2020/03/12 Planning Commission Agenda Packet
City of Rohnert Park
Planning Commission
A G E N D A
Thursday, March 12, 2020
6:00 P.M.
130 Avram Avenue, Rohnert Park
To Any Member of the Audience Desiring to Address the Planning Commission:
For public comment on items listed or not listed on the agenda, or on agenda items if unable to speak at the scheduled time, you
may do so upon recognition from the Chairperson. PLEASE FILL OUT A SPEAKER CARD PRIOR TO SPEAKING.
1. CALL TO ORDER
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL (Blanquie____Borba____Giudice____Haydon_____Orloff____)
4. PUBLIC COMMENT – Persons who wish to speak to the Commission regarding an
item that is not on the agenda may do so at this time.
5. CONSENT CALENDAR - ADOPTION OF MINUTES
5.1 Approval of the Draft Minutes of the Planning Commission Meeting February 27,
2020
6. AGENDA ITEMS
6.1 PUBLIC HEARING: TEMPORARY CONDITIONAL USE PERMIT – File
No. PLTU19-0025 – Signature Homes – Consideration of Resolution No. 2020-
07 Approving a Temporary Conditional Use Permit for the University District
Bristol Land Development Model Home Complex
CEQA: An Environmental Impact Report (SCH No. 2003122014) was prepared
for the University District Specific Plan. An Addendum to the Environmental
Impact Report was completed in 2014 reflecting the updated Specific Plan and
related entitlements, including the construction of residential units.
6.2 PUBLIC HEARING: MUNICIPAL CODE AMENDMENT – File No.
PLMC20 -0001 – City of Rohnert Park – Consideration of Resolution No. 2020-08
Recommending to City Council Amendments to Rohnert Park Municipal Code
Title 17 - Zoning with Respect to Accessory Dwelling Units and Junior Accessory
Dwelling Units
6.3 STUDY SESSION: Changes to State Law Concerning Accessory Dwelling Units
and Junior Accessory Dwelling Units
7. ITEMS FROM THE PLANNING COMMISSION
8. ITEMS FROM THE DEVELOPMENT SERVICES STAFF
9. ADJOURNMENT
NOTE: If you challenge the nature of the proposed action in court, you may be limited to
raising only those issues you or someone else raised at public hearing(s) described in this agenda,
or in written correspondence delivered to the City of Rohnert Park at, or prior to the public
hearing(s).
Disabled Accommodation: In compliance with the Americans with Disabilities Act, if
you need special assistance to participate in this meeting please call (707) 588-2231. Notification
72 hours in advance of the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102.35.104 AD Title III).
CERTIFICATION OF POSTING OF AGENDA
I, Jennifer Sedna, Community Development Assistant, for the City of Rohnert Park, declare that
the foregoing notice and agenda for the March 12, 2020 Planning Commission Meeting of the
City of Rohnert Park was posted and available for review on March 6, 2020 at Rohnert Park City
Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the City
of Rohnert Park’s website at www.rpcity.org.
Signed this 6th day of March, 2020 at Rohnert Park, California.
/s/
Appeals of any decisions made tonight must be received by the Planning Division within 10
days and no later than 5:00 p.m. on March 23, 2020.
Minutes of the Planning Commission
Of the City of Rohnert Park
Thursday, February 27, 2020
6:00 P.M.
130 Avram Avenue, Rohnert Park
1. CALL TO ORDER
Chairperson Blanquie called the regular meeting to order at 6:00 p.m.
2. PLEDGE OF ALLEGIANCE
Led by Chairperson Blanquie.
3. ROLL CALL
Present: Daniel A. Blanquie, Chairperson
John E. Borba, Commissioner
Susan Haydon, Vice Chair
Marc Orloff, Commissioner
Absent: Gerard Giudice, Commissioner
Staff Present: Planning Manager, Jeff Beiswenger, Planner I, Suzie Azevedo, Consultant,
Kevin Locke, and Recording Secretary, Jennifer Sedna, were present.
4. PUBLIC COMMENT
None.
5. CONSENT CALENDAR - ADOPTION OF MINUTES
5.1 Approval of the Draft Minutes of the Planning Commission Meeting February 13,
2020.
ACTION: Moved/seconded (Orloff /Borba) to approve the Draft Minutes of the
Planning Commission Meeting February 13, 2020.
Motion carried by the following unanimous 4-0-1 vote: AYES: Blanquie,
Borba, Haydon and Orloff; NOES: None; ABSTAIN: None; ABSENT: Giudice.
6. AGENDA ITEMS
6.1 STUDY SESSION – Northwest Specific Plan Development Standards and
Procedures
Planner I, Suzie Azevedo, presented the item. Recommended Action(s): Participate in a
study session for Northwest Specific Plan Development Standards and Procedures.
Applicants, Bill Kampton, Senior Vice President and property owner Sam Ishaq,
answered questions from the Commissioners including the market analysis that
recommends two hotels on the site built in two phases, the two different hotels products,
internal circulation including a bike path, the number of rooms, surrounding
complimentary uses such as proximity to: the 101 Freeway, San Francisco, retail, casino
and food, solar and energy efficiency, and the lack of retail and grocery in the area.
ACTION: By Consensus (none opposed), Planning Commission participated in
the study session by offering input on various topics such as hotel carrying
capacity of the specific plan area and the City and County in general,
environmental issues including wetlands and California Tiger Salamander habitat,
preference to zone the area as non-residential allowing for commercial and
industrial zoning, existence of nearby rural residences, and lack of school
facilities. The Commission directed staff to allow for taller buildings, to allow
smaller projects than 10 acres to be developed, and to have staff continually
remind the Commission about land use issues in the context of diminishing
parcels left to be developed with the need to balance of amenities and uses.
6.2 STUDY SESSION – Food Truck Ordinance
Consultant, Kevin Locke presented the item: Recommended Action(s): Participate in a
study session for a Food Truck Ordinance.
Justin Bosch, from Parliament Brewery, stated their focus is to make beer which is also
what their facilities support, not food preparation; that food trucks are a natural pairing
with breweries to meet both needs of consumers, which could also benefit the
surrounding communities; that Parliament’s preference is to restrict food trucks to their
parking lot for shorter durations of time to allow for a variety of food from other trucks;
and, that surrounding restaurants have been supportive of their services, offering delivery
discounts to their patrons or by serving food during a permitted event.
ACTION: By Consensus (none opposed), Planning Commission participated in
the study session by offering input on various topics such as centralized food
truck locations in Santa Rosa, Petaluma, and San Jose, and at the City’s Farmers
Market, awareness of competition to existing restaurants, approval with shopping
center owners for parking lot use, possible invigoration of the shopping center on
Southwest Boulevard, establishing a City marketplace with trucks and local goods
in denser areas to allow for walkability and community gathering, provide
vendors direction to designated places to allow for dumping trash, streamlining
the permitting process, exercising location restrictions and tailoring specific
restrictions on the type of food trucks allowed. The Commission directed staff to
bring back a Food Truck Ordinance incorporating items from the discussion.
7. ITEMS FROM THE PLANNING COMMISSION
Commissioner Borba inquired if Commissioners appointments will change due to the
district-based elections for City Council.
8. ITEMS FROM THE DEVELOPMENT SERVICE STAFF
Staffperson Beiswenger stated there will be at least two agenda items for the first meeting
in March, including an introduction of an ADU Ordinance for City Council and the
Bristol Model Home Complex from Signature Homes.
9. ADJOURNMENT
Chairperson Blanquie adjourned the regular meeting at 7:36 p.m.
____________________________________ ___________________________________
Daniel A. Blanquie, Chairperson Jennifer Sedna, Secretary
1
CITY OF ROHNERT PARK
PLANNING COMMISSION STAFF REPORT
Meeting Date: March 12, 2020
Item No: 6.1
Prepared By: Suzie Azevedo, Planner I
Agenda Title: PLTU19-0025, Temporary Conditional Use Permit for Model Homes for
the Bristol Neighborhood at University District Specific Plan
Location: 6.2 Acre lot south of Keiser Avenue and north of Lawrence Jones Middle
School and within the University District Specific Plan
GP/Zoning: SP – Specific Plan
Applicant/Owner: Scott Jones, Signature Homes, Inc.
