2020/12/17 Planning Commission Resolution (4)PLANNING COMMISSION RESOLUTION NO. 2020-027
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK RECOMMENDING APPROVAL TO THE CITY COUNCIL OF A REVISED
FINAL DEVELOPMENT PLAN AND CONDITIONAL USE PERMIT FOR THE SOMO
VILLAGE PROJECT LOCATED SOUTH OF CAMINO COLEGIO, WEST OF THE
SOUTHEAST SPECIFIC PLAN, EAST OF THE SMART RAIL AND NORTH OF E.
RAILROAD AVENUE (APNS 46-051-040, 46-051-042, AND 46-051-045)
WHEREAS, the applicant, SOMO Village LLC, filed Planning Applications proposing a
Supplemental Environmental Impact Report (PLEN20-0001), amendments to the General Plan
(PLGP19-0004), an Amended and Restated Development Agreement (PLDA19-0003), a revised
Final Development Plan (PLFD2016-0001), an amendment to the Zoning Code (PLMC20-0004)
and a Tentative Map (PLSD19-0002), for the SOMO Village (“Project”) located south of Camino
Colegio, west of the Southeast Specific Plan, east of the SMART rail and north of E. Railroad
Avenue (APNs 46-051-040, 46-051-042, AND 46-051-045), in accordance with the City of
Rohnert Park Municipal Code (“RPMC”); and
WHEREAS, the proposed SOMO Village Final Development Plan (Exhibit A) would
allow for the development of 1,694 primary residential units, 56 accessory dwelling units,
828,500 square feet of commercial/light industrial, 38.54 acres of parks and open space, and the
related infrastructure and improvements to support the project; and
WHEREAS, a separate Design Guidelines document (Exhibit B) has been prepared as an
appendix to the Final Development Plan to guide development with the SOMO Village project
and is hereby incorporated into the Final Development Plan entitlement.
WHEREAS, prior to development of any phase in the SOMO Village Planned
Development, a Conditional Use Permit (CUP) is required; and.
WHEREAS, the City has assessed the potential environmental impacts associated with
the Project and has prepared a Supplement to the Final EIR. The Planning Commission has
reviewed the Supplemental EIR prepared for the Project; recommended its certification by the
City Council; and has otherwise carried out all requirements for the Project pursuant to CEQA;
and
WHEREAS, pursuant to California state law and the RPMC, public hearing notices were
mailed to all property owners within an area exceeding a three hundred foot radius of the subject
property and a public hearing was published for a minimum of 10 days prior to the first public
hearing in the Community Voice; and
WHEREAS, on December 17, 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 the Revised Final Development Plan and Conditional Use Permit.
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 Sonoma Village amendments:
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Reso 2020-027
Section 1. The above recitations are true and correct.
Section 2. A supplement to the original EIR (SEIR) to reflect the proposed
amendments has been duly prepared and circulated and the Planning Commission has
recommended that the City Council certify the Final SEIR and adopt findings and a Statement of
Overriding Considerations as part of the project entitlements, as described in Planning
Commission Resolution No. 2010-019, approved on date concurrently with the Planning
Commission’s approval of this Resolution. The Planning Commission has further recommended
City Council approval of the proposed General Plan text and map amendments, as described in
Planning Commission Resolution No. 2020-024, approved on date concurrently with the
Planning Commission’s approval of this Resolution.
Section 3. Findings for the Final Development Plan. The Planning Commission
hereby makes the following findings concerning the SOMO Village Final Development
Plan
1. That each individual component of the development can exist as an independent unit
capable of creating an environment of sustained desirability and stability, and the
uses proposed will not be detrimental to present and potential surrounding uses but
instead will have a beneficial effect which could not be achieved under another
zoning district;
Criteria Satisfied. First adopted in 2010, the Sonoma Village Final Development
Plan established four components (residential, industrial, commercial, and mixed) for
the development to be built in phases. The proposed revisions keep the original intent
of the FDP intact and establish a framework for the project to be built in six phases.
Phase 1N would involve the construction of 289 residential units and a neighborhood
park. Phase 2N would include 124 medium density housing and an affordable
housing project and additional parks. Phase 3N develops several residential/retail
mixed use buildings with around 329 higher density units. Phase 1S consists of
primarily high density multi-family and a 21 acre CTS open space habitat area. Phase
2S would be developed as a lower density area away from the urban core and will
include a linear park. Finally, phase 3S is expected to be similar to Phase 2S and build
out lower density single-family detached homes. Each component can exist as an
independent unit with the necessary financial capacity to support development of
infrastructure and related facilities therein. As described in the Final Development
Plan and the staff report, each project phase incorporates a variety of complementary
uses which provide housing, access to parks and open space, pedestrian and bicycle
friendly infrastructure, and commercial development. A mixed use project of this type
could not be achieved under any other zoning district because the City currently lacks
zoning that would allow for this mixture of land uses.
2. The streets and thoroughfares proposed meet the standards of the city and adequate
infrastructure can be supplied to all phases of the development;
Criteria Satisfied. As described in the Final Development Plan and staff report each
Phase of the Project is designed to have adequate infrastructure, integrated with
existing City roadways, street, bicycle paths, and walkways. All publicly owned
streets and thoroughfares will meet the standards of the City.
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Reso 2020-027
3. Any commercial component complements other uses in the development;
Criteria Satisfied. As described in the Final Development Plan and the staff report,
the Project incorporates a variety of complementary uses which provides housing,
access to parks and open space, pedestrian and bicycle friendly infrastructure. These
complement to Project’s commercial component. The Final Development Plan
provides for commercial component to be integrated with residential and other
components throughout the Project site complementing those components by
enhancing public convenience, employee access to recreational amenities and,
reducing commuter and traffic congestion. Design Guidelines are included as a
companion document to the FDP and will help ensure the residential and commercial
development occurs in a harmonious fashion.
4. Any residential component will be in harmony with the character of the surrounding
neighborhood and community and will result in densities within the P-D district that
are no higher than that permitted by the general plan;
Criteria Satisfied. As described in the Final Development Plan and staff report, the
Project will provide for a variety of housing types, which would match the
surrounding area. This will result in a similar residential intensity to the Southeast
Specific Plan’s proposed townhomes, apartment complex, and detached single family
residential. The proposed residential component would not create an intensity that
would go higher than the permitted level in the General Plan. Design Guidelines
have been created to ensure that new residential development is compatible with
surrounding neighborhoods.
5. Any industrial component conforms to applicable desirable standards and will
constitute an efficient, well-organized development with adequate provisions for
railroad and/or truck access and necessary storage and will not adversely affect
adjacent or surrounding development;
Criteria Satisfied. The industrial component of this project already existing on site.
There is adequate access already which will be maintained as the project progresses.
6. Any deviation from the standard zoning requirements is warranted by the design and
additional amenities incorporated in the final development plan, which offer certain
unusual redeeming features to compensate for any deviations that may be permitted;
Criteria Satisfied. The Final Development is consistent with the General Plan which
was established when this property was originally zoned P-D. Minor deviations to the
zoning ordinance and Rohnert Park design standards are proposed. Zoning ordinance
deviations limit the range of permitted land uses allowed to reduce potential conflict
between the commercial and residential land uses. The SOMO Village FDP includes
a companion Design Guideline document which will help guide development as it
occurs. The combination of the project Form-Based Code, FDP and the related
Design Guidelines will allow for deviations from the remainder of the Municipal
Code to allow for the unique and high quality urban environment proposed for
SOMO Village.
7. The P-D zoning district is consistent with the general plan of the city and any
applicable specific plan.
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Criteria Satisfied. The Final Development Plan is proposed concurrently with an
amendment to the General Plan land to allow a variety of residential, commercial,
public, recreational and other uses which conform to the Project’s mixed use
character. The proposed Final Development Plan is wholly consistent with the
General Plan, as recommended to be amended.
Section 4. Findings for the Conditional Use Permit. The Planning Commission
hereby makes the following findings concerning the Conditional Use Permit for the
SOMO Village Project:
1. That the proposed location of the conditional use is consistent with the objectives of
the zoning ordinance and the purposes of the district in which the site is located.
Criteria Satisfied. The proposed uses are compatible and development will comply
with development standards (e.g. required building setbacks, parking, open space and
building height) within the SOMO Village form based code and other requirements
within the Rohnert Park Municipal Code.
2. That the proposed location of the conditional use and the conditions under which it
would be operated or maintained will not be detrimental to the public health, safety,
or welfare, or materially injurious to properties or improvements in the vicinity, and
that the operation and maintenance of the conditional use will be compatible with the
surrounding uses.
Criteria Satisfied. The surrounding properties are single family and multi-family
residential development. The proposed FDP orients existing commercial/industrial
uses and proposed single-family, multi-family, commercial and, open-space uses in a
manner that is compatible with the existing surrounding uses. The FDP locates single
family development adjacent to existing single family development and provides for
increased densification of uses around the existing commercial/industrial
development. Open space is located to provide a buffer between residential
development and the adjacent rail corridor and to provide for the protection of
California Tiger Salamander habitat. Parks and trails are located throughout the
proposed development in a manner that compliments existing neighborhood parks
and completes planned connections to regional bicycle and pedestrian trails. The
conditions applied as part of this Conditional Use Permit to assure that project
buildout will occur in phased manner that achieves the objectives of the FDP and the
City’s General Plan and that the uses will not be detrimental to the public health,
safety, or welfare or materially injurious to properties or improvements in the
vicinity.
3. The proposed conditional use will comply with each of the applicable provisions of
this title.
Criteria Satisfied. Conditions are attached to the Conditional Use Permit to assure
that it complies with each applicable provision of Title 17 (Zoning).
Section 5. The Planning Commission does hereby recommend that the City Council
adopt the fi nd in gs set fo rth ab ov e and approve the Final Development Plan (Exhibit A), the
Design Guidelines (Exhibit B) and the Conditional Use Permit, subject to the conditions of
approval (Exhibit C) attached hereto.
DULY AND RE GULARLY ADOPTED on this 17th day of December, 2020, by the
City of Rohnert Park Planning Commission by the following vote:
A YES: --1_ NOES:4 ABSENT:--¢_ ABSTAIN:__f,6.._
HAYDON~ ORLOFF -4
(
City of Rohnert Park Planning Commission
Jenn ife r
A tt achm en ts:
E x h ib it A - F in al D ev elop ment Plan
Exhibit B - Design Guidelines
Exhibit C - Conditions of Approval
5
Reso 2020-027
FINAL DEVELOPMENT PLAN
Originally Approved: August 24, 2010
Revised and Approved: _______, 2020
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020
Section 1: Project Summary.................................................................................... 1
Section 2: Project Description................................................................................. 2
Planned Development Zoning and Regulating Plan................................... 4
Illustrative Site Development Plan...................................................... ..... 8
Phasing Plan.......................................................................................... 11
Section 3: Improvements and Facilities................................................................... 14
Municipal Services Plan........................................ .................................. 14
Parkland Dedication Plan........................................................................ 14
Street and Alley Plan.............................................................................. 16
Bicycle Circulation Plan.......................................................................... 21
Section 4: Project Objectives Discussion................................................................ 22
APPENDIX
A: SOMO Village Design Guidelines
B: Municipal Services Plan
Table of Contents
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 1
SOMO Village (the “Project”) is a mixed-use,
sustainable community designed in such a
manner that homes are within a five-minute
walk of a Village Center, jobs, services, shopping
and entertainment. The primary features of
the Project are shown in Table 1. The Project
is intended to achieve designation as a “One
Planet Community,” a third-party international
certification program for sustainable development
(see Section 4). The Project will redevelop
portions of an existing technology campus and
surrounding vacant land and also encompasses
adaptive reuse and substantial improvement
of existing buildings in the existing technology
campus. The community’s full build-out will be
developed in six phases constructed over an
estimated 10 to 15 years.
BACKGROUND
Then referred to as Sonoma Mountain Village, the
original Final Development Plan was approved
in August 2010. The 2010 plan also provided
for 1,694 homes and approximately the same
amount of commercial/light industrial space. In
this respect, the previously approved project
is very similar to the revised project. To date,
implementation efforts since 2010 have focused
on non-residential building improvements and
re-tenanting of the existing commercial/light
industrial buildings.
In connection with approval of the original Final
Development Plan, the City of Rohnert Park
(“City”) also enacted the Sonoma Mountain Village
Planned Development Zoning District, Chapter
17.06, Article XV.A, Sections 17.06.810 through
17.06.870 of the City of Rohnert Park Municipal
Code (the “Project Code”).
This Revised Final Development Plan (“Amended
Plan”) is in accordance with Section 17.06.250 of
the City of Rohnert Park Zoning Ordinance and
substantially incorporates information contained
in the original, approved Final Development Plan,
but provides for refinement of the original Plan
concepts.
SECTION 1: PROJECT SUMMARY
Table 1. Project at a Glance
176 acres in three parcels
1,694 homes plus 56 accessory dwelling units
4,081 residents
823,000 square feet of commercial and/or light industrial, retail and services
(including 700,000 square feet of existing buildings)
3,815 jobs (including 3,175 permanent on-site jobs)
38.54 acres of parks and open space (including habitat for the California Tiger
Salamander (“CTS”) and a wetlands observatory preserve)
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SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 2
SECTION 2: PROJECT DESCRIPTION
PROJECT LOCATION
SOMO Village is located in the southeast portion
of the City of Rohnert Park, California. The Project
site boundaries are Bodway Parkway on the east,
Camino Colegio on the north, the Sonoma-Marin
Area Rail Transit (“SMART”) right-of-way on the
west, and vacant land north of Railroad Avenue
on the south. The Project site is located within the
City of Rohnert Park city limits. Figure 1 provides
an aerial photograph of the Project site.
The total original site area is 175.14 acres and
made up of three parcels: a large northern
parcel of 98.06 acres (APN 046 051 045), a
large southern parcel of 76.93 acres (APN 046
051 040), and a small parcel abutting Bodway
being 0.15 acres (APN 046 051 042). In addition,
SOMO Village proposes expanding 17 feet into
the adjacent public right-of-way along Bodway
Parkway between Camino Colegio and Valley
House Drive through an acquisition from the City
of Rohnert Park. This expansion would increase
the total project site area to approximately 176
acres.
EXISTING CONDITIONS
The City of Rohnert Park General Plan and Zoning
Ordinance originally designated the Project site
for industrial land uses, and the City approved
a Master Plan for development of an industrial
technology campus onsite.
In the 1980s, Hewlett Packard developed a
technology campus on the northern portion of the
site. Agilent Technologies acquired and occupied
the site in the 1990’s, and undertook grading and
construction of drainage improvements on the
southern portion of the site. The northern portion
of the site contains 700,000 gross square feet
of buildings (613,000 square feet net rentable)
on 11 acres, 30.5 acres of parking lots, 21.78
acres of recreational facilities (such as a baseball
diamond and soccer field) and open space. The
southern portion of the site supports grassland
that is mowed annually and a small PG&E electrical
substation located in the most southwesterly
portion of the site.
Over the past 13 years, the Developer has
substantially renovated and improved the original
technology campus. Presently the technology
campus is leased by a diverse group of tenants
from the technology sector (Comcast), the food
sector (Morton & Bassett Spices, Traditional
Medicinal) and an educational organization (Credo
High School), among others.
Figure 1. Site Location and Boundary
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SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 2
PROJECT OBJECTIVES
The overall goal of the SOMO Village Planned
Development is the development of a mixed-use
pedestrian-oriented community that builds upon
the existing light industrial/commercial core by
adding diverse residential housing types, new
retail, and a variety of parks and open space.
This Revised Plan recognizes site constraints
and opportunities together with housing and
commercial needs of the region, addresses
the need for job generation and sustainable
development, and implements the policies,
goals, themes and objectives of the Rohnert Park
General Plan.
The purpose of this Revised Plan is to ensure that
the Project is planned and phased in a way which
implements the Developer’s vision for the Project
is compatible with the surrounding community,
is compliant with the Project Code, and is
responsive to the overall objectives of the City’s
General Plan.
The development objectives of the Project are the
following:
• Create new and diverse housing opportunities
that help to reduce the substantial housing
shortage currently facing the City and County
of Sonoma
• Help achieve the City’s growth objectives
• Reduce greenhouse gas emissions as
compared to standard development practice
• Reduce water use and impacts as compared to
standard development practice
• Create a replicable model for sustainable
development
• Create jobs in diverse sectors including green
jobs
• Increase revenues to the City
• Improve public safety
• Expand community retail and services
• Create a local community center
• Provide parks and recreational facilities
• Provide pedestrian-friendly neighborhoods
with convenient transit access
• Invite and adopt community input
Specific characteristics of the project that
contribute to attainment of these objectives
are discussed in detail in Section 4 of this Final
Development Plan.
GENERAL PLAN DESIGNATIONS
The Project has a General Plan designation of
Mixed Use, Public/Institutional, Open Space
– Environmental Conservation, and Parks/
Recreation. The Mixed Use designation is
assigned to 139.1 acres of the Project site; the
Public/Institutional designation is assigned to .75
acres of the Project site; the Parks/Recreation
designation is assigned to 12.23 acres of the
site; and the Open Space – Environmental
Conservation designation, which includes a
4.77 acre wetlands conservation easement at
the Project’s northwest corner and 21.54 acres
set aside as a CTS open space habitat on the
southerly portion of the Project.
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SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 2
Figure 2. SMV Planned Development Zoning and Regulating Plan
T5
T4
T5
T5
T5
T4
T5T5
T5 T5
T4
T4 T4T4
T4
T4 T4T4T4
T4
T4
T4
T4
T4T3
T4
T4
T4
T7
T6
T7
T7 T7
T7
CS
CS
CS
CS
CS
CS
CS
CB
A gri C ul T ure &
O pen S p AC e
T4T4
T4
T6T6
CS
e r A ilr OA d A ve
LEGEND
T3: Suburban Zone
• Low density residential
• Home occupations and
accessory buildings
• Planting is naturalistic
• Setbacks relatively deep
T4: General Urban Zone
• Medium density residential
• Diversity in building types
including single family
detached homes and
townhomes
T5: Urban Center Zone
• High density buildings that
accommodate a mix of uses
• Allowable uses include retail, offices,
townhomes, apartments, and
condominiums
• Tight network of streets with wide
sidewalks, steady street planting,
and buildings close to sidewalks
T6: Urban Core Zone
• Highest density and height
• Greatest variety of uses
• Larger blocks
• Streets have steady street tree planting and
buildings set close to the wide sidewalks
T7: Light Industrial Zone
• Campus-like environments for corporate headquarters
• Research and development facilities, offices, light
manufacturing and assembly, industrial processing,
general service, warehousing, storage and distribution
and service commercial type use
• Retail
CS: CIVIC SPACE ZONE
• Parks
• Playgrounds
• Recreational fields
• Public events
CB: CIVIC BUILDING ZONE
• Intended for development of city buildings and/or civic or
public spaces of the City of Rohnert Park and/or other
public agencies only
Shopfront Required
Shopfront Recommended
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NORTH
0 250 500 1000
PLANNED DEVELOPMENT ZONE AND
SMV P-D ZONING DISTRICT
The Project has a zoning designation of Planned
Development (P-D) and the Project Code provides
for land use, development criteria, and “transect”
zones specific to the Project site. The land use
and development criteria are defined in the
Project Code, which describes the required urban
and architectural design patterns, and prescribes
the acceptable uses of the buildings and lots
within the Project site.
