2020/06/25 Planning Commission Resolution1
PLANNING COMMISSION RESOLUTION NO. 2020-011
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK APPROVING A TWO YEAR EXTENSION OF A TENTATIVE SUBDIVISION
MAP TO ALLOW THE SUBDIVISION OF PROPERTY (COMMONLY KNOWN AS
THE GEE PROPERTY) LOCATED SOUTH OF KEISER AVENUE AND WITHIN THE
UNIVERSITY DISTRICT SPECIFIC PLAN AREA, CONSISTING OF 42-SINGLE-
FAMILY RESIDENTIAL LOTS
WHEREAS, the applicant, Stephen Miller, on behalf of Signature Homes, filed a
Planning Application (PLSD20-0002) requesting an extension of the Tentative Subdivision Map
to allow the subdivision and development of property (commonly known as the Gee property)
located south of Keiser Avenue and within the University District Specific Plan Area –APN 045-
253-009 thru -012 (the “Project”), in accordance with the City of Rohnert Park Municipal Code
(“RPMC”); and
WHEREAS, on August 14, 2018, the Tentative Subdivision Map was approved pursuant
to the City of Rohnert Park Municipal Code Section 16.10.050, and the approval date set to
expire twenty-four (24) months after the date of approval unless prior to the expiration the
applicant filed a request for an extension of time in accordance with Government Code Section
66463.5(c); and
WHEREAS, on April 24, 2020, in accordance with Government Code Section
66463.5(c) as noted above, the applicant filed an application (PLSD20-0002) requesting an
extension of the Tentative Subdivision Map approval; and
WHEREAS, pursuant to California State Law and the RPMC, public hearing notices
were mailed to all property owners within 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 June 11, 2020, the Planning Commission held a public hearing at which
time interested persons had an opportunity to testify either in support or opposition to the
proposed extension of the Tentative Subdivision Map; and
WHEREAS, the item was continued to a date certain of June 25, 2020 to allow the City
and the applicant to work together to ensure that the Condition of Approval accurately reflect the
changed offsite conditions and remaining obligations for this project.
WHEREAS, on June 25, 2020 the Planning Commission continued the public hearing at
which time interested persons had an opportunity to testify either in support or opposition to the
proposed extension of the Tentative Subdivision Map.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Rohnert Park makes the following findings, determinations and recommendations with respect to
the proposed time extension of the Tentative Subdivision Map:
Section 1. The above recitations are true and correct.
Section 2. CEQA Finding. On May 23, 2006, the City of Rohnert Park certified the
Final EIR for the UDSP project, including adoption of associated CEQA Findings, Statement of
Overriding Considerations, and the Mitigation Monitoring and Reporting Program. On April 8,
2
Reso 2020-011
2014, the City approved an Addendum to the Final EIR, as described in City Council Resolution
No. 2014-032. An Environmental Consistency Analysis was prepared for this project, which
concluded that the proposed Tentative Subdivision Map and Development Area Plan are
consistent with the analysis in the EIR and Addendum and would not result in additional
environmental effects. Therefore, no additional environmental review is necessary. Pursuant to
CEQA Guidelines Sections 15162 and based on the entire record, the City Council finds that no
new environmental effects could occur and no new mitigation measures are required as a result
of the proposed Tentative Subdivision Map and Development Area Plan. Therefore, no additional
environmental review is required.
Section 3. Findings Regarding the Extension of the Tentative Subdivision Map. The
Planning Commission, in consideration of Planning Application File Number PLSD20-0002,
hereby makes the following findings concerning the time extension of the Tentative Subdivision
Map pursuant to RPMC Section 16.10.090(E)
1. The proposed map, and its design and improvements, are consistent with the
general plan and any applicable specific plan, any policy or guideline implementing
the general plan (including the city’s design guidelines), or other applicable
provisions of this code.
Criteria Satisfied. The proposed Tentative Subdivision Map is consistent with the
General Plan designations for the area, as well as the specific plan that applies to the
property. The proposed Tentative Map will implement the General Plan in that it
would increase the City’s existing housing stock. The Tentative Map will comply
with the goals and policies of the City’s Housing Element by complying with the
City’s inclusionary housing ordinance through payment of in-lieu fees.
The time extension of the Tentative Map is consistent with the revised University
District Specific Plan as it proposes to subdivide the property according to its
requirements related to number of residential units, density, housing type, housing
location, public improvements, open space and related amenities. The Tentative Map
depicts the specific residential lots consistent with the Specific Plan.
The time extension of the Tentative Map will remain consistent to meet City
standards which provide satisfactory pedestrian and vehicular circulation, including
emergency vehicle access and on site improvements, such as streets, utilities, and
drainage facilities have been designed and are conditioned to be constructed in
conformance with City standards.
2. The site is physically suitable for the type of development.
Criteria Satisfied. The Tentative Map reflects the specific plan for this site, which is
physically suitable for the proposed development. No major geologic hazards have
been reported on the site or other limited conditions that would render it unsuitable
for residential development.
3. The site is physically suitable for the proposed density of development.
Criteria Satisfied. The site is of sufficient size and shape and appropriately shown in
the Specific Plan to allow the proposed density of development. The subdivision has
been designed to accommodate the development of 42 residential units, taking into
consideration the shape and topography of the site. This development is consistent
3
Reso 2020-011
with the density ranges provided for in the Specific Plan.
4. The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat, absent a statement of overriding conditions.
Criteria Satisfied. An Environmental Impact Report (EIR) for the University District
Specific Plan Project (State Clearinghouse number 2003112011) and Addendum to
this EIR has been prepared and approved which shows potential impacts related to the
development of the site with the proposed uses. No significant unavoidable impacts
related to existing habitats were identified. The Final EIR for this Project includes
adoption of associated CEQA Findings, Statement of Overriding Considerations, and
the Mitigation Monitoring and Reporting Program. The contents of the Final EIR are
incorporated herein by this reference. A consistency analysis has been prepared to in
connection with the proposed project which demonstrates the project would not result
in new impacts.
5. The design of the subdivision or the type of improvements will not cause serious
public health problems.
Criteria Satisfied. The design of the project is not expected to have negative impacts
on the health or well-being of project residents or occupants of the surrounding land
uses. The design of the Tentative Map is in conformance with the City’s General Plan,
Zoning Ordinance, and Subdivision Ordinance. The construction of all units on the
site has been conditioned to comply with all applicable City ordinances, codes, and
standards including, but not limited to, the California Uniform Building Code, the
City’s Ordinances relating to stormwater runoff management and controls. In
addition, the design and construction of all improvements for the subdivision has
been conditioned to be in conformance with adopted City street and public works
standards. The City’s ordinances, codes, and standards have been created based on
currently accepted standards and practices for the preservation of the public health,
safety and welfare. Finally, the proposed street system throughout the subdivision will
provide adequate emergency vehicular access.
6. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property with
the proposed subdivision, absent alternative, equivalent easements.
Criteria Satisfied. The project will respect all existing easements, and any new
easements required by the project have been made conditions of the map approval.
7. Any proposed phases and their proposed sequence of construction are identified
on the submitted map.
Criteria Satisfied. The project is a 42-unit development proposal that will be
constructed in a single phase.
NOW THEREFORE BE IT FURTHER RESOLVED, that the Planning
Commission does hereby approve a twenty-four (24) month extension of Planning Application
No. PLSD20-0002, Tentative Subdivision Map as set forth in Exhibit A, subject to the
recommended conditions of approval as amended in their entirety in Exhibit B.
PROPERTYUD LLC
CENTER
GREEN MUSIC
MAGNOLIA WAY
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GENERAL NOTES
1. OWNER :
MILTON T. GEE TRUST
917 WRIGHT STREET
SANTA ROSA CA 95404
2. AGENT / SUBDIVIDER:
SIGNATURE HOMES
4670 WILLOW ROAD, SUITE 200
PLEASANTON CA 94588
CONTACT: STEPHEN MILLER 925-463-1122
3. PLANNING / ENGINEER / SURVEYOR:
MACKAY & SOMPS CIVIL ENGINEERS
5142 FRANKLIN DRIVE SUITE B
PLEASANTON, CA 94588
CONTACT: JIM TEMPLETON / ABEL GOMEZ (925) 225-0690
4. GEOTECHNICAL ENGINEER:
ENGEO INC.
2010 CROW CANYON PI #250
SAN RAMON, CA 94583
5. ARCHITECT:
WOODLEY ARCHITECTURAL GROUP
2943 PULLMAN STREET, SUITE A
SANTA ANA, CA 92705
6. BASIS OF ELEVATIONS - BENCHMARK:
ON SNYDER LANE, 1000 FEET NORTH OF KEISER AVENUE
IN WEST HEADWALL OF CONCRETE CULVERT; STANDARD
TABLET STAMPED "6 GWM 1943 116" (RESET 1981)
ELEV. 119.925 (NGVD 29)
7. BASIS OF BEARINGS:
THE BEARING OF N 00°01'44" W AS SHOWN BETWEEN FOUND MONUMENTS ON THE RECORD OF SURVEY
FILED IN BOOK 525 OF MAPS AT PAGES 37-39, SONOMA COUNTY RECORDS, PET#5 TO PET#1 C/L OF
PETALUMA HILL ROAD.
8. ASSESSOR'S PARCEL NUMBERS: 045-253-012-000, 045-253-011-000, 045-253-010-000, 045-253-009-000
9. PROPERTY ACREAGE: 6.21 ACRES
10. EXISTING LAND USES INCLUDE THE APPROVED 2006 UNIVERSITY DISTRICT SPECIFIC PLAN AMENDED 2014. PROPOSED LAND USES WILL BE BASED ON THE
PROPOSED UNIVERSITY DISTRICT SPECIFIC PLAN AMENDMENT.