RECOMMENDED ACTION: Staff recommends that the Planning Commission adopt
Resolution No. 2019-07 approving a Temporary Conditional Use Permit for the Bristol
Development at University District Specific Plan (UDSP) Model Homes and Master Sign
Program. (Figure 1)
Figure 1: Project Location
BACKGROUND: In 2006, the University District Specific Plan (UDSP) was approved and
associated General Plan amendments were adopted and implemented to allow development of
1,610 residential units. The UDSP included approximately 300 acres of lands owned by five
property owners (University District LLC, Vast Oak Properties, Cotati-Rohnert Park Unified
School District, Gee, and Linden) in the City of Rohnert Park. A total of 42 units were allocated
to the Bristol property (previously the Gee Property). An Environmental Impact Report (EIR)
BRISTOL
2
was prepared and adopted by the City in conjunction with this 2006 approval of the Specific
Plan.
In April 2014, the City Council approved revisions to the adopted Specific Plan, which included
changes to the Development Standards and Design Guidelines and allowed an increase in the
number of residential units and reduction in the amount of commercial area. The number of
units allocated to the 6.2-acre Bristol (Gee) property did not change. As part of the approval
process, the City Council also approved an Addendum to the UDSP EIR.
On August 14, 2018, the City Council approved a Tentative Subdivision Map and Development
Area Plan (DAP) to allow the subdivision of property located south of Keiser Avenue and within
the UDSP area, consisting of the Bristol 42 single family residential lots.
ANALYSIS: The proposed project involves the construction and operation of the model
homes and sales office for the Bristol neighborhood development at UDSP. (Refer to location
shown on Sheet L-0.0 of Exhibit 1).
The residential floor plans, exterior elevations and colors for the Bristol neighborhood were
approved with the DAP. The 2018 DAP approval was conditioned to require Planning
Commission approval of a plan for the model home complex, including off street parking,
lighting, ADA compliance and office complex prior to issuance of building permits. Model
home applications are required to provide:
• An accessible parking layout (2 spaces per model home/sales trailer)
• Location of accessible restroom, if not within the sales office.
• An accessible path of travel from accessible parking space to the sales office and
the accessible restroom, if not within the sales office model
• Proposed fencing
• Location of any electrical transformers, fire hydrants, utility connections
• Floor plan of Sales Office
• Signage - showing location, design of all exterior signage
The applicants have submitted an application for a Temporary Conditional Use Permit for the
Bristol Model Homes and Sales Complex. The applicant’s submittal includes the required
parking, restrooms, lighting and fencing. Permanent fencing is consistent with the approved DAP
and temporary fencing would be removed upon completion of sales. Site plans include ADA
compliant access and restrooms. Proposed hours of operation for the model homes sales office
are 10:00 am to 6:00 pm daily, 7 days a week.
Access to the model homes will be from Keiser Road. The City will be completing Keiser Rd.
reconstruction during the 2020 construction season. This construction may block access to the
model home driveway and Signature Homes has been notified that access could be unavailable to
the complex periodically.
Concurrent with construction of the model home parking lot improvements, a condition of
approval has been added that the construction of the internal street shall commence and proceed
to completion from the westerly intersection with Keiser Avenue to the model home driveway.
3
Upon 30 day notice from the City, the model home driveway connection to Keiser Rd. shall be
abandoned and the access will be provided to the model homes from the internal street.
Additional components of the proposed complex are described in greater detail below.
Bristol Model Home and Sales Office
The Bristol Model Homes and Sales Complex, would be located on six (6) lots within Bristol
neighborhood. As shown on Sheet L-0.0 of Exhibit 1, the Bristol development portion of the
UDSP consists of property located south of Keiser Road and northwest of the of the Vast Oak
West development area and west of the Vast Oak North development area. The model homes and
sales office would be constructed in the northwest corner of the Bristol neighborhood, and just
east of the 9,814 square foot water quality basin parcel. The individual model homes and sales
office would be located on three (3) of the lots (Lots 36, 37, 38) and the accessory parking would
be located on three remaining lots (3) of the lots in the six lot configuration (Lots 39, 40, 41).
Each of the model homes would be two-stories and would represent the different floor plans,
exterior elevations and colors, as included in the approved DAP. Refer to Exhibit 2, Bristol
Front Elevations for the approved home exterior elevations. As shown on Sheets L-1.0, L-2.0 of
Exhibit 1, the components of each of the proposed model homes would be as follows:
• Lot 36 would represent Plan 3 (Craftsman). This model backyard includes a covered
patio with chairs and outdoor carpet, colored concrete patio, a wood/hog wire green wall
vine panel, freestanding SS bbq, accent pots with colorful plantings and outdoor
furniture.
• Lot 37 would represent Plan 2 (Modern Prairie). This model home would house the
accessible temporary restroom. The backyard includes stamped colored concrete,
outdoor kitchen with SS bbq, accent pots with colorful plantings, free standing fire table,
horizontal board screen wall with vines and outdoor furniture.
• Lot 38 would represent Plan 1 (Traditional) and would be the location of the temporary
sales office in the garage of the home. The model backyard includes a covered patio with
club chairs and outdoor carpet, colored concrete patio, green screens, bubbler pot
fountains, freestanding SS bbq, potted plants and outdoor furniture.
Fourteen parking stalls, including one ADA accessible stall, would be constructed on Lots 39, 40
41. An accessible path of travel would provide access from the parking lot to the sales office and
model homes and ADA accessible bathroom.
Landscaping would be installed along the streetscape, within the front and back yards of the
model homes, and surrounding the temporary parking lot (Refer to Sheets L-2.0, of Exhibit 1.
Six-foot wooden fencing would be constructed on the interior lot boundaries (Refer to Sheet L-
1.0 of Exhibit 1).
4
Project Signage
As shown on Sheet L-1.0 of Exhibit 1, conceptual project signage includes eight 8.0-foot by 3-
foot sales center rigid banner/flag signs on a 18-foot galvanized steel pole painted white and one
4-foot by 6.5-foot American flag on a 26-foot galvanized steel pole painted gloss white. Of the
eight sales center flag signs, three would be placed behind the sidewalk along Keiser Road
frontage, two inside the fence line of Lot 38 and three, one each along Lots 36, 37, and 38. The
American flagpole would be placed in the parking lot bark area at the entrance of the parking lot
on Lot 39 (see also Exhibit 2 for details on all signage proposed).
Additional signage includes the following:
• One Community Sign introducing the model home complex measuring 5’ by 4’ situated
behind the sidewalk just east of the entrance on Keiser Rd.
• One Information Center Sign (2 sided) located on Lot 38 at the entrance to the model
home complex area. The sign measures 5.5 feet by 3 feet and the sign copy reads Bristol,
Information Center, Open Daily and on the reverse side, Thank you For Visiting.
• One directional Parking sign, 5’ by 2’, located behind the sidewalk at the west portion of
the entrance to the parking area.
• Three exterior identification signs placed at the entrance to each model home and
measuring 2.5’ by 1.5’ identifying the plan type and model home specifics.
• One Unauthorized parking sign, see Sheet L-1.0 for location and L-3.0 of Exhibit 1 for
details.
• One Accessible Path of Travel Sign, see Sheet L-1.0 for location and
• Three Watch Your Step signs at entrance to model home.
• ADA Exit and Entrance Signs
• HUD and Prop 65 required signage
The proposed plans are consistent with the Specific Plan and the model homes streetscape and
landscaping proposed are consistent with the DAP for the Bristol 1st Land Development as
approved by the City Council. Temporary facilities such as parking, ADA compliance, fencing
and restrooms comply with model home requirements. Exterior lighting would be exterior lights
on the model homes as approved with the DAP.
