2020/06/11 Planning Commission Resolution (2)PLANNING COMMISSION RESOLUTION NO. 2020-014
A RESOLUTION OF THE PLANNING COMMISSSION OF THE
CITY OF ROHNERT PARK RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF A REVISED DEVELOPMENT AREA PLAN FOR THE SOUTHEAST
SPECIFIC PLAN PROJECT LOCATED SOUTH OF THE CANON MANOR SPECIFIC
PLAN AREA, WEST OF PETALUMA HILL ROAD, EAST OF BODWAY PARKWAY
AND NORTH OF VALLEY HOUSE DRIVE (VARIOUS APNS)
WHEREAS, the applicant, Penn Grove Mountain LLC filed Planning Applications
proposing amendments to the General Plan (PLGP20-0001), an amended Specific Plan (PLSP20-
0001), and a revised Development Area Plan (PLDP20-0001) for the Southeast Specific Plan
(“SESP”) located south of the Canon Manor Specific Plan Area, west of Petaluma Hill Road,
east of Bodway Parkway and north of Valley House Drive (various APNs), in accordance with
the City of Rohnert Park Municipal Code (“RPMC”); and
WHEREAS, in conjunction with Application No. PLDP20-0001, the applicant seeks
approval of a revised development area plan for the entire Project site, as provided in the proposed
Development Area Plan – Southeast Area attached to and incorporated in this Resolution as
Exhibit 1; and
WHEREAS, the purpose of the proposed revised plan is to allow for the elimination of
10,000 square feet for commercial development, allow for the addition of 36 units of affordable
housing to be constructed on the southwest corner of the property and adjust certain development
standards (parking, open space and unit size); and
WHEREAS, pursuant to California State Law and the RPMC, public hearing notices were
mailed to all property owners within an area encompassing 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 proposal;
and
WHEREAS, the Planning Commission has reviewed and considered the information
contained in Planning Application No. PLDP20-000 for the proposed Development Area Plan.
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 Development Area Plan:
Section 1. The above recitations are true and correct.
Section 2. Environmental Review:
A. On December 10, 2010, the City of Rohnert Park certified the Final EIR for the
Southeast Specific Plan Project, including adoption of associated CEQA Findings, Statement of
2
Reso 2020-014
Overriding Considerations, and the Mitigation Monitoring and Reporting Program, as described
in City Council Resolution No. 2010-134. The proposed revised DAP will not result in additional
environmental effects not previously evaluated in the EIR and are consistent with the analysis in
the 2010 EIR, as set forth in the staff report and memorandum analyzing the project’s consistency
with the EIR. No additional environmental review is necessary.
B. Further, CEQA Guidelines section 15162 provides that “no subsequent EIR shall
be prepared” for a project unless the lead agency determines that (1) “substantial changes are
proposed in the project which will require major revisions of the previous EIR”; or (2) “substantial
changes occur with respect to the circumstances under which the project is undertaken”; or (3)
“new information of substantial importance … shows” one or more significant effects not
discussed in the original EIR, greater severity to previously-identified substantial effects, or newly-
found feasible mitigation measures that would substantially reduce significant effects. The
proposed revisions (addition of two lots, revised phasing, removal of the water tank and alternate
water service), are minor and will not result in any changes to the proposed project not previously
analyzed in the 2010 EIR and no new information of substantial importance shows any significant
effects or newly found feasible mitigation measures that would substantially reduce significant
effects.
Section 3. Findings Regarding: Development Area Plan – Southeast Area. The
Planning Commission hereby recommends that the City Council make the following findings
concerning the revised Development Area Plan – Southeast Area Plan proposed by Planning
Application No. PLDP20 -0001 pursuant to Rohnert Park Municipal Code section 17.06.400(E):
1. The proposed development conforms to the specific plan.
Criteria Satisfied. The revised Development Area Plan conforms to the specific
plan and provides details on the project including residential floor plans and
elevations by housing type, landscaping pedestrian walkways, infrastructure
summaries, streetscape and park details. The proposed revised plan is consistent
with the specific plan because it conforms to the requirements in the specific plan
related to density, housing type and location and public improvements.
2. Public infrastructure and services can be provided concurrently with the
development.
Criteria Satisfied. Each phase of the Project is designed to have adequate
infrastructure, integrated with existing City roadways, streets, bicycle paths, and
walkways. All streets and thoroughfares will meet the standards of the City. The
proposed development has been designed to provide satisfactory vehicular
circulation and public improvements, such as utilities and drainage facilities have
been designed and are conditioned to be constructed in conformance with City
standards.
Section 4. The Planning Commission does hereby recommend that the City Council
adopt the Findings stated hereinabove and recommend City Council approval of the revised
City of Rohnert Park
Development Area Plan - Southeast Area
Resolution No. 2020-XX
June 2020
Applicant: Redwood Equities LLC
Contact: Ben vanZutphen
P.O. Box 2357
Healdsburg, CA 95448
Phone: (707) 484-5944
Prepared by: William Hezmalhalch Architects (WHA)
Contact: Robert Lee
5000 Executive Parkway, Suite 375
San Ramon, CA 94583
Phone: (925) 463-1700
Fax: (925) 463-1725
Exhibit 1 to Resolution
Design Team
APPLICANT:
Applicant: Redwood Equities LLC
Contact: Ben vanZutphen
P.O. Box 2357
Healdsburg, CA 95448
Phone: (707) 484-5944
LANDSCAPE ARCHITECT:
Landesign Group
3344 Gravenstein Highway No.
Sebastopol, CA 95472
Phone: (707) 829-2580
Fax: (707) 829-3417
ARCHITECTS:
William Hezmalhalch Architects
5000 Executive Parkway, Suite 375
San Ramon, CA 94583
Phone: (925) 463-1700
Fax: (925) 463-1725
CIVIL ENGINEER:
Civil Design Consultants
2200 Range Avenue, Suite 204
Santa Rosa, CA 95403
Phone: (707) 542-4820
Fax: (707) 542-4535
June 2020
Table of Contents
Summary ......................................................................................................................................... 2
Land Use ......................................................................................................................................... 3
Affordable Housing Plan .................................................................................................................. 4
Streets ............................................................................................................................................. 6
Pedestrian Ways and Bike Ways ....................................................................................................... 7
Preliminary Infrastructure - Water ................................................................................................... 8
Preliminary Infrastructure - Sewer ................................................................................................... 9
Preliminary Infrastructure - Storm Drain ........................................................................................ 10
Rural Estate: Preliminary Elevations ............................................................................................... 11
Rural Estate: Typical Plot Plan & Preliminary Floor Plans - First Floor ............................................ 12
Rural Estate: Preliminary Floor Plans - Second Floor...................................................................... 13
Low Density: Preliminary Elevations .............................................................................................. 14
Low Density: Typical Plot Plan & Preliminary Floor Plans - First Floor ............................................ 15
Low Density: Preliminary Floor Plans - Second Floor ..................................................................... 16
SE Medium Density - Conventional: Preliminary Elevations ........................................................... 17
SE Medium Density - Conventional: Typical Plot Plan & Preliminary Floor Plans - First Floor .......... 18
SE Medium Density - Conventional: Preliminary Floor Plans - Second Floor .................................. 19
SE Medium Density - Conventional Duet: Preliminary Elevations ................................................... 20
SE Medium Density - Conventional Duet: Preliminary Floor Plans ................................................. 21
SE Medium Density - Motorcourt: Preliminary Elevations .............................................................. 22
SE Medium Density - Motorcourt: Typical Plot Plan & Preliminary Floor Plans - First Floor ............ 23
SE Medium Density - Motorcourt: Preliminary Floor Plans - Second Floor ..................................... 24
SE Medium Density - Motorcourt: Typical Plot Plan & Preliminary Floor Plans - First Floor ............ 25
SE Medium Density - Motorcourt: Preliminary Floor Plans - Second Floor ...................................... 26
Mixed-Use Site - Conceptual Site Plan with Parking & Loading ........................................................ 27
Apartments: Preliminary Elevations ............................................................................................... 28
Apartments: Preliminary Floor Plans - First Floor Building A ......................................................... 29
Apartments: Preliminary Floor Plans - Second Floor Building B ..................................................... 30
Apartments: Floor Plan and Elevation - Community Recreation Building ........................................ 31
Townhomes - 5-Plex: Preliminary Elevations .............................................................................. 3132
Townhomes - 5-Plex: Preliminary Floor Plans - First Floor .......................................................... 3233
Townhomes - 5-Plex: Preliminary Floor Plans - Second Floor ...................................................... 3334
Townhomes - 6-Plex: Preliminary Elevations .............................................................................. 3435
Townhomes - 6-Plex: Preliminary Floor Plans - First Floor ......................................................... 3536
Townhomes - 6-Plex: Preliminary Floor Plans - Second Floor ..................................................... 3637
Retail: Preliminary Elevations ........................................................................................................ 37
Retail: Preliminary Floor Plans ....................................................................................................... 38
Trash Enclosure ......................................................................................................................... 3938
Illustrative Landscape Plan ......................................................................................................... 4039
Mixed-Use Site - Illustrative Landscape Plan .............................................................................. 4140
Community Monumentation - Petaluma Hill Road Streetscape & Elevation ............................... 4241
Estate Lot View Corridors .......................................................................................................... 4342
Perimeter Streetscape Details - Valley House Road .................................................................... 4443
Perimeter Streetscape Details - Valley House Road .................................................................... 4544
Perimeter Streetscape Details - Bodway Parkway ...................................................................... 4645
Perimeter Streetscape Sections ................................................................................................. 4746
Conceptual Lighting Details ....................................................................................................... 4847
Representative Imagery: Perimeter Streetscapes ....................................................................... 4948
Neighborhood Park - Site Plan ................................................................................................... 5049
Neighborhood Park - Detention Pond Sections .......................................................................... 5150
Neighborhood Park - Playground ............................................................................................... 5251
Neighborhood Park - Dog Park ................................................................................................... 5352
June 2020
Summary
3.05
1.75
1.52
2
3
21
24
Retail
81
Development Area Plan - Southeast Area2
Land Use
Specific Plan Development Standards Proposed
Approx.