11. INDIVIDUAL LOT AND PARCEL SIZES ARE SHOWN ON TENTATIVE MAP SHEET 2. THE AGENT RESERVES THE RIGHT TO ADJUST LOT WIDTHS UP TO 2 FEET (SO
LONG AS THEY MEET THE REQUIRED SETBACKS) AND ARE STILL IN CONFORMANCE WITH THE APPROVED MAP. FOR REFERENCE THE SMALLEST AND
LARGEST FOR SALE LOTS ARE:
·SMALLEST - 52' X 81' = 4,160 SF (LOT 22)
·LARGEST - 70' X 100' = 6,974 SF (LOT 16)
12. EXISTING PROPERTY USE: DRY FARMED AGRICULTURAL LAND
13. AREAS SUBJECT TO INUNDATION: NONE PER FIRM PANEL 881 OF 1150 AS DEFINED BY FEMA.
14. PERMANENT AND CONSTRUCTION ACCESS FOR THIS PROJECT SHALL BE FROM KEISER AVENUE. AGENT RESERVES THE RIGHT FOR FUTURE ACCESS TO
THIS STREET.
15. THE APPLICANT RESERVES THE RIGHT TO FILE MULTIPLE FINAL OR PARCEL MAPS ON THE PROPERTY AS LONG AS THEY ARE IN GENERAL CONFORMANCE
WITH THE APPROVED TENTATIVE MAP.
16. UNLESS OTHERWISE SPECIFICALLY STATED IN THE CONDITIONS OF APPROVAL, LOCAL AGENCY APPROVAL OF THIS MAP SHALL CONSTITUTE AN EXPRESS
FINDING THAT THE PROPOSED SUBDIVISION AND DEVELOPMENT OF THE SUBJECT PROPERTY WILL NOT UNREASONABLY INTERFERE WITH THE FREE AND
COMPLETE EXERCISE OF RIGHTS DESCRIBED IN GOVERNMENT CODE SECTION 66436(a)(3)(A)(i).
17. FACE OF CURB RADII ARE 25' (MIN) AT INTERSECTION / CURB RETURNS.
18. LANDSCAPE AND FENCING DETAILS FOR THE RESIDENTIAL AREA AS WELL AS THE PRIVATE HOA PARCELS WILL BE CONCEPTUALLY DETAILED WITH THE
DEVELOPMENT AREA PLANS (DAP). ADDITIONALLY, THE DAP WILL PROVIDE DETAIL ON UNIT MIX, SETBACKS AND PARKING REQUIREMENTS.
19. LANDSCAPE PLANTING AND FENCING DETAILS FOR THE WATER QUALITY / DETENTION BASIN WILL BE CONCEPTUALLY DETAILED WITH THE DEVELOPMENT
AREA PLANS (DAP).
20. ON SHEETS 3 AND 4 THE PRELIMINARY GRADES AND UTILITY ROUTING ARE SUBJECT TO CHANGE BASED ON FINAL DESIGN.
21. DOMESTIC WATER SERVICE TO BE PROVIDED BY CITY OF ROHNERT PARK. WHEN INSTALLED IT SHALL CONFORM WITH CITY OF ROHNERT PARK
STANDARDS. LOCATION OF FIRE HYDRANTS TO BE COORDINATED WITH CITY'S PUBLIC SAFETY DIVISION PRIOR TO FINAL DESIGN.
22. SEWAGE SERVICE TO BE PROVIDED BY CITY OF ROHNERT PARK. WHEN INSTALLED IT SHALL CONFORM WITH CITY OF ROHNERT PARK STANDARDS.
23. ELECTRIC AND GAS SERVICE TO BE PROVIDED BY PACIFIC GAS & ELECTRIC. WHEN INSTALLED IT SHALL BE IN CONFORMANCE WITH CITY OF ROHNERT
PARK AND PG&E STANDARDS.
24. TELEPHONE SERVICE TO BE PROVIDED BY AT&T (FORMERLY SBC) AND SHALL ADHERE TO THEIR STANDARDS WHEN INSTALLED.
25. SCHOOL DISTRICT: BRISTOL WILL BE SERVICED BY THE COTATI-ROHNERT PARK UNIFIED SCHOOL DISTRICT.
26. PARKWAY STRIPS WITHIN PUBLIC STREETS AND WITHIN OPEN SPACE PARCELS AS SHOWN ON THIS MAP WILL BE MAINTAINED BY THE HOMEOWNERS
ASSOCIATION (HOA).
27. FOR ALL LOTS INCLUDING COURTYARD PRODUCTS, ON LOT DRAINAGE SHALL FLOW TO THE FRONT OF EACH LOT. THE DRAINAGE PATTERNS WILL BE
BETTER REFINED WITH THE DAP PROCESS.
28. LIGHTING WITHIN PUBLIC STREETS SHALL MEET CITY STANDARDS. LIGHTING WITHIN THE PRIVATE ALLEY MOTOR COURTS SHALL MEET THE CRITERIA
ESTABLISHED IN THE SPECIFIC PLAN AMENDMENT.
29. UPON APPROVAL OF THIS MAP, APPLICANT ACKNOWLEDGES THAT ADDITIONAL STUDIES MAY BE REQUIRED WITH FINAL DESIGN TO IMPLEMENT CONCEPTS
SHOWN ON THIS TENTATIVE MAP APPLICATION. ADDITIONAL EASEMENTS, DEED RESTRICTIONS AND OR MAINTENANCE AGREEMENTS MAY BE NEEDED AS
DETERMINED DURING THE FINAL DESIGN. PLANS FOR ALL ONSITE/OFFSITE IMPROVEMENTS WILL BE PREPARED AND SUBMITTED TO THE APPROPRIATE
AGENCIES FOR APPROVAL PRIOR TO COMMENCEMENT OF CONSTRUCTION.
30. PARCEL A (WATER QUALITY BASIN) WILL NOT BE DEDICATED TO THE CITY BUT WILL BE MAINTAINED BY THE HOA.
31. PARCEL B (ACCESS TO SCHOOL SITE) WILL BE DEDICATED TO THE CITY BUT MAINTAINED BY THE HOA.
32. PARCEL C (6' LANDSCAPE AREA) WILL BE DEDICATED TO THE CITY BUT MAINTAINED BY THE HOA.
NTS
VICINITY MAP / JURISDICTION LIMITS
INDEX OF SHEETS
SHEET NO.DESCRIPTION
1 COVER SHEET
6
2
3
ABBREVIATIONS
BNDY - BOUNDARY
C/L - CENTERLINE
CO - CLEANOUT
D/W - DRIVEWAY
EL - ELEVATION
EP - EDGE OF PAVEMENT
ESMT - EASEMENT
EX - EXISTING
FC - FACE OF CURB
FH - FIRE HYDRANT
GB - GRADE BREAK
HP - HIGH POINT
INV - INVERT
IRR - IRRIGATION
LP - LOW POINT
PUE - PUBLIC UTILITY EASEMENT
R/W - RIGHT OF WAY
SD - STORM DRAIN
SS - SANITARY SEWER
STLT - STREET LIGHT
TRC - TOP OF ROLLED CURB
TYP - TYPICAL
W - WATER
WM - WATER METER
SANITARY SEWER & MANHOLE
PROPOSED DESCRIPTION EXISTING
LEGEND
RIGHT-OF-WAY
WATER LINE & VALVE
STORM DRAIN CATCH BASIN
STORM DRAIN & MANHOLE
FIRE HYDRANT WITH VALVE
EASEMENT
PARCEL LINE/LOT LINE
CONTOUR
PROPERTY BOUNDARY
EVAE - EMERGENCY VEHICLE ACCESS EASEMENT
FG - FINISH GRADE
P - PAD GRADE
PAE - PUBLIC ACCESS EASEMENT
SLOPE
TC - TOP OF CURB
WQ - WATER QUALITY FEATURE
P/L - PROPERTY LINE
SDCB - STORM DRAIN CATCH BASIN
SDMH - STORM DRAIN MANHOLE
SSCO - SANITARY SEWER CLEANOUT
SSMH - SANITARY SEWER MANHOLE
WATER LINE & METER
4
UTILITY PLAN
GRADING PLAN
5
TENTATIVE MAP - PROPOSED LOTTING PLAN
STORMWATER MANAGEMENT PLAN
FIRE AND GARBAGE PLAN
PROJECT SITE
CITY LIMIT LINE
LIMITS OF COTATI -
ROHNERT PARK
UNIFIED SCHOOL
DISTRICT BLOW-OFF VALVE ASSEMBLY
CLEANOUT
STREET LIGHT
VALLEY GUTTER
FENCE
PER SONOMA COUNTY STD. DWG 224A
PEDESTRIAN RAMP (AT ALL CORNERS)
RECYCLED WATER GATE VALVE
RECYCLED WATER LINE (SIZE INDICATED)
AB - AGGREGATE BASE
BO - BLOW-OFF
CB - CATCH BASIN
C&G - CURB & GUTTER
FL - FLOW LINE
FUT - FUTURE
LF - LINEAR FEET
LTSG - LIME TREATED SUBGRADE
PCC - PORTLAND CONCRETE CEMENT
PS - PROTECTIVE SLOPE
APN - ASSESSORS PARCEL NUMBER
FI - FIELD INLET
L/S - LANDSCAPE
S/W - SIDEWALK
SF - SQUARE FEET
TCB - TOP OF BAND CURB
N - NORTH
S - SOUTH
E - EAST
R - RADIUS
MIN - MINIMUMAD - AREA DRAIN
PVC - POLYVINYL CHLORIDE
MAX - MAXIMUM
DWG - DRAWING
STD - STANDARD
Exhibit A to Resolution
KEISER AVENUE
4680± SF
34
4680± SF
37
4680± SF
39
4160± SF
22
4680± SF
25
4680± SF
28
4680± SF
31
6974± SF
16
4493± SF
19
4379± SF
18
6272± SF
17
4680± SF
38
4135± SF
21
4680± SF
26
4680± SF
27
4680± SF
32
4680± SF
33
4429± SF
1
4680± SF
40
4610± SF
154240± SF
2
4275± SF
3
4311± SF
4
4346± SF
5
4382± SF
6
4417± SF
7
4453± SF
8
4489± SF
9
4524± SF
10
4560± SF
11
4595± SF
12
4631± SF
13
4666± SF
14
8'
81
'
8'
80
'
52'
81
'
52'
52'
82
'
52'
52'
83
'
52'
52'
83
'
52'
52'
84
'
52'
52'
85
'
52'
52'
86
'
52'
52'
86
'
52'
52'
87
'
52'
52'
88
'
52'
52'
88
'
52'
52'
89
'
52'
48'
3'
89
'
52'
5'48'
26
'
68
'
52'
100'
70
'
100'
5 1 '
76'
69
'
55
'
2
0
'
9
'
25
'
81'
55
'
55
'
82'
60
'
40
'
3 1 '
38
'
80'
52
'
52
'
52
'
80'
35
'
3 1 '
55
'
55
'
90'
52
'
52
'
90'
52
'
90'
52
'
55
'
55
'
90'
52
'
52
'
90'
52
'
90'
52
'
55
'
55
'
90'
90'
52
'
N89°24'36"E 891.44' BNDY
52
'
90'
52
'
90'
52
'
55
'
95
'
11
0
'
N0
°
1
0
'
5
4
"
E
3
0
9
.
