing.
Financing
It is anticipated that the developer will fund all construction
within the project site, and will contribute through the City
of Rohnert Park Public Facilities Finance Plan for the funding
of off-site services. These fees will also include school
mitigation fees, park fees, sewer and water connection fees,
storm drain fees, engineering plan check fees, grading plan
and permit fees, building plan and permit fees, and area-
wide impact fees. Frontage improvements along Dowdell
Avenue – including sidewalk and landscaping – are eligible for
reimbursement from the City as a credit to fees as established
by the Public Facilities Finance Plan.
Construction Phases
Phase 1
Phase 2
Exhibit C to Resolution 2020-019
Draft Conditions of Approval – 2-5-20
Conditions of Approval
Amended Residences at Five Creek Project
The conditions below shall apply to the Residences at Five Creek Project within the Stadium Area
Master Plan (SAMP). All conditions run with the land and apply to all development within the
Residences at Five Creek project area (APN: 143-040-139), unless otherwise noted.
General Conditions
1. All applicable provisions of the City of Rohnert Park Municipal Code, and as subject to
the Residences at Five Creek Development Agreement (DA) approved by Ordinance No.
---, are made a part of these conditions of approval in their entirety, as if fully contained
herein.
2. The violation of any condition listed herein shall constitute a nuisance and a violation of
the City of Rohnert Park Municipal Code (RPMC). In conformity with Chapter 1.16 of
the City of Rohnert Park Municipal Code, a violation of the City of Rohnert Park
Municipal Code may be an infraction or a misdemeanor and shall be punishable as
provided by law. In addition to criminal penalties, the City may seek injunctive relief.
The Applicant agrees to pay for all attorney’s fees and costs, including, but not limited to,
staff time incurred by the City in obtaining injunctive relief against the Applicant as a
result of a failure of the Applicant to fully perform and adhere to all of the Conditions of
Approval.
3. The Applicant agrees to defend, indemnify, hold harmless and release the City of Rohnert
Park, its agents, officers, attorneys and employees from any claim, action or proceedings
brought against any of the above, the purpose of which is to attack, set aside, void, or
annul the approval of this application or certification of the environmental document
which accompanies it. This indemnification obligation shall include but not be limited to,
damages, costs, expenses, attorneys’, or expert witness fees that may be asserted by any
person or entity, including the Applicant, whether or not there is concurrent passive or
active negligence on the part of the City, its agents, officers, attorneys or employees.
General Project Conditions
4. By accepting the benefits conferred under the Residences at Five Creek Project, the
Applicant acknowledges all the conditions imposed and accepts the development subject
to those conditions. The use of the property by the Applicant for any activity authorized
by the project approvals shall constitute acceptance of all of the conditions and
obligations imposed by the City. The Applicant by said acceptance waives any challenges
as to the validity of these conditions.
5. Each phase of development shall be designed, approved and installed to be consistent
with the overall buildout of the Residences at Five Creek Final Development Plan, the
Stadium Lands P-D Zoning District, the RPMC and the City of Rohnert Park General
Plan. The Residences at Five Creek Project shall comply with all applicable mitigation
measures established in the Environmental Impact Report (EIR) adopted in 2008 for the
Stadium Area Master Plan (SCH # 2005042111) and the Mitigated Negative Declaration
(SCH# 2016112026) (MND) prepared for the Residences at Five Creek Project
specifically. Projects implementing the Final Development Plan and each development
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phase shall also comply with the implementation, monitoring and reporting requirements
for each mitigation measure established in the Mitigation Monitoring Program adopted
with the EIR and the MND. Costs of implementing and monitoring the mitigation
measures shall be borne by the Applicant and any successors-in-interest.
6. A community facilities district or other funding mechanism approved by the City
Attorney shall be formed by the Applicant encompassing the residential portion of the
project in order to provide $800/year/residential unit and offset the impacts on the city’s
General Fund.
Project Design Conditions
7. Prior to any new construction, the Applicant shall apply for and receive Site Plan and
Architectural Review (SPAR) approval from the Planning Commission as required by the
City of Rohnert Park Municipal Code.