Gross Ac.1 Units
Maximum
Density
(Du/Ac)
Non-
Residential
Bldg Area
( 1,000 s.f.)
Parking Required Approx. Gross Ac.1 Units Density
(Du/Ac)
Non-
Residential
Bldg Area
(s.f.)
Parking Provided
Rural Estate
Residential 16.0 29 2.0 n.a.2 per unit 15.95 29 1.8 n.a.2 garage space per unit
Low Density
Residential 21.0 128 6.0 n.a.2 per unit 21.05 128 6.0 n.a.2 garage space per unit
SE Medium
Density
Residential 27.6 239 12.0 n.a.2 per unit 27.53
Conventional: 112
Motorcourt: 99
Duet: 28
Total: 239
8.7 n.a.
2 garage space per unit
2 garage space per unit
1 covered, 1 uncovered
space per unit
Mixed Use
Development
7.0 117 24.0 102
Per Rohnert Park Zoning Code -
Single-Family Attached (Townhomes):
2 spaces per unit, one of which must be
covered, plus 1 space per 4 units for guest
parking (102 Required)
Multi Family (Apartments)
• 1 space per studio or 1 bedroom unit;
• 2 spaces per 2 bedroom unit;
• 2.5 spaces per 3 bedroom unit; and
• 1 guest parking space for every 4 units
(66 67 Required for Phase 1;
67 Required for Phase 2)
Per California Government Code Sections
65915 – 65918)-
Density Bonus Project Parking
• 1 space per studio or 1 bedroom unit;
• 2 spaces per 2 or 3 bedroom unit;
(54 Required for Phase 1;
54 Required for Phase 2)
Townhomes = 3.06
Apt (Phase1) = 1.78
Apt (Phase 2) = 1.55
Net Total = 6.39
(6.96 gross)
Townhomes
3 Bedroom: 29
4 Bedroom: 16
Subtotal: 45
Apartments (Phase1)
1 Bedroom: 18
2 Bedroom: 11
3 Bedroom 7
Subtotal 36
Apartments (Phase2)
1 Bedroom: 18
2 Bedroom: 9
3 Bedroom 9
Subtotal 36
Total: 117
Townhomes = 14.7
Apt(Phase1)= 20.2
Apt(Phase2)= 23.2
10,340
Townhomes
Garage: 90
Guest: 1615
Accessible: 1
Subtotal: 106
Apartments (Phase1)
Carport: 36
Guest: 3025
3 Bedroom 6
Accessible: 3
Subtotal 6664
Apartments (Phase2)
Carport: 36
Guest: 15
Accessible: 3
Subtotal: 54
Retail Loading
15’x30’: 1
Parks 7.93 n.a. n.a. n.a.n.a.7.982 n.a.n.a.n.a.n.a.
Total 79.5 513 n.a. n.a.n.a.79.47 477 513 n.a.n.a.n.a.
(1) Gross Acreage includes all rights-of-way located within the project boundary, measured to the center line of the street
(2) 10,000 s.f. retail or 36 additional affordable housing residential dwelling units
(3) Includes a 5.0 net acre park and a 2.1 net acre basin (7.1 net acres total)
June 2020
Land Use
Development Area Plan - Southeast Area3
Land Use Approx. Gross Ac.Total Units Density
Rural Estate Residential 15.95 29 1.8
Low Density Residential 21.31 128 6.0
SE Medium Density Residential 27.53 239 8.7
Mixed Use Development 6.96 117 16.8
Parks 7.98 (5.0 Net)0 n.a.
Total 79.73 513 6.4
LEGEND
81
47779.47
n.a
6.0
June 2020
Affordable Housing Plan
pp
p14 DUET (28 UNITS)
• If For Rent: 50% very low-income + 50%
low-income
• If For Sale: 50% low-income + 50%
moderate income
8 TOWNHOMES
• If For Rent: 50% very low-income + 50%
low-income
• If For Sale: 50% low-income + 50%
moderate income
36 APARTMENTS
• Phase 1 - 36 Units, 50% very low-income +
50% low- income
Density Bonus
• Phase 2 - 36 Units, moderate income or
lower
TOTAL
14 Duet (28 Units)
8 Townhome
36 Apartments
= 72 Affordable Homes
Density Bonus
36 Apartments (phase 2)
p
Development Area Plan - Southeast Area4
June 2020
In the event that the required 72 units are constructed on site, these units will
be distributed throughout the SESPA. The 72 units include a 36 -unit apartment
complex, 14 duets (28 units), and 8 townhomes. An additional 36-unit
apartment (phase 2), per state density bonus law, can be added in place of the
commercial retail.
The City’s affordable requirement states that fifty percent (50%) of the rental
apartment units shall be rented to very-low income households and fifty
percent (50%) shall be rented to low income households. Since an affordable
housing provider typically manages low income rental units, the 36 72 low
income restricted units need to be located near one another to ensure efficient
management of the property; therefore, these units have been located within
the mixed use parcel. The timing of their construction will be determined by
the development agreement and the agreement with the affordable housing
provider.
The remaining 36 units have been distributed throughout the SE Medium Density
and mixed use townhouse land use designation. These units will be duets that
look similar to the adjacent market rate units. The construction phasing of
these units will occur at the same time as the adjacent market rate units. If
operated as rental housing, fifty percent (50%) of the duets and townhomes will
be rented to very-low income households. The remaining fifty percent (50%)
will be rented to low-income households. If sold as owner-occupied housing,
fifty percent (50%) of the duets and townhomes will be sold to low income
households. The remaining fifty percent (50%) will be sold to moderate income
households.
Development Area Plan - Southeast Area5
June 2020
Streets
Development Area Plan - Southeast Area6
June 2020
Pedestrian Ways and Bike Ways
Multi-Use Trail (Class I bike lane)
Sidewalk (Both Sides of Street)
Sidewalk (One Side of Street)
Park Trails
Internal Trails
Class II Bike Lane
Enhanced Pedestrian Crossing
Development Area Plan - Southeast Area7
June 2020
Preliminary Infrastructure - Water
Development Area Plan - Southeast Area8
June 2020
Preliminary Infrastructure - Sewer
Development Area Plan - Southeast Area9
June 2020
Preliminary Infrastructure - Storm Drain
Development Area Plan - Southeast Area10
June 2020
Minimum Lot Size: 17,000 SF
Minimum Lot Width: 90’
Minimum Lot Depth: 100’
Maximum Lot Coverage: 30%
Minimum Setbacks: Front: 20’ to Porch; 20’ to Primary Building; 20’ to Garage
Rear: 25’ to Primary Building; 5’ to Detached Garage
Side: 10’ Interior; 20’ Corner
Preliminary Elevations
Rural Estate
Plan 2 - Spanish Colonial Plan 4 - Italianate Plan 1 - Italianate Plan 3 - Cottage
11
The Spanish Colonial Style is an adaptation of Mission Revival
enriched with additional Latin American details and elements. The
homes are mostly asymmetrical 1 and 2 storied massing with one
strong element. Roofs are finished with ‘S’ shape concrete tile over
4:12 hip or gabled roof forms. The walls are finished with a light to
medium texture stucco, and are accented with the occasional use
of decorative brick or ceramic tile. The windows are vertical multi-
paned and trimmed with simple cementitious material (wood like) or
stucco head and sill trim. Featured windows may occur in a recessed
wall plane. Exterior accents may include cylindrical towers, porches,
balconies, arched openings, and cementitious material (wood-like),
stucco or wrought iron details.
The Spanish Colonial color palettes demonstrated in the street scenes
were selected to reflect the architectural theme of the style in early
1900’s. These colors will include a color range in off-whites or beige
tones to light tans for the primary wall colors. The trim color is made
up of lighter wood tones and darker colors, simulating the look of
stain. Accent colors are deep jewel tones as well as rich earth tones.
Roof colors are a subtle blend of terra-cotta shades.