All zoning provisions, building standards and
administrative requirements in the Project Code
are linked to the definitions and provisions of the
Rohnert Park Municipal Code and all other City
ordinances and requirements or are specifically
provided for in the Project Code. The Project Code
functions as a part of the existing City land use
regulations, enabling consistent application of the
zoning and development provisions.
The Project Code identifies seven transect zones
for the SOMO Village project site. The location
of these transect zones throughout the site is
shown on Figure 2. Key development standards
and the anticipated land uses for each transect
zone are summarized in Table 2. The Project
Code defines: the permitted land uses and
specific requirements for each transect zone;
development standards applicable to the entire
Project site (such as bicycle and vehicle parking
requirements, signage, lighting, and waste);
street types for the Project; and design review
requirements for development applications
within the Project site. The development
standards regulate lot sizes, setbacks, open space
requirements, architectural and landscaping
standards, maximum building height, and lot
coverage. (NOTE: a companion document to be
used in conjunction with the Project Code is the
SOMO Village Design Guidelines, which provides
specific design guidance related to architectural
typologies, public realm, landscaping, and other
design objectives).
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SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 2
Table 2. Development Standards and Land Uses by Transect Zone
Zone Transect Description Acres to Road
Centerline
Allowed Building Types
and Land Uses/Building
Functions
Amount (Number of Residential Units/Square Footage)Building Height Lot Dimensions,
Coverage and
DensityResidential
Units
Commercial/
Light Industrial
(sf)
Retail (sf)Other
(sf by use)
T-3
Suburban
Low density single-family
detached residential. Greater
setbacks (i.e., 20 ft.) than
other residential zones.
Landscape planting typically
more naturalistic
1.8 Allowed Types and Uses:
Detached single-family
dwellings and accessory
dwelling units (ADUs)
Up to 10 SFD
units and
accessory
dwelling units
allowed
----1 story max 60 to 120 ft wide max
at principal frontage;
2-9 units per acre
T-4
General Urban
Medium density residential.
Consists of a range of building
types: single-family and
townhomes. Setbacks and
landscaping are variable.
Streets typically define
medium-sized blocks
75.3 Allowed Types and Uses:
Detached single-
family dwellings and
townhomes.
Building Functions:
Restricted residential,
restricted office, and
restricted retail
910 units
including
townhomes
and SFD
(including up to
56 accessory
dwelling units
allowed)
----Principal building
1 to 3 stories
max; accessory
structure 2 stories
max
18 ft width min, 90
feet max;
70% coverage;
6-30 units per acre
T-5
Urban Center
Higher density and mixed-
use buildings that can
accommodate retail, office,
services, townhomes and
multifamily. Consists of a tight
(compact) network of streets
with wide sidewalks, with
street trees and narrow street
frontages
26.5 672 dwellings Retail, office,
services
allowed at
ground floor*
Principal building
5 stories max, 2
stories minimum;
accessory
structure 2 stories
max
18 ft width min, 250
ft max;
80% coverage max or
100% with structured
parking;
15-45 units per acre
T-6
Urban Core
High density with variety of
uses. Consists of mixed-use
blocks and street trees and
buildings set close to wide
sidewalks
5.7 Allowed Types and Uses:
Apartments, for-sale
condominiums, and
rowhouses.
Building Functions:
Restricted residential,
restricted office, and
restricted retail
158
multi-family
dwellings
103,000 sf 10,000 sf
daycare;
10,000 sf
health club
Principal building
7 stories max, 3
stories minimum
18 ft width min, 700
ft max;
90% coverage max or
100% coverage with
structured parking;
Min 25-70 units per
acre
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SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 2
Zone Transect Description Acres to Road
Centerline
Allowed Building Types
and Land Uses/Building
Functions
Amount (Number of Residential Units/Square Footage)Building Height Lot Dimensions,
Coverage and
DensityResidential
Units
Commercial/
Light Industrial
(sf)
Retail (sf)Other
(sf by use)
T-7
Commercial/Light
Industrial
Campus-like environment for
corporate headquarters such
as research and development
facilities, general office,
light manufacturing and
warehouse/distribution and
retail
18.54 Allowed Types and Uses:
R&D facilities; office,
light manufacturing and
assembly; industrial
processing; general
services, warehousing,
storage and distribution;
service commercial uses;
retail.
Building Functions:
Office, restricted retail,
light industrial, and
warehouse/distribution
700,000 sf*
(existing)
NA Per existing
building heights
Per existing buildings’
lot dimensions
CS
Civic Space
Public site permanently
dedicated to parks and open
space use
46.2 Allowed Types and Uses:
Site use and design
determined on an
individual basis by Use
Permit.
Building Functions: NA
------------
CB
Civic Building
Site dedicated to buildings
generally operated by not-
for-profit entity for culture,
education, government or
other municipal use
1.1
(Actual parcel
size will be
.75 acres)
Allowed Types and Uses:
Site use and design
determined on an
individual basis by Use
Permit.
Building Functions:
Civic/municipal use (e.g.,
fire station)
------5,500 sf ----
Totals 175.14 1,750 units 700,000 sf 103,000 sf*25,500 sf
* The Project has a total of 103,000 sf. Of this amount, up to 30,000 sf could get constructed within the existing commercial buildings in T-7. Similarly, any retail constructed in T-5 would also be allocated from the 103,000 sf retail total.
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SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 2
LAND USES
SOMO Village is envisioned as an urban village
that builds upon the existing commercial and
light industrial uses already present in the
Project by incorporating a mix of housing types
and affordability, pedestrian-oriented public
streets, a neighborhood public safety building, a
Village Center, a variety of parks, and vertically-
integrated mixed-use buildings proximate to the
Village Center. The existing light industrial and
commercial uses would remain in place for the
foreseeable future.
SOMO Village plans 1,694 residential units plus
56 accessory dwelling units with a wide range
of unit types, light industrial, office space, retail,
restaurant, grocery, and civic uses, as shown in
Table 3 and described below. The Illustrative Site
Development Plan shown in Figure 4 calls for
compact and mixed-use development arranged
around a central Village Center. The Illustrative
Site Development Plan defines the character of
the Project by illustrating narrow, pedestrian-
friendly streets with small blocks, mixed-use
buildings that provide basic services within a
five-minute walk of every home, a fire station,
and several parks in varying sizes adjacent
to neighborhoods of apartments, cottages,
townhomes, single-family homes, and lush
streetscapes.
Table 3. Land Uses
Use Amount
Total Residential Units
(incl. 56 ADUs)
1,750 units
Existing Commercial/Light Industrial 700,000 sf
General Retail 103,000 sf
Fitness/Childcare Centers 20,000 sf
Civic Buildings (Fire Station) 5,500 sf
Parks 12.23 acres
Open Space –Environmental
Conservation
26.31 acres
Commercial Parking 800 spaces
Figure 3. Land Use Diagram
7
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 2
Figure 4. Illustrative Site Development Plan
FIRE
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TO EAST
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MIXED COMMERCIAL/
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Legend
1. M AIN A CCESS P OINT
2. Ex ISTING ROAD
3. WETLANDS PRESERVE & O BSERVATORy
4. Ex ISTING P ARKING LOT
5. L ANDSCAPE SCREENING
6. R ECONFIGuRED P ARKING L OT
7. R ESIDENTIAL P ARCEL
8. PARKS
9. M I x ED u SE P ARCEL
10. E xISTING C IT y W ELL
11. R ECOMMENDED T RANSIT STOP
12. SMART T RAIL
13. B IORETENTION P OND
NORTH
0 250 500 1000
Residential
SOMO Village will provide up to 1,694 residential
dwelling units, and up to 56 accessory dwelling
units for a total of 1,750 homes. The Project
will support a wide variety of housing types
– including single-family detached, cottages,
condominiums, apartments, lofts, townhomes,
live/work units, family and senior co-housing,
and accessory dwelling units. The plan includes
a mix of rental and for-sale housing with a
wide range of pricing. The Final Development
Plan demonstrates a site capacity for 482
detached single-family units, 382 townhomes,
830 multifamily and mixed-use units, and 56
accessory dwelling units. The actual build-out
by product type may vary in response to market
considerations, but would remain true to the
form-based transect zone requirements.
Affordable Housing
SOMO Village will meet the City’s inclusionary
housing requirement by providing 15 percent
affordable housing. If all 1,694 primary homes
are built, a total of 254 affordable dwelling units
will be constructed for families or individuals
at or below 80% of the Area Median Income
(AMI), with respect to rental housing, and up to
120% of AMI, with respect to owner-occupied
housing. Developer will either provide land in
multiple locations to one or more affordable
housing developers and/or secure homebuilder
commitments to construct the inclusionary
housing units within market rate subdivisions.
Commercial and Light Industrial
SOMO Village will include 700,000 gross square
feet of commercial office and light industrial
space, within the existing technology campus
buildings, up to 103,000 square feet of newly
constructed mixed-use retail (including a potential
grocery store and restaurant space, and 20,000
square feet of childcare and fitness center space.
The onsite commercial, retail, and office land uses
are expected to create 3,175 permanent on-site
jobs, many of which are already created.
The commercial office and light industrial space
are located in the existing buildings in the T-7
Commercial/Light Industrial transect zone. Retail
uses will generally be located in the T-6 Urban
Core transect zone. Some of the retail and office
uses may be located in the existing buildings
onsite provided that these uses comply with the
California Building Standards Code as adopted by
the Rohnert Park Municipal Code. Ground floor
retail, office and services space is also allowed in
T-5 areas fronting Valley House Drive. Figures 4, 5
and 6 provide a sequence of images that illustrate
the Project vision that is already underway using
the current zoning to adaptively re-use the
existing buildings.
8
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 2
Figure 5. Facade of Existing Building 1 in 2007 Civic
SOMO Village will include a Public Safety Facility
site in the northwest portion of the project site.
This facility will be situated on a .75-acre parcel.
Parks, Recreation and Open Space
The SMV Planned Development Zoning and
Regulating Plan and Illustrative Site Development
Plan provide for 38.54 acres of parks and open
space within the Project site. This acreage is
comprised of 4.0 acres of new public parks, 6.7
acres of private wetland observatory preserve
which is located within an existing conservation
easement and includes public paths and a
redeveloped ball field, 5.1 acres of existing private
parks, and 22.74 acres of open space habitat for
the California Tiger Salamander (CTS). While
included in the Civic Space Transect Zone, the
environmentally sensitive CTS area has limited
public access except for the 1.2 acres comprising
the new SMART Path. The CTS area would
be designated Open Space – Environmental
Conservation under the City’s General Plan as
would be the wetlands preserve area (6.7 acres
including the redeveloped ball field). The new
public park sites would be designated Parks/
Recreation under the City’s General Plan. All
of the park and open space land uses would
be designated Civic Space under the proposed
SMV Planned Development Zoning and
Regulating Plan. The park and open space plan is
summarized in Table 4.
Excluding the CTS area, the project’s parks and
open space consist of nine new parks disbursed
throughout the site. Two existing “Village Center”
private parks, totalling 5.1 acres, will anchor the
Urban Core and Commercial/Light Industrial
transect zones. The Village Center will serve as
a central gathering place for the community and
will be an attractive location for farmer’s markets,
theater, outdoor concerts, or just sitting under
a redwood tree reading a novel. Other Project
recreational amenities include a dog park, various
playgrounds, sport courts and the pedestrian
and bicycle path along the western edge of the
property that connects to the community’s street
network and the planned regional bike path
along the SMART railway that now extends to the
Cotati SMART Station. Two unique park amenities
will include: (1) a splash pad; and (2) a wetlands
observatory viewing and walking area that will
provide a naturalist park area for viewing seasonal
wildlife.
Figure 6. Drawing of the Adapted Facade of Building 1
Figure 7. Adaptive Re-use of Building 1 Completed in 2008
9
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 2
PHASING
The community’s build-out is estimated to occur
over several years. The pPoject phasing schedules
are based upon the Development Agreement for
the Project, City’s Growth Management Ordinance
and General Plan, which require the orderly and
controlled development of the Project pursuant
to the criteria that each development phase has
the financial capability to fund the necessary
infrastructure and development facilities that are
associated with it.
Each Project phase will be implemented
individually but will support the entire Project
in its completed form. The development phase
delineations have been determined based
on studying several factors, including market
forecasts and absorption rates, infrastructure
requirements and site circulation. The retrofitting
of existing buildings, which make up the
commercial/light industrial core, is underway and
infrastructure construction is expected to begin
as soon as project approvals and permits are
obtained.
The phasing will be based on market conditions,
timing of approvals and the time required to
construct the necessary infrastructure. Sales
from developing the first phase will provide
capital for the second phase and so on. Project
development consists of six phases (excluding
“Phase 0” comprising the existing commercial/
light industrial buildings), which are shown in
Figure 8 and summarized below.
Table 4. Parks and Open Space
Number Total Acres
Public Parks 6 4.0
New SMART Path 1 1.2
Village Center and Green (Private)1 5.1
Ball field (Private)1 1.93
Wetlands Observatory Preserve (Private)1 4.77
CTS Open Space Habitat 1 21.54
TOTAL 11 38.54
As shown in Figure 8, the northern portion of
the Project site, which is already paved and
contains minimal resource constraints, will
support earlier Project phases. Later Project
phases will be constructed on the southern
portion of the Project site, which consists of
undeveloped grasslands. The phases will be built
based on a number of variable conditions and
the illustrated phasing rollout may differ in actual
implementation.
Table 5 summarizes the potential residential
product types and commercial development
planned for each phase. However, the exact
mix and amount of housing by phase as well
as commercial development may vary as long
as it complies with SOMO Village’s form-based
zoning defined under the SOMO Village Planned
Development Zoning District.
10
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 2
Figure 8. Project Phasing Plan
Phase 0:
• Event Center
• Retail and Commercial
• Mixed-Use
• Light Industrial
Phase 1N:
• Residential
• Mixed-Use
Phase 2N:
• Residential
Phase 3N:
• Residential
• Mixed-Use
Phase 1S:
• Residential
Phase 2S:
• Residential
Phase 3S:
• Residential
Phase 0N:
• Event Center
• Retail and Commercial
• Mixed-Use
• Light Industrial
Phase 1N:
• Residential
• Mixed-Use
Phase 2N:
• Residential
Phase 3:
• Residential
Phase 4:
• Residential
Phase 5:
• Residential
Phase 6:
• Residential
• Mixed-Use
PHASE 1N
PHASE 2N
PHASE 0
PHASE 3N PHASE 3N
PHASE 2S
PHASE 1S
PHASE 3S
E R ail R oad a v E
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R E vi SE d
NORTH
0 250 500 1000
NORTH PARCEL CONCEPTUAL PLAN
Phase 0
22.58 acres – 700,000 sf of commercial/light
industrial1
Phase 0 acknowledges the existing commercial/
light industrial buildings that were originally
constructed as part of the Hewlett Packard
Technology Campus. The buildings have been
renovated and re-tenanted since then and are
mostly occupied with a variety of private firms
involved in food manufacturing and distribution,
a charter high school, general office, and a
restaurant/catering company, among other
uses. Phase 0 includes over 5 acres of parks in
the Village Center. The Village Center, wrapped
around the existing restaurant/conference center
building and a large commercial building, will
serve as SOMO Village’s primary “meeting place”
and, in addition to providing a place for residents
to gather, will be host to a variety of public
events, including outdoor concerts, farmers’
market, holiday fairs, and other events. The
Village Center features a stage and amphitheater-
type seating arrangements. The Village Center
is largely completed, but may include additional
improvements constructed over time and
at the Owner’s discretion. Nevertheless, the
Village Center is already operational and open
for public access and enjoyment. The Village
Center includes a park which lies to the north
and includes a large grass area that is open to the
public and can accommodate such activities as
picnicking, Frisbee tossing, children’s soccer and
other activities.
Phase 1N
21.84 acres • 289 homes (including up to 56
accessory dwelling units)
Phase 1 will commence at the “front door” of
SOMO Village, at Valley House Drive and Bodway
Parkway, and wrap around the periphery of the
Project’s northeast boundary from Bodway
Parkway and up along Camino Colegio. Phase
1 is projected to include 289 units, including
88 multifamily rental units and 150 single-
family homes developed in a combination of
townhomes, cottages and detached homes. Up
to 52 accessory dwelling units are programmed
for this phase as well although some of these
ADUs could be spread into other phases. A
neighborhood park will be constructed that will
include a tot lot, an all-ages playground and a
picnic area. In addition, while located in Phase
0, a new dog park will be constructed during the
Phase 1 build-out. A mixed-use residential/retail
development is anticipated to anchor the project’s
entrance at Valley House Drive and Bodway
Parkway (although the retail component may
be deferred until a later phase when sufficient
neighborhood demand warrants new retail
uses). Development of Phase 1 is intended to
fill in the current void that exists between the
existing buildings and the established residential
neighborhood on the north side of Camino
Colegio, as well as the newly developing Willow
Glen project on the east side of Bodway Parkway.
Phase 1 also includes the proposed inclusion of
17 feet of existing public right-of-way that would
1 Up to 30,000 sf of this space could be converted to retail/
restaurant space and, if this occurs, this space would be
applied against the Project’s 103,000 sf of entitled retail/
restaurant space.
11
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 2
Phase 2N
34.02 acres • 213 homes
Phase 2 is programmed for 124 medium density
single-family homes, primarily developed as
cottages, townhomes and detached homes (and
four ADUs). Phase 2 will also include a multifamily
affordable housing development, which will
provide approximately 84 multifamily rental units.
Phase 2 features the construction of a new public
safety/fire station at the intersection of Mitchell
Avenue and Camino Colegio. Several new parks
and open space areas will be created in Phase 2,
including a Wetlands Observatory Preserve, a
developed ball field, a “splash pad” park, a large
neighborhood park with sports courts and picnic
areas, and a neighborhood pocket park. Lastly,
Phase 2 will also see an interim road connection
joining Valley House Drive and B Street that
will be utilized until the Phase 1S roundabout
is constructed. In addition, the entire length of
Valley House Drive will be improved during Phase
2N at which time it will be dedicated as a public
street.
Phase 2S
20.76 acres • 195 homes
Phase 2S is programmed for lower density
residential as development retreats from the
commercial core. Housing units projected for this
phase include 115 townhomes, 33 cottages, and
an additional 47 single-family detached homes.
Many of these homes will front on park or open
space areas, providing a pleasant, neighborhood
setting away from the bustle of the higher density
mixed-use activity to the north of Valley House
Drive. A key amenity to be developed in Phase
2S is the large linear park that is envisioned to be
the primary neighborhood gathering area for the
southern portion of the Project. This 1.4 acre
park will facilitate a variety of passive and active
uses for people of varying ages, from toddlers to
seniors.
Phase 3S
18.63 acres • 255 homes
Phase 3S will complete the build-out of the
southern parcel by developing 255 lower density
homes that will anchor the east side of the linear
park. The housing mix programmed for Phase
3S consists of a combination of townhomes and
single-family detached homes. Along a new
extension of Bodway Parkway, to be constructed
by the Developer, the street will be lushly
landscaped, providing a buffer to the vacant land
situated to the east of Phase 3S, as well as to the
south, which is buffered by the agricultural and
open space.
Phase 3N
17.70 acres • 419 homes and retail and commercial
mixed-use
Phase 3N is likely the final phase of the Project
and returns development activity to the Village
Center area, where the majority of existing
light industrial and commercial buildings are
in use. Phase 3N reimagines the core of the
existing technology campus by developing
several residential/retail mixed-use buildings.
By this stage, SOMO Village will have been
established and populated enough to support
SOMO Village’s retail center development. One
or more mixed-use buildings are planned for
ground floor storefront retail with two to seven
stories of housing on the upper floors. Parking
for these buildings, as well as existing commercial
buildings, may be shared in a parking structure
that would be a component of the mixed-use
buildings and envisioned for the block to the west
of Mainsail Drive and north of Valley House Drive.