8. The project applicant shall incorporate the following GHG reduction measures into the
project design:
• Compliance with the applicable Title 24 energy efficiency standards at the time of
development. At a minimum, compliance with the 2016 Title 24 standards
• Compliance with state and/or local green building standards. At a minimum,
implementation of CALGreen Tier 1 standards
• Installation of high efficiency LED lights in outdoor areas
• Participation in a Transportation Demand Management Program
• Improvement the pedestrian network and implementation traffic calming
measures throughout the project
• Diversion of solid waste diversion consistent with AB 341
• Inclusion of shade canopies over parking lots, where appropriate and feasible
• Provision of information regarding transit availability to residents and employees
• Provision of carpool and/or car sharing parking spaces (not applicable to
residential portion of the project)
• Provision of electric vehicle parking
• Compliance with the City bicycle master plan and provision of at least 52 bicycle
parking spaces for the residential units and nine bicycle parking spaces for the
hotel.
9. Landscaping shall be constructed in accordance with the State’s Model Water Efficient
Landscaping Ordinance (MWELO), or in accordance with water conservation standards
which meet or exceed the requirements of the MWELO. The Applicant shall submit a
landscaping and irrigation plan that identifies landscape material types and locations,
irrigation, water usage calculations, and other information as required. The plan shall be
submitted and reviewed by the Development Services Department with each phase of the
project. All costs for review of the requirements of the MWELO shall be borne by the
Applicant. All landscaping and irrigation subject to the MWELO shall be substantially
complete prior to the issuance of a Certificate of Occupancy.
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Public Safety Conditions
10. Prior to the issuance of a building permit, the Applicant shall submit a fire hydrant
location plan to the Fire Marshal for review and approval. The Applicant shall make
provisions for the repair and maintenance of the system in a manner meeting the approval
of the Fire Marshal. Fire hydrants must be in place and fully operational within 150 feet
of any construction site before the delivery of any combustible materials to that site.
Contact the Fire Prevention Bureau for a clearance memo.
11. Prior to the issuance of any Certificate of Occupancy, all fire hydrants shall have a fully
functional system with blue reflective pavement markers indicating the hydrant locations
on the street as approved by the Fire Marshal. The property owners must maintain the
blue reflective pavement markers in good condition and the maintenance requirement
shall be included in the CC&Rs for the Planned Development.
12. Fire sprinklers and alarm systems are required for all structures.
13. All properties shall be clearly marked with lighted address numbering on the front of
each unit and on both front and rear of the units having rear alley access; rear addressing
shall include the street name utilizing street signage in conformance with Design
Standards. A complex directory shall be erected at each entry to the development. Details
of the directory shall be submitted for review and approval by the Fire Marshal.
14. Fire Apparatus Access Roads and Fire Lanes must be fully identified with signage and/or
curb markings as approved by the Fire Marshal.
15. Graffiti shall be removed from all structures (such as exterior building walls, retaining
walls, noise attenuation walls, utility poles and boxes) within 24 hours of discovery at the
expense of the owner or property manager. This provision shall be included in the
CC&Rs.
16. Each development phase or portion of a phase shall indicate building type, size, and
construction features. Plans shall be reviewed by the Public Safety Department for fire
and life safety requirements such as: fire flow, fire hydrants, fire sprinklers, fire
department connections, alarm systems, smoke control systems, public-safety, radio
amplification systems, gates, egress, and exiting. Such plans will be reviewed and
commented on for individual blocks and buildings.
17. Prior to issuance of a grading permit, the Applicant for each development phase shall
submit a Phase II Environmental Site Assessment covering any areas of known concern
identified in the Phase I Environmental Site Assessment.
18. Prior to issuance of a Certificate of Occupancy, the Applicant shall provide plans or
identify measures to comply with standard procedures for implementing the California
Fire Code and nationally recognized standards in the use of any combustible and
flammable liquids, aboveground or underground storage of such materials, welding and
potential spark production, and building occupancy rating in a manner meeting the
approval of the Fire Marshal.
19. Prior to the issuance of a building permit, the Applicant shall submit to the Fire Marshal a
list of all hazardous, flammable and combustible liquids, solids or gases to be stored,
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used or handled on site. These materials shall be classified according to the California
Fire Code, and the information the Applicant submits to the Fire Marshal shall include a
summary listing of the totals for storage and use for each hazard class. Prior to the
issuance of a building permit, the Applicant shall also complete and submit to the Fire
Marshal a copy of a "Hazardous Materials Inventory Statement and Hazardous Materials
Business Plan" packet.
20. Applicant/operator shall store, manifest, transport, and dispose of all onsite generated
waste that meets hazardous waste criteria in accordance with California Code of
Regulations Title 22 and in a manner to the satisfaction of the Sonoma County
Environmental Health Department and Emergency Services Department. Applicant shall
keep storage, transportation, and disposal records on site and open for inspection to any
government agency upon request.