1
0
'
B
N
D
Y
N0
°
1
1
'
2
0
"
E
2
9
7
.
3
9
'
B
N
D
Y
S89°50'14"E 891.40' BNDY
9962± SF
PARCEL A
4314± SF
23
4950± SF
41
4950± SF
36
4950± SF
35
4950± SF
30
4950± SF
29
4950± SF
24
4996± SF
42
3 1 '
92'
90
'
34
'
72'
3
1'90'90'90'90'
90'
90'90'
90'
60'
STREET B
ST
R
E
E
T
A
ST
R
E
E
T
C
KEISER AVENUE DEDICATION KEISER AVENUE DEDICATION
23
3
'
727'
673'
62'
670'
90'74'90'90'90'90'90'
70'
55'
54'
16'
1
6
'
3
1
'
614'
12
0
'
12
5
'
12
5
'
1 2 0 '
9'
643± SF
PARCEL B
3659± SF
PARCEL C
4862± SF
20
NOTES:
1.BOUNDARY IS BASED ON RECORD INFORMATION.
2.FUTURE ROADWAY IMPROVEMENTS ALONG KEISER AVENUE TO
BE CONSTRUCTED BY THE CITY OF ROHNERT PARK.
R
=
4
5
'
R
=
2
5
'
R=
4
0
'
R=40'
2%2%2%1.5%
18" LTSG
2%1.5%
FUTURE BY
OTHERS
IMPROVEMENTS BY
BRISTOL
TCB
20' PRIVATE LANE
2%
CONCRETE BAND
3"AC/10"AB
TRC
2.0'
PUE
2.0'
PUEROLLED CURB AND GUTTER
(SEE DETAIL LEFT)
10'C/L
45'
2.0%
EG
RW
EX EP
EP
2"X12"
REDWOOD
HEADER
PAD
FENCE
LINE
11'
RW 56' ULTIMATE ROW
6'
CITY
DEDICATED
LANDSCAPE
AREA
3:1
MAX
52' RIGHT OF WAY
32' CURB TO PROPERTY LINE
DRIVE LANE
10'6'
PARKING
FC
R/W
RESIDENTIAL
5'
S/WL/S
5'
4"PCC/4"AB
4'
L/S
FC
S/W
1'R/W
RESIDENTIAL
4"PCC/4"AB
C/L
3' PUE 3' PUE
R/W
2%2%2%1.5%
18" LTSG
2%1.5%
RESIDENTIAL
3' PUE 5'
S/W
5'
L/S
4"PCC/4"AB
6'
PARKING
10'
DRIVE LANE
32' CURB TO CURB
52' RIGHT OF WAYFC
10'
DRIVE LANE
6'
PARKING
4"PCC/4"AB
5'
S/WL/S
5'
FC
R/W
RESIDENTIAL
3' PUE
C/L
N.T.S.
STREET A (EXCLUDING FUTURE PORTION
N.T.S.
STREET C
N.T.S.
TYPICAL ALLEY
N.T.S.
TYPICAL KNUCKLE DETAIL
R/W
2%1.5%
18" LTSG
2%1.5%
RESIDENTIAL
3' PUE 5'
S/W
5'
L/S
4"PCC/4"AB
6'
PARKING
10'
DRIVE LANE
32' CURB TO CURB
52' RIGHT OF WAYFC
10'
DRIVE LANE
6'
PARKING
4"PCC/4"AB
5'
S/WL/S
5'
FC
R/W
RESIDENTIAL
3' PUE
C/L
N.T.S.
STREET B
2%2%
N.T.S.
KEISER AVE
1.5%
DRIVE LANE
10'6'
PARKING
5'
N0
°
1
1
'
2
0
"
E
2
9
7
.
3
9
'
B
N
D
Y
N0
°
1
0
'
5
4
"
E
3
0
9
.
1
0
'
B
N
D
Y
S89°50'14"E 891.40' BNDY
KEISER AVENUE
DIVERSION
STRUCTURE
(WATER QUALITY /
DETENTION BASIN)
FUTURE KEISER
UTILITIES BY OTHERS
CONNECT TO FUTURE
WATER SYSTEM
CONNECT TO FUTURE
WATER SYSTEM
40
15234567891011121314
3437
39
22252831
16
19
18
17
38 2126273233
1
BO FOR FUTURE
DEVELOPMENT
SS STUB
SDMH
SDCB SDCB
SDCB
SDCB SDCB SDCB
SDCB SDCB
SDCBSDCBSDCB
SSMH SSMH
SSMH
FH
FH
FH
CONNECT TO FUTURE SS
SSMH FUTURE KEISER CURB AND
GUTTER BY OTHERS
CAUTION EXISTING
POWER POLE(TYP.)
FH FH
FHSDCB
PARCEL A
2341363530292442
N89°24'36"E 891.44' BNDY
SDMH
CONNECT TO FUTURE SD
STREET B
ST
R
E
E
T
A
ST
R
E
E
T
C
PARCEL C
PARCEL B
X X X X
APPROXIMATE LOCATION
OF GOOD NEIGHBOR
FENCING REFER TO
DEVELOPMENT AREA PLAN
4' MIN ALLOWED
BETWEEN TREE &
DRIVEWAY
CITY UTILITY
BETWEEN TREE &
6' MIN ALLOWED
X X X X X
32' CURB TO CURB
W SD
SS
8'16'7.25'
SSCO
SSCO
W
BEL
13
.
5
'
(
T
Y
P
)
*
PAE/PUE
TRC
3.
7
5
'
(T
Y
P
)
DOMESTIC WATER & FIRE
WATER LATERALS
* TYPICAL DIMENSION
UNLESS OTHERWISE
NOTED IN PLANS
INSTALL 12"X4"
CROSSING
0.50'
TYP
PAE/PUE
BEL
5' (TYP)
5.
0
'
(
T
Y
P
.
)
SSCO
12
"
S
D
FC
R/W
LO
T
L
I
N
E
LO
T
L
I
N
E
LO
T
L
I
N
E
LO
T
L
I
N
E
LO
T
L
I
N
E
NOTES:
1.FUTURE ROADWAY IMPROVEMENTS ALONG KEISER AVENUE
TO BE CONSTRUCTED BY THE CITY OF ROHNERT PARK.
2.SIZING OF MAINS TO BE DONE WITH FINAL DESIGN
BASED ON CITY STANDARDS.
24'
ESMT
20'
D/W
0.75'
2.5'*
2.5'*
12
"
S
D
DWY C/L
8"
S
S
W
SS
SD
FC
N.T.S.
TYPICAL 6-PACK MOTOR COURT
N.T.S.
TYPICAL UTILITY LOCATIONSN.T.S.
UTILITY/TREE LAYOUT - FRONT LOADED PRODUCT
N0
°
1
1
'
2
0
"
E
2
9
7
.
3
9
'
B
N
D
Y
N0
°
1
0
'
5
4
"
E
3
0
9
.
1
0
'
B
N
D
Y
S89°50'14"E 891.40' BNDY
EX PAVEMENT
122.9±
+
3437
39
22252831
16
19
18
17
38 2126273233
1
40
15234567891011121314
2.
3
%
EX
PAVEMENT
119.41±+
0.
9
%
0.
5
%
0.
5
%
0.
5
%
0.6%0.6%0.6%0.6%
2.0%
C
C
B B
C C
A
A
D
D
PARCEL A
2341363530292442
2.0%
2.0%
2.0%
2.
0
%
0.
5
%
+
+
+
+
115.6±
LP
+
P117.7 P118.6 P119.9 P120.5
P121.7
P122.5
117.3
±+
119.1±
+
++
P117.3
P122.8
P122.4
P121.9
P121.9P120.2
P120.0
P119.7P120.1
P120.6P119.2
P119.0
P118.7
P119.4
P119.6P118.2
122.2±
120.4±
116.0±
118.1±
P116.7
P118.0 P118.3 P119.0 P119.3 P119.6 P120.2 P120.8 P121.1 P121.4 P121.7
P123.0
P123.4
P121.7
118.1±+
120.1±
+
118.3±119.3±
P121.0
P121.5P120.4
P119.1
P118.0
P117.7
20
PARCEL B
PARCEL C
(WATER QUALITY /
DETENTION BASIN)
SEE SHEET 5
KEISER AVENUE
STREET B
ST
R
E
E
T
A
ST
R
E
E
T
C
2.
0
%
2.
0
%
2.0%2.0%2.0%
N89°24'36"E 2669.40' BNDY
52
'
92'
90
'
3 1 '71'6'
52
'
35
'
55
'
73'
3
2'
55
'
90'
90'
52
'
90'
90'
52
'
52
'
90'
90'
52
'
90'
55
'
90'
55
'
90'
90'
52
'
90'52
'
614'
52
'
90'
90'
52
'
90'
55
'
90'
55
'
90'
90'
52
'
90'
52
'
90'
52
'
90'
90'
52
'
90'
55
'
90'
80'
35
'
3 1 '60'
80'
52
'
74'
3
1
'
38
'
671'
16'63'
60
'
82'
40
'
3 1 '
55
'
81'
55
'
55
'
77'
2 1 '
9 '
25
'
69
'
101'
27
'
5 1 '
70
'
100'
69
'
52'
90
'
6'48'
52'
89
'
49'
9'
52'
89
'
52'
52'
88
'
52'
52'
87
'
52'
52'
87
'
52'
52'
86
'
52'
52'
85
'
727'
52'
85
'
52'
52'
84
'
52'
52'
83
'
52'
52'
83
'
52'
52'
82
'
52'
52'
81
'
52'
55'
80
'
54'
8'
31
3
'
8'
12
5
'
52'
95
'
3'
1 2 0 '
12
0
'
1
6
'
12
5
'
90'
673'
11
0
'
6'
LANDSCAPE
PAD
1' OVERBUILD
SLOPE VARIES
2% MIN,
3:1 MAX
BIORETENTION
BASIN
3'
OVERBUILD
SLOPE VARIES
2% MIN,
3:1 MAX
3' PUE
3:1
FUTURE KEISER
IMPROVEMENTS BY
OTHERS
P/L
P/L
P/L
EXISTING GRADE
LAWRENCE E.