ENVIRONMENTAL DETERMINATION: Pursuant to the California Environmental Quality
Act (CEQA), the City of Rohnert Park, as the lead agency, has conducted an environmental
review of the University District Specific Plan Area, which includes the project site. The City
prepared an Environmental Impact Report (EIR) to address the potentially significant adverse
environmental impacts that may be associated with the planning, construction, or operation of
the Project and to identify appropriate and feasible mitigation measures and alternatives that may
be adopted to significantly reduce or avoid the impacts identified in the EIR. The City certified
the Final EIR on May 23, 2006 and approved an Addendum to the Final EIR on April 8, 2014.
An Environmental Consistency Analysis was prepared for this project, which concluded that the
proposed Tentative Subdivision Map and Development Area Plan is consistent with the analysis
in the EIR and Addendum and would not result in additional environmental effects. Therefore,
no additional environmental review is necessary.
5
PUBLIC NOTIFICATION: A public hearing notice denoting the time, date, and location of this
hearing was published in the Community Voice on February 28, 2020. Property owners within 300
feet of the project site and interested parties requesting notification were also mailed notices, and
the notice was posted pursuant to State law.
Planning Manager Approval Date: March 6, 2020
Attachments (list in packet assembly order):
1. Planning Commission Resolution 2020-07
• Exhibit 1 – Landscape Plans for Bristol Models 1st Land Development
• Exhibit 2 – Bristol by Signature Homes Lot 38 and Bristol Sign Program
PLANNING COMMMISSION RESOLUTION NO. 2020-07
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK APPROVING A TEMPORARY CONDITIONAL USE
PERMIT FOR UNIVERSITY DISTRICT BRISTOL LAND DEVELOPMENT
MODEL HOME COMPLEX
WHEREAS, the applicant, Signature Homes, filed Planning Application No. PLTU19-
0025 for a Temporary Conditional Use Permit for the construction of the Model Homes and
Sales Offices in the Bristol neighborhood within the within the University District Specific Plan
in accordance with the City of Rohnert Park Municipal Code (RPMC); and
WHEREAS, Planning Application No PLTU19-0025 was processed in the time and
manner prescribed by State and local law; and
WHEREAS, pursuant to California State Law and the RPMC, public hearing notices
were mailed to all property owners within an area exceeding a three hundred foot radius of the
subject property and a public hearing was published for a minimum of 10 days prior to the first
public hearing in the Community Voice; and
WHEREAS, on March 12, 2020 the Planning Commission reviewed Planning
Application No. PLTU1 9-0025 at which time interested persons had an opportunity to testify
either in support of or opposition to the project; and,
WHEREAS, at the March 12, 2020, Planning Commission meeting, upon considering all
testimony and arguments, if any, of all persons desiring to be heard, the Commission considered
all the facts relating to Planning Application No. PLTU19-0025.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct.
Section 2. Factors considered. The Planning Commission, in approving Planning
Application No. PLTU19-0025, makes the following factors, to wit:
A. That the proposed location of the Temporary Conditional Use is consistent with the
objectives of the Zoning Ordinance and the purposes of the district in which the site is
located;
The proposed use will comply with the Development Standards in the University District
Specific Plan, Tentative Map and Development Area Plan for University District Bristol
Land Development. The creation of a model home complex is authorized by the
Conditions of Approval contained with the Bristol Development Area Plan entitlement
documents. A model home complex is an appropriate use within the University District
Specific Plan, residential districts.
2
Reso 2020-07
B. That the proposed location of the Temporary Conditional Use and the conditions under
which it would be operated or maintained will not be detrimental to the public health,
safety or welfare, or materially injurious to properties or improvements in the vicinity,
and that the operation and maintenance of the Conditional Use will be compatible with
the surrounding uses.
The model homes and sales office will be located on six (6) lots within the Bristol
neighborhood. The model homes will be appropriately located within lots to meet all
development standards for eventual sale. The model home complex, accessible ramps and
stairs will be constructed according to California Building Code standards. Public access
on the site will be limited to the model home complex. Construction operations will be
separated from the sales facilities.
C. The proposed Temporary Conditional Use will comply with each of the applicable
provisions of this title.
The model homes, streetscape and landscaping proposed are consistent with the
Development Area Plan for the Bristol Land Development approved by the City Council.
Temporary facilities such as the model homes, parking, ADA compliance, fencing and
restrooms comply with Model Home requirements. Vehicular and pedestrian access is
adequate. Fencing will prohibit visitors from entering construction areas.
Section 3. Environmental Clearance. An Environmental Impact Report (SCH No.
2003122014) was prepared for the University District Specific Plan. An Addendum to the
Environmental Impact Report was completed in 2014 reflecting the updated Specific Plan and
related entitlements, including the construction of residential units.
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Planning Application No. PLTU19-0025 subject to the following conditions and as
shown in Exhibit 1 and Exhibit 2 attached hereto:
Conditions of Approval
1. The Temporary Conditional Use Permit is approved for up to 48 months from the Planning
Commission approval date.
2. The temporary Model Home Complex for the Bristol neighborhood and the related
improvements are limited to Lots 36, 37, 38, 39, 40, 41. Parking, signage and sign poles,
temporary fencing, temporary structures and other improvements, excepting homes for future
sale on Lots 36, 37, and 38 shall be removed upon completion of sales for the Bristol
neighborhood or before expiration of this Use Permit.
3. Hours of operation for the Model Home Sales Office and Complex for the Bristol
Neighborhood are limited to 10:00 AM to 6:00 PM.
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Reso 2020-07
4. The applicant shall comply with all applicable sections of the Rohnert Park Municipal Code
and the California Building Code, shall obtain all necessary permits from the Building
Division and Public Safety Department prior to commencement of operation of the model
home complex.
5. Implement § 492.16 of the Water Efficient Landscape Ordinance which requires that all
landscaping for model homes shall use signs and written information to demonstrate the
principles of water efficient landscapes. The design of signs and written materials shall be
approved by the City’s Planning Division prior to installation. Signs shall be installed and
written materials available prior to occupancy or operation of any sales office.
6. Prior to occupancy and opening of the sales trailer, model homes, and sales office, a phased
occupancy plan shall be approved by the City’s Planning Division. The plan shall delineate
those areas that will be open to the public (vehicle traffic and pedestrian traffic) and the
means of separating construction activity from the public (fences, etc). The phasing plan
shall delineate the neighborhood streets that will be open to the model home sales traffic,
future resident traffic and construction traffic. The phasing plan will show the fencing and
other means of separation between construction access, active and storage, from sales and
future resident activity. All streets and other areas open to the public shall be free of
construction activity, including storage of material, staging/ unloading, and operation of
equipment.
7. The two nearest fire hydrants must be operational, with red curbs and blue reflectors.
8. Each ADA bathroom shall have an audible/visual notification devices.
9. Provide a 2A10:BC fire extinguisher in each unit.
10. Address numbers shall be illuminated and visible from the street.
11. Access to the model homes will be from Keiser Road. The City will be completing Keiser
Rd. reconstruction during the 2020 construction season. This construction may block access
to the model home driveway and access could be unavailable to the complex periodically.
12. Concurrent with construction of the model home parking lot improvements, the construction
of the internal street shall commence and proceed to completion from the westerly
intersection with Keiser Avenue to the model home driveway. Upon 30 day notice from the
City, the model home driveway connection to Keiser Rd. shall be abandoned and the access
will be provided to the model homes from the internal street.
13. Prior to occupancy and opening of the model homes and sales office to the public, sidewalks
and other street improvements serving the Bristol neighborhood model home complex shall
be completed.
14. Prior to start of home construction, a surety bond shall be posted, covering the cost of
removing parking and other temporary improvements associated with the complex (the
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Reso 2020-07
model homes and landscaping on the model home sites, which are permanent features, shall
be excluded from the surety bond) and providing for the conversion/ completion of work
needed to ready the homes in the complex for sale.