Grading and Improvement Plan Requirements
21. All improvements shall be designed in conformance with: the City of Rohnert Park,
Manual of Standards, Details and Specifications in effect at the time of development; the
Residences at Five Creeks Final Development Plan; and the conditionally approved
tentative map for the Residences at Five Creeks.
22. The Project benchmark shall be based on a City approved USGS benchmark.
23. Mailbox plans and locations shall be approved by the Rohnert Park Postmaster prior to
improvement plan approval. The applicant shall provide a letter and exhibit showing
mailbox locations from the Rohnert Park Postmaster approving mailbox locations.
24. The applicant shall submit a geotechnical study conducted by an engineer licensed in the
State of California and qualified to perform soils work, or a California Certified
Geologist and acceptable to the City. Recommendations shall be provided, as necessary,
to prevent damage to Project facilities and compliance with these recommendations shall
be required as a condition of development at the Project site. The grading and
improvement plans shall incorporate the recommendations of the approved geotechnical
study. This geotechnical study shall at a minimum evaluate the following:
a. The liquefaction potential at the Project site.
b. The location and extent of expansive soils at the Project site, including
recommendations regarding the treatment and/or remedy of on-site soils, and the
structural design of foundations and underground utilities.
c. Seismic safety including recommendations regarding the structural design of
foundations and underground utilities.
Grading Plan Requirements
25. The grading plan shall be prepared by a Registered Civil Engineer, licensed in the State
of California and shall be submitted for review and approval by the City Engineer.
26. The grading plan shall clearly show all existing survey monuments and property corners
and shall state that they shall be protected and preserved.
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27. All existing wells, septic tanks and/or underground fuel storage tanks shall be abandoned
under permit and inspection of Sonoma County Environmental Health or other
designated agency. If there are none, the project engineer shall provide a letter describing
the scope of the search done to make this determination.
Improvement Plan Requirements
28. The improvement plans shall be prepared by a Registered Civil Engineer, licensed in the
State of California, shall be submitted for the review and approval of the City Engineer.
29. The improvement plans shall illustrate public street frontage improvements, grading,
paving, utilities, and drainage structures to be built, lighting and trash collection. The
improvements plans shall include parking lots, street and utility information including all
concrete curb and gutter, sidewalk, street lights, striping and signing, paving, water lines,
storm drain lines and sewer lines as necessary, erosion control and any necessary
transitions.
30. The improvement plans shall illustrate how each lot shall be provided with improvements
consistent with the tentative map.
31. Improvements plans shall include an erosion control (winterization) plan. The plan must
include an order of work and staging/scheduling component indicating when facilities
must be installed and when they may be removed. A separate Rain Event Action Plan
(REAP) shall be required and prepared as part of the Storm Water Pollution Prevention
Plan (SWPPP). A copy of the REAP shall be kept on-site throughout the duration of
construction activities.
32. The Improvement Plans shall include the following required notes:
a. "Any excess materials shall be considered the property of the contractor and shall
be disposed of away from the job side in accordance with applicable local, state
and federal regulations."
b. "During construction, the Contractor shall be responsible for controlling noise,
odors, dust and debris to minimize impacts on surrounding properties and
roadways. Contractor shall be responsible that all construction equipment is
equipped with manufacturers approved muffler's baffles. Failure to do so may
result in the issuance of an order to stop work."
c. "If at any time during earth disturbing activities a concentration of artifacts or a
cultural deposit is encountered, work shall stop in the immediate area and the
construction manager shall contact the City and a qualified archeologist.”
d. “If human remains are encountered anywhere on the project site, all work shall
stop in the immediate area and the construction manager shall contact the City,
the County Coroner and a qualified archeologist.”
e. “If paleontological resources or unique geologic features are encountered during
construction, all work shall stop in the immediate area and the construction
manager shall contact the City and a qualified paleontologist.”
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f. "Construction work hours shall be consistent with the Rohnert Park Municipal
Code, Noise Ordinance.
g. "All existing overhead utilities (of 26,000 volts or less) and proposed utilities,
both on-site and along project frontages, shall be placed underground. This does
not include surface mounted transformers, pedestal mounted terminal boxes and
meter cabinets."
h. "If hazardous materials are encountered during construction, the contractor will
halt construction immediately, notify the City of Rohnert Park, and implement
remediation (as directed by the City or its agent) in accordance with any
requirements of the North Coast Regional Water Quality Control Board."
i. "The contractor(s) shall be required to maintain traffic flow on affected roadways
during non-working hours, and to minimize traffic restriction during construction.