JONES MIDDLE
SCHOOL
BRISTOL
PROPERTY
1.0'
OVERBUILD
M
A
X
3:
1
PAD
2%
5'
1'
HINGE R/W
1'
MIN
6'
SIDEWALK
S/W
+
+
+
+
+
2% MIN
TYP
AD
TYP
STREET
SLOPETHROUGH
CURB DRAIN
FC
AD
R/W
2%
M
I
N
12
%
M
A
X
HP
1'88'±
PARCEL A
PROPOSED WATER
QUALITY /
DETENTION BASIN
INSTALL FENCE ON LOT
LINE (TYP) REFER TO
LANDSCAPE PLANSLOPE VARIES
2% MIN,
3:1 MAX
1'
THROUGH
CURB DRAIN
AD
4'
PARKWAY
VARIES
1.0' MAX
FENCE
LINE FUTURE KEISER
IMPROVEMENTS BY
OTHERS
MAX
N.T.S.
TYPICAL LOT DRAINAGE
N.T.S.
TYPICAL FINISHED LOT GRADING
N.T.S.
TYPICAL REAR/SIDEYARD DETAIL
N.T.S.
TYPICAL SIDEYARD/CORNER LOT DETAIL
N.T.S.
SECTION D-D
N.T.S.
SECTION C-CN.T.S.
SECTION B-B
N.T.S.
SECTION A-A
FENCE ON P/L
PAD
PAD
2:
1
VERTICAL DIFFERENCE UP
TO 2.5' MAY BE RETAINED
WITH A RETAINING WALL
UNDER FENCE AT P/L
*
*
MAX WATER SURFACE
PAD
EXISTING GROUND
2:
1
MA
X
2%
P/L
SLOPE VARIES
2
:
1
M
A
X
ELEV - 1' MIN
ABOVE 100' WS2%
INSTALL FENCE
ON BNDY (TYP)
R/W
SD
3:1
MAX
EARTHEN
SWALE
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
40
15234567891011121314
3437
39
22252831
16
19
18
17
38 2126273233
1
DMA #1
LOW FLOW
DIVERSION
STRUCTURE
N0
°
1
0
'
5
4
"
E
3
0
9
.
1
0
'
B
N
D
Y
S89°50'14"E 891.40' BNDY
N0
°
1
1
'
2
0
"
E
2
9
7
.
3
9
'
B
N
D
Y
S89°24'36"W 891.44' BNDY
KEISER AVENUE
STREET B
ST
R
E
E
T
A
ST
R
E
E
T
C
PARCEL A
42 41 36 35 30 29 24 23
20
PARCEL B
PARCEL C
(WATER QUALITY/
DETENTION BASIN)
SEE DETAIL RIGHT
+112.5±
+112.5±
+112.5±
+
117.9±
+118.1±
+116.7±
2:1
MAX
PROPERTY LINE
SEE SECTION DETAIL, SHEET 4
FI=109.7
SDCB
SDCB WITH
LOW-FLOW
DIVERSION
STRUCTURE
+116.7±
+117.1±
+117.1±
PARCEL A
WATER QUALITY /
DETENTION BASIN
FLOOR AREA=5454 SF
HIGH FLOW
BYPASS SD
0.6%
SD (TREATED)
2:1
MAX
SD (
U
N
T
R
E
A
T
E
D
)
0.6
%
0.
6
%
0.6
%
+112.5±
+
110.3±
DRAINAGE SHED BOUNDARY
BIORETENTION BASIN
LEGEND
FLOW DIRECTION ARROW
4" PVC
PERFORATED
SUBDRAIN
CLASS 2 PERMEABLE MATERIAL
PER CALTRANS SPECIFICATIONS,
SECTION 68.
OVERFLOW
6" PIPE
2:1 MAX
.
NATIVE SOIL SANDY LOAM WITH
INFILTRATION RATE
OF 5 IN/HR MIN
TOP OF
BASIN
6" GRATE
DRAINAGE MANAGEMENT AREA 1DMA #1
B B
NOTE:
1.INTRACT STORM DRAIN SYSTEM MAYBE
OVERSIZED TO DETAIL EXCESS FLOODS.
DESIGN TO BE REFINED DURING DESIGN.
FENCE PER
LANDSCAPE PLAN
SD OUTFALL
2:
1
M
A
X
.
EXISTING
GROUND
GROUND
WATER
N.T.S.
BASIN GRADING PLAN
N.T.S.
TYPICAL BIO-RETENTION BASIN DETAIL
A
A
N.T.S.
SECTION A-A
AREA TYPE AREA (SF)
BUILDING FOOTPRINTS* (PERVIOUS)81,161 SF
PUBLIC STREET (IMPERVIOUS)32,547 SF
PRIVATE ALLEY (IMPERVIOUS)7,323 SF
CURB, GUTTER, SWLK (IMPERVIOUS)18,128 SF
LANDSCAPE STRIP (PERMIABLE)7,960 SF
BASIN AREA (PERMIABLE)9,962 SF
DRIVEWAY APPROACHES (IMPERVIOUS)1,657 SF
DRIVEWAY ON LOT (IMPERVIOUS)12,250 SF
REMAINING LOT AREA (PERMIABLE)95,319 SF
F
L
O
W
T
O
B
A
S
I
N
FLOW
OUT
4
"
S
D
FLOW
IN
N.T.S.
ISOMETRIC VIEW - DIVERSION STRUCTURE
TOTAL IMPERVIOUS AREA =71,906 SF
TOTAL PERVIOUS AREA =194,401 SF
TOTAL AREA =266,307 SF
TOP OF
WEIR
STORMWATER AREA TABULATION
GRASS AREA = 113,241 SF
CONCRETE AREA = 32,035 SF
ASPHALT AREA = 39,870 SF
ROOFTOP AREA = 81,161 SF
AREAS FOR STORMWATER CALCULATOR
(ROOFTOP + GRASS AREA = 194,402 SF)
* ROOF LEADERS ARE DESIGNED TO RUN ACROSS LANDSCAPING
1'88'±
PARCEL A
PROPOSED WATER
QUALITY /
DETENTION BASIN
INSTALL FENCE ON LOT
LINE (TYP) REFER TO
LANDSCAPE PLANSLOPE VARIES
2% MIN,
3:1 MAX
1'
N.T.S.
SECTION B-B
MAX WATER SURFACE
PAD
EXISTING GROUND
2:
1
MA
X
2%
P/L
SLOPE VARIES
2
:
1
M
A
X
ELEV - 1' MIN
ABOVE 100' WS2%
INSTALL FENCE
ON BNDY (TYP)
R/W
SD
AREA TO BE PRE-TREATED
WITH FILTERA BOXEX
(NO CREDIT TAKEN IN
CALCULATIONS)
KEISER AVENUE
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
STREET B
ST
R
E
E
T
C
ST
R
E
E
T
A
KEISER AVENUE
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
STREET B
ST
R
E
E
T
C
ST
R
E
E
T
A
FIRE TRUCK TURNING GARBAGE TRUCK TURNING
Bristol Tentative Map COAs
1
EXHIBIT B
CONDITIONS OF APPROVAL
TENTATIVE MAP AND DEVELOPMENT AREA PLAN
The conditions below shall apply to the Vesting Tentative Map (VTM) and Development Area
Plan (DAP) for the Bristol project within the University District Specific plan. The Bristol
project shall be developed in accordance with the General Plan (GP), University District Specific
Plan (UDSP), Final Development Plan, Mitigation Measures identified in the University District
Specific Plan Amended Final Environmental Impact Report (FEIR), and the Design and
Construction Standards.
The Conditions of Approval as stated herein are the obligation of the applicant/developer and
place no obligation either express or implied on the City. These Conditions of Approval run with
this Vesting Tentative Map and Development Area Plan as approved regardless of ownership at
time of recording.
General On-Going Conditions
1) The applicant shall comply with all documents approved by the City Council and adhere
to all exhibits presented by the applicant at the Planning Commission and\or City Council
meeting for approval of the University District Specific Plan- Gee Property Vesting
Tentative Map unless subsequently revised by the City.
2) The applicant shall comply with the UDSP FEIR. In addition, the applicant shall pay the
cost to monitor the MMs identified in the FEIR for the UDSP (SCH # 2003122014) as
they relate to the Gee property, kept on file in the Development Services Department.
The requirements contained in the Mitigation Monitoring Program (MMP) shall be
incorporated into these conditions and shall be constructed in accordance with the MMP.
3) The applicant agrees to indemnify, hold harmless and defend the City, its officers, agents,
elected and appointed officials, and employees, from any and all liability or claims that
may be brought against the City arising out of its approval of this Tentative Map and
Development Area Plan and associated entitlements pertaining to the University District
Plan save and except that caused by the City’s active negligence or willful misconduct.
4) By accepting the benefits conferred under this approval, the applicant acknowledges all
the conditions imposed and accepts this approval subject to those conditions with full
awareness of the provisions of the Final Development Plan (FDP), as may be amended
from time to time, and the RPMC, as applicable.
5) The use of the property by the applicant/grantee for any activity authorized by this
approval shall constitute acceptance of all of the conditions and obligations imposed by
the City on this approval. The applicant/grantee by said acceptance waives any challenge
as to the validity of these conditions.
6) If the City is required to enforce any of the conditions of approval, the applicant shall pay
all City’s costs. At the City’s sole discretion, the City may require a cash deposit to cover
enforcement costs as a condition of the approval of any final map.
7) All improvements shall be in substantial conformance with the submitted Site Plan,
Exterior Elevations, and Landscape Plan, except as modified herein.