The Italianate Home’s sophisticated façade and graceful details,
especially the decorative brackets, make it easily recognizable. Roofs
are ‘S’ shape concrete tile covering low pitch, usually at 4:12, hipped
planes providing a continuous eave line. Walls of lightly textured
stucco provide a vernacular that is enriched with selective use of cut
stone as an entire surface material or as entry and corner accent.
Vertical multi-paned windows are trimmed at the head and sill and
occasionally at the jamb and may have arched or curved window tops.
Exterior accents may include a pronounced entry with door surrounds
of cementitious material (wood-like), stucco or simulated stone, pot
shelves, balconies of decorative wrought iron, and shutters.
The Italianate color palettes demonstrated in the street scenes were
selected to reflect the architectural theme of their origin. These colors
will include rich, saturated hues of yellow, tan, and salmon for the
primary wall colors. The trim color is deeply tinted whites or lighter
wood tones and sometimes will include a darker secondary trim color.
Accents are emphasized with the use of bolder jewel tones as well
as rich earth tones. Roof colors are a complex blend of terra-cottas,
browns, tans, and warm reds.
Cottage is a picturesque style that reflects the rural setting of the
area. The primary wall material is medium textured stucco, typically
accented with stone or brick with a rusticated appearance or a mix of
cementitious (wood like) horizontal, board & batten siding and stucco.
The main roof is hipped and may have intersecting gables. Premium
grade composition shingles or flat concrete tiles cover varied roof
pitches from 4:12 to 8:12. Vertical multi-paned windows are trimmed
at the jamb head and sill. Exterior accents may include porches,
balconies of wood or wrought iron, shutters, pot shelves and window
bays.
The Cottage color palettes demonstrated in the street scenes were
selected to reflect the architectural theme of earlier examples. These
colors will include soft, mid-value hues of beige, tan, yellow, gray, and
green for the primary wall colors. The trim color is usually soft tinted
whites that are in subtle contrast to the body color. Accent colors of
muted blue, green, and red are used on entry doors, shutters, and
other features. Roof colors are shades of gray, blue, green, and brown.
Spanish Colonial Italianate Cottage
Development Area Plan - Southeast Area11
June 2020
Plan 2
+/- 3153 Sq.Ft.
4 Bdrm/3Ba/Den
3 Car Garage
Options: Den/Music Room
Plan 4
4015 - 4284 Sq.Ft.
3-5 Bdrm/4.5-5.5 Ba/Studio
3 Car Garage
Options: Casita/4 Car Garage/Media
Room/Extended Family/Loft
Plan 1
2521 - 2738 Sq.Ft.
5 Bdrm/2.5-3.5 Ba/Den
2 Car Garage
Options: Den/Guest Suite/3-
Car Garage
Plan 3
3553-3794 Sq.Ft.
6 Bdrm/4-5 Ba/Teen Room/Office
4 Car Garage
Options: Guest Suite/Optional
Rural Estate
Typical Plot Plan & Preliminary Floor Plans - First Floor
Development Area Plan - Southeast Area12
June 2020
Plan 4 Plan 3
Rural Estate
Preliminary Floor Plans - Second Floor
Development Area Plan - Southeast Area13
June 2020
Minimum Lot Size: 5,000 SF
Minimum Lot Width: 50’
Minimum Lot Depth: 90’
Maximum Lot Coverage: 50%
Minimum Private Yard: 750 SF
Minimum Setbacks: Front: 10’ to Porch; 15’ to Primary Building; 20’ to Garage
Rear: 15’ to Primary Building; 5’ to Garage
Side: 5’ Interior; 10’ Corner
Plan 1X - CraftsmanPlan 3 - Cottage Plan 2 - TraditionalPlan 1 - Farmhouse
Low Density
The Craftsman Style is characterized by the rustic texture of the
building materials, broad overhangs, and exposed rafter tails at the
eaves. The homes are often characterized by 2-story massing with
a significant single story element nestled against the main body of
the structure. Roofs are finished with premium grade composition
shingles or flat concrete tile cover low pitches of 3:12 to 5:12, often
with cross gabled forms. The walls are predominately finished with
cementitious (wood like) siding or stucco with a medium texture as
a primary or secondary material. The walls are accented with the
occasional use of a masonry wainscot in either textural rubble like
stone or brick of a rustic handmade look. The windows have a vertical
proportion with mullions in the upper half and trimmed with simple
or shaped trim surrounds. Exterior accents include porches, stout
columns, pot shelves, ridge beams and purlins with knee braces, and
gable end articulation.
The Craftsman color palettes demonstrated in the street scenes were
selected to reflect a modern interpretation of historic themes. These
colors will include earth tones ranging from warm greens and light
browns to tans and ochre yellows for the primary wall colors. The trim
is a complimentary color to the wall color selected from the same
earth tone range. Accent colors typically used on the entry door and
railings are rich, light earthy shades of green, red, and brown. Roof
colors are shades of warm green and brown.
Preliminary Elevations
Traditional
Cottage is a picturesque style that reflects the rural setting of the
area. The primary wall material is medium textured stucco, typically
accented with stone or brick with a rusticated appearance or a mix of
cementitious (wood like) horizontal, board & batten siding and stucco.
The main roof is hipped and may have intersecting gables. Premium
grade composition shingles or flat concrete tiles cover varied roof
pitches from 4:12 to 8:12. Vertical multi-paned windows are trimmed
at the jamb head and sill. Exterior accents may include porches,
balconies of wood or wrought iron, shutters, pot shelves and window
bays.
The Cottage color palettes demonstrated in the street scenes were
selected to reflect the architectural theme of earlier examples. These
colors will include soft, mid-value hues of beige, tan, yellow, gray, and
green for the primary wall colors. The trim color is usually soft tinted
whites that are in subtle contrast to the body color. Accent colors of
muted blue, green, and red are used on entry doors, shutters, and
other features. Roof colors are shades of gray, blue, green, and brown.
Cottage Craftsman
The Traditional style has evolved with respect to American culture
and traditions primarily rooted in the East Coast and Midwest. The
main roof may have simple cornice trim at the gable ends. Premium
composition shingles or flat concrete roof tiles, cover roof pitches
from 4:12 to 12:12. Walls are primarily covered with board and batten
or horizontal siding. Vertical multi-paned windows with true divided
lites or inserts are trimmed with cementitious material (wood-like)
at the 4 jambs head and sill. The trim may be multi-layered. Exterior
accents include white-painted columns, shuttered windows, wood
porches and balconies, decorative broken pediment trim, pot shelves
and painted cementitious material (wood-like) or composite vents at
the gable ends.
The Traditional color palette demonstrated in the street scenes were
selected to reflect historic architectural themes. Colors are primarily
whites, off-whites, light colors, and some dark. The trim colors are
whites or light or dark colors to contrast with the primary field color
of the house. Accents include white, light, or dark colors on the
shutters, entry door, and other features to contrast or harmonize with
the house color. Roof colors are shades of warm gray and brown.
The Farmhouse style has evolved with respect to rural American
culture and traditions, primarily found in the Mid-West. The main roof
may be gabled or hipped with simple cornice trim at the gable ends.
Decorative brackets may be found at the gables ends as well. Premium
grade composition or flat concrete roof tiles cover roof pitches from
4:12 to 12:12. Walls are primarily covered with horizontal siding or
board and batten. Vertical multi-paned windows with divided lites or
inserts are trimmed at the jamb head and sill. The trim may be muti-
layered at feature windows. Exterior accents include white-painted
columns, shuttered windows, wood porches and balconies, decorative
broken pediment trim, pot shelves and painted cementitious material
(wood-like) vents at the gable end.
The Farmhouse color palette demonstrated in the street scenes were
selected to reflect historic architectural themes. Colors are primarily
whites, off-whites, light colors, and some dark. The trim colors are
whites or light or dark colors to contrast with the primary field color of
the house. Accents include white, light, or dark colors on the shutters,
entry door, and other features to contrast or harmonize with the
house color. Roof colors are shades of warm gray and brown.
Farmhouse
Development Area Plan - Southeast Area14
June 2020
Plan 1
+/- 1888 Sq.Ft.
2 Bdrm/2.5 Ba/Den
2 Car Garage
Plan 1X
+/- 2308 Sq.Ft.
2 Bdrm/2.5 Ba/Den/Bonus
2 Car Garage
Plan 2
+/- 2549 Sq.Ft.
3 Bdrm/2.5 Ba/Den/Opt. Suite
2 Car Garage
Opt. California Room
+/- 162 Sq.Ft.
Plan 3
+/- 2855 Sq.Ft.
4 Bdrm/Loft/3.5 Ba
2 Car Garage
Opt. California Room
+/- 135 Sq.Ft.