The contractor shall be required to follow traffic safety measures in accordance
with the Cal Trans "Manual of Traffic Safety Controls for Construction and
Maintenance Work Zones." The City of Rohnert Park emergency service
providers shall be notified of proposed construction scheduled by the contractor(s)
in writing and at least 24 hours in advance of its proposed schedule of work."
Site Civil and Landscape Plans
33. The improvement plans shall include Street Signing and Pavement Marking Plan for
review and approval by the City Engineer. Striping, pavement markings and traffic
signage shall be provided on all streets as necessary and as required by the City Engineer.
Speed limit signs shall be installed at locations determined by the City Engineer.
34. The improvement plans shall include an all-way stop at the intersection of Martin Avenue
and Dowdell Avenue.
35. The striping plan shall include restriping of Martin Avenue to include dual westbound
lanes between the Costco driveway and Dowdell Avenue, with the outer through lane
becoming a right-turn lane at the Dowdell Avenue intersection.
36. The street cross-sections shown on the tentative map are hereby acceptable as alternatives
to following existing city standards:
a. The proposed Public Avenue, Labath Avenue is conceptually acceptable and
considered consistent with City Standard STD-200F.
b. The proposed Public Avenue, Dowdell Avenue is conceptually acceptable and
considered consistent with City Standard STD-200H.
c. The proposed Industrial Street, Carlson Avenue is conceptually acceptable and
considered consistent with City Standard STD-200H.
37. Sidewalk warps shall be provided to allow a clear five foot walkway at all locations,
including areas where mailboxes, streetlights, street signs and fire hydrants are to be
installed.
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38. One-inch chases shall be installed to all parkway strips from adjacent parcels to allow for
the installation of irrigation lines in the future.
39. For streets along established bus routes, improvement design shall be coordinated with
Sonoma County Transit Agency.
40. The improvement plans shall illustrate handicap ramps and parking as required by State
of California Title 24.
41. Driveway entrances shall be designed to meet the requirements of the City Standards and
the City Engineer. All driveways shall be per City standards for commercial
developments.
42. Street lighting shall be designed in accordance with City of Rohnert Park and PG&E
requirements. Street light design, spacing, and locations shall be approved by the City
Engineer. Electrical service points shall be shown on the plans based on PG&E provided
locations.
43. Landscape plans shall be submitted with the civil improvement plans. Sidewalk
alignment shall be shown on both the civil and landscape plans.
44. The existing rock-lined bio-swales in the public right-of-way along the Dowdell Avenue
frontage shall be landscaped. Any trees planted in or near the bio-swale area may not
interfere with the storm drain pipes located in the swales.
45. Site design shall include pedestrian pathways and crossings connecting onsite activity
centers.
46. The improvement plans shall show bicycle racks on-site in accordance with City
Standards, which require individually mounted inverted-U-shaped racks. The number of
bicycled parking spaces shall be consistent with the MND.
47. The site design shall include adequate fire lanes and other emergency facilities as
determined by Department of Public Safety including any NO PARKING lanes,
turnarounds, or other features as required by the Rohnert Park Department of Public
Safety.
48. The improvement plans for Carlson Avenue shall include fencing and landscaping along
the northerly side of Carlson Avenue to screen the KRCB property (APN 143-040-133).
The landscaping and fencing shall be coordinated with a similar screening feature facing
Dowdell Avenue.
Hydrology, Storm Water and Storm Drain
49. The applicant shall submit to the City of Rohnert Park for review and approval, drainage
plans, hydrologic, and hydraulic calculations pipe sizing and storm drain plans prepared
by a Registered Civil Engineer licensed in the State of California. The drainage plans and
calculations shall indicate the following conditions before and after development:
a. A site-specific hydrology and drainage study acceptable to the City showing the
increase in storm water runoff that would result from development of the Project
site.
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b. Quantities of water, water flow rates, drainage areas and patterns and drainage
courses.
c. Hydrology shall be per current Sonoma County Water Agency Standards.
50. The improvement plans shall reflect the results of the hydraulic study. The storm drain
system shall be designed to meet the requirements of the Sonoma County Water Agency
Flood Control Design Criteria (latest revision), specific to the Project and these
conditions.
51. The improvement plans shall incorporate features and design such that there shall be no
net change in the storm water peak in the 85% - 24 hour storm event.
52. The applicant shall prepare and implement a site specific storm water pollution
prevention plan acceptable to the City that identifies best management practices for
effectively reducing discharges of storm water containing sediment and construction
wastes resulting from site construction activities. The applicant shall comply with all
other requirements set forth in City’s stormwater permit.