15. All landscaping and water efficient irrigation will be consistent with the approved landscape
plans in the University District Bristol Land Development Area Plan.
16. Signage shall be installed as shown on the proposed model home complex site plans, but no
other signage has been requested or approved outside of the area within the model home
complex.
BE IT FURTHER RESOLVED that said action shall not be deemed final until the
appeal period has expired and that the appeal period shall be ten (10) working days from the date
of said action. No building permits shall be issued until the appeal period has expired, providing
there are no appeals.
DULY AND REGULARLY ADOPTED on this 12th day of March, 2020 by the City of
Rohnert Park Planning Commission by the following vote:
AYES: _____ NOES: _____ ABSENT:_____ ABSTAIN:_____
BLANQUIE _____BORBA_____GIUDICE_____HAYDON____ORLOFF____
Daniel A. Blanquie, Chairperson, Rohnert Park Planning Commission
Attest:
Jennifer Sedna, Recording Secretary
L-0.0
Project No. 06217Scale: Not Applicable
BRISTOL MODELS
Rohnert Park, California
Development Area Plan Landscape Cover Sheet
TABLE OF CONTENTS
COVER SHEET
PRELIMINARY LANDSCAPE PLAN
PLANTING PLAN
ADA DETAILS & WATER USE CALCULATIONS
LANDSCAPE DETAILS
L-0.0
L-1.0
L-2.0
L-3.0
L-4.0
SITE MAPVICINITY MAP
ROHNERT PARK, CALIFORNIA
March 05, 2020
LANDSCAPE PLANS FOR:
BRISTOL MODELS
BRISTOL
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 95691
KEY MAP
NTS
4670 Willow Rd Suite 200
Pleasanton, CA 94588
Phone (925) 463-1122
3437
39
22252831
16
PUBLIC STREET
20
19
18
17
38 2126273233
41 232429303536
1
PARCEL A
42
40
15234567891011121314
KEISER AVENUE
1ST LAND DEVELOPMENT PHASE
BRISTOL SUBDIVISION, KEISER AVENUE FRONTAGE
Copyright 2020 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
March 05, 2020
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FS 117.47
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(BEL 116.83)
FS 120.37
FS 120.37
TW 119.29
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FS/GB 119.37
FS/GB 119.47
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BW 117.13
TS 119.37
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BS 119.95
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FS 119.87
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BS 119.29
1 RISER
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BS 119.74
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22
22a
22a
22a
23a
23a
23a
23b
32
30
26 30
31
34
35
36 37
38
25
44
43
41
42
46
44
(PAD 119.1)
(PAD 119.3)
2%
2%
(GL 119.7)
(1%)
(PAD 119.7)
(FF 120.8)
(GL 120.7)
2%
2%
2
%
(GL 120.7)
(PAD 119.1)
(FF 120.20)
(PAD 119.6)
(FF 120.7)
1%
FF 120.94
3.3%
4.8%2%
2%
2%2%
2%2%
(PAD 118.9)
GB
2%
3%
3%2%
2%
2%3%
2%
GB GB
18'-0" TYP.
9'
-
0
"
T
Y
P
.
30'-0"
8'
-
0
"
10
'
-
6
"
30'-0"
5'-6"
4'
-
6
"
4'-0"
15'-0"
23a23c
(.008)
6
11
Scale: 1" = 10'-0"NORTH
Preliminary Landscape Plan
0'5'10'20'40'L-1.0
Project No. 06217
BRISTOL MODELS
Rohnert Park, California
Development Area Plan
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 956914670 Willow Rd Suite 200
Pleasanton, CA 94588
Phone (925) 463-1122
Copyright 2020 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
March 05, 2020
BOTTOM OF STEP ELEVATION
BACK-OF-WALL ELEVATION
FINISH FLOOR ELEVATION
FINISH SURFACE ELEVATION
GRADE BREAK
GARAGE LIP FINISH ELEVATION
PAD ELEVATION
TOP OF CURB
TOP OF STEP ELEVATION
TOP OF WALL
PROPOSED GRADES
GRADES PER CIVIL ENGINEER
DIRECTION OF SURFACE FLOW
GRADING LEGEND
BS
BW
FF
FS
GB
GL
PAD
TC
TS
TW
137.5
(137.5)
PROJECT SECURITY PROVIDED BY ELECTRONIC,
REMOTELY MONITORED SYSTEMS ON EACH HOME,
OFFICE AND DESIGN CENTER.
SECURITY
WINTER: OPEN DAILY 10 AM TO 5 PM
SUMMER: OPEN DAILY 10 AM TO 6 PM
HOURS OF OPERATION
CALLOUT SCHEDULE
PARKING FOR 14 VEHICLES.
PARKING SIGN.
WHEEL STOPS PER CITY REQUIREMENT.
ADA VAN ACCESSIBLE PARKING STALL. SEE DETAILS
A & B, SHEET L-3.0.
ADA ACCESSIBLE PARKING SIGN. SEE DETAIL C, SHEET
L-3.0.
UNAUTHORIZED PARKING SIGN. SEE DETAIL D, SHEET
L-3.0.
TRUNCATED DOMES PER CITY REQUIREMENT.
ACCESSIBLE TEMPORARY RESTROOM.
SPLIT RAIL FENCE.
ACCESSIBLE PATH OF TRAVEL.
ACCESSIBLE PATH OF TRAVEL SIGN.
AMERICAN FLAG POLE.
PROJECT FLAGS.
COMMUNITY SIGN.
INFORMATION CENTER SIGN.
WIND-MASTER SIGN.
MODEL ID SIGNAGE.
WIRE MESH TRAP FENCE. SEE DETAIL D, SHEET L-4.0.
MAINTENANCE ACCESS GATE. SEE DETAIL E, SHEET L-4.0.
3' X 5' TALL WIRE MESH GATE WITH 4' X 5' TALL PANELS
EITHER SIDE. GATE SHALL BE EQUIPPED WITH PANIC
HARDWARE ON THE INSIDE, KEY LATCH-LOCK ON
OUTSIDE. SEE DETAIL E, SHEET L-3.0.
PLANTING AREA, TYPICAL.
6'-0" HIGH GOOD NEIGHBOR FENCE. SEE DETAIL A, SHEET
L-4.0.
6'-0" HIGH WOOD GATE. SEE DETAIL B, SHEET L-4.0.
ACOUSTIC GOOD NEIGHBOR FENCE - SEE DETAIL C,
SHEET L-4.0.
PUBLIC SIDEWALK.
CONCRETE TOUR WALK. SEE DETAIL E, SHEET L-3.0.
CONCRETE SCORE, TYP. SEE DETAIL E, SHEET L-3.0.
"WATCH YOUR STEP" SIGNAGE.
CONCRETE STEPS, TYPICAL.
CONCRETE RETAINING WALL/GUARDRAIL.
HANDRAIL AT STEPS.
CONCRETE STEP PADS.
VINE PANELS AT WINDOWS.
BARK AREA.
LOT 38 - PLAN 1 - SALES OFFICE LOT 37 - PLAN 2 LOT 36 - PLAN 3
COVERED PATIO WITH CLUB CHAIRS AND OUTDOOR
CARPET.
COLORED CONCRETE PATIO.
HORIZONTAL BOARD SCREEN WALL WITH VINES.
BUBBLER POT FOUNTAINS.
ACCENT COLORFUL PLANTINGS.
CLUB CHAIR/TABLE.
4 PERSON DINING TABLE.
FRESSTANDING SS BBQ.
STAMPED COLORED CONCRETE.
OUTDOOR KITCHEN WITH SS BBQ.
ACCENT POT WITH COLORFUL PLANTINGS.
OUTDOOR SECTIONAL COUCH W/ CHAIRS.
FREE STANDING FIRE TABLE (SELF CONTAINED).