Bristol Tentative Map COAs
2
8) The Maintenance Agreement and Maintenance Management Plan for the stormwater
water quality pond shall include a requirement that any vegetation in the pond be cut or
mowed each May and/or shall otherwise be maintained to eliminate a buildup of
vegetation. (Department of Public Safety-Fire)
9) The City shall have no obligation to maintain private alleys, or police the private
maintenance of the alleys. (Engineering Services)
Prior to the Approval of Improvement Plans/Issuance Grading Permit
10) The design of all entrances to the site shall be subject to Department of Public Safety
approval.
11) Final design and placement of walls and fences shall be in accordance with the standards
in the approved Development Area Plan and shall be approved by planning staff.
12) All trees within five feet of the public right-of-way shall have root barriers that are
approved by the Development Service Director.
13) A permanent automatic sprinkler shall be installed to maintain all landscape materials and
areas.
14) The applicant's engineer shall coordinate with the City Engineer to ensure that recycled
water is used for irrigation of the project's landscaping as feasible.
15) All exterior lighting shall be designed so as to prevent any spillover lighting onto
adjacent properties and rights-of-way. Lighting elements will be required to be recessed
within their fixtures to prevent glare. New lighting levels provided shall be compatible
with general illumination levels in existing areas to avoid a noticeable contrast in light
emissions, consistent with the need to provide for safety and security. Exterior project
lighting shall be reviewed and approved by Development Services Director.
16) The design of any entry monument signage shall be submitted to the Planning Division
for review and approval prior to installation.
17) All double-check valves provided for domestic water and fire sprinkler systems shall be
concealed from public view. Plans shall be submitted to the Development Services
Department and City Engineer for review and approval.
18) Building code provisions shall apply to the construction, alteration, moving, demolition,
repair, maintenance and use of any building or structure within the jurisdiction of the
City, except work located primarily in a public way, public utility towers and poles,
mechanical equipment not specifically regulated by building code provisions, and
hydraulic flood control structures. All projects shall comply with the most current code
recognized by the City at the time of their building permit application. All State and
local ordinances shall be applicable to current projects. (Building Services)
19) Geotechnical investigation reports shall be submitted for all building permit projects
unless waived by the Building Official. When required by the Building Official, the
potential for soil liquefaction and soil strength loss during earthquakes shall be evaluated
during geo-technical investigations. Compaction reports are required for each building
pad site and all compaction reports shall be submitted prior to a foundation inspection
Bristol Tentative Map COAs
3
and in compliance with the soils and geo-technical recommendations. (Building
Services)
20) A completed and approved wet fire hydrants system, or other system approved by the
Building Official and Department of Public Safety (DPS), and all weather roads shall be
in place prior to any flammable or combustible material (such as wood) being brought
onto the site. The applicant may tie to the water system for fire flow only. Fire access
road shall meet the DPS Fire Access Road Standard. These fire access roads shall
continue to be accessible until acceptance of the public streets by the City. (Building
Services)
21) Pursuant to California State Assembly Bill 3158, the applicant shall pay the filing fee to
the Department of Fish and Game. The fee shall be submitted to the Planning Division
upon filing of any required Notice of Determination, along with any filing fee required by
the County Clerk/Recorder. The applicant should be aware that Section 21089(b) of the
Public Resources Code provides that any project approved under CEQA is not operative,
vested or final until the required fee is paid. Proof of fee payment may be required prior
to the issuance of building permits or filing of a final map. (Building Services)
22) All public utilities easements (PUE) and public access easements shall be open and
accessible at all times. (Building Services)
23) All septic tanks, leach fields and related items in the final map area shall be abandoned
and destroyed in a manner approved by the Department of Environmental Health
Services. All water wells shall be abandoned and destroyed in a manner approved by the
Department of Environmental Health Services. (Building Services)
24) The applicant shall submit plans and obtain separate building permits for retaining walls
over four (4) feet in height and for all other walls, fences and signs over six (6) feet in
height. (Building Services)
25) The applicant shall obtain a demolition permit for any structure to be demolished. All
underground structures shall be abated, back-filled, inspected and approved by Sonoma
County Environmental Health Services or the Building Official as applicable. (Building
Services)
26) For any project requiring an on-site inspector to monitor grading, construction and/or
development, the applicant shall deposit funds with the City to cover the full cost of an
inspector prior to any land disturbance. The City Engineer, as appropriate, shall approve
the amount and hire the inspector. (Engineering Services)
27) The developer shall implement a dust control program as part of the measures required by
the FEIR for air quality control and the requirements of PM 10 and the Best Available
Control Measures (BACM). The program shall ensure that, at the City Engineer’s
discretion, a water vehicle for dust control operations is kept readily available at all times
during construction. The developer shall provide the City Engineer and Building Official
with the name and telephone number of the person directly responsible for dust control
and operation of the water vehicle. (Building Services)
28) A Tree Preservation and Removal Plan including a separate tree removal and sensitive
area plan shall be submitted to the Development Services Department for review and
Bristol Tentative Map COAs
4
approval in accordance with City ordinance. The plan shall show all sensitive areas and
stands of trees that are to be protected during grading operations and include, in detail,
the method proposed to protect these areas. (Planning Services)
29) The applicant shall pay all application fees, plan check and inspection fees, recordation
fees, park in-lieu fees, encroachment permit fees, segregation of assessment fees and
other applicable miscellaneous fees in effect at the time the fee is paid as required in the
Fee Schedule or RPMC. The applicant shall receive credit against, or reimbursement of,
its park in-lieu fee for any dedication, or irrevocable offer of dedication, of park property.
(Planning Services)
30) All improvements shall comply with all applicable sections of the City of Rohnert Park
Municipal Code and any other applicable relevant plans of affected agencies, unless
superseded by the Specific Plan for this property. (Planning Services)
31) The improvement plans shall show water services to each building. All water meters shall
be within the public right-of-way unless the Public Works Director specifically approves
exceptions. The City shall not maintain water and sewer system lines beyond existing
main line stub outs or on private property, unless otherwise agreed to by the City. Access
easements shall be given to the City and recorded concurrently with the final map for any
exceptions approved by the City Engineer that require access to private property.
(Planning Services)
32) If applicable, easements of record not shown on the tentative map shall be relinquished or
relocated. Lots affected by proposed easements or easements of record, which cannot be
relinquished or relocated, shall be redesigned. All easements for off-site grading and
drainage shall be acquired prior to approval of construction on these properties.
(Planning Services)
33) The applicant shall provide cable or conduit for each residential lot for cable television
and Internet access. The applicant shall provide cable or conduit for fiber optics or other
smart technologies for each commercial lot for Internet access. The cable or conduit shall
be shown on the joint trench improvement plans and constructed before the final lift of
asphalt is placed on the adjacent street. (Planning Services)
34) Private streets or alleys shall be private facilities and shall have private street
maintenance, street sweeping and streetlights. Private streets shall have a visible
demarcation between the public and private areas and identified with signage that which
differentiates them from public streets. The City Engineer shall approve all signage for
private facilities with the approval of individual improvement plans for the project.
(Planning Services)
35) The declaration of covenants, conditions and restrictions (CC&R’s) filed for each
development shall be prominently displayed in the project sales office at all times. The
CC&R’s shall apply to both owners and renters. The CC&R’s shall be written to require
renters to comply with the regulations of the CC&R’s, and a copy of the CC&R’s shall be
given to each renter. (Planning Services)
36) The applicant shall provide a master signage program and a “Master Model Home
Signage” program for all residential subdivisions in the Bristol community. The master
Bristol Tentative Map COAs
5
signage programs shall be reviewed and approved by the Planning Manager. (Planning
Services)
37) Design and placement of walls and fences shall be in accordance with the standards in the
FDP and shall be approved by the Planning Manager. Walls and fences may be phased
with the project phases. (Planning Services)
38) All residential dwellings shall display illuminated street numbers in a prominent location
in such a position that the numbers are easily visible to approaching emergency vehicles
from both directions. The numbers shall be of a contrasting color to the background to
which they are attached and four (4) inches minimum in height. Flag lots will have their
address displayed in a prominent position at the driveway intersection with the street.
(Planning Services)
39) Prior to front yard landscaping installation by the applicant, plant species, location,
container size, quality and quantity of all landscaping plants and materials shall be
reviewed and approved by the Planning Manager for consistency with the approved
construction plans. All plant replacements shall be to an equal or better standard than
originally approved. (Planning Services)
40) Fire Hydrant spacing and placement should be consistent with the City of Rohnert Park
Standards, comply with Appendix C of the 2007 California Fire Code, and the
amendments to table C105.1 by RPDPS ordinance #793. Specific locations of Fire
hydrants shall be coordinated with the applicants Civil Engineer based on Fire Engine
response protocols. (Department of Public Safety-Fire)
41) All roadway, private lanes and drives shall comply with the City of Rohnert Park
Standards. Specifically reference Standard #202 “Alley, in regards to:
o Alley lighting shall meet the City’s minor street requirements.
o 20 or more units will require a 24’ alley width
o Alleys are to be use as secondary access only, with parking provided on primary
access roads. (Department of Public Safety-Fire)
42) Roadway widths should be consistent with the City of Rohnert Park Standards, or as
modified by approved tentative map, comply with Appendix D of the 2007 California
Fire code, and the amendments to RPDPS ordinance #793 Section 15.28.D103.2 –
15.28.D106.1. (Department of Public Safety-Fire)
43) Minimum interior and exterior turning radius for Fire Apparatus Access shall be all 20
feet and 40 feet. (Department of Public Safety-Fire)
44) Copies of the soils and geology reports and shall be reviewed and approved by the
developer’s soils engineer and geologist prior to issuance of a grading permit. The
developer’s soils engineer shall sign the plans stating that they conform to the soils report
recommendations. (Building Services)
45) All areas to be graded and left undeveloped shall have a revegetation plan as part of the
dust control program. The Development Services Director or his designee shall review
and approve the plan. The applicant shall guarantee the revegetation prior to issuance of
grading permits. (Planning Services)
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46) The applicant shall provide adequate vehicle sight distance as specified by the State of
California, Department of Transportation’s Highway Design Manual (latest edition) at all
public and private street intersections. In addition, intersections and driveways shall
comply with City requirements for sight triangles. The design of the streets shall
incorporate public safety concerns, fire protection equipment movements, as well as the
location and pickup of solid waste. (Planning Services)
47) The applicant shall show the proposed structural sections for all private streets on the site
improvement plans and pay the City’s plan check and inspection fee for the proposed
private improvements, including the water, recycled water, sewer and storm drainage
facilities in these areas, to assure that the improvements are designed and constructed to
City standards. (Planning Services)
48) Safety lighting at the end and at any curve in any private street, alley, lane or place shall
be provided for residential units that do not front on a public street. The lighting shall
include individual lights on each residential unit and\or streetlights on street light poles.