Residential development in Phase 3N, being in the
Urban Core, is higher density, including 329 units
developed as multifamily and mixed-use housing.
The northerly edge of Phase 3N will see lower
density residential, respecting the residential
product types that were constructed across the
street in Phase 1. The western edge of Phase 3N is
planned for multifamily housing.
SOUTH PARCEL CONCEPTUAL PLAN
Phase 1S
40.91 acres • 379 homes
Phase 1S residential program consists primarily
of high-density multifamily product and
also marks the commencement of vertical
development activity on the Project’s southern
parcel below Valley House Drive. The first four
blocks west of Bodway Parkway are programmed
for the build-out of multifamily apartments
and condominiums. Further, this phase of the
Project is intended to include one or possibly two
affordable rental housing communities in one or
two of the designated multifamily blocks. The
western portion of this phase of development
bordering the CTS open space, will feature
primarily lower density townhomes and cottages.
The roundabout at the westerly end of Valley
House Drive will be constructed during Phase 1S,
replacing the interim connection between B Street
and Valley House Drive that was installed during
Phase 2N.
Phase 1S also will include the creation of
the 21.54-acre CTS open space habitat area.
Construction of the habitat area is a mitigation
measure necessary to provide a protective
area for the native California Tiger Salamander
and intended to create a buffer from the new
residential and mixed-use phases in Phase 1S,
2S, and 3S of the Project. The existing fire road
that bisects the CTS area will be upgraded as an
extension of the SMART bike and pedestrian path
and will include benches and interpretive signage
along its route.
be acquired at Bodway Parkway between Camino
Colegio and Valley House Drive. Finally, Phase
1 will include the construction of a landscaped
roundabout at the intersection of Bodway
Parkway and Valley House Drive providing a
landmark entrance to SOMO Village. Phase 1
also will include the public street dedication for
the future Bodway Parkway right-of-way from
Valley House Drive to Railroad Avenue, as well as
dedication of the public easement of the SMART
Path extension (in Phase 1S) between 2nd Street
and Railroad Avenue.
12
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 2
Construction Management Plan for All
Phases
Acknowledging that development of each phase
will occur amidst active commercial and light
industrial activities, a construction management
plan (CMP) will be implemented and geared
towards minimizing the inconvenience and
maximizing the safety of the new residents who
move to SOMO Village in each phase. The CMP
will address construction traffic, dust, noise,
etc. and will include, but not be limited to, the
following types of items:
• Truck access will be primarily routed to Valley
House Drive/Mitchell Drive intersections and
access will be discouraged or prevented on
residential streets
• Construction areas will be kept blight/nuisance
free
• Paved access streets will be swept daily if
visible soil materials are carried onto street
• Chain link temporary fencing will secure
construction areas from neighboring residents
and businesses
• Major truck trips and deliveries will be
scheduled to avoid peak traffic hours
• Construction staging areas will be limited to
secured areas within each phase
• Temporary pedestrian and bike paths will be
constructed as needed during each phase’s
construction
• Parking management for all construction
workers will be implemented to ensure that
they do not park along occupied residential
blocks
The CMP will be subject to City review and
approval.
Table 5. Estimated Produce Allocation By Phase
(Actual product allocation may vary during build-out)
Phase 0 1N 2N 3N 1S 2S 3S TOTAL
RESIDENTIAL
Gross Residential Land
Acreage
15.39 13.93 14.33 13.00 11.83 15.12 83.60
SF Detached 136 88 56 36 80 86 482
SF Attached 14 36 34 14 115 169 382
Multifamily/ADU 139 89 329 329 886
Total Residential 289 213 419 379 195 255 1,750
NON-RESIDENTIAL SF
Office/Light Industrial 700,000 700,000
Retail/Restaurant2 103,000 103,000
Civic Building 5,500 5,500
Childcare/Fitness Center 20,000 20,000
Total Non-Residential 700,000 5,500 123,000 828,500
PARKS (Acreage)5.1 0.8 3.73 1.2 1.4 12.23
OPEN SPACE (Acreage)4.77 21.54 26.31
DESIGN GUIDELINES
The Project is subject to certain design standards
set forth in both the Project Code and the SOMO
Village Design Guidelines. The purpose of the
SOMO Village Design Guidelines is to ensure a
harmonious, pleasing and desirable appearance
of buildings, signage parks and landscapes.
The SOMO Village Design Guidelines will be
implemented by a Design Review Board that will
consist of five members.
The Design Review Board will review necessary
submittals for consistency with the SOMO
Design Guidelines. The composition and
responsibilities of the Design Review Board are
set forth in the Project Code. Except where the
Project Code provides for an alternative review
process for minor design, minor modifications
and administrative use applications, the SOMO
Village Design Guidelines and Design Review
process will be applied to new construction at
the Project including proposed new construction
and exterior remodeling and/or exterior surface
improvement of existing buildings. When Design
Review is required, the applicant will submit
scaled architectural drawings showing building
elevations, exterior surfacing materials and colors,
scale drawings of all signs and lighting, and other
information as required by the Design Review
Board. The SOMO Village Design Guidelines are
attached as Appendix A.
2 Up to 30,000 sf of this space could get constructed within
the existing Office/Light Industrial buildings. Any retail/
restaurant space constructed in the Office/Light industrial
buildings would be allocated from the entitled 103,000 sf of
retail/restaurant use.
13
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 3
MUNICIPAL SERVICES PLAN
A Municipal Services Plan has been prepared for
the Project. The plan identifies the infrastructure
necessary to serve each phase of the Project. The
Municipal Services Plan addresses infrastructure
needs for Sanitary Sewer, Domestic Water,
Reclaimed Water, Storm Drainage Conveyance
and Storm Drainage Treatment. The plan is
provided as Appendix B to this Revised Plan.
PARKLAND DEDICATION PLAN
The Parkland Dedication Plan, provided below
as Figure 9, identifies the location and size of
each of the park and open space sites included
in the Project. The plan includes a combination
of public and private parks. Figures 9a-c provides
conceptual plans illustrating the uses for each
park.
STREET AND ALLEY PLAN
The Street and Alley Plan, provided below as Figure
10, identifies the characteristics and locations of
seven street types (including alleys) throughout the
Project site. The Street and Alley Plan and detailed
design and development standards for each street
type are included in the Project Code.
BICYCLE CIRCULATION PLAN
SOMO Village will enhance biking in the area
through the development of new bicycle
lanes throughout the community. The Bicycle
Circulation Plan is consistent with the City’s
Bicycle Master Plan in that Class 1 bikeways are
located along major streets (Bodway, Camino
Colegio and Valley House Drive) and virtually
every additional new internal SOMO Village street
includes either a Class 2 or Class 3 bikeway. The
new bikeways all provide convenient access to
SECTION 3: IMPROVEMENTS AND FACILITIES
the SMART Trail that connects with other parts
of the City and transit. The Bicycle Circulation
Plan, provided below as Figure 11, identifies the
locations of bicycle paths included in the Project.
The plan includes a Class 1 Bike Lane (which
are off-street facilities) through the open space
site along the western and southern Project site
boundaries and a Class 1 Bike Lane along the
eastern side of Bodway Parkway south of Valley
House Drive. The existing Class 1 Bike Lane on
Camino Colegio will also remain and be upgraded.
A new Class 1 Bike Lane will be constructed on
Valley House Drive between Bodway Parkway
and the SMART Path. The Bicycle Circulation
Plan includes Class 2 Bike Lanes and a shared
pedestrian/bicycle boulevard running north/south
in the central portion of the project site. A Class
2 Bike Lane is planned for the entire east-west
length of Valley House Drive.
SMART TRAIL
A trail connecting SOMO Village and the Cotati
SMART Station already has been constructed. The
connection starts on the westerly side of the site
past the roundabout where Valley House Drive
terminates. The SMART Trail will also extend down
to Railroad Avenue and will include improvements
to the existing maintenance road that runs parallel
to the SMART tracks southeasterly to Railroad
Avenue. A public access easement will be dedicated
over the existing maintenance road. The trail will
be separated from the maintenance access to the
existing PG&E substation at the southernmost
portion of the site. It is anticipated that there will
be a connection to the trail near the B Street/5th
Street intersection if allowed by the CTS regulating
agencies. Additionally, a SMART trail connection
will be created within the Wetlands Observatory
Preserve, including a Class 1 Bike Lane segment
located in Phase 2N with the public access
easement being dedicated as part of Phase 1.
Figure 9. Parkland Dedication Plan
SMART TRAIL
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puBLIC pARKS pRIVATE pARKS
F Park0.7 Acres
D Park0.2 Acres
H Park1.9 Acres
C Park0.4 Acres
E Park0.9 Acres
I Park1.4 Acres
A Park5.1 Acres
B Park0.4 Acres
G Wetlands Preserve andObservatory4.8 Acres
R EVISED
SMART Path1.2 Acres
NORTH
0 250 500 1000
14
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 3
Figure 9a. Park Descriptions Figure 9b. Park Descriptions
PARK A:
SOMO GREEN
PARK A:
VILLAGE GREEN
15
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 3
Figure 9c. Park Descriptions
16
Figure 10. Street and Alley Plan
TO EAST
RAILROAD AVE
NOTE:
NEIghbORhOOD STREETS AND ALLEyS mAy
bE ADDED OR REALIgNED AT A fuTuRE TImE
AS pARcELS ARE DEVELOpED
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TO S m ART TRAIN
STATION
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AlleyAccess to private parking. Nothrough traffic (13’ drive lane if neededfor fire)
Neighborhood StreetAccess to small residentialareas. No through traffic
One-Way StreetAccess to small residentialareas and parks
Minor StreetServes abutting land use and carriestraffic to nearest collector.
Main StreetServes as primary access to commercial district and neighborhoods, and includes a Class II bike lane on both sides
Modified Main StreetProvides access to commercial district and includes a Class I trail on the south side
Modified Industrial StreetProvides direct access to light industrial/commercial area
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0 250 500 1000
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 3
Figure 10a. Street Section - Alley A
17
Figure 10b. Street Section - Alley B
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 3
Figure 10c. Neighborhood Street Section
NORTH
0 250 500 1000
NEIGHBORHOOD STREET
Note:
Neighborhood streets may be added or
realigNed at a future time as parcels are
developed
r evised
Street Type
Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidewalk
Bike Lane
Planter Type
Trees
Street Lighting
NEIGHBORHOOD STREET
• Access to Residential Areas
• 55 feet
• 34 feet
• 15 mph
• 15 feet
• 5 feet wide level. Alley entry slopes up
before level sidewalk
• N/A
• 5.5 feet continuous planter
• Average of 30 feet on center
• Min 0.20 and Max 0.4 average
maintained footcandles
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Figure 10d. Minor Street Section
NORTH
0 250 500 1000
MINOR STREET
R evised
Street Type
Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidewalk
Bike Lane
Planter Type
Trees
Street Lighting
MINOR STREET
• Serves abutting land use. Carries traffic
to collector streets
• 59 feet
• 38 feet
• 20 mph
• 20 feet
• 5 feet wide level. Alley entry slopes up
before level sidewalk
• N/A
• 5.5’ feet continuous planter
• Average of 30 feet on center
• Min 0.20 and Max 0.5 average
maintained footcandles
• Full Cutoff Fixture Required
• Max 16 foot pole height
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 3
Figure 10e. Main Street Section
NORTH
0 250 500 1000
MAIN STREET
R evised
MAIN STREET
• Provides primary access
to commercial districts &
neighborhoods w/ Class II
bike lanes
• 72 feet
• 48 feet
• 25 mph
• 20 feet
• 5 feet wide level. Alley
entry slopes up before
level sidewalk
• Striped 5 feet wide lanes
• 4’ x 4’ tree well or 7 feet
continuous planter
• Average of 30 feet on
center
• Min 0.50 and Max 1.0
average maintained
footcandles
• Full cutoff fixture required
• Max 14 foot pole height
Street Type
Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidewalk
Bike Lane
Planter Type
Trees
Street Lighting
Figure 10f. Modified Main Street Section
NORTH
0 250 500 1000
MODIFIED MAIN STREET
R evised
MODIFIED MAIN STREET
• Provides main access to
commercial district with a
Class I trail on the
south side
• 72 feet
• 43 feet
• 25 mph
• 20 feet
• 5 feet wide level. Alley
entry slopes up before
level sidewalk
• Striped 5 foot wide lane &
Class I trail
• 4’ x 4’ tree well or 5 & 7
feet continuous planter
• Average of 30 feet on
center
• Min 0.50 and Max 1.0
average maintained
footcandles
• Full cutoff fixture required
• Max 14 foot pole height
Street Type
Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidewalk
Bike Lane
Planter Type
Trees
Street Lighting
19
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 3
Figure 10g. One-Way Street Section
NORTH
0 250 500 1000
ONE-WAY STREET
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Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidwalk
Bike Lane
Planter Type
Trees
Street Lighting
ALLEYS
• Access to private parking.
No through parking
• N/A
• 26 feet
• 10 mph
• N/A
• N/A
• N/A
• N/A
• N/A
• N/A
ONE-WAY STREET
• Access to Residential Areas / Parks
• 47 feet
• 24 feet
• 10 mph
• 20 feet
• 5 feet wide level. Alley entry slopes
up before level sidewalk
• Striped 5 feet wide lanes
• 6.5 feet continuous planter
• Average of 30 feet on center
• Min 0.50 and Max 1.0 average
maintained footcandles
• Full Cutoff Fixture Required
• Max 14 foot pole height
Street Type
Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidewalk
Bike Lane
Planter Type
Trees
Street Lighting
Figure 10h. Industrial Street Section
NORTH
0 250 500 1000
MODIFIED INDUSTRIAL STREET
R evised
Street Type
Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidewalk
Bike Lane
Planter Type
Trees
Street Lighting
MODIFIED INDUSTRIAL STREET
• Serves abutting land use. Carries traffic
to collector streets
• 59 feet
• 38 feet
• 20 mph
• 20 feet
• 5 feet wide level. Alley entry slopes up
before level sidewalk
• N/A
• 5.5’ feet continuous planter
• Average of 30 feet on center
• Min 0.20 and Max 0.5 average
maintained footcandles
• Full Cutoff Fixture Required
• Max 16 foot pole height
20
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 3
Figure 11. Bicycle Circulation Plan
TO EAST
RAILROAD AVE
R EVISED
NORTH
0 250 500 1000
TO SMART TRAIN
STATION
Bike Lanes
SMART Trail
Existing Class 1 (TO bE RETAINED)
Existing Class 2
Class 1 Lane (DESIgNATED LANE AND Off ThE STREET)
Class 2 Lanes (STRIpED ON ThE STREET)
Class 3 Lanes (NON STRIpED ON ThE STREET wITh bIkE SIgNAgE)
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21
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 4
This section describes how the Project will
achieve each of the stated Project objectives.
To Help Fulfill the City of Rohnert Park’s
Development Goals
SOMO Village contributes to all of Rohnert Park’s
redevelopment goals. Major private investment in
construction and private businesses will exceed
$1 billion over ten years, and will continue over
time because of the diverse commercial and light
industrial base featuring retail, restaurant, health,
daycare, office, light manufacturing, assembly and
research functions. That diverse base makes the
city’s tax base more durable.
The Project will be a recognized leader in land
use by conserving open space with compact
development and by ensuring a pedestrian-
oriented neighborhood where basic services are
within a five-minute walk of every home. The
use of many narrow streets reduces the heat
island effect, encourages bicycling and walking,
and makes community-building and revenue-
generating street closures for festivals possible.
SOMO Village is planned around a mixed-use
Village Center. Rather than isolate commercial
and residential uses, best practice now advises
that mixing these and other uses is preferable to
reduce municipal costs for providing services, to
increase the City tax base and to cut greenhouse
gas emissions.
The Project will also feature 15 percent deed-
restricted affordable housing, adding up to 254
affordable homes to the City’s housing stock.
SECTION 4: PROJECT OBJECTIVES DISCUSSION
To Reduce Greenhouse Gas Emissions
as Compared to Standard Development
Practice
The Project is intended as an example of how
development can fully contribute toward reaching
the State of California’s 2050 greenhouse gas
(GHG) reduction goals set out in Assembly Bill 32
and subsequent State legislation. One hundred
percent of the heating, cooling, water heating,
lighting and plug loads is estimated to be served
with renewable power. Major planning, services
and transit elements are designed to dramatically
reduce GHG emissions from cars and trucks, and
a number of other strategies are proposed to
reduce GHG impacts from water, food, materials,
construction activities, and through sequestration
in trees and soil.
To Reduce Water Use and Impacts as
Compared to Standard Development
Practice
The Project is designed to use less potable
water than the site’s historical allocation through
efficient fixtures, strategic use of reclaimed water,
minimization of turf areas, greater use of sheet
flow and swales to move storm water, and the use
of hydro-zoning, advanced irrigation and compost
to build topsoil.
To Create a Replicable Model for
Sustainable Development
SOMO Village is planned to create a replicable
model of sustainable living. The Village Center is
intended to include a One Planet Living Center
as part of Phase 1 and a Sustainability Concierge
service will provide residents and visitors with
information about resource sustainability,
ecological footprint accounting and help exchange
ideas toward solving the present environmental
crisis.
Because the claim of “sustainable” is widely and
inconsistently used today, the Project commits
to using the following standards and third-party
certifications to demonstrate the environmental
and social commitments of this Project:
22
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 4
Project Code
The Project Code facilitates a new urbanism,
form-based planning code, which defines street
sections, building heights and setbacks, street
trees and other elements of the civic realm with
the purpose of encouraging walking and transit.
One Planet Communities
One Planet Communities is a third-party
international certification program administered
by BioRegional for certifying development that is
scientifically sustainable. The program uses the
ecological footprint method to tabulate impacts
from carbon emissions, water use, impacts
on soil and animal populations from diet and
consumer behavior, and impacts to forests and
other environments from material extraction and
manufacturing.
The requirements of One Planet Communities
(https://www.bioregional.com/one-planet-living)
exceed the City’s requirements in many ways,
including requiring renewable energy, the use
of local materials, implementation of marketing
programs to promote sustainable lifestyle
choices, increased requirements for bicycle
parking, grocery/restaurant lease language and
a farmer’s market promoting the use of local
organic produce and fair trade products, and
a detailed monitoring program occurring over
several years to review progress.
The goals of the One Planet Communities
program are to build a world-wide network
of communities to demonstrate One Planet
Living in action, establish One Planet Living
Centers in each of the communities as a focus
for education, and to promote the imperative
for One Planet Communities and its ten guiding
principles as a catalyst for change within
governments, businesses and individuals. One
Planet Communities must adopt the following
guiding principles and receive certification from
BioRegional’s Review Board for their plans to
achieve them: zero carbon energy, zero waste,
materials and products, travel and transport, local
and sustainable food, sustainable water, land and
nature, culture and community, equity and local
economy and health and happiness.
23
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 4
To Create Jobs in Diverse Sectors Including
Green Jobs
An important priority of the Project is to replace
many of the jobs lost when Agilent Technologies
left the Project site. When the Developer
purchased the property in 2005, the technology
campus sat vacant. As of 2018, SOMO Village
has leased 92% of space, generating 2,132 jobs
to date. Build out of SOMO Village is projected
to increase this job creation to approximately
3,175 permanent jobs and approximately 640
construction jobs. These job numbers do not
include jobs created at Credo High School,
which replaced the Sonoma Mountain Business
Cluster. A first-source hiring program is planned to
promote local employment as well.