Low Density
Typical Plot Plan & Preliminary Floor Plans - First Floor
OPT. CA
ROOM
OPT. CA
ROOM
Development Area Plan - Southeast Area15
June 2020
Plan 1 Plan 1XPlan 2Plan 3
Low Density
Preliminary Floor Plans - Second Floor
Development Area Plan - Southeast Area16
June 2020
Minimum Lot Size: 3,000 SF
Minimum Lot Width: 35’
Minimum Lot Depth: 80’
Maximum Lot Coverage: 50%
Minimum Private Yard: 400 SF
Minimum Setbacks: Front: 5’ to Porch; 10’ to Primary Building; 20’ to Garage
Rear: 10’ to Primary Building; 5’ to Garage
Side: 4’ Interior; 10’ Corner
Plan 1 - TraditionalPlan 2 - Craftsman Plan 3 - CottagePlan 3 - FarmhousePlan 2 - Traditional
SE Medium Density - Conventional
Cottage is a picturesque style that reflects the rural setting of the
area. The primary wall material is medium textured stucco, typically
accented with stone or brick with a rusticated appearance or a mix of
cementitious (wood like) horizontal, board & batten siding and stucco.
The main roof is hipped and may have intersecting gables. Premium
grade composition shingles or flat concrete tiles cover varied roof
pitches from 4:12 to 8:12. Vertical multi-paned windows are trimmed
at the jamb head and sill. Exterior accents may include porches,
balconies of wood or wrought iron, shutters, pot shelves and window
bays.
The Cottage color palettes demonstrated in the street scenes were
selected to reflect the architectural theme of earlier examples. These
colors will include soft, mid-value hues of beige, tan, yellow, gray, and
green for the primary wall colors. The trim color is usually soft tinted
whites that are in subtle contrast to the body color. Accent colors of
muted blue, green, and red are used on entry doors, shutters, and
other features. Roof colors are shades of gray, blue, green, and brown.
Cottage
The Craftsman Style is characterized by the rustic texture of the
building materials, broad overhangs, and exposed rafter tails at the
eaves. The homes are often characterized by 2-story massing with
a significant single story element nestled against the main body of
the structure. Roofs are finished with premium grade composition
shingles or flat concrete tile cover low pitches of 3:12 to 5:12, often
with cross gabled forms. The walls are predominately finished with
cementitious (wood like) siding or stucco with a medium texture as
a primary or secondary material. The walls are accented with the
occasional use of a masonry wainscot in either textural rubble like
stone or brick of a rustic handmade look. The windows have a vertical
proportion with mullions in the upper half and trimmed with simple
or shaped trim surrounds. Exterior accents include porches, stout
columns, pot shelves, ridge beams and purlins with knee braces, and
gable end articulation.
The Craftsman color palettes demonstrated in the street scenes were
selected to reflect a modern interpretation of historic themes. These
colors will include earth tones ranging from warm greens and light
browns to tans and ochre yellows for the primary wall colors. The trim
is a complimentary color to the wall color selected from the same
earth tone range. Accent colors typically used on the entry door and
railings are rich, light earthy shades of green, red, and brown. Roof
colors are shades of warm green and brown.
Craftsman
Preliminary Elevations
Traditional
The Traditional style has evolved with respect to American culture
and traditions primarily rooted in the East Coast and Midwest. The
main roof may have simple cornice trim at the gable ends. Premium
composition shingles or flat concrete roof tiles, cover roof pitches
from 4:12 to 12:12. Walls are primarily covered with board and batten
or horizontal siding. Vertical multi-paned windows with true divided
lites or inserts are trimmed with cementitious material (wood-like)
at the 4 jambs head and sill. The trim may be multi-layered. Exterior
accents include white-painted columns, shuttered windows, wood
porches and balconies, decorative broken pediment trim, pot shelves
and painted cementitious material (wood-like) or composite vents at
the gable ends.
The Traditional color palette demonstrated in the street scenes were
selected to reflect historic architectural themes. Colors are primarily
whites, off-whites, light colors, and some dark. The trim colors are
whites or light or dark colors to contrast with the primary field color
of the house. Accents include white, light, or dark colors on the
shutters, entry door, and other features to contrast or harmonize with
the house color. Roof colors are shades of warm gray and brown.
The Farmhouse style has evolved with respect to rural American culture
and traditions, primarily found in the Mid-West. The main roof may be
gabled or hipped with simple cornice trim at the gable ends. Decorative
brackets may be found at the gables ends as well. Premium grade
composition or flat concrete roof tiles cover roof pitches from 4:12
to 12:12. Walls are primarily covered with horizontal siding or board
and batten. Vertical multi-paned windows with divided lites or inserts
are trimmed at the jamb head and sill. The trim may be muti-layered
at feature windows. Exterior accents include white-painted columns,
shuttered windows, wood porches and balconies, decorative broken
pediment trim, pot shelves and painted cementitious material (wood-
like) vents at the gable end.
The Farmhouse color palette demonstrated in the street scenes were
selected to reflect historic architectural themes. Colors are primarily
whites, off-whites, light colors, and some dark. The trim colors are
whites or light or dark colors to contrast with the primary field color of
the house. Accents include white, light, or dark colors on the shutters,
entry door, and other features to contrast or harmonize with the house
color. Roof colors are shades of warm gray and brown.
Special Condition: Two SE Mledium Density lots located at the northwest
corner of the Specific Plan will be developed using a one-story
home from the Low Density -Plan 1.
Farmhouse
Development Area Plan - Southeast Area17
June 2020
Plan 1
+/- 2103-2111 Sq.Ft.
3 Bdrm/Loft(Opt.Bdrm 4)/2.5 Ba
2 Car Garage
Plan 2
+/- 2238 Sq.Ft.
4 Bdrm/Opt. Den/3 Ba
2 Car Garage
Plan 3
+/- 2480-2495 Sq.Ft.
4 Bdrm/Loft/Den
(Opt. Bdrm 5 )/2.5 Ba(Opt.Ba 3)
2 Car Garage
TY
P
.
SE Medium Density - Conventional
Typical Plot Plan & Preliminary Floor Plans - First Floor
80
’
M
i
n
.
Development Area Plan - Southeast Area18
June 2020
Plan 1 Plan 2 Plan 3
SE Medium Density - Conventional
Preliminary Floor Plans - Second Floor
Development Area Plan - Southeast Area19
June 2020
Minimum Lot Size: 1,800 SF
Minimum Lot Width: 29’
Minimum Lot Depth: 60’
Maximum Lot Coverage: 70%
Minimum Private Yard: 250 SF
Minimum Setbacks: Front: 5’ to Porch; 8’ to Primary Building; 18’ to Garage
Side: 0/8’ Aggregate
SE Medium Density - Conventional Duet
Preliminary Elevations
The Craftsman Style is characterized by the rustic texture of the
building materials, broad overhangs, and exposed rafter tails at the
eaves. The homes are often characterized by 2-story massing with
a significant single story element nestled against the main body of
the structure. Roofs are finished with premium grade composition
shingles or flat concrete tile cover low pitches of 3:12 to 5:12, often
with cross gabled forms. The walls are predominately finished with
cementitious (wood like) siding or stucco with a medium texture as
a primary or secondary material. The walls are accented with the
occasional use of a masonry wainscot in either textural rubble like
stone or brick of a rustic handmade look. The windows have a vertical
proportion with mullions in the upper half and trimmed with simple
or shaped trim surrounds. Exterior accents include porches, stout
columns, pot shelves, ridge beams and purlins with knee braces, and
gable end articulation.
The Craftsman color palettes demonstrated in the street scenes were
selected to reflect a modern interpretation of historic themes. These
colors will include earth tones ranging from warm greens and light
browns to tans and ochre yellows for the primary wall colors. The trim
is a complimentary color to the wall color selected from the same
earth tone range. Accent colors typically used on the entry door and
railings are rich, light earthy shades of green, red, and brown. Roof
colors are shades of warm green and brown.
Craftsman
Cottage is a picturesque style that reflects the rural setting of the
area. The primary wall material is medium textured stucco, typically
accented with stone or brick with a rusticated appearance or a mix of
cementitious (wood like) horizontal, board & batten siding and stucco.
The main roof is hipped and may have intersecting gables. Premium
grade composition shingles or flat concrete tiles cover varied roof
pitches from 4:12 to 8:12. Vertical multi-paned windows are trimmed
at the jamb head and sill. Exterior accents may include porches,
balconies of wood or wrought iron, shutters, pot shelves and window
bays.
The Cottage color palettes demonstrated in the street scenes were
selected to reflect the architectural theme of earlier examples. These
colors will include soft, mid-value hues of beige, tan, yellow, gray, and
green for the primary wall colors. The trim color is usually soft tinted
whites that are in subtle contrast to the body color. Accent colors of
muted blue, green, and red are used on entry doors, shutters, and
other features. Roof colors are shades of gray, blue, green, and brown.
Cottage
Right Side - Craftsman
Plan 4 Plan 5
Right Side - Cottage
Plan 4 Plan 5
Front - Craftsman
Plan 4
Front - Cottage
Plan 4
Development Area Plan - Southeast Area20
June 2020
Plan 4
+/- 1214 Sq.Ft.
2 Bdrm/2.5 Ba
1 Car Garage
Plan 5
+/- 1412 Sq.Ft.