6 PERSON DINING TABLE IN COVERED PATIO.
HORIZONTAL BOARD SCREEN WALL WITH VINES.
COVERED PATIO WITH CLUB CHAIRS & OUTDOOR CARPET.
COLORED CONCRETE PATIO.
WOOD/HOG WIRE GREEN WALL VINE PANEL.
FREE STANDING SS BBQ.
ACCENT POTS W/ COLORFUL PLANTINGS.
4 PERSON DINING TABLE.
OUTDOOR COUCH AND CHAIRS.
1
3
4
5
6
7
8
9
10
11
12
13
2
14
15
16
17
19
20
21
22
23
23a
23b
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
24
25
KEISER ROAD
4639a
16a
GENERAL SITE
2a
9a
23c
16b
18
22a
23d
Scale: 1" = 10'-0"NORTH
0'5'10'20'40'
TREE NOTE
1.THE LOCATION AND QUANTITY OF TREES IS SUBJECT TO
CHANGE BASED ON UTILITY COMPOSITION AND STREET
TREE LOCATION.
2.PROVIDE 3' CLEAR AROUND ALL HYDRANTS PER
CALIFORNIA FIRE CODE.
L-2.0
Project No. 06217
BRISTOL MODELS
Rohnert Park, California
Development Area Plan Planting Plan
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 956914670 Willow Rd Suite 200
Pleasanton, CA 94588
Phone (925) 463-1122
IRRIGATION CONCEPT
STATEMENT
THE IRRIGATION DESIGN FOR THE SITE SHALL COMPLY WITH THE STATE
OF CALIFORNIA MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (TITLE
23 - DIVISION 2-CHAPTER 2.7)
THE IRRIGATION SYSTEMS WILL BE AUTOMATICALLY CONTROLLED BY AN
ET IRRIGATION CONTROLLER CAPABLE OF MULTIPLE PROGRAMMING AND
INDEPENDENT TIMING OF INDIVIDUAL IRRIGATION SYSTEMS. THE
CONTROLLER WILL HAVE A 24-HOUR CLOCK TO ALLOW MULTIPLE START
TIMES AND REPEAT CYCLES TO ADJUST FOR SOIL PERCOLATION RATES.
THE IRRIGATION SYSTEMS WILL CONSIST PRIMARILY OF LOW VOLUME,
LOW FLOW BUBBLERS FOR TREES AND POINT SOURCE DRIP IRRIGATION
FOR SHRUBS AND GROUNDCOVERS.
PLANTS WILL BE GROUPED ONTO SEPARATE VALVES ACCORDING TO SUN
EXPOSURE AND WATER USE TO ALLOW FOR IRRIGATION APPLICATION BY
HYDROZONE. THE IRRIGATION SCHEDULING WILL REFLECT THE REGIONAL
EVAPO-TRANSPIRATION RATES. THE ENTIRE SITE WILL BE DESIGNED TO
RUN DURING NIGHTTIME HOURS WHEN IRRIGATION IS MOST EFFICIENT.
IF RECYCLED WATER MAIN IS INSTALLED ALONG KEISER ROAD,
IRRIGATION SYSTEM WILL CONNECT TO IT.
Copyright 2020 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
March 05, 2020
PLANTING NOTES
1.THE PLANTING DESIGN FOR THE SITE IS DROUGHT TOLERANT
AND UTILIZES NATIVE AND ADAPTED ORNAMENTAL PLANTING.
2.ALL SHRUBS AND GROUNDCOVER MATERIAL SELECTED HAS A
WUCOLS WATER USE RATING OF LOW OR VERY LOW.
3.PROPOSED TREE CANOPIES ARE SHOWN AT 75% MATURE
GROWTH DIAMETER IN ORDER TO ENSURE THERE IS
SUFFICIENT ROOM FOR TREE GROWTH AND HEALTH.
KEISER ROAD
BOTANICAL NAMESYMBOL COMMON NAME
TREE PALETTE
STREET TREES
TREES
PISTACIA CHINENSIS
`KEITH DAVEY`
KEITH DAVEY CHINESE
PISTACHE
ARBUTUS X `MARINA`
(STANDARD)
CERCIS OCCIDENTALIS
(STANDARD)
LAGERSTROEMIA INDICA
`MUSKOGEE`
LAGERSTROEMIA INDICA
`WHITE CHOCOLATE`
MALUS 'PRAIRIE FIRE'
LAGERSTROEMIA INDICA X
FAURIEI `TONTO`
PYRUS CALLERYANA
'CHANTICLEER'
RHAPHIOLEPIS INDICA
`MAJESTIC BEAUTY` TM
ACCENT/BACKYARD TREES
STRAWBERRY TREE
WESTERN REDBUD
MUSKOGEE CRAPE MYRTLE
WHITE CHOCOLATE
CRAPE MYRTLE
FLOWERING CRABAPPLE
TONTO CRAPE MYRTLE
FLOWERING PEAR
MAJESTIC BEAUTY INDIAN
HAWTHORNE STANDARD
LOW
VERY LOW
LOW
LOW
MODERATE
LOW
MODERATE
LOW
LOW
WUCOLS
WATER USE
BOTANICAL NAMESYMBOL COMMON NAME
SHRUB PALETTE
SHRUBS
WUCOLS
WATER USE
DODONAEA VISCOSA
FEIJOA SELLOWIANA
PHORMIUM 'GUARDSMAN'
PRUNUS CAROLINIANA
RHAPHIOLEPIS I. 'CLARA'
XYLOSMA CONGESTUM
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
PURPLE HOPSEED BUSH
PINEAPPLE GUAVA
NEW ZEALAND FLAX
CAROLINA CHERRY
CLARA INDIAN HAWTHORN
SHINY XYLOSMA
LOW
LOW
LOW
LOW
MODERATE
LOW
LARGE SHRUBS
SMALL SHRUBS
ANIGOZANTHOS SPP.
DIETES BICOLOR
HEMEROCALLIS SPP.
PENSTEMON SPP.
PHORMIUM SPP.
ROSA 'RED FLOWER CARPET'
SOLLYA HETEROPHYLLA
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
KANGAROO PAW
FORTNIGHT LILY
EVERGREEN DAYLILY
GARDEN PENSTEMON
NEW ZEALAND FLAX
FLOWER CARPET ROSE
AUSTRALIAN BLUEBELL
LOW
LOW
MODERATE
MODERATE
LOW
MODERATE
LOW
GRASSES
CALAMAGROSTIS 'KARL FOERSTER'
FESTUCA MAIREI
HELICTOTRICHON SEMPERVIRENS
LEYMUS 'CANYON PRINCE'
MUHLENBERGIA RIGENS
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
FEATHER REED GRASS
ATLAS FESCUE
BLUE OAT GRASS
BLUE WILD RYE
DEER GRASS
LOW
LOW
LOW
VERY LOW
LOW
GROUNDCOVERS
FRAGARIA CHILOENSIS
HELIANTHEMUM NUMMULARIUM
MYOPORUM PARVIFOLIUM
ROSMARINUS 'HUNTINGTON CARPET'
SCAEVOLA 'MAUVE CLUSTERS'
1 GAL
1 GAL
1 GAL
1 GAL
1 GAL
CREEPING STRAWBERRY
SUNROSE
PROSTRATE MYOPORUM
DWARF ROSEMARY
PURPLE SCAEVOLA
MODERATE
LOW
LOW
LOW
MODERATE
CISTUS SPP.
COLEONEMA SPP.
ESCALONIA FRADESII
LOROPETALUM 'RAZZLEBERRI'
NANDINA DOMESTICA
PHORMIUM SPP.
PITTOSPORUM SPP.
ROSA SPP.
SALVIA SPP.
VIBURNUM SPP.