53. The improvement plans shall be in conformance with the City of Santa Rosa and Sonoma
County Storm Water Low Impact Development Technical Design Manual (latest edition).
The plans shall be in general conformance with the Preliminary Storm Water Mitigation
Plan for The Residences at Five Creek, prepared by Civil Design Consultants, Inc., July
2016. The final improvement plans shall include a tributary area map showing how each
portion of the site is directed to a treatment measure.
54. Discharge of runoff onto pavement should be avoided.
55. The improvement plans shall include storm drainage improvements to remove oil and
grease from discharges from parking lots, including directing runoff to vegetated swales
or areas, consistent with best management practices (BMPs).
56. The site plans shall show all private storm drains serving adjacent property (ies) and
those storm drains shall be contained within private storm drain easements in favor of
adjacent property (ies).
57. The applicant shall be responsible for obtaining all approvals, permits and other
entitlements for installation of proposed new storm drain outfalls discharging into creeks.
58. Proposed public storm drains shall have a minimum diameter of 15 inches.
59. All project related flooding impacts shall be mitigated by the project applicant. Drainage
improvements shall be designed by a Civil Engineer registered in the State of California
in accordance with the Sonoma County Water Agency's Flood Control Design Criteria.
Public and private drainage improvements shall be shown on the improvement plans and
shall be approved by the Sonoma County Water Agency (SCWA) prior to approval by
the City Engineer.
60. No lot to lot drainage is allowed. No concentrated drainage may discharge across
sidewalks. All site drains must be connected to the public storm drain system, or
discharged through the face of curb or to an established waterway. A minimum of two
curb drains will be required to drain residential lots.
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61. Plans and certifications shall demonstrate compliance of all improvements, including
building pads and finished floor elevations, with the City's Flood plain Ordinance, to the
satisfaction of the Building Official and City Engineer. Pad elevations shall be
constructed at a minimum of 1 foot above the 100-year Floodplain as determined by the
City and certified by the project engineer.
62. Site drainage design must include facilities for the containment of recycled water runoff
due to over irrigation, system leakage or control failure.
Water System Requirements
63. The water system improvement plans shall be accompanied by a hydraulic model run, or
alternative form of calculation, demonstrating that the fire flows and pressures required
for the project, including the hotel element, can be achieved with the proposed water
system improvements. These calculations are subject to the approval of the City Engineer
and Fire Marshall.
64. The improvement plans shall show backflow prevention devices in accordance with the
requirements of the City of Rohnert Park's Backflow Prevention Ordinance.
65. The applicant shall indicate in writing to the City of Rohnert Park the disposition of any
water well(s) and any other water that may exist within the site. All wells shall be
abandoned, properly sealed, and destroyed in accord with State of California Health
Department Requirements.
66. Each individual multifamily and/or commercial unit shall be sub-metered off a master
City water meter.
67. The improvement plans shall show water services to the building. All water meters shall
be located within the right-of-way unless otherwise approved by the Development
Services Department. The improvement plans shall show fire protection in accordance
with the requirements of Rohnert Park Fire Department.
68. The improvement plans shall show hydrants placed per the direction of the Rohnert Park
Fire Division.
69. The improvement plans shall include a note that states "All hydrants shall be covered
with bags indicating that the hydrant is not active until flow tests are completed by the
City and the hydrants are approved."
Sewer System Requirements
70. The improvement plans shall show any existing septic systems on the property and state
they shall be abandoned in accordance with the requirements of the Sonoma County
Public Health Service.
71. The improvement plans shall illustrate any grease traps required for commercial kitchen
or restaurant facilities in accordance with the requirements of the Santa Rosa Subregional
System and the City of Rohnert Park Design Standards.
72. Sanitary sewer connections shall be provided to the floor sump in all trash dumpster
enclosures.
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73. A sanitary sewer application shall be submitted to the Development Services for review
and approval. Application shall indicate the type of discharge proposed.
74. The improvement plans shall show that all manholes shall be provided with a gasket.
75. Sewer grades must be designed such that ultimate finished floors are a minimum of 12"
above upstream manhole or clean-out rim elevations
Recycled Water System Requirements
76. The improvement plans shall show recycled water use for irrigation. A booster pump
may be needed.
77. The recycled water system improvements shall be designed in accordance with the City
of Santa Rosa’s Recycled Water Users Guide, the City of Santa Rosa and City of Rohnert
Park standards, Title 22 of the California Code of Regulations and the requirements of
the North Coast Regional Water Quality Control Board.