3 Bdrm/2.5 Ba
2 Car Garage
SE Medium Density - Conventional Duet
Conceptual First
Floor Plan
Plan 5
Plan 4
Conceptual Second
Floor Plan
Preliminary Floor Plans
Development Area Plan - Southeast Area21
June 2020
20’
Private Drive
20’
Private Drive
Plan 4 - CraftsmanPlan 3 - Farmhouse Plan 3 - TraditionalPlan 4 - Cottage
Farmhouse
SE Medium Density - Motorcourt
The Craftsman Style is characterized by the rustic texture of the
building materials, broad overhangs, and exposed rafter tails at the
eaves. The homes are often characterized by 2-story massing with
a significant single story element nestled against the main body of
the structure. Roofs are finished with premium grade composition
shingles or flat concrete tile cover low pitches of 3:12 to 5:12, often
with cross gabled forms. The walls are predominately finished with
cementitious (wood like) siding or stucco with a medium texture as
a primary or secondary material. The walls are accented with the
occasional use of a masonry wainscot in either textural rubble like
stone or brick of a rustic handmade look. The windows have a vertical
proportion with mullions in the upper half and trimmed with simple
or shaped trim surrounds. Exterior accents include porches, stout
columns, pot shelves, ridge beams and purlins with knee braces, and
gable end articulation.
The Craftsman color palettes demonstrated in the street scenes were
selected to reflect a modern interpretation of historic themes. These
colors will include earth tones ranging from warm greens and light
browns to tans and ochre yellows for the primary wall colors. The trim
is a complimentary color to the wall color selected from the same
earth tone range. Accent colors typically used on the entry door and
railings are rich, light earthy shades of green, red, and brown. Roof
colors are shades of warm green and brown.
The Traditional style has evolved with respect to American culture
and traditions primarily rooted in the East Coast and Midwest. The
main roof may have simple cornice trim at the gable ends. Premium
composition shingles or flat concrete roof tiles, cover roof pitches
from 4:12 to 12:12. Walls are primarily covered with board and batten
or horizontal siding. Vertical multi-paned windows with true divided
lites or inserts are trimmed with cementitious material (wood-like)
at the 4 jambs head and sill. The trim may be multi-layered. Exterior
accents include white-painted columns, shuttered windows, wood
porches and balconies, decorative broken pediment trim, pot shelves
and painted cementitious material (wood-like) or composite vents at
the gable ends.
The Traditional color palette demonstrated in the street scenes were
selected to reflect historic architectural themes. Colors are primarily
whites, off-whites, light colors, and some dark. The trim colors are
whites or light or dark colors to contrast with the primary field color of
the house. Accents include white, light, or dark colors on the shutters,
entry door, and other features to contrast or harmonize with the
house color. Roof colors are shades of warm gray and brown.
Craftsman Traditional
The Coastal Cottage style is characterized by The primary wall
material is medium textured stucco, typically accented with stone or
brick with a rusticated appearance or a mix of cementitious (wood
like) horizontal, board & batten siding and stucco. The main roof is
hipped and may have intersecting gables. Premium grade composition
shingles or flat concrete tiles cover varied roof pitches from 4:12 to
8:12. Vertical multi-paned windows are trimmed at the jamb head
and sill. Exterior accents may include porches, balconies of wood or
wrought iron, shutters, pot shelves and window bays.
The Cottage color palettes demonstrated in the street scenes were
selected to reflect the architectural theme of earlier examples. These
colors will include soft, mid-value hues of beige, tan, yellow, gray, and
green for the primary wall colors. The trim color is usually soft tinted
whites that are in subtle contrast to the body color. Accent colors of
muted blue, green, and red are used on entry doors, shutters, and
other features. Roof colors are shades of gray, blue, green, and brown.
Cottage
Preliminary Elevations
The Farmhouse style has evolved with respect to rural American
culture and traditions, primarily found in the Mid-West. The main roof
may be gabled or hipped with simple cornice trim at the gable ends.
Decorative brackets may be found at the gables ends as well. Premium
grade composition or flat concrete roof tiles cover roof pitches from
4:12 to 12:12. Walls are primarily covered with horizontal siding or
board and batten. Vertical multi-paned windows with divided lites or
inserts are trimmed at the jamb head and sill. The trim may be muti-
layered at feature windows. Exterior accents include white-painted
columns, shuttered windows, wood porches and balconies, decorative
broken pediment trim, pot shelves and painted cementitious material
(wood-like) vents at the gable end.
The Farmhouse color palette demonstrated in the street scenes were
selected to reflect historic architectural themes. Colors are primarily
whites, off-whites, light colors, and some dark. The trim colors are
whites or light or dark colors to contrast with the primary field color of
the house. Accents include white, light, or dark colors on the shutters,
entry door, and other features to contrast or harmonize with the
house color. Roof colors are shades of warm gray and brown.
Minimum Lot Size: 3,000 SF
Minimum Lot Width: 50’
Minimum Lot Depth: 55’
Maximum Lot Coverage: 60%
Minimum Private Yard: 350 SF
Minimum Setbacks: Front: 5’ to Porch; 8’ to Primary Building; 20’ to Garage
from Public Street and 18’ from Private street
Rear: 10’ to Primary Building
Side: 4’ Interior; 7’ Corner
Development Area Plan - Southeast Area22
June 2020
SE Medium Density - Motorcourt
Plan 3
+/- 2100 Sq.Ft.
3 Bdrm/3 Ba/Den(Opt. Bdrm 4)
2 Car Garage
Plan 1
+/- 1931 Sq.Ft.
3 Bdrm/2.5 Ba
2 Car Garage
Plan 4
+/- 2215 Sq.Ft.
3 Bdrm/3 Ba/Den(Opt. Bdrm 4)
2 Car Garage
Public Street
P
r
i
v
a
t
e
D
r
i
v
e
Plan 2
+/- 1894-1905 Sq.Ft.
4 Bdrm/3 Ba/Den (Opt. Bdrm 4)
2 Car Garage
Typical Plot Plan & Preliminary Floor Plans - First Floor
Development Area Plan - Southeast Area23
June 2020
SE Medium Density - Motorcourt
Preliminary Floor Plans - Second Floor
Plan 3
Plan 1
Plan 4
Plan 2
Public Street
P
r
i
v
a
t
e
D
r
i
v
e
Development Area Plan - Southeast Area24
June 2020
SE Medium Density - Motorcourt
Typical Plot Plan & Preliminary Floor Plans - First Floor
Plan 3
+/- 2100 Sq.Ft.
3 Bdrm/3 Ba/
Den(Opt. Bdrm 4)
2 Car Garage
Plan 3
+/- 2100 Sq.Ft.
3 Bdrm/3 Ba/Den(Opt.Bdrm 4)
2 Car Garage
Plan 1
+/- 1931 Sq.Ft.
3 Bdrm/2.5 Ba
2 Car Garage
Plan 4
+/- 2215 Sq.Ft.
3 Bdrm/3 Ba/
Den(Opt.Bdrm 4)
2 Car Garage
Plan 4
+/- 2215 Sq.Ft.
3 Bdrm/3 Ba/Den(Opt.Brdm 4)
2 Car Garage
Plan 2
+/- 1894-1905 Sq.Ft.
3 Bdrm/3 Ba/Den(Opt.Bdrm 4)
2 Car Garage
Public Street
Public Street
P
r
i
v
a
t
e
D
r
i
v
e
Development Area Plan - Southeast Area25
June 2020
SE Medium Density - Motorcourt
Preliminary Floor Plans - Second Floor
Plan 3
Plan 3
Plan 1
Plan 4
Plan 4
Plan 2
Public Street
Public Street
P
r
i
v
a
t
e
D
r
i
v
e
Development Area Plan - Southeast Area26
June 2020
Townhomes:
Total Site Area: 133,178 SF (3.06 AC) 100%
Total Building Footprint: 51,796 SF 39%
On-Grade Private Open Space: 8,216 SF 6%
Total Open Space/Landscaped Area:39,777 SF 30%
Total Paving Area: 33,389 SF 25%
Gross Floor Area:
95,389 SF
Unit Count: 45 Total
3 Bedroom: 29
4 Bedroom: 16
Density: 14.7 DU/AC
FAR: 0.72
Parking: 15 Public Spaces
1 Accessible Space
90 Private Garage Spaces
106 Total Spaces
(102 required)
Apartments (Phase 1) :
Total Site Area: 77,517 SF (1.78 AC) 100%
Dwelling Unit (DU) Count: 36 Total
1 Bedroom: 18
2 Bedroom: 11
3 Bedroom: 7
Density: 20.2 DU/AC
Total Building Footprint: 26,956 SF 35%
Total Open Space/Landscaped Area:33,757 SF 44%
Total Paving Area: 16,804 SF 21%
Gross Floor Area: 50,178 SF
FAR: 0.65
Total Private Open Space: 3,162 SF
Parking: 25 Guest Spaces
3 Accessible Spaces
36 Private Carport Spaces
64 Total Spaces
(54 per State Density Bonus)
Apartments (Phase 2) :
Total Site Area: 67,735 SF (1.55 AC) 100%
Dwelling Unit (DU) Count: 36 Total
1 Bedroom: 18
2 Bedroom: 9
3 Bedroom: 9
Density: 23.2 DU/AC
Total Building Footprint: 26,956 SF 40%
Total Open Space/Landscaped Area:26,908 SF 40%
Total Paving Area: 13,871 SF 20%
Gross Floor Area: 50,178 SF
FAR: 0.74
Total Private Open Space: 3,162 SF
Parking: 15 Guest Spaces
3 Accessible Spaces
36 Private Carport Spaces
54 Total Spaces
( 54 per State Density Bonus)
Trash EnclosureTrash Enclosure
Mixed-Use Site - Conceptual Site Plan with Parking
76,230 (1.75)
20,220
12
6
20.6
0.53
28
66
66
132,780 (3.05)
21
24
0.73
48,100
3,120
48,370
33,190
97,537
2
3
27,202
40,800
23,740
40,440
23%
48%
28%
36%
2%
36%
26%
Tot Lot
BLDG ABLDG B BLDG A
6-Plex A
6-Plex A 5-Plex A 5-Plex A 5-Plex A
6-Plex B
6-Plex B
6-Plex A
BLDG BBLDG B
BLDG B
Resident Entrance
Valley House Dr
Bo
d
w
a
y
P
k
w
y
Resident EntranceResident Entrance
Apartment (Phase 2)Apartment (Phase 1)
Development Area Plan - Southeast Area27
June 2020
Maximum Lot Coverage: 80%
Minimum Private Yard: 50 SF
Minimum Setbacks: Front: 20’ to Primary Building
Rear: 10’ to Primary Building
Side: 20’ to Corner
Apartments
The 2-story Apartments are a collection of 1, 2, and 3 bedroom flats and attached 1-car garages arranged in
(2) two different 12-unit buildings for a total of (3) three buildings and (36) units. The elevation facades are
designed in a Traditional Style with paneled elements, shutters, and fully trimmed windows, and paneled
columns on a brick base. Particular attention has been paid to the building massing to provide a variety of
forms and window arrangements to differentiate ‘like units’ and give a more eclectic appearance. The low
pitched roofs are at a 4:12 pitch with a mix of gables and hipped roof forms. The exterior facades are stucco
with (2) two complementary colors to articulate the massing between first and second floors. Each apartment
has either a covered patio at grade (first floor) or a covered deck at the second floor for private outdoor space.