WESTRIGIA FRUTICOSA
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
2 GAL
5 GAL
5 GAL
5 GAL
5 GAL
ROCKROSE
BREATH OF HEAVEN
FRADESI ESCALONIA
FRINGE FLOWER
HEAVENLY BAMBOO
NEW ZEALAND FLAX
TOBIRA
ROSE
ORNAMENTAL SAGE
VIBURNUM
COAST ROSEMARY
LOW
MODERATE
MODERATE
LOW
LOW
LOW
LOW
MODERATE
MODERATE
MODERATE
LOW
MEDIUM SHRUBS
VINES
CAMPSIS SPP.
GELSEMUM SEMPERVIRENS
5 GAL
5 GAL
TRUMPET CREEPER
CAROLINA JASMINE
LOW
LOW
SIZE
PARKWAYS & LANDSCAPE AREA
REFER TO PARKWAYS IN PRODUCTION PLANS PREPARED BY VTA.
Scale: See Detail
ADA and Paving Details
& Water Use Calculations
Project No. 06217
BRISTOL MODELS
Rohnert Park, California
Development Area Plan
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 956914670 Willow Rd Suite 200
Pleasanton, CA 94588
Phone (925) 463-1122
L-3.0
Copyright 2020 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
March 05, 2020
SCALE: 1" = 1' - 0"
ADA VAN ACCESSIBLE PARKING STALL
5
2
1
3
'
-
0
"
O
.
C
.
M
A
X
NO
PARKING
4"4"
9'-0"8'-0"
MIN.
2
3
4
6
7
8
9
1
EDGE OF PAVING AND/OR CURB. WHERE APPLICABLE PAINT
CURB BLUE FULL WIDTH OF STALL.
3 ACCESS AISLE ON PASSENGER SIDE OF VEHICLE STALL.
PERIMERTER STRIPE SHALL BE COLOR BLUE; INSIDE
ANGLED HATCHING SHALL BE COLOR: WHITE, SPACED
3'-0" O.C. MAX.
4 12" HIGH WHITE LETTERING.
5 PRINTED INTERNATIONAL SYMBOL OF ACCESSIBILITY
STALL EMBLEM. MIN. 36"X36". WHITE SYMBOL AND BORDER
W/ BLUE BACKGROUND.
6 PARKING STALL
7 4" WIDE DOUBLE PAINTED STRIPING ACCORDING TO
CITY STANDARD. BLUE. TYPICAL
8 48" WHEEL STOP
9 VAN ACCESSIBLE PARKING SIGN. CENTER ON STALL. TYP.
WALKWAY(ACCESSIBLE PATH OF TRAVEL)
NOTES:
1. SURFACE OF PARKING STALL AND ACCESS/LOADING AISLE MUST NOT EXCEED 2% IN ANY
DIRECTION. RAMPS MAY NOT ENCROACH INTO REQUIRED STALL OR AISLE DIMENSIONS.
1'-6"
2'
-
0
"
18
'
-
0
"
M
I
N
.
NOT TO SCALE
6'
-
8
"
1'
-
6
"
12"
6
22
"
M
I
N
.
s s
17" MIN.
3
5
4
1
2
5
4
3
2
1 1/8 " ALUMINUM
'UNAUTHORIZED
VEHICLE WARING '
SIGN PANEL. SCREEN
PRINT COLOR: BLACK
PER CBC 11-502.8
WITH WHITE
BACKGROUND.
1" HIGH SIGN TEXT
2" SQ. ALUMINUM POST
FINISH TO BE ADA
STANDARDS.
COMPACTED
SUB-GRADE
CONCRETE FOOTING
FINISH GRADE
1/2 " RADIUS
(TYP.)
UNAUTHORIZED
PARKING SIGN
UNAUTHORIZED VEHICLES PARKED
IN DESIGNATED ACCESSIBLE
SPACES NOT DISPLAYING
DISTINGUISHING PLACARDS OR
SPECIAL LICENSE PLATES ISSUED
FOR PERSONS WITH DISABILITIES
WILL BE TOWED WAY AT THE
OWNER'S EXPENSE.
TOWED VEHICLES MAYBE
RECLAIMED AT
OR BY TELEPHONING
6
NOT TO SCALE
6'
-
8
"
1'
-
6
"
12"
7
6"
2'
-
0
"
s s
VAN ACCESSIBLE
1'-0"
6
4
6
5
7
1
3
2
5
4
3
2
1
PARKING
ONLY
MINIMUM
FINE $250
1/8 " ALUMINUM PANEL
SCREEN PRINT
SYMBOL COLORS TO
BE ADA STANDARDS.
HANDICAPPED SYMBOL
AND LETTERING TO BE
WHITE
VAN ACCESSIBILITY
SIGN TO FOLLOW
SPECS OF 1 AND 2
ABOVE
2" SQ. ALUMINUM POST
FINISH TO BE ADA
STANDARDS.
COMPACTED
SUB-GRADE
CONCRETE FOOTING
FINISH GRADE
1/2 " RADIUS (TYP.)
ADA ACCESSIBLE
PARKING SIGN
SCALE: 1" = 1' - 0"
ADA STALL SYMBOL
3'-0" SQUARE
WHITE PAINTED SYMBOL
PER CBC 1129B.5.2
SOLID PAINTED
INTERIOR COLOR:
INTERNATIONAL BLUE
4" WIDE WHITE PAINTED
BORDER
90°
A B DC
E CONCRETE PAVING
SCALE: 1-1/2" = 1'-0"
1 CONCRETE PAVING.
4"
2
3
4 CLASS II AGGREGATE BASE,
COMPACTION, & THICKNESS PER SOIL'S
REPORT RECOMMENDATION.
5
6
REINFORCING PER SOIL'S REPORT
RECOMMENDATION.
1/2" TOOLED RADIUS.
COMPACTED SUBGRADE OR
ENGINEERED FILL.
1/4" WIDE X 3/4" DEEP TOOLED CONTROL
JOINT (SEE PLANS).
7 3/8" WIDE FIBER FILLED EXPANSION
JOINT W/ POLYSULFIDE SEALANT.
SEALANT COLOR TO MATCH ADJACENT
PAVING. SEE PLAN FOR LOCATION.
8 FINISH GRADE. 2" BELOW TOP OF
PAVING FOR PLANTING AREA.
9 THICKENED EDGE AT PLANTING AREA
WHERE REQUIRED OR UNDER
PEDESTALS.
1
2
3
6"
8
9
6
7
4
5
A B
ED
CGOOD NEIGHBOR FENCE
SCALE: 1/2" = 1'-0 "
1'-6"
2"
2'
-
0
"
SECTION
ELEVATION
2
6'
-
0
"
1
3
4
5
6
7
9
8
10
6
7
9
8
4
5
1
3
2
10
2 X 4 TOP RAIL DADO (16' LENGTH)
TOP OF FOOTING AT TOP OF
GRADE.
4 X 4 PTDF POST @ 8' O.C.
5/8 X 6 FENCE BOARDS - BOARD
ON BOARD
2 X 4 BOTTOM RAIL DADO
2 X 8 KICKBOARD (PTDF)
FINISH GRADE, GRADE TO SLOPE
AWAY FROM FENCE.
CONCRETE FOOTING
COMPACTED SUBGRADE OR
ENGINEER FILL.
6" AGG. DRAIN ROCKNOTE:
-ALL WOOD MEMBERS SHALL BE
CONSTRUCTION GRADE REDWOOD
OR CEDAR.
-ALL NAILS SHALL BE HOT DIPPED
GALVANIZED.
WOOD GATE
SCALE: 1/2" = 1'-0 "
7
6
5
4
2
3
1
4 X 4 POST PTDF - SEE FENCE DETAIL,
DETAIL B, THIS SHEET, FOR FOOTING.
5/8 X 6 ALTERNATING BOARDS.
NOTE:
- ALL WOOD MEMBERS SHALL BE
CONSTRUCTION GRADE REDWOOD OR
CEDAR.
- ALL NAILS SHALL BE HOT DIPPED
GALVANIZED.
- GATES WIDER THAN 3'-0" REQUIRE 4" X
6" POST, HINGED SIDE ONLY.