The City Engineer shall approve the lighting plans that include these facilities. (Planning
Services)
49) The applicant shall contact the solid waste franchise hauler and obtain their written
approval of the proposed solid waste pickup locations on private streets, alleys, lanes or
places. The pickup locations shall not be located in emergency vehicle access easements.
A copy of the written approval from the solid waste franchised hauler shall be submitted
with the street improvement plans for City review and approval. Provisions for paved
areas for trash receptacles on certain parcels shall be identified in the improvement plans
to service alley access residences; the trash receptacle cutouts shall be located on private
parcels fronting public streets and accommodate the receptacles for the respective lots.
(Planning Services)
50) Where required, the landscaping for the detention and/or retention basins shall be
reviewed and approved by the Planning Manager. (Planning Services)
51) The applicant will coordinate with the local bus system authority to facilitate local bus
service in the project and to determine bus stop locations and shelter improvements. The
bus shelter locations shall be shown on the improvement plans and reviewed and
approved by the City Engineer. A copy of the written correspondence with the local bus
system authority approving transit facilities shall be submitted with the first street
improvement plans for each map. (Planning Services)
52) Any above ground utility structures and appurtenances (e.g. cable TV boxes, phone splice
boxes) shall be limited to 36” in height, installed in a public utilities easement within the
applicant’s property and within 10 feet behind street face of curbs. These locations shall
be screened with landscaping to the satisfaction of the Planning Manager. The landscape
screen shall not interfere with the utility companies’ or DPS’s access. (Planning
Services)
53) Electrical and water services shall be provided to all parks, landscape medians, and other
landscape areas in accordance with plans approved by the Public Works Director.
(Planning Services)
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54) The improvement plans shall include placement of a fire hydrant at the north terminus of
each of the three motor courts. The hydrants shall be located in a public water line
easement and served by the water main in Keiser Avenue. Final placement of the
hydrants shall be approved by the Department of Public Safety. The fire hydrants shown
on the Vesting Tentative Map may be adjusted as approved by the Department of Public
Safety. (Department of Public Safety-Fire)
55) As part of the improvement plan/ final map submittal package, an exhibit shall be
submitted delineating improvements to be maintained by the HOA, the CFD, and private
homeowner’s. (Engineering Services)
56) Improvement Plans prepared by a Registered Civil Engineer shall be submitted for the
review and approval of the City Engineer showing grading, paving, utilities, drainage,
structures to be built, lighting and trash collection. The improvements plans shall include
parking lots, street and utility information including all concrete curb and gutter,
sidewalk, striping and signing, paving, water lines, storm drain lines and sewer lines as
necessary, erosion control and any necessary transitions. All improvements shall be in
accordance with the City of Rohnert Park Standard Improvement Details. Improvement
Plans shall include a Storm Water Pollution Prevention Plan including winterization and
erosion protection. (Engineering Services)
57) Storm drainage improvements shall be designed in accordance with the Sonoma County
Water Agency criteria. Hydrology calculations, pipe sizing and storm drain plans shall be
submitted for the review and approval of the City Engineer. (Engineering Services)
58) No lot- to- lot drainage is allowed except where easements for drainage are provided. No
drainage may discharge across sidewalks. (Engineering Services)
59) The applicant shall demonstrate for each building pad to the satisfaction of the City of
Rohnert Park as follows:
a) Adequate protection from 100-year frequency storm; and
b) Feasible access during a 10-year frequency storm. (Engineering Services)
60) Fire protection shall be in accord with the requirements of Rohnert Park Public Safety
Department. With the submittal of the improvement plans, calculations shall be provided
to the City and the Rohnert Park Public Safety Department to ensure that adequate water
pressures are available to supply hydrant flows and sprinkler flows. (Engineering
Services)
61) The improvement plans shall show a sewer lateral to each building in accord with City
Standards. (Engineering Services)
62) If private sewer lines are shared or if they cross property lines, a 10’ private sewer
easement shall be shown in the Final Map / Parcel Map. The maintenance of any private
sewer line shall be included in the maintenance agreement for the overall site(s) which
have an interest in the particular sewer. (Engineering Services)
63) Right-of-way for Keiser Avenue shall be dedicated in fee to the City of Rohnert Park as
shown on the Vesting Tentative Map. Right dedication shall include the existing roadway
easement and an additional 16’ of right-of-way to the south. (Engineering Services)
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64) Offsite Improvements: Improvements in Keiser Avenue shall be improved to City
standards from Snyder Lane through the project frontage including widening, installation
of are generally non-existent, including surface improvements (pavement, curb and
gutter, sidewalk, streetlights, and landscaping), a wet utilities (potable water, sanitary
sewer, recycled water main, and storm drains), and dry utilities (electric, gas, phone, and
cable). In addition, there is an existing overhead pole line along the south side of the
street that is in conflict with surface improvements.
Prior to or concurrent with the in-tract improvement construction, the following offsite
improvements shall be completed.:
• Reimbursement to the City for eExtension of a 12” sanitary sewer from
Hinebaugh Creek north on Snyder Lane to Keiser Avenue., and extension of an 8”
sanitary sewer from Snyder Lane east on Keiser Avenue to the project entry
street. Thise sewer improvements are is not currently in the City’s subject to
Public Facilities Finance Plan (PFFP) program but is eligible for inclusion
because it serves two specific plan areas. reimbursement. The City shall pursue
addition of the 12” sewer to the PFFP program to provide for PFFP fee credits. –
in the event that the City should not be successful in incorporating the sewer into
the PFFP fee credit program, then the 12” sewer in Snyder Lane shall be eligible
for reimbursement from future development based on the percentage of the
number of units to the total capacity of the sewer.
• Extension of a 10” water main from Snyder Lane east on Keiser Avenue to the
east edge of the property. PFFP fee credits shall be granted for the cost of
construction of the 10” water main. Calculations shall be provided to demonstrate
that fire flow and pressure will be available in the proposed Keiser Avenue water
main extension. Adequate fire flow and pressure may be dependent on connection
of the Keiser Avenue main to the Kerry Road water main extension from
Hinebaugh Creek to Keiser Avenue by Brookfield Homes. Should the
development proceed in advance of the Kerry Road improvements, the Developer
shall demonstrate that adequate fire flow and pressure is available to the
satisfaction of the Department of Public Safety through the dead-end Keiser
Avenue extension, OR the Developer shall complete the Kerry Road connection,
OR the Developer shall complete other improvements needed to provide adequate
fire flow and pressure.
• Extension of storm drain from Snyder Lane to the east boundary of the project.
PFFP fee credits shall be granted for the cost of construction of the storm drain.
• Extension of joint trench facilities from Snyder Lane to the east edge of the
project. Undergrounding of the existing pole line along the project frontage will
be accomplished with the installation of the joint trench facilities. PFFP fee
credits shall be granted to the extent the joint trench facilities are included in the
PFFP program.
• Construction of Keiser Avenue surface improvements, including 34’ wide
pavement section (face of curb to face of curb), and curb and gutter on the south
side of the street, from Snyder Lane to the east edge of the project. PFFP fee
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credits shall be granted for the cost of the Keiser Road surface improvements.
(Engineering Services)
65) Full improvement of the Keiser Avenue project frontage will be required. Improvements
will include sidewalk, street lighting, street trees and landscaping, and any other items not
included in the City’s CIP project. (Engineering Services)
66) Extension of a sanitary sewer to the site will be required. The sanitary sewer extension
will consist of two segments: (1) a 12” line in Snyder Lane from the existing College
Trunk Sewer near Hinebaugh Creek north to Keiser Avenue and (2) an 8” line in Keiser
Avenue extending east from Snyder Lane to the project. The Developer is obligated to
complete both segments of the sewer prior to issuance of the first building permit for the
project and shall have the first right to construct either or both of the sewer segments.
The Developer shall fund the full cost of the sanitary sewer construction, and may enter
into a reimbursement agreement with the City for reimbursement from other properties
tying into the sewer main when those properties develop.
• The Developer may request that the City construct the either or both segments of
the sewer line in conjunction with the City’s Keiser Avenue/ Snyder Lane Capital
Improvement Project. The City has included the sanitary sewer line in the design
of its project, but has not funded the cost of constructing the sanitary sewer. Upon
written request by the Developer, the City will complete final design for the sewer
line and include the construction of either or both segments of the sewer line
within the City’s project. The Developer’s written request must be made no later
than 90 days before the City’s scheduled date to advertise for bids.
• Should the Developer request that either or both segments of the sewer line be
included in the City’s project, the Developer shall pay all costs associated with the
design and construction of the sanitary sewer. If the Developer requests that City
construct either or both segments of the sewer, the City will, upon opening bids
for construction of each segment of the improvements, request funding from
Developer in the amount of: 1)100% of the sewer costs for that respective
segment included in the lowest responsive bid 2) 10% of the sewer costs for
construction contingencies, 3) the pro-rata share of the City’s inspection and
construction management costs associated with that respective segment of sewer
line, and 4) the pro-rate share of the City’s design costs associated with the
respective segment of the sewer line (collectively referred to as the “Costs”).
Within 10 days of the City’s request for funding, the Developer will confirm its
intent to pay the Costs. Within 30 days of City’s request for funding, the
Developer shall pay to City the full amount of the Costs. In the event that
Developer fails to pay the Costs or any portion thereof within 30 days, the City
will remove the sewer line from its project and Developer shall have the
obligation to design and construct the sewer line in accordance with all applicable
City standards and policies.