Of the total jobs generated, including
construction jobs, over 80% are in sectors with
average to above-average salaries for Sonoma
County. Table 6 below shows the expected job
count for the Project through 2030.
Table 6. Jobs
Permanent On-Site Jobs Bldg
1100
Bldg 1200 Bldg 1300 Bldg
1400
Bldg
1500
Total sf Jobs Per
1,000 sf
Jobs
Commercial/Light
Industrial
21,000 111,000 142,000 270,000 156,000 700,000 4.00 2,800
Retail (general)83,000 2.50 208
Retail (restaurant)20,000 6.00 120
Daycare 10,000 1.50 15
Health Club 10,000 1.00 10
Civic Space 5,500 4.00 22
3,175
Construction Jobs Through 2030 (assume constant levels from 2020-2030)Jobs
Residential 494
Commercial 146
640
Grand Total of all Jobs in 2030
* No indirect jobs are included
3,815
24
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 4
To Increase Revenues to the City
The construction of SOMO Village will generate
increased revenue for the City in the form of
taxation and permit fees generated from the 1,750
residential properties, offices, and retail. Annual
tax revenues are estimated to be $1.42 million in
residential property taxes, and $549,000 in sales
tax. Approximately $62.2 million will be collected
in one-time development fees.
To Improve Public Safety
The Project will include site dedication and
construction of a fire station. The site plan is
designed to increase the number of people
walking, cycling and watching the neighborhood
as well as featuring mixed-use neighborhoods
which help deter crime because blocks are
occupied at all hours of the day and night.
To Provide Community Retail and Services
The Project is intended to provide various
community-serving retail and services to the
surrounding neighborhood, including a grocery
store, shops and restaurants, daycare, health club,
farmers’ market and an educational facility for
sustainable living.
To Create a Local Village Center
The Village Center of the Project will be the
heart of the community. In a neighborhood
which currently doesn’t have a central civic plaza,
SOMO Village will provide a gathering place for
a farmers’ market, art shows, picnics, outdoor
concerts, theater and more. The Village Center
is also intended to serve as a place for learning,
Figure 12. Conceptual Elements of the Village Center
civic events and meeting neighbors. In a major
earthquake or other natural disaster, it will
facilitate a natural meeting point. On a day-to-day
basis, the Village Center will serve as a convenient
place to stop for lunch, coffee, a newspaper, a
haircut and more.
25
SOMO VILLAGE • FINAL DEVELOPMENT PLAN • FEBRUARY 2020 SECTION 4
To Enhance Housing Opportunities
SOMO Village will be an open community,
where the Developers intend to create an
inviting, inclusive place. A welcoming and lively
community will be fostered by the wide diversity
of housing types and prices as well as the mix of
retail, parks, open space, and the Village Center
providing cultural activities. The following diverse
housing types are possible:
Table 7. Diversity of Housing Types
Townhomes Lofts
Live/Work Apartments
Condominiums Lifelong Living Center
Single-family Detached Family Cohousing
Cottages Senior Cohousing
Estate Homes Student Housing
To Provide Parks and Recreational
Facilities
In keeping with Rohnert Park’s original philosophy
of having every house in close proximity to
a park, the community and the surrounding
general public will have access to 8 new parks
plus a centrally located town square at the Village
Center. The on-site parks are 17 acres in total
area and include a variety of amenities, including
playgrounds, a community garden, running/
biking path connecting to SMART and a wetlands
observatory preserve. In addition, the Project
will have 21.54 acres of sensitive habitat area that
underscores the Project’s respectful commitment
to environmentally sustainable living.
To Provide Pedestrian-Friendly
Neighborhoods and Access to Transit
By organizing the community around a Village
Center with groceries, jobs and daycare, the intent
is to promote a culture of walking, cycling, transit
and car share programs. Streets are laid out in a
network, allowing alternate routes and permitting
most streets to be narrower than typical, with
slower traffic. There are no “dead ends”. The
Project will provide significant public trails for
pedestrian and bicycle access to the Cotati/
Rohnert Park SMART Train station throughout
the site, and will support the establishment of a
shuttle to connect SOMO Village with Sonoma
State University and the Cotati/Rohnert Park Train
Station.
The underlying goals of compact development,
narrow streets, mixed-use neighborhoods and
live/work housing, have already been provided for
by the implementation of the Project Code.
The plan includes a mix of rental and for-sale
housing with a wide range of pricing. This mix will
help satisfy the City’s affordability requirements,
and the smaller for-sale units, which are
affordable by design, will provide opportunities for
homeownership to families that may otherwise not
be able to afford to purchase a home.
The Project also includes up to 56 accessory
dwelling units, which provide homeowners the
choice of using them as a home office, an income-
generating rental unit, for accommodating a larger
family or as a way of caring for a relative. These
units are expected to be affordable by design.
The Project will meet the City’s General Plan
requirement of providing 15 percent inclusionary
housing, using a mix of very low income, low
income and moderate-income units. The affordable
housing units and targeted income mix is specified
in the Development Agreement for the Project.
The Developer will meet the affordable housing
obligation by providing sufficient land in multiple
locations of the Project site to construct 15 percent
(approximately 254 units if all 1,694 homes are
built) to one or more affordable housing developers.
The land dedication will be based on the affordable
housing developer’s commitment to make all 15
percent available at or below 80% AMI for rental
housing and up to 120% AMI for owner-occupied
housing. The Developer reserves the right to build
the inclusionary housing itself, but most likely will
outsource the affordable housing development to
one or more third parties who specialize in this type
of development.
This proposed housing mix would assist the City
in meeting its regional housing requirements.
Inclusion of accessory dwelling units will also add
affordability to the rental program together with
affordable apartments, studios and cottages.
26
DESIGN GUIDELINES
PREPARED BY
2020-01-31Exhibit A to Resolution
1.0 INTRODUCTION
1.1 Community Vision Statement 1
1.2 General Planning Concepts 2
2.0 COMMUNITY DESIGN 2.1 Site Design 5
Street Scene 6
Circulation (Vehicular / Pedestrian) 7
Monumentation and Signage 12
Lighting 14
Architectural Massing and Scale 16
Colors and Materials 23
Garage Placements 24
Refuse 26
Parks and Open Space 28
Green Building Principles 31
2.2 Product Typologies 33
Single Family Residential 36
Alley-Loaded Homes
Alley-Loaded with Carriage Unit
Cottages
Multi-Family Residential 40
Alley-Loaded Townhomes
Apartments
Mixed-Use 44
Existing Buildings 50
3.0 ARCHITECTURAL STYLES
Introduction 53
Cottage 54
Bungalow 56
Modern Farmhouse 58
California Coastal 60
Transitional 62
TABLE OF CONTENTS
4.0 LANDSCAPES, PARKS, AND OPEN SPACE
Purpose 66
Landscape and Plant Features 67
Visibility Of Nature 67
Residential Landscaping Guidelines 68
Commercial and Mixed-Use Landscaping Guidelines 69
Parks and Open Space 70
Landscape Water Use and Irrigation Guidelines 74
ONE PLANET + ONE PLACE
This page is Intentionally left blank
1Section 1.1
ONE PLANET + ONE PLACE
COMMUNITY VISION STATEMENT
SOMO Village is different. A home and work lifestyle focused on what matters most
- health, happiness and high quality living. A community infused with nature, culture,
comfort, innovation and technology. A place to thrive! It’s SOMO Living.
2
Community Design Principles - Site Design
Section 1.2
1. Walkable, bikable, and transit accessible
2. Pedestrian scaled
3. Clearly definable centers and edges
4. Interconnectivity through active, safe, and attractive streets
5. Multi-use public spaces
6. Balance of land use (work, shopping, living, recreation, parks, education and cultural)
7. Diversity of housing types, densities and pricing
8. Adaptive to changes in economics and environment
9. Art
10. Sustainability/Reuse
SOMO Village is a tapestry of neighborhoods woven together through a system of design elements and
features such as roads, open space, signage, public facilities, commercial buildings, homes, and landscape
with the ultimate goal of establishing principle based architectural guidelines. The community includes
a wide variety of land uses, open space and recreation, and circulation elements, as well as a strong
commitment to the public realm. The community seeks to embody ten essential attributes to reinforce the
physical and social structure of “place.”
GENERAL PLANNING CONCEPTS
Walkable, bikable, and transit accessible
Work, shopping, living, and recreation
Diversity of housing types
3
Community Design Principles - Site Design
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1 S t S t
Section 1.2
Residential
Existing
Mixed-Use
Parks & Open Space
Agricultural Land
Village Center
Park
Park
Existing Wetlands
California Tiger Salamander
(CTS) Buffer Zone
Land Use Plan
4
Community Design Principles - Site Design
FIRE
STATION
VILLAGE CENTER
PARK
WETLAND
R
A
I
L
R
O
A
D
T
R
A
C
K
S
TO SMART TRAIN
STATION
A GRIC u LT u RE &
O PEN S PACE
TO EAST
RAILROAD AVE
E R AILROAD A VE
MIXED COMMERCIAL/
LIGHT INDUSTRIAL
MIXED COMMERCIAL/
LIGHT INDUSTRIAL
MIXED COMMERCIAL/
LIGHT INDUSTRIAL
RESTAURANT/
EVENTS
MIXED COMMERCIAL/
LIGHT INDUSTRIAL B
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C AMINO C OLEGIO
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5 TH S T
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1 ST S T
Section 1.2
Note: This exhibit is intended for illustrative purposes only and may not reflect
future layout of buildings and internal roads.
Illustrative Site Plan
5Section 2.0
SITE DESIGN
SECTION 2.1
Section 2.16
Community Design Principles - Site Design
The street scene is one of the primary elements
which defines the overall character of a
neighborhood. It is the collective appearance of all
buildings, footpaths, gardens, and landscaping along
a street.
Design Principles:
• Consistent street scene elements combined
with architectural diversity help to establish the
critical balance of consistency and variety
• Residential streets should feel safe, comfortable,
and cared for
• The street scene should encourage community
interaction and exchange
• Attractive and functional streetscapes increase
residents quality of life
Guidelines:
• Use alleys and alley loaded housing types
whenever possible
• There should be a clear delineation of walkways
and landscape areas
• Planting strips should be used to separate
pedestrians from vehicle travel-ways
• There should be a diversity in floor plans and
styles
Minimum floor plan variations:
• Each block requires a minimum of three
different floor plan variations
• No more than two of the same floor plan with
the same style can be employed on each block
face
• Avoid placing similar floor plans with similar
architectural styles next to one another
• To further differentiate one floor plan from
another, there should be a variety in the wall
colors
Minimum number of styles:
• Each of the three floor plans must have at least
two architectural styles.
• For each architectural style there must be two
color schemes.
• Section 3 will describe the different styles in
more detail
Same floor plan with same style
Diversity in floor plan and style
Preferred
Not Preferred x
A
A
B
B
C
B
STREET SCENE
O A K T R A I L S
Libertyville, IL
JZMK# 14031 June 9, 2016Product 1 (Alley Loaded)Street Scene Elevations 0 2 41
SCALE: 1"=4'
8
A L L E Y E L E V A T I O N
S T R E E T E L E V A T I O N
PLAN 2
Shown in East Coast Traditional Style
PLAN 3
Shown in Colonial Style
PLAN 1
Shown in Cape Cod Style
PLAN 2
Shown in East Coast Traditional Style
PLAN 3
Shown in Colonial Style
PLAN 1
Shown in Cape Cod Style
A03
Section 2.1 7
Community Design Principles - Site Design
SOMO is designed as a walkable, bikeable, and a
transit accessible community. Interconnectivity
through active, safe, and attractive streets is a primary
goal.
The circulation network features a hierarchy of
streets. Neighborhood framework roads provide for
circulation within the neighborhoods of the district
and are designed for low speeds, and feature on-street
parking, parkways, sidewalks, and a canopy of trees.
Design Principles:
• Bicycle circulation interconnectivity
• Pedestrian connections to the village green,
SMART station, and adjacent developments
• 5 minute walking radius to parks
Guidelines:
• Street layout should respond to natural and
environmental elements
• Traffic calming measures shall be utilized to
reduce traffic speeds in residential areas such as
bulb outs, paving textures, etc. Use of speed
bumps/humps are not allowed
• Curb cuts shall be
minimized along streets
• Planting strips must
be used to separate
pedestrians from
travel lanes
TO EAST
RAILROAD AVE
NOTE:
NEIghbORhOOD STREETS AND ALLEyS mAy
bE ADDED OR REALIgNED AT A fuTuRE TImE
AS pARcELS ARE DEVELOpED
T
TO SmART TRAIN
STATION
b
O
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w
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p
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kw
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c A m INO cOLE g IO
3RD ST
b
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O NE pLANET p LAcE
V ALLE y h O u SE D R
A
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4Th ST 4Th ST
5Th ST
2 ND S T
3 RD S T
b S
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EARTh A VENuE
1ST ST
R EVISED
AlleyAccess to private parking. Nothrough traffic (13’ drive lane if neededfor fire)
Neighborhood StreetAccess to small residentialareas. No through traffic
One-Way StreetAccess to small residentialareas and parks
Minor StreetServes abutting land use and carriestraffic to nearest collector.
Main StreetServes as primary access to commercial district and neighborhoods, and includes a Class II bike lane on both sides
Modified Main StreetProvides access to commercial district and includes a Class I trail on the south side
Modified Industrial StreetProvides direct access to light industrial/commercial area
SI
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Alley
A
B
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N
5
5
5
12
12
5
N
N
N
N
Y
-
N
N
N
N
N
Y
Y
N
N
5
5
5
12
12
5
10/13 20/26
10 55
-47
11 59
11
11
11
72
72
59
10/13
10
11
11
11
11
11
-
5.5
6.5
5.5
6.5
5.5
-
-
5.5
-
7
-
8
8
8
8
-
-
-
-
5
5
-
-
-
5
-
5
-
-
-
7
8
8
8
8
8*
*To be used as fire lane. No parking on side adjacent to light industrial/commercial buildings
-
5.5
-
5
5.5
NORTH
0 250 500 1000
SOMO Road Circulation Network
Smart Trail
VEHICULAR & PEDESTRIAN CIRCULATION
TO EAST
RAILROAD AVE
NOTE:
NEIghbORhOOD STREETS AND ALLEyS mAy
bE ADDED OR REALIgNED AT A fuTuRE TImE
AS pARcELS ARE DEVELOpED
T
TO S m ART TRAIN
STATION
b
O
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w
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p
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3 RD S T
b
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O NE p LANET p LA c E
V ALLE y h O u SE D R
A
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4 T h S T 4 T h S T
5 T h S T
2 ND S T
3 RD S T
b S
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w ATERSIDE L N
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V ALLEy h O u SE D R
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A
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D
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c
S
T
E ART h A VEN u E
1 ST S T
R EVISED
AlleyAccess to private parking. Nothrough traffic (13’ drive lane if neededfor fire)
Neighborhood StreetAccess to small residentialareas. No through traffic
One-Way StreetAccess to small residentialareas and parks
Minor StreetServes abutting land use and carriestraffic to nearest collector.
Main StreetServes as primary access to commercial district and neighborhoods, and includes a Class II bike lane on both sides
Modified Main StreetProvides access to commercial district and includes a Class I trail on the south side
Modified Industrial StreetProvides direct access to light industrial/commercial area
SI
D
E
W
A
L
K
SI
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W
A
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K
R.
O
.
W
.
W
I
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W
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PL
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DR
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L
A
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DR
I
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I
N
G
L
A
N
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Alley
A
B
C
D
F
E
N
5
5
5
12
12
5
N
N
N
N
Y
-
N
N
N
N
N
Y
Y
N
N
5
5
5
12
12
5
10/13 20/26
10 55
-47
11 59
11
11
11
72
72
59
10/13
10
11
11
11
11
11
-
5.5
6.5
5.5
6.5
5.5
-
-
5.5
-
7
-
8
8
8
8
-
-
-
-
5
5
-
-
-
5
-
5
-
-
-
7
8
8
8
8
8*
*To be used as fire lane. No parking on side adjacent to light industrial/commercial buildings
-
5.5
-
5
5.5
NORTH
0 250 500 1000
Section 2.18
Community Design Principles - Site Design
Street Type
Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidewalk
Bike Lane
Planter Type
Trees
Street Lighting
• Access to private parking for buildings 3 stories or higher. No through traffic
• N/A
• 26 feet
• 10 mph
• N/A
• N/A
• N/A
• N/A
• N/A
• N/A
26’ WIDE ALLEY STREET
Street Type
Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidewalk
Bike Lane
Planter Type
Trees
Street Lighting
• Access to private parking for buildings. 30’
maximum height. No through traffic
• N/A
• 20 feet
• 10 mph
• N/A
• N/A
• N/A
• N/A
• N/A
• N/A
20’ WIDE ALLEY STREET
Section 2.1 9
Community Design Principles - Site Design
Street Type
Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidewalk
Bike Lane
Planter Type
Trees
Street Lighting
• Serves abutting land use. Carries traffic to collector streets
• 59 feet
• 38 feet
• 20 mph
• 20 feet
• 5 feet wide level. Alley entry slopes up before level sidewalk
• N/A
• 5.5’ feet continuous planter
• Average of 30 feet on center
• Min 0.20 and max 0.5 average maintained footcandles• Full cutoff fixture required
• Max 16 foot pole height
MINOR STREET
Street Type
Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidewalk
Bike Lane
Planter Type
Trees
Street Lighting
• Access to residential areas
• 55 feet
• 34 feet
• 15 mph
• 15 feet
• 5 feet wide level. Alley entry slopes up before level sidewalk
• N/A
• 5.5 feet continuous planter
• Average of 30 feet on center
• Min 0.20 and max 0.4 average maintained footcandles• Full cutoff fixture required
• Max 16 foot pole height
N EIGHBORHOOD STREET
Section 2.110
Community Design Principles - Site Design
MAIN STREET
MODIFIED MAIN STREET
Street Type
Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidewalk
Bike Lane
Planter Type
Trees
Street Lighting
Street Type
Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidewalk
Bike Lane
Planter Type
Trees
Street Lighting
• Provides primary access to commercial district and neighborhoods with Class II bike lanes
• 72 feet
• 48 feet
• 25 mph
• 20 feet
• 5 feet wide level. Alley entry slopes up before level sidewalk
• Striped 5 feet wide lanes
• 4’ x 4’ tree well or 7 feet continuous planter
• Average of 30 feet on center
• Min. 0.5 and Max 1.0 average maintained footcandles• Full Cutoff Fixture Required• Max 14 foot pole height
• Provides main access to commercial district with a Class I trail on the south side
• 72 feet
• 43 feet
• 25 mph
• 20 feet
• 5 feet wide level. Alley entry slopes up before level sidewalk
• Striped 5 feet wide lanes
• 4’ x 4’ tree well or 7 feet continuous planter
• Average of 30 feet on center
• Min. 0.5 and Max 1.0 average maintained footcandles• Full Cutoff Fixture Required• Max 14 foot pole height
Section 2.1 11
Community Design Principles - Site Design
• Access to residential areas/parks
• 47 feet
• 24 feet
• 10 mph
• 20 feet
• 5 feet wide level. Alley entry slopes up before level sidewalk
• N/A
• 6.5 feet continuous planter
• Average of 30 feet on center
• Min 0.50 and Max 1.0 average maintained footcandles• Full cutoff fixture required• Max 14 foot pole height
Street Type
Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidewalk
Bike Lane
Planter Type
Trees
Street Lighting
ONE WAY STREET
MODIFIED INDUSTRIAL STREET
Street Type
Right of Way Width
Pavement Width
Design Speed
Curb Radius
Sidewalk
Bike Lane
Planter Type
Trees
Street Lighting
• Provides direct access to light
industrial/commercial area
• 59 feet
• 38 feet
• 20 mph
• 20 feet
• 5 feet wide level. Alley entry slopes up before level sidewalk
• N/A
• 5.5’ feet continuous planter
• Average of 30 feet on center
• Min 0.20 and max 0.5 average maintained footcandles
• Full cutoff fixture required• Max 16 foot pole height
Section 2.112
Community Design Principles - Site Design
The SOMO Signage Master Plan has been prepared to set
the standards and guidelines for signage elements in the
masterplan. Signs and graphics have been planned and
designed to communicate with visitors and residents alike to
facilitate orientation and wayfinding.