The (12) twelve first floor units (a mix of 1, 2, or 3 bedroom) are ADA accessible.
Preliminary Elevations
Building A
Building B
Development Area Plan - Southeast Area28
June 2020
Apartments
Preliminary Floor Plans - First Floor Building A
Plan 1-ADA
+/- 626 606 Sq.Ft. (Net)
+/- 647 Sq.Ft. (Gross)
+/- 84 Sq. Ft. (Patio)
1 Bdrm/1 Ba
1 Car Garage
Plan 1
+/- 626 603 Sq.Ft. (Net)
+/- 643 Sq.Ft. (Gross)
+/- 84 Sq. Ft. (Patio)
1 Bdrm/1 Ba
1 Car Garage
Plan 1
+/- 626 603 Sq.Ft. (Net)
+/- 643 Sq.Ft. (Gross)
+/- 84 Sq. Ft. (Patio)
1 Bdrm/1 Ba
1 Car Garage
Plan 2-ADA
+/- 920 899 Sq.Ft. (Net)
+/- 952 Sq.Ft. (Gross)
+/- 99 Sq.Ft. (Patio)
2 Bdrm/2 1 Ba
1 Car Garage
Plan 3 2
+/- 920 899 Sq.Ft. (Net)
+/- 952 Sq.Ft. (Gross)
+/- 99 Sq.Ft. (Patio)
2 Bdrm/2 1 Ba
1 Car Garage
Plan 2-ADA
+/- 920 899 Sq.Ft. (Net)
+/- 952 Sq.Ft. (Gross)
+/- 99 Sq.Ft. (Patio)
2 Bdrm/2 1 Ba
1 Car Garage
Plan 3 2
+/- 920 899 Sq.Ft. (Net)
+/- 952 Sq.Ft. (Gross)
+/- 99 Sq.Ft. (Patio)
2 Bdrm/2 1 Ba
1 Car Garage
Plan 4 3
+/- 1114 1060 Sq.Ft. (Net)
+/- 1116 Sq.Ft. (Gross)
+/- 77 Sq.Ft. (Patio)
3 Bdrm/2 Ba
1 Car Garage
Plan 4 3
+/- 1114 1060 Sq.Ft. (Net)
+/- 1116 Sq.Ft. (Gross)
+/- 77 Sq.Ft. (Patio)
3 Bdrm/2 Ba
1 Car Garage
Plan 1X-ADA
+/- 629 Sq.Ft. (Net)
+/- 673 Sq.Ft. (Gross)
+/- 84 Sq. Ft. (Patio)
1 Bdrm/1 Ba
1 Car Garage
Plan 11X
+/- 625 Sq.Ft. (Net)
+/- 670 Sq.Ft. (Gross)1
+/- 84 Sq. Ft. (Patio)
1 Bdrm/1 Ba
1 Car Garage
Plan 1
+/- 626 603 Sq.Ft. (Net)
+/- 643 Sq.Ft. (Gross)
+/- 84 Sq. Ft. (Patio)
1 Bdrm/1 Ba
1 Car Garage
First FloorSecond Floor
Development Area Plan - Southeast Area29
June 2020
Apartments
Preliminary Floor Plans - Second Floor Building B
Plan 3-ADA
+/- 1258 Sq.Ft. (Net)
+/- 1323 Sq.Ft. (Gross)
+/- 99 Sq.Ft. (Patio)
3 Bdrm/2 Ba
1 Car Garage
Plan 1
+/- 626 603 Sq.Ft. (Net)
+/- 643 Sq.Ft. (Gross)
+/- 84 Sq. Ft. (Patio)
1 Bdrm/1 Ba
1 Car Garage
Plan 1
+/- 626 603 Sq.Ft. (Net)
+/- 643 Sq.Ft. (Gross)
+/- 84 Sq. Ft. (Patio)
1 Bdrm/1 Ba
1 Car Garage
Plan 3 2
+/- 920 899 Sq.Ft. (Net)
+/- 952 Sq.Ft. (Gross)
+/- 99 Sq.Ft. (Patio)
2 Bdrm/2 1 Ba
1 Car Garage
Plan 3 2
+/- 920 899 Sq.Ft. (Net)
+/- 952 Sq.Ft. (Gross)
+/- 99 Sq.Ft. (Patio)
2 Bdrm/2 1 Ba
1 Car Garage
Plan 4 3
+/- 1114 1060 Sq.Ft. (Net)
+/- 1116 Sq.Ft. (Gross)
+/- 77 Sq.Ft. (Patio)
3 Bdrm/2 Ba
1 Car Garage
Plan 4 3
+/- 1114 1060 Sq.Ft. (Net)
+/- 1116 Sq.Ft. (Gross)
+/- 77 Sq.Ft. (Patio)
3 Bdrm/2 Ba
1 Car Garage
Plan 11X
+/- 625 Sq.Ft. (Net)
+/- 670 Sq.Ft. (Gross)1
+/- 84 Sq. Ft. (Patio)
1 Bdrm/1 Ba
1 Car Garage
Plan 1
+/- 626 603 Sq.Ft. (Net)
+/- 643 Sq.Ft. (Gross)
+/- 84 Sq. Ft. (Patio)
1 Bdrm/1 Ba
1 Car Garage
Plan 2-ADA
+/- 920 899 Sq.Ft. (Net)
+/- 952 Sq.Ft. (Gross)
+/- 99 Sq.Ft. (Patio)
2 Bdrm/2 1 Ba
1 Car Garage
First FloorSecond Floor
Plan 1-ADA
+/- 626 606 Sq.Ft. (Net)
+/- 647 Sq.Ft. (Gross)
+/- 84 Sq. Ft. (Patio)
1 Bdrm/1 Ba
1 Car Garage
Plan 1X-ADA
+/- 629 Sq.Ft. (Net)
+/- 673 Sq.Ft. (Gross)
+/- 84 Sq. Ft. (Patio)1
Bdrm/1 Ba
1 Car Garage
Development Area Plan - Southeast Area30
June 2020
Apartments
Floor Plan and Elevation - Community Recreation Building
(NEW PAGE ADDED)
Minimum Setbacks: Bldg to Public Street (Wisdom Ln) : 6’
Bldg to Bldg: 25’
Bldg to Side Property Line: 6’
Development Area Plan - Southeast Area31
June 2020
Plan 1 Plan 3 2 Plan 4Plan 32Plan 2 3
Townhomes - 5-Plex
Preliminary Elevations Maximum Lot Coverage: 80%
Minimum Private Yard: 50 SF
Minimum Setbacks: Front: 10’ to Primary Building
Rear: 10’ to Primary Building
Side: 10’ to Corner
31
The 2-story Townhomes for the Craftsman Style elevation are an assemblage of both lap siding and board and
batt siding exteriors with some common trim details. The 5-unit and 6-unit buildings both have a collection of
3 or 4 of the plan types. The buildings that side onto a street have the Plan 4 (building end unit with front door
facing street) with the side entry to give a stronger aesthetic presence to the street orientation. The buildings
do have inside corner breaks (for change in exterior material) between units to allow for an architecturally
correct break for both materials and colors. This will lend itself to stronger individuality to each unit in the
building. The Craftsman style buildings reflect dominate gable 5:12 pitch roof forms with single story porch
elements. The paired single hung windows reinforce the Craftsman theme along with the stone bases to the
entry porch columns.