3'-0" MIN.
3'-6" MAX.
PLAN
GATE LATCH.
(2) GATE HINGES.
2 X 4 DIAGONAL BRACE.
2 X 4 HORIZONTAL BRACE.
FINISH GRADE.
2"
6'
-
0
"
4
5
1
7
5
4
3
6
4
2 8
8 ADJACENT FENCE. SEE
DETAIL B, THIS SHEET.
ELEVATION
F
Scale: See Detail
Landscape Details
Project No. 06217
BRISTOL MODELS
Rohnert Park, California
Development Area Plan
Napa
855 Bordeaux
Way, Suite 240
Napa, CA
94558
tel: 707.224.2299
fax: 707.224.6821
www.vanderToolen.com
tel: 925.274.1305
Walnut Creek
700 Ygnacio Valley
Rd. Suite 100
Walnut Creek, CA
94596
tel: 916.244.3000
West Sacramento
2101 Stone Blvd.
Suite 115
W.Sacramento,
CA 956914670 Willow Rd Suite 200
Pleasanton, CA 94588
Phone (925) 463-1122
H ITREE STAKING
N.T.S.
2
3
4
5
6
7
8
1
1
2
3
48
5
6
TREE.
2" DIAMETER LODGE POLE
PINE STAKE SET 30" INTO
GRADE OR UNDISTURBED
SUBGRADE A MINIMUM OF 12"
BELOW BOTTOM OF
ROOTBALL. PLACE STAKES
PARALLEL TO PREVAILING
WINDS.
RUBBER TWIST TIES - KNOT
AND ATTACH TO STAKE W/
ROOFING TACK.
TREE ROOTBALL SET ON
LIGHTLY TAMPED SOIL. DO
NOT PENETRATE ROOTBALL
WITH STAKES.
3" DEEP WATERING BASIN.
FINISH GRADE.
AMENDED BACKFILL.
FERTILIZER TABLETS.
RUBBER TWIST TIES
WRAPPED IN A FIGURE
"8" AROUND TRUNK
TWICE ROOTBALL
DIAMETER
6"
12
"
1/
2
1/
2
4"
TO
F
I
R
S
T
B
R
A
N
C
H
PLAN
7 5
2
NOTE:
-SCARIFY SIDES OF PLANTING PIT.
-FERLTILIZED TABS ARE NOT TO BE
USED WITH CALIFORNIA NATIVE PLANTS.
-DO NOT USE AMENDED SOIL FOR
CALIFORNIA NATIVE TREES.
-SET CROWN OF ROOTBALL 1" ABOVE
GRADE.
PREVAILING WIND
SHRUB
N.T.S.
SHRUB - SET CROWN OF ROOTBALL
2" ABOVE FINISH GRADE.
3" HIGH WATERING BASIN.
FINISH GRADE.
AMENDED BACKFILL.
SET ROOTBALL ON LIGHTLY
TAMPED SUPPORT.
FERTILIZER TABLETS - SEE
GENERAL PLANTING NOTES FOR
QUANTITY PER SHRUB SIZE.
3" DEPTH MULCH.
COMPACTED SUBGRADE OR
ENGINEERED FILL.
1. FERTILIZER TABS ARE NOT TO BE
USED WITH CALIFORNIA NATIVE
SHRUBS.
2. DO NOT USE AMENDED SOIL
FOR CALIFORNIA NATIVE SHRUBS.
TWICE ROOTBALL
DIAMETER
6"
1"
NOTE:
1 1
2
3
4
5
6
7
8
8
6
4
3
2
5
7
L-4.0
ACOUSTIC GOOD NEIGHBOR FENCE
SCALE: 1/2" = 1'-0 "
1'-6"
2'
-
0
"
SECTION
ELEVATION
2
6'
-
0
"
1
3
4
5
6
7
9
8
10
6
7
9
8
4
5
1
3
2
10
2 X 4 TOP RAIL DADO (8' LENGTH)
1/2" EXTERIOR GRADE PLYWOOD INTO DADO @
TOP AND BOTTOM RAILS. CAULK INTO DADO
POSTS AND ALL JOINTS.
TOP OF FOOTING AT TOP OF GRADE.
4 X 4 PTDF POST @ 8' O.C.
5/8 X 6 FENCE BOARDS - BUTT TIGHT
TOGETHER.
2 X 4 BOTTOM RAIL DADO WITH CLEAT TO
PLYWOOD
2 X 8 KICKBOARD (PTDF) BACKFILL SOIL TO
SEAL. CAULK ALL JOINTS.
FINISH GRADE, GRADE TO SLOPE AWAY FROM
FENCE.
CONCRETE FOOTING
COMPACTED SUBGRADE OR ENGINEER FILL.
6" AGG. DRAIN ROCK
NOTE:
-ALL WOOD MEMBERS SHALL BE OF CONSTRUCTION GRADE REDWOOD OR CEDAR.
-ALL NAILS SHALL BE HOT DIPPED GALVANIZED.
-ALL CONNECTIONS W/ BUILDINGS, PILASTERS & POSTS MUST BE SEALED AIR TIGHT WITH FLEXIBLE
OUTDOOR CAULK.
PLAN
1" = 1'-0"
1A 1A
Copyright 2020 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates.
March 05, 2020
G
WIRE MESH TRAP FENCE
SCALE: 3/4" = 1'-0"
3
2
1
1
2
3
4
1
2
3
4
6
7
6
7
5
5
1
4'
-
0
"
2"
C
L
R
.
3'
-
0
"
2 x 6 RAIL
6 x 6 POST @ 6' 0N CENTER, TYPICAL
4 x 4 4 GAUGE
WIRE MESH
FENCING. ATTACH
BETWEEN TWO 2
X 3 NAILERS
FINISH GRADE
COMPACTED
SUBGRADE OR
ENGINEERED FILL
12" DIA.
CONCRETE
FOOTING
6" LAYER OF
DRAIN ROCK
ELEVATION
SECTION
8 2 x 3 NAILER
8
8
NOTE:
-ALL WOOD TO BE
CONSTRUCTION
GRADE REDWOOD.
-ALL NAILS TO GE
HOT-DIPPED
GALVANIZED STEEL.
1
WIRE MESH TRAP GATE
SCALE: 3/4" = 1'-0"
3'-6"3'-6"
7"
3'
-
3
"
2"
3
2
1
4
5 3
9
8
NOTE:
- ALL CONNECTIONS TO BE FILET WELD AND
GROUND SMOOTH.
- ALL STEEL SHALL RECEIVE ONE PRIMER COAT
AND TWO COATS SEMI-GLOSS BLACK PAINT.
- INSTALL IN PLANTING AREA WHERE POSSIBLE.
2 X 6 RAIL
6 X 6 POST.
4 x 4 4 GAUGE WIRE
MESH FENCING.
ATTACH BETWEEN
2 X 3 NAILERS.
9
8
7 GATE HINGES
COMPACTED
SUBGRADE
CONCRETE
FOOTING
1239764
5
6
2 X 6 VERTICAL GATE
FRAME.
CANE BOLT
THUMB LATCH
SPLIT-RAIL FENCE
SCALE: 1/2 = 1'-0"
12"
4 21
8'-0" O.C.
10
.
5
"
ROUGH CEDAR
- ALL FENCE MATERIALS TO BE
3
1'
-
6
"
4" SQ. SPLIT RAIL POST.
2"x 4" SPLIT RAIL.
NOTE:
10
.
5
"
4"
4"
3'
-
0
"
3"
4
2
3
1
1"x 1" x 45° CHAMFER POST TOP.
TYPICAL EACH POST.
COMPACTED SUB GRADE OR
ENGINEERED FILL.
SCALE: 3/8" = 1'-0"
6
9
10
7
11
6'
-
0
"
M
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.
3'-8"
3"
CL
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.