Each sign is SOMO Village’s ‘voice’ and as such is an
opportunity to speak with clarity while expressing the areas
values and image. The Signage Master Plan addresses signage
for all public streets and other property that will be privately
owned at SOMO Village.
Below are a few principles and guidelines for signage
and monumentation design at SOMO Village. For more
comprehensive guidelines, refer to the SOMO Signage Master
Plan.
Design Principles:
• Develop a sign network usable by all
• Signage within SOMO should have a timeless feel
Guidelines:
• Encourage visitors and residents to explore the
amenities at SOMO Village
• Consider specifications that will ensure the program
to be understood by a wide range of user groups,
modes of access, and those with disabilities
• Provide clearly legible signs that are simple and easy
to understand
• Recommend a 24-hour strategy for the signage
program, allowing for maximum use of outdoor
public open spaces
• Select simple materials, colors, and graphics that will
endure the test of time
• Propose functional signage forms that will not block
views, detract or distract from the natural and built
environment
• Explore digital signage information opportunities to
keep SOMO Village on the forefront of design and
innovation
SIGNAGE & MONUMENTATION
Section 2.1 13
Community Design Principles - Site Design
• Celebrate the unique identity of the community
• Develop a “family” of signs that will maintain clear
cohesion throughout the community, while allowing
for “special sign moments” at key locations to
provide diversity and interest
• Vary signage materials to express the life balance at
SOMO Village - one that combines the best of a
mixed-use lifestyle with commercial and community
experiences
• Express a relaxed pace of life through simplicity of
color and naturally inspired materials
Section 2.114
Community Design Principles - Site Design
Exterior lighting is to be provided to enhance the safety
and security of motorists, pedestrians and cyclists
throughout SOMO. Lighting is intended to create a
nighttime character that reinforces the image of SOMO
as a quality community. As with landscaping, lighting is
also an important element contributing to the identity and
unity of the development.
Design Principles:
• On-site lighting must conform to the overall
lighting parameters for the neighborhoods to ensure
consistency throughout SOMO. On-site lighting
includes lighting for parking areas, vehicular and
pedestrian circulation, building exteriors, service
areas, landscaping security and special effects
Guidelines:
• All exterior on-site lighting must be shielded and
confined within site boundaries. No direct rays or
glare are permitted to shine onto public streets or
adjacent lots
• Lighting fixtures are to be of clean, contemporary
design
• The location and design of all lighting must be
approved by SOMO or its designers, and comply with
City standards
LIGHTING
Avoid un-shielded light fixtures Full cut-off lighting
Light source shielded to avoid glare
Provide adequate lighting at parks
www.iesna.org
The term “Cutoff” first entered the
lighting vocabulary in 1937, as a
way to describe a “shielding reflector” for
streetlighting. It has also been used to
describe the angle of cutoff in recessed
luminaires. For many years, it signified
sharp glare control, but was not precise-
ly quantified.
In 1972, the Roadway Lighting Com-
mittee Recommended Practice RP-8
defined “Cutoff Distribution”and “Semi-
cutoff Distribution”with restriction on
light intensities at vertical angles of 80
degrees and 90 degrees above nadir. This
was the first time outdoor luminaires
were affected by uplight control in an
IESNA published document. The
descriptions are:
Cutoff:A luminaire light distribution
where the candela per 1000 lamp
lumens does not numerically exceed 25
(2.5 percent) at an angle of 90 degrees
above nadir, and 100 (10 percent) at a
vertical angle of 80 degrees above nadir.
This applies to all lateral angles around
the luminaire.
Semicutoff:A luminaire light distribution
where the candela per 1000 lamp
lumens does not numerically exceed 50
(five percent) at an angle of 90 degrees
above nadir, and 200 (20 percent) at a
vertical angle of 80 degrees above nadir.
This applies to all lateral angles around
the luminaire.
Noncutoff:A luminaire light distribution
where there is no candela limitation in
the zone above maximum candela.
Although the wording has changed
slightly since 1972, these definitions of
uplight control have not changed in any
material way. A cutoff luminaire in 1972
is still a cutoff luminaire today. However,
there are practical subtleties that need to
be explained before we can fully appreci-
ate the differences between these three,
and to understand the new classification
of Full Cutoff.
A luminaire with a Cutoff classifica-
tion can (and often does) have some
light above 90 degrees. The definition
of Cutoff says nothing about amounts
of light above 90 degrees, but it is gen-
erally agreed that the light should be no
more than the value at 90 degrees, and
should be decreasing as the angle
increases. In fact, there could be some
measurable light emitted at 180
degrees (Zenith). Uplight Control is
what these definitions describe. Not
absolute values, either, since the can-
dela intensity is a proportion of the
lumen package of the lamp.
Another generalization that can be
made about a cutoff luminaire is that it is
flirting with the limits of the classifica-
tion at 80 degrees, not at 90 degrees, and
this will usually occur in the horizontal
Although the definitions for cutoff lighting
have remained virtually unchanged for nearly
30 years, a new classification — full cutoff —
has been introduced.Douglas Paulin details
the finer points of this new terminology.
FULL CUTOFFLIGHTING:THE BENEFITS
Full Cutoff
ALLOWS:
No light at 90 degrees
100 cd per 1000 Lamp Lumens at 80 degrees
This article originally ran on page 54 in the April 2001 edition of LD+A. The correct illustrations
were not included with the printed article. They are included with this version.
Section 2.1 15
Community Design Principles - Site Design
Vehicular Circulation and Parking Area Lighting
Guidelines:
• All vehicular circulation and parking lot lighting shall
have zero cut-off fixtures (i.e. the lens is not visible
from any angle)
• Pole height for typical lots shall be as follows:
Vehicular Circulation: 25’ Maximum
Parking Area: 20’ Maximum
• Pole bases in paved areas shall be above grade. They
may be round or square
• Pole bases in planted areas shall not be higher than 6
inches above grade
• For sites with two or more buildings greater than
40,000 square feet each, the pole height in parking
areas and along parking aisles could be up to 30 feet
high, provided that the poles are not located within
20 feet of a building or street right-of-way line. The
intent is for the on-site lighting poles to not overpower
the building or street lighting
Pedestrian Circulation and Lighting
Design Principles:
• Pedestrian walkways and building entries should be
illuminated to provide for pedestrian orientation and
to clearly identify a secure route between parking areas
and points of entry to the building
Guidelines:
• Walkway lighting must have zero cut-off fixtures
mounted at a uniform height no more than eight (8)
feet above the walkway
• Building entries may be lit with soffit, bollard, step or
comparable lighting
• Step or bollard lighting shall be used to clearly
illuminate level changes and handrails for stairs and
ramps
• Bollards may be used to supplement and enhance other
pedestrian area lighting. Bollard height shall not exceed
forty-two (42) inches
• Courtyards, arcades and seating areas shall be lighted
to promote pedestrian use and safety. A variety of
lighting may be used to create interest and special
effects in coordination with the character and function
of the area
• Pedestrian lighting shall be subdued warm-white
Mercury, incandescent, or LED lamps
Lighting for pedestrian safety
Mixed-use area lighting
Street lighting
Full cut-off lighting
Section 2.116
Community Design Principles - Site Design
This section of the guidelines is intended to provide suggestions for creating neighborhoods and street scenes that
have a variety of building forms.
Exterior massing of the home should reflect the general uses inside and be organized to create a positive street
environment.
Design Principles:
• Minimize visual impact of garages
• Give attention to composition of building mass
• Incorporate single story elements in two-story buildings
• Vary setbacks at porches, living, and garage areas
• Avoid two story dominance on street scene and sidewalks and open spaces
• Design with sensitivity to corner lot conditions
• Use appropriate transition of scale
• Use four-sided elevation design
General Elements
• Front Articulation
• Roof Form
• Balconies and Projections
• Rear Articulation
• Setbacks
• Corner Lot Criteria
ARCHITECTURAL MASSING & SCALE
Section 2.1 17
Community Design Principles - Site Design
Front Massing and Articulation
The front elevation of the home is an important element in creating quality neighborhoods at SOMO. Special
attention will be placed on these elevations and how they address the public realm.
Design Principles:
• Emphasis on location and design of entries, living areas, and garages will be to provide a special element or
“gift” to the street
• Placing an emphasis on variety of building massing creates a diverse street scene
Guidelines:
• Building massing should be appropriate to architectural style
• Building details such as doors and windows should be in proportion to the overall building massing
• All homes should have at least two planes (not counting the garage) of variation in front elevation massing
• 1/3 of lots greater than 50’ wide shall have living area forward to street instead of garage area
(homes with swing-in garage may count)
• Corner homes shall have single story elements at corner edge
• Massing elements projecting a minimum of 4’ are encouraged to avoid elevations that appear to have “pasted on”
elements
• Porches and loggias are encouraged to be 6’ minimum in depth and have an 8’ plate height
• Building form is encouraged to reflect the interior uses of the home
• “Recessed” two story elements are encouraged to create human scale buildings
• Front elevations with a single story element for two story homes are encouraged
• Front elevations are encouraged to emphasize the placement of living areas, porches, covered terraces, entries, and
windows to address the neighborhood street
• 2/3 of lots less than 50’ wide are encouraged to have living area forward to street instead of garage area
Front Articulation and Entry Scale
Recessed entry door
Front Massing Legend
Foreground
Middleground
Background
Section 2.118
Community Design Principles - Site Design
Covered entry door with porch and porte
cochere
Covered entry door
Recessed entry door Covered entry with porch
Covered entry door with porch Corner lot entry door with porch
Covered entry door with porch
Front Massing Legend
Foreground
Middleground
Background
Section 2.1 19
Community Design Principles - Site Design
Covered entry door with porchCovered entry door with porch
Corner lot entry door with porch Covered entry door with one story massing
Section 2.120
Community Design Principles - Site Design
Roof Variation Along Streetscene
Roof Form
Roof form is an important design element as it relates to the character of the community, observed from both the
external edges and inside the neighborhood.
Design Principles:
• Variety of roof form along arterial and community collector streets creates a positive visual edge to these
public ways
Guidelines:
• Roofs shall appear to be composed of a series of simple roof forms. Gable ends shall be a minimum of 12’
wide for lot sizes 50’ and wider
• Roofs shall vary in massing along street scene and open spaces
• No more than three of the same main span roof configurations (front to back or side to side framing) shall be
adjacent to one another for variation in massing along the street scene
• Roof forms are encouraged to reinforce the architectural style of the home
• Flat roof elements are encouraged only if appropriate to style
• Mainspan roof directional changes at narrower lots are encouraged
• Roof pitches are encouraged to range from not less than 3:12 to a maximum of 5:12
Section 2.1 21
Community Design Principles - Site Design
Architectural Projections
Architectural features such as balconies and projections help break up the massing of a building and contribute to
a better street scene.
Design Principles:
• Balconies and architectural projections are external spaces that contribute interest and harmony to the overall
character of a neighborhood
Guidelines:
• Balconies shall be roofed when they exceed 3’ in depth
• Balconies and projections shall proportionally complement and be integrated into the overall massing of the
home
• Balconies shall not be located at outside edges of homes where they can overlook private spaces of adjacent
homes
• Balcony railings are encouraged to be consistent with the architectural style
• Architectural projections such as media niches and chimneys are encouraged to be a maximum of 2’
• Covered balconies and living area cantilevers are encouraged to be appropriate to the architectural style
• Opportunities for creating shaded areas and usable outdoor spaces are encouraged
Note: Multiple options should be considered based on effective solar orientation
Rear Articulation
Rear articulation in a building is equally as important as front articulation in it’s design. It is an integral part of the
four-sided architecture principle where all the parts are perceived as part of the whole.
Design Principles:
• Treat rear articulation with equal integrity in the design and use of materials and colors
Criteria:
• 1/3 of the plans shall utilize projections and/or offsets that extend 4’ from the main wall plane
• Homes directly adjacent to arterial roadways, collector roads, entry drives, and open spaces are encouraged to
be given particular attention in their rear articulation, contributing positively to these edges
• Building forms that are assemblies of interlocking masses are encouraged
• Architectural massing and articulation appropriate to style is encouraged
• Vertical and horizontal plane breaks are encouraged
• Repetitious elements such as continuous gables ends and similar building silhouettes shall be avoided
Section 2.122
Community Design Principles - Site Design
Setbacks
Design Principles:
• Variation in setbacks creates for interesting street scenes and eliminates monotony
Guidelines:
• Variable front setbacks are encouraged
• Reciprocal use easement is permitted
Note: Refer to the SOMO Transect Zone Map on the SOMO Village - Planned Development
(SMV-PD) for setback requirements
Corner Lots /Critical Edge Conditions
Design Principles:
• Creating a “human” scale edge utilizing single-story homes and other architectural details provides optimal
massing forms oriented to pedestrians
Guidelines:
• At least two plan types should be designed for corner lot plotting in order to be flexible
• Similar massing and level of detailing utilized on the front elevation shall be incorporated on the side elevation
facing the street
• Homes on the corner lots are encouraged to be designed for two-sided corner exposure
• Homes on corner lots shall have one-story elements to address that edge
• To provide a transition from the public realm of the street to the private home, porches which wrap around
two sides of the house is encouraged
Section 2.1 23
Community Design Principles - Site Design
*Materials shall wrap transition at inside corners only
The choice of, and the method of application of colors and materials plays an important role in the overall aesthetics
of a building. As with the principles of massing, it should be appropriate to the architectural style.
Design Principles:
• The choice of materials and colors for both exterior and interior design should be guided by the same principles
as the style, massing and detail of the structure itself: historical authenticity balanced with the natural elements• The architects and designers are encouraged to meld colors, textures and materials wherever appropriate to the
accuracy of the style
Guidelines:
The following guidelines indicate and define the generally accepted materials and finishes for SOMO:
• The materials and color selection shall be appropriate to the architectural style
• Roof design, color and texture shall be consistent with the architectural style
• Materials such as stone, wood, cement, plaster, brick, and stucco are suitable as primary wall surfaces
• All materials shall communicate a high level of quality and detail that is associated with the neighborhood.
Accent materials may include but are not limited to wood, brick, tile, masonry, and wrought iron or painted
metal
• Simple color schemes with no more than three colors are recommended
• Accent colors may be applied at window and door surrounds, windows, wainscot, doors, shutters, and vents.
Accent colors shall be utilized as a design element for individual expression and identity, while being sparingly
applied
• Recommended roof materials include slate, concrete tile, metal, and flat roofs with appropriate color gravel.
Roof materials should be appropriate to the architectural style it is applied on. Roof colors may be earth tones.
Color variations in a roof piece or plane are allowed, provided a compatible appearance is maintained
*
*
COLORS & MATERIALS
Section 2.124
Community Design Principles - Site Design
The location, configuration and orientation of the garage on its lot are important design elements, both
for the composition of the dwelling and its contribution to the streetscape. The goal is to emphasize the
living areas of the home as they address the street.
Design Principles:
• De-emphasizing the garage is an important community design element• Placing living areas forward encourages ‘eyes on the street’ for neighborhood safety and security while
establishing neighborhood orientation to the pedestrian as opposed to the automobile
The following garage configurations are allowed:• Alley-loaded (preferred)• Front-loaded (discouraged where possible)
Guidelines:
• All plans shall implement the identified garage
plan concepts • Garage door patterns are encouraged to
vary from elevation type to elevation type
and reinforce the architectural theme of the
dwelling• Homes are encouraged to be oriented so that
entryways and/or garages are adjacent• Diversity in setbacks from the street is
encouraged• Maximize impact of “living forward”• As with all guidelines, this pattern should be
broken occasionally to reduce repetition
GARAGE PLACEMENTS
Typical alley
Front loaded (allowed but less preferred)
Section 2.1 25
Community Design Principles - Site Design
Split Garage with Carriage Unit
This garage configuration is similar to the split garage,
however the third car garage area and second floor above
garages becomes a room of the home.
Alley-Loaded Garage
This garage configuration is placed at the opposite
end of the front entry, facing towards a narrower
private road. Housing will typically share the alley,
allowing for the home orientation towards the street.
Alley-loaded garages are encouraged because they
allow the entire fronts of homes to engage the street
with living space.
Front-Loaded Garage
This garage configuration is placed at the front entry,
facing towards, and accessed from the neighborhood
street.
Carriage Unit
Above
Alley
Front Porch
Front Porch
Alley
Neighborhood Street
Front Porch
Recessed garage from adjacent living space
reduces the overall visual mass of the garage
Section 2.126
Community Design Principles - Site Design
Refuse/recycling receptacles must be either enclosed within a garage or accessory structure or covered from view by
materials that are compatible in design and color with the main structure. Incorporation of refuse/recycling storage
spaces into the garage or the main building is highly encouraged.
During trash collection, bin placement will be per trash pickup guidelines by trash collection agency.
Trash enclosureBin placements in residential units
1 2 3 41234 3R 2R
Garage
Bins shall not block
alleys and thorough-
fares during regular
trash pick-up schedules
Trash and recycling
receptacles to be stored
within a covered portion
of the garage
REFUSE
Section 2.1 27
Community Design Principles - Site Design
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Section 2.128
Community Design Principles - Site Design
B
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AgRICuLTuRE & OpEn SpACE
SMART Path
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F Park0.7 Acres
D Park0.2 Acres
H Park1.9 Acres
C Park0.4 Acres
E Park0.9 Acres
H Park1.4 Acres
A Park5.1 Acres
B Park0.4 Acres
G Wetlands Preserve andObservatory4.8 Acres
NORTH
The best communities treat open space not as an afterthought but as the primary organizational element. SOMO’s
open spaces are strategically placed so that no resident is more than a five or ten minute walk away from a park, thus
bringing maximum value to the neighborhood’s residents.
Open spaces within the community will range from small to large and from private to public. The Village Center
is primarily used for events and gatherings. Small public plazas are be found in the mixed-use core area as well as
pocket parks all around the community. The community south of Main Street incorporates a long central green
which will serve as it’s primary park space.
PARKS & OPEN SPACE
3
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5 minute walk radiusVillage Center
Parks & Open Space Plan
Section 2.1 29
Community Design Principles - Site Design
Design Principles:
• Parks, plazas and open spaces should beautify SOMO’s
neighborhoods, provide a place for outdoor activities,
and create a place where diverse people can mingle
• Parks should meet community-based recreational
needs
• Creating a safe park environment is a priority
Guidelines:
• Parks should be designed to encourage a wide range of
active and passive recreational activities for a wide range
of people
• Open spaces shall be provided for active uses like
playgrounds, nature preserves, community gardens,
and passive spaces for uses such as picnics, outdoor
concerts and naps
• Open spaces should be designed as meeting places for
the community where people can mingle with each
other and spend time outdoors
• Parks should have a safe pedestrian access for
surrounding residents
• Landscaping should avoid creating areas that will
promote suspicious activity
• Adequate lighting should be provided for activity zones
• Trails and paths shall be properly lit to ensure safety for
the users
• Wayfinding and directional signage shall be provided to
ensure proper usage of park activities
Nature preserves and open space
Passive uses such as concerts, picnics, and naps
Public spaces as gathering space
Trails and paths for walking, biking
Section 2.130
Community Design Principles - Site Design
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Section 2.1 31
Community Design Principles - Site Design
A healthy, happy, high quality live-work community in one of the most beautiful places in the world. SOMO is a
leading example of a thriving and sustainable community and is being developed consistent with One Planet Living
Principles. It has been certified at the highest Platinum level by the U.S. Green Building Council’s Leadership for
Energy and Environmental Design (LEED-ND).