Development Area Plan - Southeast Area32
June 2020
Plan 1
+/- 1444 1463 Sq.Ft.
2 3 Bdrm/2.5 Ba/Loft
2 Car Garage
Plan 32
+/- 16091556 Sq.Ft.
3 Bdrm/2.5 Ba/Loft
2 Car Garage
Plan 32
+/- 16091556 Sq.Ft.
3 Bdrm/2.5 Ba/Loft
2 Car Garage
Townhomes - 5-Plex
Plan 23
+/- 1513 1785 Sq.Ft.
2 3 Bdrm/2.5 Ba/Loft
Optional Bdrm 4
2 Car Garage
Plan 4
+/- 1794 1745 Sq.Ft.
3 Bdrm/2.5 Ba/Loft
Optional Bdrm 4
2 Car Garage
Preliminary Floor Plans - First Floor
32 Development Area Plan - Southeast Area33
June 2020
Townhomes - 5-Plex
Preliminary Floor Plans - Second Floor
33
Plan 1Plan 32 Plan 32Plan 23 Plan 4
Development Area Plan - Southeast Area34
June 2020
Maximum Lot Coverage: 80%
Minimum Private Yard: 50 SF
Minimum Setbacks: Front: 10’ to Primary Building
Rear: 10’ to Primary Building
Side: 10’ to Corner
Total Open Space/Landscpaed Area: 41460 39,777 SF
Total Private Open Space: 3,120 8,216 SF
Parking: 20 16 Public Spaces
90 Private Garage Spaces
Townhomes - 6-Plex
Plan 3 1Plan 2 3 Plan 1 2 Plan 3 2
Total Public Open Space
Plan 4Plan 1
The 2-story Townhomes for the Craftsman Style elevation are an assemblage of both lap siding and board and
batt siding exteriors with some common trim details. The 5-unit and 6-unit buildings both have a collection of
3 or 4 of the plan types. The buildings that side onto a street have the Plan 4 (building end unit with front door
facing street) with the side entry to give a stronger aesthetic presence to the street orientation. The buildings
do have inside corner breaks (for change in exterior material) between units to allow for an architecturally
correct break for both materials and colors. This will lend itself to stronger individuality to each unit in the
building. The Craftsman style buildings reflect dominate gable 5:12 pitch roof forms with single story porch
elements. The paired single hung windows reinforce the Craftsman theme along with the stone bases to the
entry porch columns.
Preliminary Elevations
34 Development Area Plan - Southeast Area35
June 2020
Townhomes - 6-Plex
Preliminary Floor Plans - First Floor
Plan 3 1
+/- 1609 1463 Sq.Ft.
3 Bdrm/2.5 Ba/Loft
2 Car Garage
Plan 1
+/- 1444 1463 Sq.Ft.
2 3 Bdrm/2.5 Ba/Loft
2 Car Garage
Plan 3 2
+/- 1609 1556 Sq.Ft.
3 Bdrm/2.5 Ba/Loft
2 Car Garage
Plan 1 2
+/- 1444 1556 Sq.Ft.
2 3 Bdrm/2.5 Ba/Loft
2 Car Garage
Plan 2 3
+/- 1513 1785 Sq.Ft.
2 3 Bdrm/2.5 Ba/Loft
Optional Bdrm 4
2 Car Garage
Plan 4
+/- 1794 1745 Sq.Ft.
3 Bdrm/2.5 Ba/Loft
Optional Bdrm 4
2 Car Garage
35 Development Area Plan - Southeast Area36
June 2020
Townhomes - 6-Plex
Preliminary Floor Plans - Second Floor
36
Plan 3 1
Plan 1 Plan 3 2Plan 1 2Plan 2 3 Plan 4
Development Area Plan - Southeast Area37
June 2020
Trash Enclosure
39
Conceptual Plan View Conceptual Plan View
New Graphic
Added New Graphic
Added
Development Area Plan - Southeast Area38
June 2020
Illustrative Landscape Plan
40 Development Area Plan - Southeast Area39
June 2020
Mixed-Use Site - Illustrative Landscape Plan
41 Development Area Plan - Southeast Area40
June 2020
Community Monumentation
Corner of Valley House & Petaluma Hill Road Streetscape
Petaluma Hill Road - Elevation
42 Development Area Plan - Southeast Area41
June 2020
Estate View Corridors
Section at Petaluma Hill Road
Project - Estate Lots
43 Development Area Plan - Southeast Area42
June 2020
Perimeter Streetscape Details - Valley House Road
Valley House Road - Elevation at Estate Lots
Valley House Road - Streetscape
44 Development Area Plan - Southeast Area43
June 2020
Perimeter Streetscape Details - Valley House Road
Valley House Road - Elevation at MDA Lots
Valley House Road - Streetscape
45 Development Area Plan - Southeast Area44
June 2020
Perimeter Streetscape Details - Bodway Parkway
46 Development Area Plan - Southeast Area45
June 2020
Perimeter Streetscape Sections
Section A - Valley House Road
Section C - Bodway Parkway
Section B - Valley House Road
Section D - Bodway Parkway
47 Development Area Plan - Southeast Area46
June 2020
Cobra style street light for use only along Bodway Parkway to match existing street lights. Pursuant to City of Rohnert Park
Standard Detail 610.
LED Era®Bell decorative street light for use along residential streets. Pursuant to City of Rohnert Park Standard Detail.
Conceptual Lighting Details
SCALE: 1"=20'
NORTH
SHEET:
OF:
MARCH 2015
12
L10
8040200
MASTER PLANNING
(707) 829 - 2580
FAX 829 - 3417
3344 Gravenstein Hwy. No.
Sebastopol, CA 95472
ROHNERT PARK, CALIFORNIA
7279 PETALUMA HILL ROAD
SOUTHEAST
ROHNERT PARK
MIXED USE LIGHTING
V A L L E Y H O U S E D R I V EMIXED USE SITE LIGHTING RETAIL APARTMENTS TOWNHOMES
STREET LIGHTING LEGEND
14' INTERIOR STREET LIGHT
SCALE: NTS
MIXED USE LIGHTING LEGEND
48 Development Area Plan - Southeast Area47
June 2020
Typical Frontage FencingPerimeter Streetscape
Representative Imagery
Perimeter StreetscapePerimeter Streetscape
49 Development Area Plan - Southeast Area48
June 2020
Neighborhood Park - Site Plan
50
NOTE: All street lighting shall be LED.
Development Area Plan - Southeast Area49
June 2020
Neighborhood Park - Detention Pond Sections
Section A - Bodway Parkway
Section B - Waterside Lane
Plan View - West End of Park
Section C - Wrenwood Way
51 Development Area Plan - Southeast Area50
June 2020
Neighborhood Park - Playground
52 Development Area Plan - Southeast Area51
June 2020
Neighborhood Park - Dog Park
53 Development Area Plan - Southeast Area52
June 2020
Exhibit 2 to Resolution
1
EXHIBIT 2
CONDITIONS OF APPROVAL
DEVELOPMENT AREA PLAN – SOUTHEAST AREA
ON-GOING CONDITIONS
The conditions below shall apply to the Development Area Plan (DAP) for the Southeast
Area within the Southeast Specific Plan. The Southeast Area Project shall be developed in
accordance with the General Plan (GP), Southeast Specific Plan (SESP) including Design
Guidelines, Mitigation Measures (MM) identified in the Southeast Specific Plan Environmental
Impact Report (FEIR), Development Agreement (DA) between the City and Penn Grove
Mountain, LLC, the Rohnert Park Municipal Code (RPMC) and the Design and Construction
Standards.
These conditions replace the Conditions of Approval adopted by Rohnert Park City Council
Resolution 2014-167 on November 24, 2014.
General Requirements
1) The applicant shall comply with all documents approved by the City Council and adhere
to all verbal representations and exhibits presented by the applicant at the Planning
Commission and/or City Council meeting for approval of the Southeast Specific Plan
project unless subsequently revised by the City.
2) In case of conflict between or among the various documents, the following order shall
prevail: General Plan, Mitigation Measures for the Final Environmental Impact Report
(FEIR), Southeast Specific Plan (SESP), Development Area Plan (DAP) and its
conditions of approval, Development Agreement (DA), Tentative Map and its Conditions
of Approval, RPMC, and Design and Construction Standards.
3) The applicant shall comply with the FEIR. In addition the applicant shall pay the cost to
monitor the Mitigation Measures identified in the FEIR for the Southeast Specific Plan
Project (SCH # 2003112011) kept on file in the Development Services Department. The
requirements contained in the Mitigation Monitoring Program (MMP) shall be
incorporated into these conditions and constructed in accordance with the MMP.
4) The applicant agrees to indemnify, hold harmless and defend the City, its officers, agents,
elected and appointed officials, and employees, from any and all liability or claims that
may be brought against the City arising out of its approval of this DAP save and except
that caused by the City’s active negligence.