78. All recycled water mains, service laterals, plumbing, valves, pipes, appurtenances,
irrigation parts, vaults and boxes must be purple. Recycled water notification signs shall
be installed as directed by the City Engineer. Recycled water spray, mists and ponding
must not be present in any designated eating area. All drinking fountains must be
positioned or shielded to eliminate any exposure to recycled water sprays or mists.
79. Recycled water/potable water dual plumbing design and layout, construction-installation
and final inspection review for individual lots or grouping of lots must be performed by
an AWWA certified Cross Connection Specialist and all deficiencies must be corrected at
the applicant’s expense. Written reports of the Cross Connection Specialist's finding must
be submitted to and approved by the City.
Dry Utility System Requirements
80. Utility plans within existing or proposed public right-of-way for electric, gas, telephone,
cable and fiber optic (joint trench) shall be submitted to the City Engineer for review. All
above-ground structures shall be specifically approved by the Director of Development
Services.
81. Improvement plans shall show that all utility distribution facilities, including any existing
overhead utilities (of 26,000 volts or less) along the project frontage, shall be placed
underground or removed, except surface-mounted transformers, pedestal mounted
terminal boxes, meter cabinets, fire hydrants and street lights. Appropriate easements
shall be provided to facilitate these installations.
Prior to the Issuance of Grading Permits and/or Improvement Agreements
82. No construction activity may commence until the applicant has demonstrated to the City
that it has filed a Notice of Intent to comply with the Terms of General Permit to
Discharge Storm Water Associated with Construction Activity (NOI) with the State of
California Water Resources Control Board.
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83. The applicant shall secure an encroachment permit from the City prior to performing any
work within the City right of way or constructing a City facility within a City easement.
84. The applicant shall secure a letter from Sonoma County Transit Agency indicating the
acceptability of proposed transit stops.
85. If the site will require import or export of dirt, the applicant shall submit in writing the
proposed haul routes for the trucks and equipment. The haul routes must be approved by
the City prior to import/export work commencing.
86. For a grading permit, the applicant shall secure an approval of a grading plan prepared by
a Registered Civil Engineer licensed in the State of California, pay all required fees and
post sufficient surety guaranteeing completion.
87. For Improvement Agreements, the applicant shall secure approval of the improvement
plans prepared by a Registered Civil Engineer licensed in the State of California and pay
all required fees, shall enter into an Improvement Agreement guaranteeing completion
within 24 months and shall post sufficient surety guaranteeing completion.
88. Prior to the issuance of the improvement agreement that includes the Hinebaugh Creek
outfall pipeline, the applicant shall demonstrate that it has obtained permits from all
applicable regulatory agencies, including but not limited to, Regional Water Quality
Control Board, State Department of Fish and Game, and the US Fish and Wildlife
Service.
Prior to the Issuance of the First Building Permit
89. Lot line adjustment application shall be submitted and approved by the City to amend the
parcel line between the hotel and the residential parcel. The adjustment should move the
hotel parcel line to the east so that all required hotel parking is contained on the hotel
parcel.
90. The applicant shall provide pad certifications for the site on which the building permit is
requested.
91. By payment of its PFFP fees, the project proponent shall fulfill the environmental
mitigation requirement to participate in funding a traffic signal at Redwood
Drive/Business Park Drive intersection.
92. By payment of its PFFP fees project, the project proponent shall fulfill the environmental
mitigation requirement to participate in funding a right-tum overlap on the westbound
Rohnert Park Expressway approach.
93. The applicant shall provide proof of payment of any impact fees required by the school
district that serves the property.
94. The applicant shall demonstrate adequate fire flows for the project to protect combustible
construction in accordance with the Municipal Code and to the satisfaction of the City’s
Fire Marshall.
95. The applicant shall have constructed adequate (a minimum of rocked) fire access for the
site.
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96. If necessary, the applicant shall provide the city with signed deeds for all on-site and off-
site rights-of-way and easements; or the project proponent shall execute the standard city
contract for real property acquisition and deposit the estimated acquisitions costs into a
city trust account, and the project proponent shall formally request and the city council
approve a resolution of intent to use its powers of condemnation to acquire the rights-of-
way and/or easements.