3MW of on-site renewable power
13,333 roof top solar panels provide enough power for 1,036 homes each month. A benefit of the
climate and natural California days.
GREEN BUILDING PRINCIPLES
One Planet Living Principles
32 Section 2.2
Community Design Principles - Product Typologies
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33Section 2.2
Community Design Principles - Product Typologies
PRODUCT TYPOLOGIES
SECTION 2.2
34 Section 2.2
Community Design Principles - Product Typologies
SOMO is envisioned to offer a variety of home types that cater to different housing needs. This includes
single-family detached homes, cottages, carriage units, townhomes, apartments and mixed-used residential
over retail. These homes typically have 2–4 bedrooms and are on variable lot widths. Each home is
encouraged to be designed with front porches facing the sidewalks which activate the sidewalk and
stimulate interaction between neighbors. The architectural styles vary and include: Modern Farmhouse,
Modern Bungalow, Modern Cottage, Modern Coastal, Transitional, and Contemporary.
Product Allocation Plan
ApArtments
mixed-Use
townhomes
CottAges
single FAmily detAChed
sFd (w/ CArriAge Unit)
existing wetlAnds
Fire
stAtion
A gri CU lt U re & o pen s p AC e
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35Section 2.2
Community Design Principles - Product Typologies
T5
T4
T5
T5
T5
T4
T5T5
T5 T5
T4
T4 T4T4
T4
T4 T4T4T4
T4
T4
T4
T4
T4T3
T4
T4
T4
T7
T6
T7
T7 T7
T7
CS
CS
CS
CS
CS
CS
CS
CB
A gri C ul T ure &
O pen S p AC e
T4T4
T4
T6T6
CS
e r A ilr OAd Ave
LEGEND
T3: Suburban Zone
• Low density residential
• Home occupations and
accessory buildings
• Planting is naturalistic
• Setbacks relatively deep
T4: General Urban Zone
• Medium density residential
• Diversity in building types
including single family
detached homes and
townhomes
T5: Urban Center Zone
• High density buildings that
accommodate a mix of uses
• Allowable uses include retail, offices,
townhomes, apartments, and
condominiums
• Tight network of streets with wide
sidewalks, steady street planting,
and buildings close to sidewalks
T6: Urban Core Zone
• Highest density and height
• Greatest variety of uses
• Larger blocks
• Streets have steady street tree planting and
buildings set close to the wide sidewalks
T7: Light Industrial Zone
• Campus-like environments for corporate headquarters
• Research and development facilities, offices, light
manufacturing and assembly, industrial processing,
general service, warehousing, storage and distribution
and service commercial type use
• Retail
CS: CIVIC SPACE ZONE
• Parks
• Playgrounds
• Recreational fields
• Public events
CB: CIVIC BUILDING ZONE
• Intended for development of city buildings and/or civic or
public spaces of the City of Rohnert Park and/or other
public agencies only
Shopfront Required
Shopfront Recommended
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0 250 500 1000
The location of these building typologies is guided by a form-based code. This is a way to regulate
development that controls building form first and building use second, with the purpose of achieving
SOMO’s community vision.
SOMO’s Transect Zone Map defines zones in which a wide variety of uses may occur, but which have
distinctly different levels of density, lighting, noise and development regulation. The intensity increases
from the lowest density in the T3 Suburban Zone to the highest density in T6 Urban Core. In addition
to regulating such factors as building height, setbacks and road types, transects are also used to regulate
allowed uses.
Transect Zone Map
36 Section 2.2
Community Design Principles - Product Typologies
Single family detached homes offer more privacy and space than other
home types, and usually come with private front and rear yards. For alley-
loaded homes, garages are accessed from an alley which creates a better,
more friendly street scene frontage.
Characteristics
• 1-3 Stories
• Alley-loaded homes
• Front doors orient towards street
• Some plans master bedroom is on first floor
• Guest parking on street
• Transect Zone : T3, T4
SFD WITH CARRIAGE UNIT SINGLE-FAMILY DETACHED
COTTAGES
SINGLE-FAMILY DETACHED ALLEY-LOADED HOMES
T5
T4
T5
T5
T5
T4
T5T5
T5 T5
T4
T4 T4T4
T4
T4 T4T4T4
T4
T4
T4
T4
T4T3
T4
T4
T4
T7
T6
T7
T7 T7
T7
CS
CS
CS
CSCS
CS
CS
CB
AgriCul Ture &
Open S p AC e
T4T4
T4
T6T6
CS
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37Section 2.2
Community Design Principles - Product Typologies
Single-family detached alley-loaded homes
allow for a friendlier front-porch character
to neighborhood. This typology should be
provided in different lot widths which would
create variety and interest in the street scene.
Single family detached homes with a second small
dwelling located on the same property, such as an
apartment over a detached garage. These type of
homes give homeowners the flexibility to share
independent living areas with family members
and others, allowing seniors to age in place as
they require more care. For alley-loaded homes,
garages are accessed from an alley which creates a
better, more friendly street scene frontage.
Cottage units diversifies housing choice and
provides housing that is more attractive to some
households than that of traditional single-family
homes. These are typically built as a cluster
of units built around a common open space.
Cottages offer a smaller scale housing choice,
which are suitable for meeting a variety of needs,
compared to traditional single-family homes.
SFD WITH CARRIAGE UNIT
COTTAGES
Single-family detached Cottages
Single-family detached with Carriage Unit
Single-family detached
SFD - 35’/40’/45’ WIDE LOTS
Typologies
38 Section 2.2
Community Design Principles - Product Typologies
SIDEWALK
PLANTING STRIP
RIGHT-OF-WAY
3’ WIDE APRON
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Alternating roof types and color
schemes distinguish adjacent
buildings
Wrap-around porch at corner lotsVariable lot setbacks
Front porch character Variable setbacks in elevation
Essential Streetscape Features
Conceptual Plotting Arrangement
• Integrate various floor plan types to
create interest in the facade
• Design with sensitivity on corner lot
conditions
• Direct window conflicts across side
and rear property lines should be
avoided
• Main entrance should be oriented
towards street
• Reciprocal use easements are
allowed
PLAN 3PLAN 1PLAN 2 PLAN 2B
(for corner lot)
Guidelines
39Section 2.2
Community Design Principles - Product Typologies
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40 Section 2.2
Community Design Principles - Product Typologies
Characteristics
• Articulated with varied front setbacks
• 2 to 3 Story Buildings
• Units usually share at least one or more walls
• Alley-loaded garages
• Front entry engages street
• Guest parking on street
• Transect Zone : T4
Alley-Loaded Townhomes are residential units that are accessed through
an alley road, at the opposite end of the front entry. Townhome units
will be attached in a row-like fashion, a successive series of residential
units with shared common walls with the adjacent units, typically with a
minimum of three or more units.
Buildings will have two or more stories, potential to add a front porch,
and upper floor balconies. Homes will have individual entries to each unit.
Townhomes provide an excellent typology for their walkability and front
access to neighborhood parks, and local commercial areas.
Character Images
MULTI-FAMILY RESIDENTIAL ALLEY-LOADED HOMES
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41Section 2.2
Community Design Principles - Product Typologies
Building entries have a front porch character
10’min.PLAN 1
(END UNIT)
PLAN 1
(END UNIT)
PLAN 1
(MIDDLE UNIT)
PLAN 2 PLAN 2
SIDEWALK
PLANTING STRIP
RIGHT-OF-WAY
BLDG APRONAL
L
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Encourage building massing and roof forms
which articulate individual unit definition
Front porch at entries is highly encouraged
Conceptual Plotting Arrangement
Essential Building Features
Townhomes Typology
• Integrate various floor plan types to
create interest in the facade
• Design with sensitivity on corner lot
conditions
• Direct window conflicts across side and
rear property lines should be avoided
• Breaks in rows of units should occur
every 4-6 units
• Distinguish building units and unit
types by alternating roof types and
color schemes to add variety and unit
individuality
• Avoid the monotonous appearance of a
single color application on buildings
Guidelines
42 Section 2.2
Community Design Principles - Product Typologies
T5
T4
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T5
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T5T5
T5 T5
T4
T4 T4T4
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Characteristics
• Located closer to Village Centers
• 3 to 5 Story Buildings
• Surface Lot or Structured Parking
• Front Entry Engages Street with Walk-Up Entry
• Common or Private Open Space within
• Transect Zone : T5
Walk-Up Apartments are multi-family style buildings that may
exclude elevator use. The apartments are typically three or four story
buildings, often relying on surface parking lots or parking stalls tucked-
underneath the building structure. Apartment units are typically
accessed from a singular entry and circulates through a stairwells and
hallways.
Some walk-up apartments can include private open space, shared
between the residents.
Character Images
MULTI-FAMILY RESIDENTIAL APARTMENTS
GILLETTE AVENUE APARTMENTS
THE NEWPORTER
43Section 2.2
Community Design Principles - Product Typologies
Buildings shall employ more than a single
color and material application
Ground floor residential entries shall be sheltered
from the rain and wind
Conceptual Plotting Arrangement
Essential Building Features
Sample Apartment Typologies
U-SHAPED BLOCK
LINEAR BLOCK
STEPPED CITY BLOCK
T-SHAPED BLOCK
CLOSED CITY BLOCK
CLOSED L-SHAPED CITY BLOCK
• Vehicular access to parking should be off the
main street
• Plane break is encouraged for every 100 feet
of building length
• Residential and guest parking shall meet City
of Rohnert Park municipal code and SOMO
Smart Code requirements
• Building setbacks per T5 zone in SOMO
Smart Code
Guidelines
Main Street
Vehicular access to parking area
should be off the main street
On-grade parking
Garage parking
44 Section 2.2
Community Design Principles - Product Typologies
T5
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CSCS
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The mixed use core of the SOMO will be centered around a
traditional main street and include ground floor retail space and
residential units on the upper floors. It is envisioned to service the
residents of SOMO and the adjoining neighborhoods.
Instead of emphasizing architectural theme and style, Mixed-Use
is more about the programming of retail/commercial uses at the
groundfloor with residential apartment uses above. Parking is
typically located on the street or on a surface lot located on-site.
Characteristics
• Strong streetscape presence
• Located in Main Street
• 3 to 4 Story Buildings
• Town Promenade Experience
• Retail/ Commercial Engages Groundfloor
• All Parking on Surface Lot
• Transect Zone : T6
Character Images
MIXED-USE DEVELOPMENTS APARTMENTS ABOVE COMMERCIAL
45Section 2.2
Community Design Principles - Product Typologies
Mixed-Use: General Principles
Design Principles:
• Encourage ground floor uses along Main Street that
cater to pedestrian activity
Intent:
An indication that a mixed use core is successful is the
presence of an abundance of people walking the streets.
The right mixture of ground floor tenants is imperative to
attract people.
Guidelines:
• Program uses on the ground floor such as: apparel
retail, art galleries, book stores, coffee shops, restaurants
and cafés
• Discourage ground floor use along Main Street that
hinder pedestrian activity
• Encourage storefronts to be as transparent as possible
so it does not inhibit the pedestrian flow
Al fresco dining / outdoor cafe
Strong pedestrian realm
Shop windows shall animate the street
MIXED-USE DEVELOPMENTS APARTMENTS ABOVE COMMERCIAL
46 Section 2.2
Community Design Principles - Product Typologies
Design Principles:
• Create a strong pedestrian realm using architecture,
landscape, public art, street furniture, and appropriate
street lighting
Intent:
Creating an environment where walking is comfortable is
critical in designing successful urban cores/town centers.
If a place makes people feel uncomfortable or feel unsafe
they will avoid it. Pedestrians are vital to the success of
main street retailers and restaurants.
Guidelines:
• Encourage the use of awnings to provide shade and
a sense of enclosure for the pedestrian. The awnings
should be designed in such a way as to not reduce the
visibility of merchandise or signage
• Create a canopy of trees planted in tree wells on main
street in order to soften the hardscape and provide
shade
• Provide ample seating throughout the core and invite
people to linger
• Street crosswalks should be clearly delineated
• The use of traffic calming devices is encouraged
including bulb outs at intersections and mid-block
crossings, textured paving at critical locations to
heighten drivers’ awareness that they are entering a
pedestrian realm, and reduced lane width to help slow
drivers
• Strategically locate public art throughout the core
• Make use of bollards, street lights, and parked cars to
physically separate traffic from pedestrians
• Place benches, street lights, planters, and outdoor
displays outside of the pedestrian path of travel
• Utilize pedestrian scaled lighting and ensure there are
no dark corners
Al fresco dining / outdoor cafe
Use of awnings is encouraged
Mixed-Use: Public Realm
Pedestrian friendly outdoor space
47Section 2.2
Community Design Principles - Product Typologies
Design Principle :
• Showcase the retail merchandise and shops
effectively and encourage creative signage that does
not dominate the streetscape
Intent:
Visibility is a key component in the success of retailers.
The design of the mixed use core must always consider
the needs of the retail tenant and ensure visibility is
maximized for both drivers and pedestrians.
Signage within the SOMO should have a timeless feel
and be designed to reflect the unique character of the
neighborhood. Street signs, banners and kiosks should
be able to stand up to daily abuse, while adding curb
appeal to the SOMO’s streets and neighborhoods.
Guidelines:
• Keep the pedestrian path of travel close to the retail
tenants window displays
• Ensure that the pedestrian path of travel is
unhindered
• Encourage creative signage that is oriented towards
both pedestrian and vehicular traffic
• Public signage and street addresses should be
large enough to be seen from vehicles, but small
enough that they do not detract from the urban
environment
• Band signage shall be integrated into the building
façade
• Bench and billboard advertising shall be prohibited
• Newspaper racks should be uniform
Buffer
Path of Travel
All exhibits for reference only
Mixed-Use: Retail Frontage
48 Section 2.2
Community Design Principles - Product Typologies
Buffer Zone
Al Fresco Dining
Vehicular Zone
Al Fresco Dining
Pedestrian Zone
Buffer Zone
Vehicular Zone
Pedestrian Zone
Design Principle:
• Provide the necessary parking in locations that can be effectively screened
Intent:
Providing adequate parking is necessary to attract tenants and attract patrons. Parking can be effectively screened to
limit its visual detraction of the public realm.
Guidelines:
• On street parking shall be provided on main street and larger parking lots/structures shall be located behind
main street shops
• To the extent possible parking should be shared between businesses and different uses
• Priority parking should be provided for the handicapped, carpoolers, motorcycles, scooters and neighborhood
electric vehicles
• Within the urban core bike racks should be provided and should be conveniently located near building entrances
• Large surface parking lots shall not front defining streets
• Where parking structures or surface parking lots front public streets they shall be screened by landscaping
• Parking structures shall be compatible in scale, massing, and materials with adjacent buildings
• The height of the parking structure is encouraged to not exceed the height of the building(s) it serves
• The presence of any large, blank walls shall be minimized to achieve a balance of solids and voids arranged so
as to articulate the façade and hide parked vehicles
• Ground floor parking should be screened from view
• Vehicular ramps shall be integrated within the structure so they are not visible from the street
• Pedestrian entries to the parking structures should be clearly articulated
• Locate and screen service areas and mechanical / electrical equipment to reduce their visibility
• Provide sturdy trash enclosures constructed of opaque material to screen trash receptacles; design trash
enclosures for compatibility with the architecture
• Minimize the number of curb cuts and access points to structured parking from the street; curb cuts should be
consolidated and placed at mid-block, or provide alley access to service and parking where feasible
Mixed-Use: Parking
49Section 2.2
Community Design Principles - Product Typologies
Vehicular access to parking area
should be off the main street
Pedestrian pathMain Street
Conceptual Plotting Arrangement
Essential Building Features
Mixed-Use Typology
UPPER FLOORSFIRST FLOOR
Shop windows and entrances shall animate
the street and sustain attention
Storefront doors are encouraged to utilize
transparent glass to be more inviting
Active pedestrian-oriented uses
with a high degree of transparency
shall be promoted along the street;
uses should be readily discernible
to the passerby
Tower elements or focal features are encouraged
to be used at corners and focal points
• Keep the pedestrian path of travel
close to the retail tenants window
displays
• Vehicular access to parking should
be off the main street
• Residential and guest parking shall
meet City of Rohnert Park municipal
code and SOMO Smart Code
requirements
• Building setbacks per SOMO Smart
Code
Guidelines
50 Section 2.2
Community Design Principles - Product Typologies
EXISTING BUILDINGS
Goals
Standards and guidelines for both historic buildings and adjacent new construction
are intended to achieve the following goals:
• Form a framework for SOMO with the existing buildings
• Comply with city, state, and federal code for any rehabilitation of the current
buildings and structures
• Use new construction near the existing buildings to create a village center scale
and a central core that enables rehabilitation of the buildings
• Maintain the street grid to align with the rest of the SOMO community
• Add additional alleys or streets to the village center to promote a pedestrian
scale and encourage interaction with the movement through the spaces of the
existing buildings
Five of the buildings remaining consist of the former Agilent Technologies
campus development. Although these buildings do not constitute a special
district, they are significant as an example for community incorporating
adaptability and sustainability for future uses. The boundary of each building
has been identified in the Transect Zone Map, see page 31. Each boundary
roughly corresponds with the footprint of the existing building. While new
construction is permitted adjacent to the listed buildings, height and setback
guidelines, per the Transect Zone, are provided to establish and ensure that
new construction does not overwhelm or dominate the current scale and
form of the buildings.
NORTH
2019-01-1015036
REGULATING PLAN
NORTH
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LEGEND
T3: Suburban Zone• Low density residential• Home occupations and accessory buildings• Planting is naturalistic• Setbacks relatively deep
T4: General Urban Zone• Medium density residential• Diversity in building types including single family detached homes and townhomes
T5: Urban Center Zone• High density buildings that accommodate a
mix of uses• Allowable uses include retail, offices, townhomes,
apartments, and condominiums• Tight network of streets with wide sidewalks, steady
street planting, and buildings close to sidewalks.
T6: Urban Core Zone• Highest density and height• Greatest variety of uses• Larger blocks• Streets have steady street tree planting and buildings set close to the wide sidewalks
CS: CIVIC SPACE ZONE• Parks• Playgrounds• Recreational Fields• Public Events
CB: CIVIC BUILDING ZONE• Intended for development of city buildings and/or civic or public spaces of the City of Rohnert Park and/or other public agencies only
Shopfront Required
Shopfront Recommended
wiSdOm ln
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Characteristics
• Transect Zone : T7
51Section 3.0
Architectural Styles
Section 3.0
ARCHITECTURAL STYLES
SECTION 3.0
EXISTING BUILDINGS
52 Section 3.0
Architectural Styles
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53Section 3.0
Introduction:
The intent of the Architectural Styles section is to emphasize diversity of architectural styles which
support the vision of an eclectic community. A variety of architectural styles are compatible through
building mass, articulation, and material definition creating the backdrop of the community. The following
architectural styles have been selected for SOMO Village in order to create a rich eclectic community
steeped in rural tradition. The styles have enough similarity to coexist harmoniously while offering
substantial amount of variety in materials and architectural vernacular.