5) By accepting the benefits conferred under this DAP, the applicant acknowledges all the
conditions imposed and accepts this DAP subject to those conditions with full awareness
of the provisions of the FDP, as may be amended from time to time, and the RPMC, as
applicable.
Exhibit 2 to Resolution
2
6) The use of the property by the applicant/grantee for any activity authorized by this DAP
shall constitute acceptance of all of the conditions and obligations imposed by the City on
this DAP. The applicant/grantee by said acceptance waives any challenge as to the
validity of these conditions.
7) The two new lots permitted under this amended shall be developed with single story,
single family residences. Two story residences are not permitted to be located on these
lots.
8) The applicant shall install screening landscaping along the northerly property line of the
two new lots permitted created by this DAP, prior to issuance of the certificate of
occupancy of these residences. A backyard landscaping plan, providing a plan showing a
36-inch box tree as a landscaping treatment in the backyard, shall be submitted for review
and approval of the Director of Development Services prior to issuance of a building
permit on either parcel.
9) The improvements shall be in compliance with the site plan, exterior elevations and
landscaping plans as presented herein.
10) Building colors and materials shall be in compliance with the palettes presented in the
DAP as approved. Any minor changes shall be reviewed and approved by staff.
11) Any decorative paving shall be reviewed and approved by staff.
12) Architectural elements such as stone or brick wainscots shall be extended around the
sides of structure that will be visible from street sides including corners. All window
framing trim treatments shall be required on side and rear elevations.
13) All building footprints shall be identified by floor plan model and architectural style on
the master plotting plan. Single plots shall be submitted with each building permit
application. The developer shall ensure that a diverse set of plan models and colors shall
be evenly dispersed in each neighborhood.
14) Applicant shall comply with the Conditions of Approval for its Model Home Complex
adopted by Rohnert Park Planning Commission Resolution 2016-09 on April 14, 2016.
15) In each neighborhood, prior to issuance of building permits in that district, 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
Southeast Area community. The signing plan shall be submitted to the City planning staff
for review and approval.
16) 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 equally to both owners and renters. The CC&R’s shall be written to
Exhibit 2 to Resolution
3
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.
17) The applicant shall comply with its existing master signage program approved by
Rohnert Park Planning Commission Resolution 2018-14 on February 8, 2018.
18) Design and placement of walls and fences for each residential neighborhood and public
facility shall be in accordance with the standards in the FDP and shall be approved by
planning staff.
19) 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.
20) All roof or ground mounted mechanical equipment shall be screened from public view.
21) All site plans for residential units shall include a behind gate concrete pad for garbage
and recycling bins. The concrete pad may be incorporated into a concrete sidewalk
behind front fenced gate if the clearance allows for passage from the gate to the rear yard
with receptacles in storage. Motor court units shall shall provide for a paved designated
area fronting a public street or, for units not abutting a public street, a paved designated
area within the motor court for weekly garbage pickup area. These areas shall be
reviewed and approved by City planning staff and by the solid waste collection
franchisee.
22) The project applicant shall contract with a qualified acoustical consultant to ensure the
design of the housing units along Petaluma Hill Road, Bodway Parkway and Valley
House Drive do not allow for interior noise levels greater than 45dB Ldn. The acoustical
consultant shall prepare and submit to the planning staff a report detailing the acoustical
treatments to be used for compliance with this performance standard. The report shall be
reviewed and approved by the City prior to the issuance of building permits.
23) 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.
24) Prior to 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 staff (or designee) for consistency with the approved landscape plans. All plant
replacements shall be to an equal or better standard than originally approved.
25) Applicant shall provide front yard landscaping and corner lot side yard landscaping
outside of fenced areas. A permanent automatic sprinkler shall be installed to maintain all
landscape materials and trees. Applicant shall install front and side yard fencing prior to
occupancy.
Exhibit 2 to Resolution
4
26) Project lighting shall be reviewed and approved by planning staff. All exterior lighting
shall be designed to avoid spillover onto adjacent properties and right-of-ways. Lighting
elements shall be recessed to prevent glare. All building entrances shall include recessed
or soffit lights.
27) The developer shall comply with construction hours as designated in the Rohnert Park
Municipal Code.
28) The developer shall obtain and adhere to an approved truck route for deliveries and
construction material haulers.
29) All construction material waste and other debris shall be recycled to the extent possible.
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. No animals shall be brought on site by construction personnel
during work hours.
30) Prior to the issuance of a building permit a shared access/ parking/ maintenance easement
should be recorded between the two parcels.
31) Prior to the issuance of a building permit, the existing storm drain easement shall be
relocated or abandoned. The current easement location would be underneath proposed
buildings.
32) Provide a preliminary stormwater control plan and calculations, confirming that there is
adequate space for stormwater treatment measures.
33) Prior to the issuance of a building permit, the Applicant shall prepare and submit
Improvement Plans to the Fire Marshal for review and approval. All fire services shall be
indicated and approved. Additional Fire Department permits will be required. Fire
hydrants must be in place and fully operational within 150’ before the delivery of any
combustible materials to the site. An approved weather-proof access road, capable of
supporting fully-loaded fire apparatus must be in place. Contact the Fire Prevention
Bureau for a clearance memo.
34) Prior to the issuance of any Certificate of Occupancy, all fire hydrants and systems shall
be fully functional, with blue reflective pavement markers indicating the hydrant
locations on the street and red curbs per City Standards and as approved by the Fire
Marshal. Fire hydrants shall be spaced per City standard and their locations shall be as
shown on the approved Improvement Plans.
35) Fire sprinklers and alarm systems are required for all structures. They shall be designed,
sized and installed in compliance with the current California Fire Code, national
standards and local ordinances.
36) All properties shall be clearly marked with lighted address numbering on the front of
each unit and on both front and rear of the units having rear alley access; rear addressing
Exhibit 2 to Resolution
5
shall include the street name utilizing street signage in conformance with Design
Standards. A complex directory shall be erected at each entry to the development. Details
of the directory shall be submitted for review and approval by the Fire Marshal.
37) Fire Apparatus Access Roads and Fire Lanes must be fully identified with signage and/or
curb markings as approved by the Fire Marshal. Aerial Fire Apparatus Access Roads will
be as required by Fire Code.
38) Due to the exposure to running wildfire, non-combustible fencing is highly recommended
for all perimeter fences, and as practical within the development.
39) Each development phase or portion of a phase shall indicate building type, size, and
construction features. Plans shall be reviewed by the Public Safety Department for fire
and life safety requirements such as: fire flow, fire hydrants, fire sprinklers, fire
department connections, alarm systems, smoke control systems, public-safety, radio
amplification systems, gates, egress, and exiting. Such plans will be reviewed and
commented on for individual blocks and buildings.
40) Prior to issuance of a grading permit, the Applicant for each development phase shall
submit a satisfactory Environmental Site Assessment covering any areas of known
concern of possible contamination.
41) Prior to issuance of a demolition permit or building permit, the Applicant shall submit
evidence of inspection of the existing onsite buildings proposed for demolition removal
and/or remodeling or reconstruction of exterior or interior portions of existing buildings.
The inspection shall determine if hazardous materials are present in existing buildings in
levels that require special handling. If materials are present at such levels, materials shall
be handled in accordance with federal and state regulations and guidelines, including
those of the Bay Area Air Quality Management District, the California Division of
Occupational Safety and Health Administration, and the California Department of Toxic
Substances Control.
42) Prior to issuance of a Certificate of Occupancy, the Applicant shall obtain Operational
Permits as required by the California Fire Code and local ordinances.
43) Throughout the construction period, all standard measures for mitigating fire and life
safety risks shall be maintained at all times. The Applicant shall obtain all required
Construction Permits as per California Fire Code and the City Fire Marshal.
44) Prior to the issuance of a building permit, the Applicant shall submit to the Fire Marshal a
list of all hazardous, flammable and combustible liquids, solids or gases to be stored,
used or handled on site. These materials shall be classified according to the California
Fire Code, and the information the Applicant submits to the Fire Marshal shall include a
summary listing the totals for storage and use for each hazard class. Prior to the issuance
of a building permit, the Applicant shall also complete and submit to the Fire Marshal a
Exhibit 2 to Resolution
6
copy of a "Hazardous Materials Inventory Statement and Hazardous Materials Business
Plan" packet.
45) Applicant/operator shall store, manifest, transport, and dispose of all onsite generated
waste that meets hazardous waste criteria in accordance with California Code of
Regulations Title 22 and in a manner to the satisfaction of the Sonoma County
Environmental Health Department and Emergency Services Department. Applicant shall
keep storage, transportation, and disposal records on site and open for inspection to any
government agency upon request.
46) The jobsite security shall be the responsibility of the Applicant. The project shall be
maintained in a safe condition as specified in California Fire Code Chapter 33 and NFPA
241. A Fire Protection Program shall be submitted to the Fire Department for review.
Weed abatement may need to be carried out on an on-going basis.
47) Prior to building permit, the developer shall execute an affordable housing agreement
ensuring the continued affordability of the units in a form to be approved by the City.