97. The applicant shall implement the following CALGreen requirements:
a. Review page 4 Residential and Commercial Summary Table and identify the
location of the features listed on page 18 figure 17.
b. For the residential project provide electric vehicle and bicycle parking (A4.106.8
Electric vehicle (EV) charging and A4.106.9 Bicycle parking).
c. For non – Residential projects, provide bicycle parking, designated parking for
fuel efficient vehicle and electric vehicle supply wiring (5.106.4 Bicycle parking,
A5.106.5.1.1 Designated parking for fuel-efficient vehicles, and A5.106.5.3
Electric vehicle supply wiring).
d. Provide addition CalGreen implementation as required by the project MMRP.
During Construction
98. All construction shall conform to the City's most current Manual of Standards, Details,
and Specifications latest edition, all City Ordinances and State Map Act and the approved
plans.
99. The applicant shall complete all water and wastewater improvements, including pressure
and bacterial testing and raising manholes and cleanouts to grade prior to connection of
any improvements to the City water or wastewater systems.
100. If any hazardous waste is encountered during the construction of this project, all work
shall be immediately stopped and the Sonoma County Environmental Health Department,
the Fire Department, the Police Department, and the Development Services Inspector
shall be notified immediately. Work shall not proceed until clearance has been issued by
all of these agencies.
101. Prior to final preparation of the sub-grade and placement of base materials, all
underground utilities shall be installed and service connections stubbed out behind the
sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in
a manner which will not disturb the street pavement, curb, gutter and sidewalk, when
future service connections or extensions are made.
102. Prior to placing the final lift of asphalt, all public sanitary sewer lines shall be video
inspected at the expense of the contractor/applicant. All video disks shall be submitted to
the City. If any inadequacies are found, they shall be repaired prior to the placement of
the final lift of asphalt.
103. The applicant shall be responsible to provide erosion and pollution control in accordance
with the approved plans and permits.
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104. The applicant shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris during the construction period.
105. If grading is to take place between October 15 and April 15, both temporary and
permanent erosion control measures, conforming to the project erosion control plans shall
be in place before October 1st. Erosion control measures shall be monitored and
maintained continuously throughout the storm season.
106. The following minimum Best Management Practices (BMPs) shall be required during
construction:
a. Construction crews shall be instructed in preventing and minimizing pollution on
the job.
b. Construction entrances/exits shall be stabilized to prevent tracking onto roadway.
c. Exposed slopes shall be protected from erosion through preventative measures.
d. Use brooms and shovels when possible to maintain a clean site
e. Designate a concrete washout area. Maintain washout area and dispose of
concrete waste on a regular basis.
f. Establish a vehicle storage, maintenance, and refueling area.
g. Protect drain inlets from receiving polluted storm water through the use of filters
such as fabrics, gravel bags or straw wattles.
h. Have necessary materials onsite before the rainy season.
i. Inspect all BMPs before and after each storm event. Maintain BMPs on a regular
basis and replace as necessary, through the entire course of construction.
j. All construction implementation measures as outlined in the MMRP.
107. Where soil or geologic conditions encountered in grading operations are different from
that anticipated in the soil and/or geologic investigation report, or where such conditions
warrant changes to the recommendations contained in the original soil investigation, a
revised soil or geologic report shall be submitted for approval by the City Engineer. It
shall be accompanied by an engineering and geological opinion as to the safety of the site
from hazards of land slippage, erosion, settlement, and seismic activity.
108. The Project shall comply with the City's Municipal Code, including hours of
construction. All construction equipment shall be adequately muffled and properly tuned
in accordance with manufacturer's specifications. All equipment shall be checked by a
certified mechanic and determined to be running in proper condition prior to operation.
109. Hours of work shall be limited to between 8 a.m. to 6 p.m. Monday through Friday.
Work on Saturday or Sunday will only be permitted with written permission from the
City. Requests for extended hours must be submitted 72 hours in advance.
110. Throughout the construction of the project, dust control shall be maintained to the
satisfaction of the City, including all measures in the MMRP and the contractor shall be
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responsible to implement reasonable measure to cure any problems that may occur. At a
minimum the dust control measures will include:
• Cover all trucks hauling construction and demolition debris from the site.
• Water on a continuous as-needed basis all earth surfaces during clearing, grading,
earthmoving, and other site preparation activities.
• Use watering to control dust generation during demolition of structures or break-
up of pavement.
• Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all
unpaved parking areas and staging areas.
• Sweep daily (with water sweepers) all paved areas and staging areas.
• Provide daily clean-up of mud and dirt carried onto paved streets from the site.
• Renovation, demolition activities, removal or disturbance of any materials that
contain asbestos, lead paint or other hazardous pollutants will be conducted in
accordance with BAAQMD rules and regulations.