Cottage
Bungalow
Modern Farmhouse
California Coastal
Transitional
Architectural Styles
54 Section 3.0
Architectural Styles - Cottage
Introduction:
Cottage style includes a wide range of designs, including
French and English European influences. Historically smaller
and simpler in size and massing, cottages incorporate unique
details to add interest and charm. These may include arched
windows, window boxes, and half-timbering. Steeply pitched
roofs and prominent chimneys add depth to a simple volume.
COTTAGE
55Section 3.0
General Attributes:
Massing
• Small and informal, although modern day cottages can be larger• Simple, strong geometric forms• Prominent chimney
Roof Forms
• Steeply pitched roof with modest overhangs• Gable roof forms
Roof Materials
• Composition shingle• Shingle-style concrete tile
Windows, Doors & Entries
• Simple window and door trim• Vertically oriented windows with gridded panes• Arched windows• Window boxes and shutters
Wall Materials
• Wood siding• Shingles• Face brick or stone• Half-timbering
Colors
• Simple color scheme comprised of a main body color and two to three trim/accent colors
Architectural Styles - Cottage
56 Section 3.0
Architectural Styles - Bungalow
Introduction:
A Bungalow is defined as a small or medium sized home
with distinctive exterior architectural details, such as low
pitched roofs and a large front porch. The bungalow places
emphasis on simple, low, symmetrical massing to minimize
complexity of construction. Simple geometric details are
used throughout.
Organic materials such as wood, stone and brick, plus warm
natural colors are the hallmark of the style. Painted wood
details such as decorative beams, columns and exposed
rafters add to the inviting character.
Traditionally bungalow style homes were one-story or one
with a half story above, however modern bungalows can
be two-story while incorporating a wider roof and internal
plans. Open floor plans ensure efficiency and maximize
natural light.
BUNGALOW
57Section 3.0
General Attributes:
Massing
• Simple compact forms offer open floor plans• Wide front porch supported by substantial columns• Symmetrical or balanced forms• Low horizontal proportions
Roof Forms
• Low-pitched roof with deep overhangs• Exposed rafters with decorative beams
Roof Materials
• Composition shingle• Intent should be to resemble the look of wood shingles
Windows, Doors & Entries
• Front porch and stoop shall be generous in size• Substantial square columns may be tapered or straight, and may contain a brick or stone base• Windows are single-hung or double-hung with larger single glass panes• Windows shall be arranged as singles, pairs or groups of threes• Windows trim designs should be simple and flat
Wall Materials
• Organic natural materials• Lap or shingle siding used as primary material on elevations with high visual exposure• Natural stone or brick used at base of columns, raised foundations, low walls, chimney• Painted wood details
Colors
• Predominately warm natural tones.
• Rich accent colors can be used on trim, doors and/or windows
Architectural Styles - Bungalow
58 Section 3.0
Architectural Styles - Modern Farmhouse
Introduction:
The earliest homes that can be called ‘true’ farmhouses were
those built by early colonial families and owners who would
likely have built the homes themselves. The farmhouse was
unpretentious, straightforward and functional. The home
itself was often of a certain Colonial vernacular (cape-like,
saltbox, colonial, etc.), beginning as a residential structure
then added upon with multiple utilitarian additions to the
rear of the home. Stone and timber were predominant
structural elements in regions where these materials were
readily available.
Farmhouse architecture is perhaps most recognizable by
its core design elements: porches were a perfect place
for muddy boots to be kept outside; from the porch, an
additional entry at the gable end of the house was also
characteristic so as not to access the house through the two
formal front rooms for entertaining, and finally the large
farmhouse kitchen was housed in the back, a space that
allowed for harvested crops to be canned, dried, cooked
and stored.
MODERN FARMHOUSE
59Section 3.0
General Attributes:
Massing
• Casual, asymmetrical massing made up of a combination of simple forms
Roof Forms
• Steeply pitched gable roof forms• Shallow pitched roofs at porches• Dormers are a common feature
Roof Materials
• Composition shingle• Metal standing seam
Windows, Doors & Entries
• Vertically-proportioned windows, often gridded• Simple window and door trim, often with extension at head and sill• Simple shutter designs, sometimes with a head track• Wide, inviting porch with wood columns
Wall Materials
• Predominantly vertical board-and-batten siding
• Occasional use of horizontal siding
Colors
• Usually one main body color with white trim and colored accents/shutters. White is a common color,
although a variety of colors can be used
Architectural Styles - Modern Farmhouse
60 Section 3.0
Architectural Styles - California Coastal
Introduction:
The California Coastal home is largely defined by its
compact vertical massing and expansive windows.
Homes may be 2 to 3-story plans with low-pitched or flat
roofs to take full advantage of allowable height envelopes.
Shutters, awnings and deep roof overhangs provide
protection from harsh weather typically experienced
along the coast, while generous sized balconies are often
located on multiple levels, stacking directly over one
another. Alternatively, second-story bay windows or large
corner windows can be applied to similarly maximize view
opportunities.
Materials may be chosen to simulate weathering or patina
that would occur naturally in a coastal regions, while colors
such as blues, grays, greens and yellows may be chosen to
either mimic or compliment regional nature elements (sky,
ocean, sand, coastal scrub). Additionally, cheerful “color
pops” may be added to create a fun “beachy” atmosphere.
CALIFORNIA COASTAL
61Section 3.0
General Attributes:
Massing
• Compact vertical massing.• 2-3-stories• Top floor often steps back to create terraced massing
Roof Forms
• Low-pitched or flat roofs• Hip, forward facing gable, or shed roofs
Roof Materials
• Composition roofing and standing seam metal roof
Windows, Doors & Entries
• Large windows in horizontal configurations• Minimal window patterns to maximize uninterrupted views• Large sliding glass door systems at patios/decks• Covered raised entries
Wall Materials
• Natural materials• Lap siding, shingle siding, wood cladding• Light colored stone with smooth finish
Colors
• Colors that compliment the natural colors of the coastal environment such as:
blues, grays, greens, and yellows• Bright and cheerful “beachy” accent colors
Architectural Styles - California Coastal
62 Section 3.0
Architectural Styles - Transitional
Introduction:
Transitional style is a more contemporary expression of the
intersection between traditional and modern designs. The
blending of modern forms and detailing with traditional
materials and features creates a clean and contemporary,
yet soft and warm aesthetic. Inspiration can be taken from
various historic styles, reinterpreted to complement modern
trends, such as open floorplans and indoor/outdoor living.
TRANSITIONAL
63Section 3.0
Architectural Styles - Transitional
General Attributes:
Massing
• Casual, asymmetrical form and massing
Roof Forms
• Variety of roof forms, including gables, sheds, and flat roofs• May include roof decks
Roof Materials
• Variety of classic or contemporary materials, including concrete tile and metal standing seam or metal
shingle roofing
Windows, Doors & Entries
• Simple window and door trim, including recessed panels• Large windows, often of square proportion• Windows can be gridded or free of mullions• Doors and windows that open to combine indoor and outdoor space
Wall Materials
• Variety of classic and contemporary materials
• Natural materials, including wood and stone
Colors
• Combination of soft colors and accents/materials to create a fresh, contemporary feel with warmth and
contrast
• Color palette is usually simpler, with the use of materials to add contrast
64 Section 4.0
Landscapes, Parks & Open Space Guidelines
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65Section 4.0
Landscapes, Parks & Open Space Guidelines
LANDSCAPES, PARKS
& OPEN SPACE
SECTION 4.0
66 Section 4.0
Landscapes, Parks & Open Space Guidelines
Purpose
Healthy lifestyles are supported by readily available access to outdoor living spaces and opportunities for appreciation
of nature and connection to community. SOMO is designed as a pedestrian friendly, walkable community and the
parks and landscape areas will support these outdoor lifestyles. Features will include:
Design Principles:
• Benches in all parks, open spaces and streetscapes• Urban tree canopy• Shaded picnic areas• Children’s play equipment and climbing features• Outdoor games for all ages • Designated dog areas• Trails and wildlife habitat viewing• Turf varieties in park and recreational areas will be hardy and low-water use with efficient irrigation technology
67Section 4.0
Landscapes, Parks & Open Space Guidelines
Landscape and Plant Features
In all parks, open space, streetscape and residential front yards, landscaping will consist of a diverse palette of
drought-tolerant and low-water use plants with a preference for California native species. Local native plants are
well adapted to conditions of climate and soil, making them more likely to succeed and requiring less input of water
and maintenance. This adaptability also eliminates the need for toxic substances in the garden – herbicides, artificial
fertilizers and pesticides. Native plants attract and support local wildlife including native pollinators, which play an
important role in supporting local ecosystems and food production.
Visibility of Nature
Nature and natural environmental systems will be highlighted and made visible to residents and visitors, creating
a sense of connection to our regional ecology and the life supporting natural resources that the community is
designed to preserve and enhance.
The riparian corridor on the western edge of the property will include seasonal wetlands, detention ponds, and bio-
swales that function to filter, retain and channel rainwater. These features reduce run-off, restore groundwater levels
and healthy soils, and create natural habitat for different communities of riparian species including: salamanders,
frogs, turtles, waterfowl, migratory and resident birds, insects and larger animals. The open space areas will include
trails and signage for access and education to the public, where appropriate and allowed by regulation.
68 Section 4.0
Landscapes, Parks & Open Space Guidelines
Residential Landscaping Guidelines
These guidelines for plantings apply to front and back of all housing types including detached, attached, and multi-
family residences. The landscape for homes should be designed with a diverse plant palette for the establishment
of visual interest and wildlife habitat. Additionally, efforts shall be made to provide consistency throughout
neighborhood areas for cohesiveness, to provide a sense of place, and to create a relaxing environment.
• Select appropriate plant palette based on climate and neighborhood style • Include California native plants and a selection of edible plants where appropriate• For each lot, use a mix of small trees, shrubs and groundcovers• For each neighborhood, use a palette that repeats key species as foundation plantings• Trees should be a minimum height of 7’-10’ when planted, or match City standards in public right-of-way areas• Use larger shrubs adjacent to fences, walls and facades where appropriate• Provide a minimum of one backdrop tree per residential corner side yard home site• Standard fencing of a ‘good neighbor’ type should be used on all fence locations between private lots
69Section 4.0
Landscapes, Parks & Open Space Guidelines
Commercial and Mixed-Use Landscaping Guidelines
The landscape at commercial and mixed use areas should highlight architecture of buildings and enhance the public
realm.
• Select appropriate plant species based on climate and architectural style
• Include California native plants and a selection of edible plants where appropriate
• Use a mix of trees, shrubs and groundcover, as appropriate
• Trees should be a minimum height of 7’-10’ when planted, or match City standards in public right-of-way areas
• Plant vines on walls, enclosures, fences, trellis/arbors and structures if appropriate
• Plant accent shrubs to highlight entries where appropriate
• Tree planting should mitigate the effects of paving, reflected heat and light, direct and protect pedestrians
interacting with parking areas, and visually screen parking areas from peripheral views
70 Section 4.0
Landscapes, Parks & Open Space Guidelines
Landscape islands and buffers along main streets such as Bodway Parkway and Camino Colegio will serve to
visually screen streets from residential yards.
• Setbacks between roadway and yards will accommodate trees and shrubs that will lend privacy to homes and
create a pleasant pedestrian experience• Trees and plantings will be selected and arranged with the intention of enhancing the views from the public
streets and to screen homes from views of traffic and to mitigate vehicular noise
Parks and Open Space
Community parks offer a mix of active and passive areas of open lawns and meadows, dog runs, play areas,
community gardens, court games and environmental education opportunities. These parks will serve residents and
visitors of SOMO as well as adjacent local neighborhoods.
Wetlands and Nature Preserve
• Wildlife preserve areas• Create trails where appropriate for purpose of environmental education and connect to adjacent neighborhoods
71Section 4.0
Landscapes, Parks & Open Space Guidelines
Agriculture and Open Space
• Provide farming opportunities for local industry
Agriculture & Open Space
72 Section 4.0
Landscapes, Parks & Open Space Guidelines
Village Center
• Event Center for farmers markets, concerts, community events, and dining• Benches and tables for picnics, relaxing, and enjoying outdoors• Feature amenities of recycled materials by local artisans• Mature trees to provide shade and places to lounge out of the sun
73Section 4.0
Landscapes, Parks & Open Space Guidelines
Neighborhood Parks
• Provide greenery
• Create opportunities for relaxation and recreation
• Include seating and gathering areas
• Include dog runs/dog park areas
74 Section 4.0
Landscapes, Parks & Open Space Guidelines
Landscape Water Use and Irrigation Guidelines
Guidelines for best practices in irrigation design and water conservation.
Soil analysis report
In order to reduce runoff and encourage healthy plant growth, a soil analysis report shall
be completed by the project applicant, or his/her designee, as follows:
(1) Submit soil samples to a laboratory for analysis and recommendations.
Soil sampling shall be conducted in accordance with laboratory protocol, including
protocols regarding adequate sampling depth for the intended plants
(2) The soil analysis shall include:
(a) Soil texture
(b) Infiltration rate determined by laboratory test or soil texture infiltration rate table
(c) pH
(d) Total soluble salts
(e) Sodium
(f) Percent organic matter; and
(g) Recommendations
(3) Collect sample at a rate equivalent to 1 in 7 lots
(4) The soil analysis report shall be made available, in a timely manner, to the professionals preparing the
landscape design plans and irrigation design plans to make any necessary adjustments to the
design plans
Amendments, Mulching and Soil Conditioning
• Prior to the planting of any materials, compacted soils shall be transformed to a friable
condition. On engineered slopes, only amended planting holes need meet this requirement• Soil amendments shall be incorporated according to recommendations of the soil report and
what is appropriate for the plants selected• Incorporate compost into the soil to a minimum depth of eight inches at a minimum rate of
six cubic yards per 1,000 square feet. Soils with greater than 6% organic matter in the top 6
inches of soil are exempt from adding compost and tilling• A minimum three-inch layer of mulch shall be applied on all exposed soil surfaces of
planting areas except in turf areas, creeping or rooting groundcovers or direct seeding
applications. To provide habitat for beneficial insects and other wildlife, up to 5 % of the
landscape area may be left without mulch. Designated insect habitat must be included in the
landscape design plan as such
Plants
• Selected plants shall not cause the estimated water use to exceed the maximum applied
water allowance (see calculation in Maximum Applied Water Allowance)
75Section 4.0
Landscapes, Parks & Open Space Guidelines
• Plants with similar water use needs shall be grouped together in distinct hydrozones and
where irrigation is required the distinct hydrozones shall be irrigated with separate valves
• Very low, low, and moderate water use plants can be mixed, but the entire hydrozone will be
classified as moderate water use for MAWA calculations
• High water use plants shall not be mixed with very low, low or moderate water use plants
• All non-turf plants shall be selected, spaced and planted appropriately based upon their
adaptability to the climatic, geologic, and topographical conditions of the project site
• Turf shall not be planted in the following conditions:
1. Slopes exceeding 10 percent
2. Planting areas eight feet wide or less
3. Street medians, traffic islands, planter strips or bulbouts of any size
4. Invasive plants as listed by the California Invasive Plant Council are prohibited
Water Features
• Recirculating water systems shall be used for water features
• Recycled water shall be used when available on-site
• Surface area of a water feature shall be included in the high water use hydrozone area of the
water budget calculation
Irrigation
Irrigation systems shall be designed and installed to meet irrigation efficiency criteria as described in the
Maximum Applied Water Allowance (MAWA) and in accordance with the following:
• Dedicated irrigation meter or submeter must be specified
• Landscapes of 5000 sq. ft. or larger require a high-flow sensor that can detect high flow
conditions and have the capabilities to shut off the system
• Master shut-off valves are required on all projects of 5000 sq. ft. or larger except landscapes
that make use of technologies that allow for the individual control of sprinklers that are
individually pressurized in a system equipped with low pressure shut down features
• Isolation valves shall be installed at the point of connection and before each valve or valve
manifold
• Weather-based or other sensor based self-adjusting irrigation controllers utilizing non-volatile
memory shall be required
• Rain sensors shall be installed for each irrigation controller
• Pressure regulation and/or booster pumps shall be installed so that all components of the
irrigation system operate at the manufacturer’s recommended optimal pressure
• Irrigation system shall be designed to prevent runoff or overspray onto non-targeted areas
• Relevant information from the soil analysis report, such as soil type and infiltration rate, shall be
utilized when designing irrigation systems
• The design of the irrigation system shall conform to the hydrozones of the landscape design
plan
• All irrigation emission devices must meet the requirements set in the American National
Standards Institute (ANSI) standard, American Society of Agricultural and Biological
Engineers’/International Code Council’s (ASABE/ICC) 802-2014 “Landscape Irrigation
Sprinkler and Emitter Standard.” All sprinkler heads installed in the landscape must document a
distribution uniformity low quarter of 0.65 or higher using the protocol defined in ASABE/ICC
802-2014
76 Section 4.0
Landscapes, Parks & Open Space Guidelines
• Point source irrigation is required where plant height at maturity will affect the uniformity of
an overhead system • Minimum 24-inch setback of overhead irrigation is required where turf is directly adjacent to a
continuous hardscape that flows into the curb and gutter • Slopes greater than 15 percent shall be irrigated with point source or other low-volume
irrigation technology • A single valve shall not irrigate hydrozones that mix high water use plants with moderate, low,
or very low water use plants • Trees shall be placed on separate valves except when planted in turf areas • Sprinkler heads, rotors and other emission devices on a valve shall have matched precipitation
rates • Head to head coverage is required unless otherwise directed by the manufacturer’s
specifications • Swing joints or other riser protection components are required on all risers • Check valves shall be installed to prevent low-head drainage
Exhibit C to Resolution
SOMO Project COA
12/08/20
1
NO. COA or Mitigation Measure
Party
Responsible for
Implementation
Implementation Timing
Agency Responsible for Verifying Compliance
General
1 All applicable provisions of the City of Rohnert Park Municipal Code, and the Amended and
Restated Development Agreement by and between the City of Rohnert Park and SOMO Village LLC
(“Development Agreement”) approved by Ordinance No. ___ are made a part of these conditions
of approval in their entirety, as if fully contained herein.
Applicant All times City
2 The violation of any condition listed herein shall constitute a nuisance and a violation of the
City of Rohnert Park Municipal Code. In conformity with Chapter 1.16 of the City of Rohnert
Park Municipal Code, a violation of the City of Rohnert Park Municipal Code may be an
infraction or a misdemeanor and shall be punishable as provided by law. In addition to
criminal penalties, the City may seek injunctive relief. The Applicant agrees to pay for all
attorney’s fees and costs, including, but not limited to, staff time incurred by the City in
obtaining injunctive relief against the Applicant as a result of a failure of the Applicant to fully
perform and adhere to all of the Conditions of Approval.