• In the event that the Developer requests and funds the City’s construction of
either or both segments of the sewer, and the City’s construction contract is
unreasonably delayed, and/or the City terminates its construction contract, the
Developer may pursue permitting, design, construction and installation of either
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or both segments of the sanitary sewer, subject to City inspections and
acceptance. In this case and upon Developer’s completion and City’s acceptance
of improvements, Developer shall be entitled to reimbursement for its actual costs
from the funding previously provided to the City, provided that such
reimbursement will not exceed the amount of provided to but not utilized by the
City. (Engineering Services)
67) Calculations shall be provided to demonstrate that fire flow and pressure will be available
in the proposed Keiser Avenue water main extension, in advance of connection to the Kerry
Road water main extension to Keiser Avenue, should the development proceed in advance
of the Kerry Road improvements. (Engineering Services)
68)65) Recycled water shall be utilized for irrigation. WELO calculations shall be provided with
the landscape plans. Irrigation design shall be in conformance with the City of Santa
Rosa Recycled Water User’s Guide. (Engineering Services)
69)66) The City has included the extension of a recycled water main in Keiser Avenue from
Snyder Lane to Kerry Road in its’ third phase of the Keiser Avenue CIP project. Prior to
the extension of the recycled water main, the developer shall temporarily use potable
water for irrigation. Developer shall pay the water consumption charges to City for
potable water actually used at the site for irrigation. (Engineering Services)
70)67) All existing overhead utilities within the subdivision and all proposed utilities shall be
placed underground. In addition, the existing overhead power line along the south side of
the Keiser Avenue frontage shall be placed underground. The City has included the
undergrounding of the Keiser Avenue line and construction of joint trench dry utilities
along Keiser Avenue in its’ CIP project. The joint trench design will include utilities
needed to serve the development. In the event that the improvements are not completed
prior to approval of improvement plans, the applicant will be responsible for construction
of the joint trench improvements, from Snyder Lane to the easterly end of the
development. The applicant would be eligible for Public Facilities Fee Program (PFFP)
fee credits for any improvements included in the PFFP. (Engineering Services)
71)68) The development shall include the design and construction of utilities within existing or
proposed public right-of-way for electric, gas, telephone, communication and cable TV
shall be submitted to the City Engineer and Director of Development Services for review
and approval. Any above-ground utility boxes, cabinets or structures shall be specifically
approved by the City and screened from public view to the satisfaction of the Director of
Development Services and City Engineer. (Engineering Services)
72)69) A grading permit application shall accompany submittal of each phase of Subdivision
Improvement Plans. Said application shall include the requirements listed in Sections
15.48 & 15.50 of the Municipal Code. The grading plans shall be in conformance with
the Bay Area Air Quality Management District guidelines for reducing construction
impacts and minimize dust emissions. (Engineering Services)
73)70) Each phase of development shall submit drainage plans subject to the review and
approval of the Sonoma County Water Agency (“SCWA”), the City of Rohnert Park and
these conditions of approval. Said plans shall meet or exceed SCWA standards and City
standards, whichever is more restrictive. All proposed building finished floor elevations,
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including garages, shall be a minimum of 1 foot above the post construction 100-year
water surface elevations. (Engineering Services)
74)71) The water quality/detention basin shall be designed to be in compliance with the current
Phase 1 Storm Water Permit issued by the North Coast Regional Water Quality Control
Board for Sonoma County. Improvements shall be in conformance with the City of Santa
Rosa Technical Guidance Manual. The pond shall provide 100% volume capture for the
1-year, 24-hour storm. In addition, the project shall provide detention that limits runoff to
pre-construction levels for the 10-year and 100-year storm. The basin shall be provided
with a 5-mm. trash screen in accordance with current State stormwater requirements for
trash capture. The pond shall drain via gravity and no pumps will be allowed. The pond
shall not be subject to groundwater intrusion. The pond shall be located in a parcel
dedicated to the City. The access gate to the basin shall be relocated from Keiser Avenue
to the internal street. (Engineering Services)
75)72) The development shall prepare improvement plans and calculations for the proposed
project, shall demonstrate no increase in the 100-year water surface elevations of adjacent
properties and submit hydrology and hydraulic report(s) for the project demonstrating
that this requirement is met, subject to Sonoma County Water Agency and City of
Rohnert Park review and approval. (Engineering Services)
76)73) The development shall include the design by the project proponent for Erosion and
Sediment control plans prepared by a professional such as a Civil Engineer or certified
Erosion Control Specialist and shall meet the requirements listed in Section 15.52.030 of
the Municipal Code. The plans shall provide measures to avoid the introduction or
spread of noxious weeds into previously un-infested areas. These plans are subject to
review and approval by the City. Erosion and Sediment control plans shall be in
conformance with Chapter 15.52 of the Municipal Code except that the reference
document for design criteria shall be the City of Santa Rosa Standard Urban Storm Water
Management Plan (SUSMP) or most current City adopted SUSMP. (Engineering
Services)
77)74) The development shall include design by the project proponent of Street lighting on
public streets as well as private streets/alleys. The design shall be in accordance with City
standards and PG&E requirements. In addition, lighting for private streets and alleys
shall be designed in accordance with the Zoning ordinance and to the Public Safety
Department’s satisfaction. (Engineering Services)
78)75) Each phase of development shall include design by the project proponent for roadways.
The design shall include slurry sealing specifications, subject to review and approval by
the City. All streets shall be slurry sealed prior to issuance of the last certificate of
occupancy or prior to acceptance of the public improvements, whichever occurs first
within each phase of development. (Engineering Services)
79)76) Each phase of development shall include the design by the project proponent for
installation of moisture barriers at the edges of all pavement sections for purposes of
maintaining constant moisture content of pavement sections, subject to review and
approval by the City. The design shall include moisture protection extending to 6 inches
below the aggregate base layer. The moisture barrier shall be a minimum of 4 inches
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wide and consist of Controlled Low Strength Material (CLSM) in a 10 mil visqueen lined
trench or approved alternative method. (Engineering Services)
80)77) Soils beneath all roadways including alleys shall be lime treated based on site specific
tests and as recommended by a geotechnical engineer. (Engineering Services)
81)78) Each phase of development shall include design by the project proponent and all public
improvements shall comply with the latest version of the Rohnert Park Manual of
Standards, Details and Specifications. Reference to particular standards shall be made on
the improvement plans. Standards details and specifications shall not physically be
included on the plans but shall be referenced. (Engineering Services)
82)79) For each phase of development the project proponent shall design alleys, with utilities
and appurtenances. These shall be private. (Engineering Services)
83)80) No utilities (sewer, water or storm drains) shall flow from a private utility to a public
utility and back to a private utility. No utilities (sewer, water or storm drains) shall flow
from a public utility to a private utility and back to a public utility. (Engineering
Services)
84)81) All utilities shall be located within dedicated and accepted public street rights-of-way.
Any exception must receive prior approval from the City Engineer. (Engineering
Services)
85)82) For each phase of the development the project proponent shall design all utilities in
compliance with City Manual of Standards and the California Department of Public
Health Drinking Water Program including vertical and horizontal separation between
utilities, curbs, gutters and monuments. (Engineering Services)
86)83) The applicant shall submit a copy of the CCRs and/or maintenance declarations for
private improvements (such as for maintenance of alleys and private utilities) to the City
Engineer and City Attorney for review and approval. Maintenance declaration(s) shall be
submitted prior to recordation of Final Map. (Engineering Services)
87)84) The applicant shall submit to the City of Rohnert Park for review and approval, evidence
that the CC&R's will include provisions for maintenance of:
a) Private storm drain systems.
b) The private motor courts
c) Utilities within private easements, driveways or alleys, except where
located in a public easement
d) Private landscaping (including side or frontyard landscaping located
outside of home fences).
e) Sidewalks in private areas
f) Mailboxes and associated lighting and waste receptacles. (Engineering
Services)
88)85) The following Construction Mitigation Measures shall be noted on and/ or incorporated
into the grading and improvement plans:
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a. For any project requiring (as part of MMP) an on-site inspector to monitor
grading, housing construction and/or development, the applicant shall deposit
funds with the City to cover the full cost of an inspector prior to any land
disturbance. The City Engineer, as appropriate, shall approve the amount and hire
the inspector.
b. The developer shall comply with construction hours pursuant to Rohnert Park
Municipal Code Section 9.44.120.
c. All construction material waste and other debris shall be recycled to the extent
feasible. The applicant shall present a “clean site everyday” program to City
building staff for approval. The program shall include on-site signage in English
and Spanish to be posted at construction entrances.
d. No animals shall be brought on site by construction personnel during work hours.
e. All material storage areas shall be fenced with at least a 6-foot high chain link
fence with at least two separate points of access with sufficient width for
emergency vehicles. The access points shall be shown on the construction fire and
security protection site plan.
f. The project shall comply with Biological Assessment prepared by Johnson
Marigot Consulting LLC, dated August 2017. (Engineering Services)
Prior to Approval of Final Map
89)86) Unless otherwise specified in these conditions, all conditions shall apply prior to
recordation of each final map or large lot final map. A “final map” shall mean a map that
results in buildable parcels of an acre or less in area. A “large lot final map” shall mean a
map that results in parcels larger than one acre in area. (Planning Services)
90)87) The final map shall be prepared by a licensed surveyor or civil engineer, showing all
parcels, rights-of-way, and easement(s). (Engineering Services)
91)88) The final map shall be submitted with a completed Land Development Review Submittal
Sheet, Final Map Completeness Checklist and Final Map Submittal Checklist as available
on the City web-site and any and all applicable fees. (Engineering Services)
92)89) The final map submittal shall include a title report (within last 30 days), supporting
documents, and calculations for City Engineer review. All calculated points within the
map shall be based on one common set of coordinates. All information shown on the map
shall be directly verifiable by information shown on the closure calculation printout. The
point (s) of beginning shall be clearly defined. All lot acreages shall be shown on the map
and shall be verifiable from information shown on the closure calculation printout.