• Properly maintain all construction equipment.
• For construction sites near sensitive receptors (or if residential development
occurs prior to commencement of commercial development):
• Install wheel washers for all existing trucks, or wash off the tires or tracks of
trucks and equipment leaving the site.
• Suspend dust-producing activities during periods when instantaneous gusts
exceed 25 mph when dust control measures are unable to avoid visible dust
plumes.
• Limit the area subject to excavation, grading and other construction or demolition
activity at any one time.
• For sites greater than four acres:
• Apply soil stabilizers to previously graded portions of the site inactive for more
than ten days or cover or seed these areas.
• Water or cover stockpiles of debris, soil, sand, or other materials that can be
blown by the wind.
• Limit traffic speeds on unpaved roads to 15 mph.
• Replant vegetation in disturbed areas as soon as possible.
111. Idling times shall be minimized either by shutting equipment off when not in use or
reducing the maximum idling time to five minutes (as required by the California airborne
toxics control measure Title 13, Section 2485 of California Code of Regulations). Clear
signage regarding idling restrictions shall be provided for construction workers at all
access points.
112. The prime construction contractor shall post a publicly visible sign with the telephone
number and person to contact at the construction site and at the City of Rohnert Park
regarding dust complaints. The prime construction contractor shall respond and take
corrective action within 48 hours. The Air district's phone number shall also be visible to
ensure compliance with applicable regulations.
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113. Construction firms shall be required to post signs of possible health risk during
construction. The developer is responsible for compliance with the BAAQMD rule
regarding cutback and emulsified asphalt paving materials. In addition, the construction
contractors will implement a plan to use newer construction equipment that meets the NO x
emissions standard of 6.9 grams per brake-horsepower hour for work constructed within
200 feet of residences.
114. The project applicant shall ensure that construction contract specifications include a
requirement that all off-road diesel-powered construction equipment used for project
development with engines greater than 50 horsepower be equipped with a Level 3 Verified
Diesel Emissions Control (VDEC).
115. If the existing city streets are damaged during construction, the contractor/applicant shall
be responsible for repair at no cost to the city.·
116. If, during construction, the contractor damages any existing facilities on the neighboring
properties (i.e. fences, gates, landscaping, walls, etc.) contractor shall be responsible to
replace all damaged facilities.
Prior to Occupancy
117. All streets and sidewalks shall be paved, all public utilities installed, all signage relating
to traffic control (stop signs, etc.) and all streetlights must be operational.
118. All water system improvements necessary to provide fire flows and pressures shall be
installed an operational
119. All improvements shown in the improvement plans deemed necessary for the health,
safety and welfare of the occupant and general public shall be completed.
120. The applicant shall have entered into the City’s standard Master Maintenance Agreement
with the City to address long term maintenance of, among other things, the stormwater
BMPs.
121. The applicant shall have entered into the City’s standard Recycled Water Agreement,
designate site supervisor(s) and undertake any other activities necessary.
122. The applicant shall have completed the formation of a community facilities district or
other maintenance and services funding district to discharge the $800/year/unit obligation
for the residential development.
123. The applicant shall demonstration that it has purchased and retired voluntary carbon
offsets on the Climate Action Reserve (CAR), CAPCOA Greenhouse Gas Reduction
Exchange (GHG Rx), or other verified carbon registry, in order to reduce the project’s
emissions to below the Bay Area Air Quality Management District threshold of
significance of 4.6 MT CO 2 E per service population per year. This shall include
providing the Bay Area Air Quality Management with a certificate of purchase,
verification opinion statement, and proof of offset retirement by the verification body
from which the carbon offsets were purchased.
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Prior to Acceptance of Public Improvements
124. All improvements shown on the Improvement Plans shall be completed.
125. All existing curb, gutter and sidewalk to remain shall be inspected by the City. Any curb,
gutter and sidewalk which is not in accord with City standards or is damaged before or
during construction, shall be replaced.
126. The applicant shall provide a written statement signed by his or her engineer verifying
that the grading and/or drainage improvements are completed in accordance with the
plans approved by the Sonoma County Water Agency, the City Engineer, and the
Building Official.
127. A complete set of As-Built or Record, improvement plans on the standard size sheets
shall be certified by the Civil Engineer licensed in the State of California and returned to
the City Engineer's office prior to final acceptance of the public improvement. These
shall show all constructive changes from the original plans including substantial changes
in the size, alignment, grades, etc. during construction.
128. Approved Record Drawings shall be provided to the City geo-referenced in Autocad
DWG and & PDF File formats.