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4
6
7
5
5
10
11
3
9
1
8
2 3
8
1
2
3
4
WIRE MESH TRAP FENCE PER
DETAIL D, THIS SHEET.
2 X 6 RAIL
6 X 6 POST.
2 x 2 10/10 WIRE MESH FENCING.
ATTACH BETWEEN TWO 2 X 3
NAILERS.
CRASH BAR LATCH ON INSIDE OF
GATE. KEY LOCK ON OUTSIDE OF
GATE.
4" X 3/8" STEEL PLATE WELDED
ABOVE AND BELOW CRASH BAR
SELF-CLOSING GALVANIZED
GATE HINGES (3)
CONCRETE FOOTING PER
STRUCTURAL ENGINEER.
FINISH SURFACE
FINISH GRADE
COMPACTED SUBGRADE
5
WIRE MESH GATE WITH
PANIC HARDWARE
BRISTOL
BY SIGNATURE HOMES I ROHNERT PARK LOT 38
DIRECTORY
SHEET INDEX
SHEET DESCRIPTION
SIGNATURE HOMES
467A Willow Road, Ste 200
Pleasa nto n, CA. 94588-27 1 0
PH: 925-463-1122
FAX: 925-416-0310
BY
APPLICANT:
ADDRESS:
SIGN TECHNOLOGY, INC.
17OO ENTERPRISE BLVD.
WEST SACRAMENTO, CA. 95691
PH: 916-372-1200
FAX: 916-BT2-1221
cA. Ltc.# 654157
GRETCHEN WILMER
gwil mer@ sig ntech nology.co m
DESIGNERS:
ADDRESS:
LICENSE #:
CONTACT:
E-MAIL:
CODE TABULATION
coDE: 2016 CALIFORNIA ELECTRICAL CODE (CEC)
PROJECT DATA
PROJECT ADDRESS: ROHNERT PARK LoT 38
OCCUPANCY GROUP
OCCUPANT LOA
NUMBER OF STORIES
USE
TYPE OF CONSTRUCTION
FLOOR ARE
B
VB
SALES OFFICE
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3
4
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3. Terminate all internet wires with a
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4. All internet wires in sales office
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3. Located Behind copier.
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City of Rohnert Park
Planning Commission Report
Meeting Date: March 12, 2020
Item No: 6.2
Prepared By: Jeff Beiswenger, Planning Manager
Agenda Title: PLMC20-0001 Amend Rohnert Park Municipal Code Title 17 Zoning to
bring into compliance with recent amendments to state law concerning
accessory dwelling units and junior accessory dwelling units.
Location: City of Rohnert Park
Applicant/Owner: NA
RECOMMENDED ACTION: Continue the Public Hearing to the Planning Commission
meeting on Thursday, March 26 to introduce the proposed changes to Section 17.07.020(X) –
Accessory Dwelling Units (ADUs), 17.10.060 – Accessory Structures, and Section 17.16.040 –
Parking Exemptions within the Rohnert Park Municipal Code to implement changes to State law
related to ADUs.
PUBLIC NOTIFICATION:.A public hearing notice was published in the Community Voice on
February 28.
Planning Manager Approval Date: 03/06/20
Attachments (list in packet assembly order): None
City Of Rohnert Park
Planning Commission Report
Meeting Date: March 12, 2020
Item No: 6.3
Prepared By: Jenna Garcia, Housing Administrator
Agenda Title: Study session on changes to state law concerning accessory dwelling units
and junior accessory dwelling units.
Location: City of Rohnert Park
Applicant/Owner: NA
RECOMMENDED ACTION: Receive staff report and conduct study session on changes to
state law concerning accessory dwelling units (ADUs) and junior accessory dwelling units
(JADUs.)
BACKGROUND: ADUs, also called secondary dwelling units, in-law apartments, or granny
units, are an important housing resource for communities in California. ADUs are usually
created through the conversion of existing living space in a single-family home to a separate
dwelling unit, the addition of space to an existing home (for example, an apartment over a
garage) or a detached structure in the rear yard. Over the last two decades, California has adopted
a number of laws that encourage ADUs and limit the requirements imposed by cities. ADUs are
an effective way to increase housing options without significantly changing neighborhood
character. They can effectively provide affordable housing for renters, a source of income for
homeowners, and a housing resource for extended families, seniors, college students, and others.
ANALYSIS: The state has identified the housing shortage as an issue of statewide significance
and identified the increased development of ADUs and Junior ADUs as one approach to
increasing the housing supply. In October 2019, the governor signed into law AB 68, AB 881
and SB 13 –which change how local agencies manage permitting of ADUs. Additionally, AB
671 requires local agencies to develop a plan to incentivize the creation of ADUs offered to very
low, low, and middle-income households. All of these bills are effective January 1, 2020.
Because there is substantial overlap between AB-881, AB-68 and SB-13, we will discuss them
together below. These three ADU bills substantially reduce the City’s ability to control and
design its own ADU program, as detailed below.
• State law now requires local agencies to:
o Approve or deny applications for ADUs within 60 days of receiving a completed
application (unless the application is proposed in conjunction with an application
for a new single-family dwelling);
o Allow ADUs in all areas zoned for residential uses;
o Ministerially approve conversion of existing space into ADUs within existing
multi-family projects, requiring local jurisdictions to allow at least one new unit
per building or 25 percent of the existing units, whichever is greater;
o Ministerially approve building permits for up to two new detached ADUs on lots
with a multi-family dwelling, subject to a height limit of 16 feet and four foot side
and rear setbacks;
o Ministerially approve building permits for construction of one ADU or junior
ADU within the space of a proposed or existing single-family dwellings or
accessory structure, provided that there will be independent exterior access to the
unit and sufficient side and rear setbacks for fire and safety, notwithstanding any
other local development standards;
o Ministerially approve building permits for a new detached ADU on each single-
family lot, notwithstanding other local development standards, but subject to a
size limitation of 800 square feet and 16 foot height limit;
o Delay enforcement of building standards (as long as the violation does not cause
health and safety issues) for up to five years at the request of the owner; and
o Adopt new ADU ordinances that meets the standards of these bills and submit
them to HCD within 60 days of adoption.
• State law now prohibits local agencies from:
o Applying local standards for lot size to ADU projects;
o Applying any local standards for lot coverage, floor area ratio, or open space that
would prohibit construction of an 800 square foot ADU that is at least 16 feet in
height with 4-foot rear and side setbacks, as long as it meets other local
development standards;
o Requiring owner occupancy in the primary dwelling or ADU for new ADUs
between January 1, 2020 and January 1, 2025;
o Requiring parking if ADU is located within ½ mile walking distance of public
transit (which is almost universally applicable to all lots in Rohnert Park);
o Requiring more than 4-foot rear and side setbacks for new detached ADUs;
o Imposing a maximum size restriction on ADUs that is less than 850 square feet
for a studio or one-bedroom unit or 1,000 square feet for an ADU with more than
one bedroom;
o Requiring fire sprinklers in the ADU if they are not required for the primary
residence; and
o Imposing impact fees on ADUs less the 750 square feet and limits fees on ADUs
over 750 square feet to a maximum of 25% of the charge for a new single-family
dwelling on the same lot.
In addition, the bills direct the State’s Department of Housing and Community Development
(HCD) to adopt ADU guidelines to supplement or clarify state law, and to report jurisdictions in
violation of state ADU law to the Attorney General.
The City of Rohnert Park modified its ADU Ordinance in 2017 and 2018, after significant state
legislative updates to ADU law. Staff is in the process of making proposed amendments to the
ordinance and plans to bring it to Planning Commission for a public hearing at the next meeting.
In Rohnert Park, we have permitted six ADUs over the past five years, which is very low
compared to other jurisdictions (i.e., the City of Santa Rosa has permitted about 100 per year for
the past three years.) Given the lessening of restrictions, owners may show more interest in
developing ADUs on their property.
Planning Manager Approval Date: 03/06/20
Attachments (list in packet assembly order): None.