(Engineering Services)
93)90) The local agency sheet of the final map shall include the following note:
“Prior to the issuance of building permits, all applicable development impact fees
shall be paid to the satisfaction of the Building Official and in accordance with
City and local district ordinances.” (Engineering Services)
94)91) The Owner’s Statement and Acknowledgement shall include the following language:
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“The undersigned further relinquishes to the City of Rohnert Park all interest in
sub-surface water rights below 300 feet that they may have”. (Engineering
Services)
95)92) The final map shall satisfy Rohnert Park Municipal Code section 16.14.010 D. 2.
regarding dedication of rights-of-way and easements. The final map shall show
dedication of the necessary right-of-way in fee title, sidewalk easements, public utility
easements and other easements for public water, sewer, and storm drain, as shown on the
tentative map or as needed per the final improvement design. (Engineering Services)
96)93) Prior to the approval of the final map, the applicant shall provide evidence that its
surveyor has been retained to set all monuments required by the map. (Engineering
Services)
97)94) The final map shall identify who is responsible to own and maintain all parcels to be
created with the map. (Planning Services)
98)95) A Community Facilities District or any other funding mechanism allowed by law shall be
formed by the project proponent encompassing the entire tentative map property for the
purposes of funding the long-term maintenance of the public facilities built with the
project. The City shall be named as a third-party beneficiary to the district/association. A
Covenant, Condition and Restriction shall be placed on the formation that requires; that if
the property owners of the district vote to dissolve the district, a homeowner’s association
shall be formed for the purposes of maintaining the facilities previously maintained by
the district. The CFD shall be created and the assessments levied prior to filing the final
map. The CFD shall be responsible for providing funds to maintain the following
improvements or services:
a) Street surface improvements (pavement, curb and gutter, sidewalk, and
striping and markings
b) Storm drains located in the public right-of-way or public drainage easements.
c) Street lighting
d) Landscaping located in the public right-of-way or public landscape
maintenance easements.
e) The water quality pond and associated landscaping
f) The walkway connection to the middle school and any associated landscaping
or lighting
g) Police services
h) Fire and Emergency Medical services (Engineering Services)
99)96) Prior to the approval of any final map the applicant shall provide the Development
Services Director with a copy of the recorded covenants, conditions and restrictions
(CC&R’s) on the deeds for all lots within the project site, which inform subsequent
property owners of the nature and extent of existing agricultural activities, operations,
and facilities in the vicinity of the project site. The deed restriction shall also provide
notice of the potential conflicts or effects of typical agricultural activities outside of
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project including but not limited to noise, odors, dust, agricultural spraying, livestock and
burning etc.
a. Any covenants, conditions, and restrictions (CC&R’s) applicable to the project
property shall be consistent with the terms of these conditions and the City Code. If
there is conflict between the CC&R’s and the City Code or these conditions, the City
Code or these conditions shall prevail.
100)97) The homeowners’ association shall be responsible for maintaining all common
facilities pertaining to the Home Owners Association, including but not limited to, the
association’s property, common drive aisles, private lighting, private landscaping, and
private utilities, any security patrol services, if provided, and any other functions of a
homeowners’ association. The homeowners’ association shall comply with all NPDES
permit Best Management Practices in effect at the time. (Planning Services)
101)98) The CC&R’s shall prohibit the on-site parking of recreational vehicles, including
boats. Parking shall be prohibited along emergency vehicle access easements, private
streets and alleys. The No Parking signs shall be approved by the DPS. A separate
signing and striping plan shall be provided to address on-site stop signs and no parking
areas prior to approval of any final map. (Planning Services)
102)99) Prior to or concurrent with approval of the final map, the applicant shall enter into
a Public Improvement Agreement to assure construction and completion of the public
improvements shown on the map. Said agreement shall specify and be accompanied by
the financial assurances required to ensure completion of the public improvements.
(Engineering Services)
103)100) Prior to approval of the final map, the applicant shall identify a direct access point
from the project site to the neighboring school site (Lawrence Jones Middle School).
This access point shall be formalized through an agreement with the School District and
access walkways/gates shall be maintained in perpetuity. The access improvements shall
include a pathway a minimum of 4’ in width, contained within a minimum 8’wide public
access easement or separate parcel. The pathway shall extend from the internal public
street to the School District property. Pathway improvements shall continue onto the
School District property as needed to connect to the school walkway system. The
pathway shall be ADA compliant, with landscaping and safety lighting. Graffiti-resistant
screening/ fencing shall be provided along with side of the easement to screen adjoining
residences.
In the event that despite good faith efforts to provide the access to the neighboring school
site the applicant is unsuccessful in obtaining School District approval for the pathway
connection, then the applicant shall provide evidence of action by the school district to
prevent such access. (Planning Services)
104)101) Prior to the approval of the final map, the applicant shall secure all necessary
rights-of-way and easements for both onsite and offsite road, utility, and drainage
facilities. Rights-of- way and easements shall be dedicated on the map or provided by
grant deed. The developer shall prepare all necessary legal descriptions and deeds.
(Engineering Services)
105)102) Prior to City Council approval of the final map; the developer shall satisfy
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Rohnert Park Municipal Code section 16.14.010 D. 2. regarding off-site dedication of
rights-of-way and easements. (Engineering Services)
106)103) Prior to City Council approval of the final map, the proposed sidewalk and
landscaping along the entire project frontage of Keiser Avenue, as well as the water
quality pond landscaping and the middle school path connection shall be designed by the
project proponent, shown on improvement plans and reviewed and approved by the City
Engineer and included in Subdivision Agreement to be constructed with the first phase of
construction. (Engineering Services)
107)104) The final map shall have a note on the local agency page stating “All fences,
sound walls and retaining walls shall be constructed on private property and maintained
by the private property owner, unless specifically dedicated to and accepted by the City”.
(Engineering Services)
108)105) Monumentation shall be provided to allow the re-establishment of all property
corners of lots within the subdivision, to the satisfaction of the City Engineer.
(Engineering Services)
109)106) Prior to the approval of the first final map including a large lot final map, the
applicant shall be responsible for costs of implementation of ensuring compliance with
Mitigation Measures contained in Mitigation Monitoring Plan (MMP) for the FEIR. The
applicant shall provide funding, in an amount determined by the Planning Manager to
hire consultants or staff to implement compliance monitoring. (Planning Services)
110)107) Prior to approval of the first final map, the street name and a theme for all street
name signage, including traffic signal signage, street corner signage, directional signs,
and other permanent fixtures depicting street names shall be submitted to the Planning
Manager for review and approval. (Planning Services)
111)108) Prior to the recordation of the Final Map, the applicant shall pay a park-in-lieu fee
in the amount of $248,816.00. (Planning Services)
112)109) The applicant shall submit a mailbox plan (locations and sizes) for all lots prior to
approval of any final map. The plan shall be approved by the Rohnert Park Post Office
and included with the first submittal of the improvement plans. The applicant shall
submit to the City a written confirmation from the Rohnert Park Post Office that the
mailbox locations are approved. The City will review and approve the location plan to
ensure adequate site distance and traffic safety measures are incorporated. (Building
Services)
Prior to Construction
113)110) Applicant must file a Notice of Intent to Comply with the Terms of General
Permit to Discharge Storm Water Associated with Construction Activity (NOI) with the
State of California Water Resources Control Board, and obtain a permit, prior to
commencement of any construction activity. (Engineering Services)
114)111) No construction shall be initiated for each phase until the Improvement Plans
have been approved by the City, all applicable fees have been paid, an encroachment
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permit and/or grading permit has been issued and a project schedule has been submitted
to the City Engineer and a pre-construction conference has been held with the City
Engineer or his designee. (Engineering Services)
115)112) Developer shall secure an encroachment permit from the City prior to performing
any work within the City right of way, a State Highway or constructing within a City
easement. (Engineering Services)
Prior to the Issuance of Building Permits
116)113) Unless otherwise specified in these conditions, the conditions of approval shall
apply to each building permit. (Planning Services)
117)114) Prior to issuance of a building permit, the applicant shall submit a designed
weather protection cover for the mailboxes for review by the Planning Manager.
118)115) Prior to issuance of a building permits for any single family residential unit,
individual plot plans shall be prepared by the project proponent, submitted and reviewed
and approved by the City. (Engineering Services)
119)116) Prior to the issuance of any building permit, irrigation plans shall be submitted to
and approved by Planning Staff and the City Engineer. Such plans shall be in substantial
conformance with the plan submitted as a part of this application. Recycled water shall be
used for irrigation of the project landscaping as feasible (landscaping within individual
lots is excluded from this requirement).
120)117) Prior to the issuance of a building permit for each residential unit, the applicant
shall pay an Affordable Housing in-lieu fee in the amount established by the City Council
at the time of building permit issuance. This fee shall be based on the project’s obligation
of 6.3 affordable housing units (per UDSP, page 46). (Planning Services)
121)118) In each neighborhood, prior to the issuance of the first building permit for each
tentative map phase, the applicant shall install and maintain on-site display signs. The
on-site display signs shall indicate the location for future development of lighted and
non-lighted parks and commercial parcels, cul-de-sac openings, apartments, or higher
density residential areas. These signs shall be located in a manner to be clearly visible to
all potential homebuyers in the Bristol community. The signing plan shall be submitted to
the Planning Manager for review and approval prior to installation of the signs.
(Planning Services)
Prior to the Building Occupancy
122)119) Prior to the issuance of Certificate of Occupancy, the applicant shall provide a set
of certified escrow instructions reflecting City’s demand for payment of the Regional
Transportation Fee for each lot affected by this fee per Mitigation Monitoring Program in
place for the University District.
123)120) Prior to issuance of the first Certificate of Occupancy, the Developer shall provide
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a Phase Occupancy Plan, demonstrating the order in which homes will be occupied and
how access will be provided to occupied homes, and how residents will be separated
from ongoing construction of remaining homes. (Engineering Services)
124)121) Prior to issuance of the first Certificate of Occupancy, all street, drainage and
utility improvements shall be substantially complete and operational, and all streets,
sidewalks, and other areas open to the public shall be free of construction material or
activities, and shall be fenced from remaining construction. (Engineering Services)
125)122) The middle school connection shall be completed and opened for use prior to
occupancy of the 21st home, but no late than six months after the occupancy of the first
home. This condition will not apply if the pathway is eliminated per the terms of COA
#104. (Engineering Services)
126)123) All buildings shall be connected to public water and sewer systems prior to
occupancy. Water and sewer service accounts shall be set up with the City Finance
Department for each structure with a building permit. (Planning Services)
127)124) The applicant shall obtain all necessary permits and clearances from the Rohnert
Park Building and Public Safety Departments prior to occupancy of the project.
(Planning Services)