Applicant All times City
3 The Applicant agrees to defend, indemnify, hold harmless and release the City of Rohnert Park, its
agents, officers, attorneys and employees from any claim, action or proceeding brought against any
of the above, the purpose of which is to attack, set aside, void, or annul the approval of this
application or certification of the environmental document which accompanies it. This
indemnification obligation shall include but not be limited to, damages, costs expenses, attorneys’,
or expert witness fees that may be asserted by any person or entity, including the Applicant,
whether or not there is concurrent passive or active negligence on the part of the City, its agents,
officers, attorneys or employees
Applicant All times City
4 The applicant shall comply with all documents approved by the City Council including the Final
Development Plan, Mitigation and Monitoring Program and Tentative Map. Applicant All times City
5 In case of conflict between the various documents, the following order shall prevail: General
Plan as amended, Mitigation Measures included in the Environmental Impact Report for the
Sonoma Mountain Village (SCH # 20070521116) (“EIR”) and Supplemental Environmental
Impact Report adopted by the City Council on _____(“SEIR”), the Development Agreement,
the Final Development Plan including Conditions of Approval, Tentative Map and its
Conditions of Approval, Rohnert Park Municipal Code (RPMC), and Design and Construction
Standards.
Applicant All times City
Project
P1 By accepting the benefits conferred under the SOMO Village Planned Development, the
Applicant acknowledges all the conditions imposed and accepts the SOMO Village Planned Applicant All times City
Exhibit C to Resolution
SOMO Project COA
12/08/20
2
Development subject to those conditions. The use of the property by the Applicant for any
activity authorized by the SOMO Village Planned Development shall constitute acceptance of
all of the conditions and obligations imposed by the City. The Applicant by said acceptance
waives any challenges as to the validity of these conditions.
P2 Each phase of development shall be designed, approved and installed to be consistent with the
overall buildout of the SOMO Village Final Development Plan, the SMV P-D Zoning District and City
of Rohnert Park General Plan.
Applicant Prior to initiation
of each phase City, Planning
P3 The SOMO Village Planned Development and each development phase shall comply with all
applicable mitigation measures established in the EIR and SEIR. Subsequent environmental
review shall be prepared and certified for any development phase or portion of a phase that
results in project-specific impacts not previously addressed in the EIR and SEIR. Projects
implementing the Final Development Plan and each development phase shall also comply with
the implementation, monitoring and reporting requirements for each mitigation measure
included in the adopted Mitigation Monitoring Program. Costs of implementing and
monitoring the mitigation measures shall be borne by the Applicant and any successors-in-
interest.
Applicant Prior to initiation
of each phase City, Planning
P4 The Applicant shall maintain, and City shall have no obligation to maintain, private facilities
within the SOMO Village Planned Development including the following private facilities:
parks, open spaces, streets, alleys, landscaping or utilities.
Applicant All times City. Engineering,
Public Works
P5 The 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.
Applicant shall keep storage, transportation, and disposal records on site and open for inspection
to any government agency upon request.
Applicant All times City, Public Safety Fire
Division
P6 The Applicant shall dedicate park land as required by section 16.14.020 (Park Dedication) of the
Municipal Code and as further specified below (as designated in the Parkland Dedication Plan
described in the Final Development Plan):
• Sunrise Park All-Weather Field Improvements (complete)
• Public Access Easement over SOMO Green –dedicated with Outparcel Final Map and
improved by 289 building permit
• Park B (Dog Park) – dedicated on second small lot final map in Phase 2N – improved by
289 building permit
• Park C (Neighborhood 1) – dedicated on first large lot final map – improved by 289
building permit
• Park D (Neighborhood 2) – dedicated on first small lot final map in Phase 2N – improved
by 502 building permit
• Park E (Splash Park) – dedicated on first small lot final map in Phase 2N – improved by 502
building permit
Applicant City, Planning
Exhibit C to Resolution
SOMO Project COA
12/08/20
3
• Park F (Large Neighborhood)– dedicated on first small lot final map east of B Street in
Phase 2N – improved before issuance of last building permit in phase 2N.
• Park G (Ball Field) – dedicated on first small lot final map in Phase 2N – improved by 350th
building permit
• Public Access Easement over Park H (Wetland Observatory) – dedicated on first small lot
final map in Phase 1N - improved by 350th building permit
• Park I (Large Linear Park) – dedicated on first final map in Phase 2S ( south of Valley
House Drive) – improved by 1500 building permit
P7 Applicant shall provide affordable housing as required by the Affordable Housing Plan included in
Development Agreement. Applicant See Development
Agreement City, Planning
P8 Prior to any new construction, the Applicant shall apply for and receive design review approval
as required by the City of Rohnert Park Municipal Code. Applicant Prior to new
construction City, Planning
P9 All properties shall be clearly marked with lighted address numbering on the front of each unit
and on both front and rear of the units having rear alley access; rear addressing shall include
the street name utilizing street signage in conformance with Design Standards. A complex
directory shall be erected at each entry to the commercial core and at each entry to the
proposed multi-family complexes. Details of the directory shall be submitted for review and
approval by the Fire Marshal.
Applicant Prior to occupancy City, Fire Marshall
Outparcel Final Map
M1 Within 150 days of the approval of the Large Lot Tentative Map covering the property north of
Valley House Drive, the Applicant shall an Outparcel Final Map that conforms to the Tentative Map
and creates, at a minimum, parcels for the existing commercial core, the City’s Fire Station site and
a remainder parcel.
Applicant
Within 60 days of
approval of the
Large Lot
Tentative Map
City, Engineering
M2 The Outparcel First Large Lot Final Map shall be prepared by a licensed surveyor or civil engineer,
showing all parcels, rights-of-way, and easement(s). Applicant At submittal City, Engineering
M3 The Outparcel First Large Lot 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 website and any and all applicable fees
Applicant At submittal City, Engineering
M4 The Outparcel First Large Lot 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.
Applicant At submittal City, Engineering
M5 The Outparcel First Large Lot Final Map shall offer for dedication to the City: the full future right of
way for the following streets:
• One Planet Place between Mainsail and A Street
Applicant At submittal City, Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
4
• Waterside Lane between Bodway Parkway and Manchester Avenue
• Wisdom Lane between Bodway Parkway and Mainsail Drive
• The full future right-of-way for Valley House Drive between Bodway Parkway and B
Street, including the roundabout at Bodway Parkway and Valley House Drive
• Mainsail Drive between Camino Colegio and Valley House Drive
• The full future right-of-way for Manchester Avenue between Camino Colegio and the
northern line of One Planet Place Waterside Lane
• The full future right-of-way for Mitchell Drive between Camino Colegio and the northern
line of One Planet Place
• A dedication in fee to the City Parcel 2 at the intersection of Camino Colegio and Mitchell
• Drive (Fire Station Site)
• Public Access Easement over SOMO Green
M6 The First Large Lot Final Map shall offer for dedication to the City public access/trail easements
over:
• Parcel 1 between Camino Colegio and One Planet Place
• Parcel G to from the SMART right-of-way to A Street
Applicant At submittal City, Engineering
M7 The First Large Lot Final Map shall offer for dedication to the City a sanitary sewer easement over
Parcel 1 between the City’s Sewer Pump Station Parcel and One Planet Place. Applicant At submittal City, Engineering
M8 The First Large Lot Final Map shall offer for dedication to the City, a public water line easement
over Parcel E between A Street and the SMART ROW. Applicant At submittal City, Engineering
M9 The First Large Lot Final Map shall offer for dedication to the City public storm drain easements
over:
• Parcels E and H between A Street and the SMART ROW
• Parcel H, encompassing the Water Quality Pond and any associated pipes or structures.
Applicant At submittal City, Engineering
M10 The First Large Lot Final Map shall offer for dedication in fee to the City Parcel 2 at the intersection
of Camino Colegio and Mitchell Drive (Fire Station Site) Applicant At submittal City, Engineering
M11 A public storm drain easement shall be dedicated in fee to the City over Parcel H, encompassing
the Water Quality Pond and any associated pipes or structures with the first map requiring this
facility.
Applicant At submittal City, Engineering
M612 The local agency sheet of all final maps shall include the following notes:
• 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
• All fences, soundwalls and retaining walls shall be constructed on private property and
maintained by the private owner or HOA, unless specifically dedicated to the City
• The private streets constructed within this map shall be owned, operated and
maintained by the developer, successors or assigns. The City of Rohnert Park shall
have no responsibility therefore unless pursuant to appropriate sections of the
Applicant At submittal City, Engineering
Formatted: No bullets or numbering
Exhibit C to Resolution
SOMO Project COA
12/08/20
5
Streets and Highways Code of the State of California, the said private streets have
been accepted into the City Road System by appropriate resolution of the City
Council
M713 The Owner’s Statement and Acknowledgement shall include the following language:
The undersigned further relinquishes to the City of Rohnert Park all interest in sub-surface
water rights below 300 feet that they may have.
Applicant At submittal City, Engineering
M814 Limits of the 100-year flood elevation shall be shown on the First Large Lot Final Map and
labeled as “Subject to Inundation”. If any of the property shown on the final map is labeled
“subject to inundation”, a "Declaration of Restrictions" or equivalent instrument shall be
approved by the City and recorded with the final map. The following notes shall also be
provided:
• “Portions of lot(s) are located within the 100-year flood elevation as determined by the
City of Rohnert Park. The lowest floor (as defined by the Federal Emergency
Management Administration and local ordinance) of structures will be required to be
constructed at a minimum of 1 foot above the 100-year flood elevations (as
determined by the City). Nevertheless, flooding may be experienced on portions of
these lot(s) in the event of a 100-year storm.”
• "A Declaration of Restrictions regarding Lot Nos. is recorded with this map as
Document No. .
Applicant At submittal City, Engineering
M915 Prior to the approval of the Outparcel First Large Lot Final Map, the applicant shall provide
evidence that its surveyor has been retained to set all monuments required by the map. Applicant At submittal City, Engineering
M106 Prior to approval of the Outparcel First Large Lot Final Map the applicant shall submit a street
name theme along with names for the streets dedicated on the map for City Council approval. Applicant At submittal City, Engineering
M117 Prior to approval of the Outparcel First Large Lot Final Map, the applicant shall enter into a
Deferred Public Improvement Agreement with the City to assure construction and completion of
the public improvements shown on the map. in a manner that supports the applicant’s phasing
proposal.
Applicant
Prior to approval
of the 1st Large Lot
Final Map
City, Engineering
M128 Prior to approval of the Outparcel First Large Lot Final Map, the applicant shall enter into
Maintenance Agreement with the City, in a form approved by the City Attorney, that provides for
(i) ongoing maintenance by the applicant of all unimproved property easements and rights of way
that are dedicated on the first large lot final map and (ii) applicant to defend, indemnify, hold
harmless and release the City of Rohnert Park, its agents, officers, attorneys and employees from
any claim, action or proceeding brought against any of the above related to the unimproved
easements and rights of way.
Applicant
Prior to approval
of the 1st Large Lot
Final Map
City, Engineering
Subsequent Small Lot Tentative Maps
Exhibit C to Resolution
SOMO Project COA
12/08/20
6
SM1 Small Lot Tentative Maps shall be required for any re-subdivision of the large lots created under
large lot Tentative Maps. Applicant Each Small Lot
Tentative Map
City, Development
Services
SM2 Prior to approval of the first small lot tentative map that includes any property within the General
Urban (T-4) Zone, the Applicant shall submit a view corridor analysis that identifies building height
and setback requirements to preserve views of Sonoma Mountain from existing properties
immediately west of the project site. The view corridor analysis shall be subject to review and
approval by the City of Rohnert Park Development Services Department.
Applicant Each Small Lot
Tentative Map
City, Development
Services
SM3 Subsequent small lot tentative maps shall be prepared by a licensed surveyor or civil engineer,
showing all parcels, rights-of-way, utilities, parks and easement(s). Applicant At submittal City, Engineering
SM4 Subsequent small lot tentative maps shall be submitted with the appropriate application as
available on the City website and any and all applicable fees Applicant At submittal City, Engineering
Final Maps After the First Large Lot Final Map
F1 All final maps shall be prepared by a licensed surveyor or civil engineer, showing all parcels, rights-
of-way, and easement(s). Applicant At submittal City, Engineering
F2 All final maps 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
website and any and all applicable fees
Applicant At submittal City, Engineering
F3
All final map submittals 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.
Applicant At submittal City, Engineering
F4 All final map submittals shall include an exhibit delineating improvements to be maintained by the
HOA, the City and private property owners Applicant At submittal City, Engineering
F5 All final maps 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 and access 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. Specifically dedications will be required as necessary to support
the project phasing for the following:
• The full future right-of-way for One Planet Place between Mainsail and A Street
• The full future right-of-way for Waterside Lane between Bodway Parkway and
Manchester Avenue
• The full future right-of-way for Wisdom Lane between Bodway Parkway and Mainsail
Drive
Applicant At submittal City, Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
7
• The full future right of way for Mainsail Drive between Camino Colegio and Valley House
Drive
• Public access/trail easements over Parcel 1 between Camino Colegio and One Planet
Place
• Public access/trail easements over Parcel G to from the SMART right-of-way to A Street
• A sanitary sewer easement over Parcel 1 between the City’s Sewer Pump Station Parcel
and One Planet Place
• A public water line easement over Parcel E between A Street and the SMART ROW
• A public storm drain easement over Parcels E and H between A Street and the SMART
ROW
• A public storm drain easement Parcel H, encompassing the Water Quality Pond and any
associated pipes or structures.
F6 The local agency sheet of all final maps shall include the following notes:
• 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
• All fences, soundwalls and retaining walls shall be constructed on private property and
maintained by the private owner or HOA, unless specifically dedicated to the City
• The private streets constructed within this map shall be owned, operated and maintained
by the developer, successors or assigns. The City of Rohnert Park shall have no
responsibility therefore unless pursuant to appropriate sections of the Streets and
Highways Code of the State of California, the said private streets have been accepted into
the City Road System by appropriate resolution of the City Council
Applicant At submittal City, Engineering
F7 The Owner’s Statement and Acknowledgement shall include the following language:
• The undersigned further relinquishes to the City of Rohnert Park all interest in sub-surface
water rights below 300 feet that they may have.
Applicant At submittal City, Engineering
F8 Limits of the 100-year flood elevation shall be shown on the first large lot final map and labeled
as “Subject to Inundation”. If any of the property shown on the final map is labeled “subject to
inundation”, a "Declaration of Restrictions" or equivalent instrument shall be approved by the
City and recorded with the final map. The following notes shall also be provided:
• “Portions of lot(s) are located within the 100-year flood elevation as determined by the
City of Rohnert Park. The lowest floor (as defined by the Federal Emergency
Management Administration and local ordinance) of structures will be required to be
constructed at a minimum of 1 foot above the 100-year flood elevations (as
determined by the City). Nevertheless, flooding may be experienced on portions of
these lot(s) in the event of a 100-year storm.”
Applicant At submittal City, Engineering
Formatted: Font: (Default) +Body (Calibri)
Exhibit C to Resolution
SOMO Project COA
12/08/20
8
• "A Declaration of Restrictions regarding Lot Nos. is recorded with this map as
Document No. .
F9 The applicant shall submit a mailbox plan (locations and sizes) for all lots shown on the final map
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.
Applicant Prior to approval
of final maps City, Engineering
F10 Prior to the approval of all final maps, the applicant shall provide evidence that its surveyor has
been retained to set all monuments required by the map. Applicant Prior to approval
of final maps City, Engineering
F11 Prior to approval of all final maps, the applicant shall submit names for the streets dedicated on the
map, consistent with the approved theme, for City Council approval. Applicant Prior to approval
of final maps City, Engineering
F12 Prior to or concurrent with approval of all final maps, except the first large lot final map, the
applicant shall enter into an Public Improvement Agreement and post the security required by
Rohnert Park Municipal Code section 16.16.070 to guarantee the construction and completion of
the public improvements shown on the map in a manner that supports the applicant’s phasing
proposal.
Applicant Prior to approval
of final maps City, Engineering
F13 Prior to the approval of all final maps that applicant shall enter into or amend its Master
Maintenance Agreement with the City to ensure on going maintenance of private improvements,
including water quality improvements, shown on the map. The Master Maintenance Agreement
shall include documented maintenance and management plans for all stormwater treatment and
detention features.
Applicant Prior to approval
of final maps City, Engineering
F14 Prior to the approval of the first final map, after the First Large Lot Final Map, a Community
Facilities District (CFD) or any other funding mechanism allowed by law shall be formed,
encompassing the SOMO Village Planned Development, for the purpose of funding the long-
term maintenance of the public facilities built with the project.
Applicant
Prior to 1st Final
Map after the First
Large Lot Final
Map
City, Engineering
F15 Prior to approval of the first final map, after the First Large Lot Final Map, the applicant shall
provide the City with a copy of the proposed Covenants, Conditions, and Restrictions
(CC&Rs) applicable to the subject property. Unless otherwise prohibited by the California
Department of Real Estate (DRE): (a) the CC&Rs shall name the City of Rohnert Park as a
Third Party Beneficiary; (b) the City shall approve any portion of the CC&Rs that affect the
SMV Planned Development entitlements and their implementation, as determined by the
City Attorney; (c) the CC&Rs shall be consistent with the terms of the SMV Final
Development Plan, SMV P-D Zoning District, these conditions of approval and the City of
Rohnert Park Municipal Code; (d) where a conflict exists between the CC&Rs and the City
regulations, the City regulations shall prevail; and (e) the CC&Rs must demonstrate
adequate funding mechanisms for maintenance of onsite private infrastructure.
Applicant
Prior to 1st Final
Map after the First
Large Lot Final
Map
City , City Attorney,
Engineering, Planning
F16 The CC&R’s shall provide for the establishment of a Homeowners’ Association that 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
Applicant
Prior to 1st Final
Map after the First
Large Lot Final
Map
City, Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
9
functions of a homeowners’ association. The homeowners’ association shall comply with all NPDES
permit Best Management Practices in effect at the time
F17 The CC&Rs shall include a requirement that if the property owners vote to dissolve maintenance
CFDs, all maintenance responsibilities of the CFD shall become the responsibility of HOA. Applicant
Prior to 1st Final
Map after the First
Large Lot Final
Map
City, Engineering
F18 The CC&Rs shall include a requirement that graffiti be removed from all structures (such as exterior
building walls, retaining walls, noise attenuation walls, utility poles and boxes) within 24 hours of
discovery at the expense of the owner. Applicant
Prior to 1st Final
Map after the First
Large Lot Final
Map
City, Code
Enforcement
F19 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 City. Applicant
Prior to 1st Final
Map after the First
Large Lot Final
Map
City, Engineering
F20 The CC&Rs shall 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 project including but not limited to noise, odors, dust, agricultural
spraying, livestock and burning etc.
Applicant
Prior to 1st Final
Map after the First
Large Lot Final
Map
City, Engineering
Grading/Improvement Plans – General Conditions
G1 Prior to the submittal of Improvement Plans for the first phase of development, the applicant
will fund an analysis of the proposed connection to the existing Canon Manor Pump Station
and will implement any upgrades identified in the analysis on the schedule outlined by the
analysis.
Applicant
Prior to submittal
of 1st Phase
Improvement
Plans
City, Development
Services
G2 Prior to the submittal of Improvement Plans for the first phase of development, the applicant
will fund an analysis of the proposed connection to the City’s water system and will implement
upgrades identified in the analysis on the schedule outlined by the analysis. Upgrades are
expected to include a new 12” transmission main in Valley House Drive connecting Sonoma
Water’s aqueduct to the existing City water system in Bodway Parkway.
Applicant
Prior to submittal
of 1st Phase
Improvement
Plans
City, Development
Services
G3 Prior to the submittal of Improvement Plans for the first phase of development north of Valley
House Drive, the Applicant shall submit a Final Drainage Master Plan for all onsite and offsite
drainage facilities (including water quality features) supporting the development north of
Valley House Drive. The drainage plan and study shall show pre and post construction
hydrographs within 10% for 20% of 2 year storm to 10 year storm and no net increase in peak
flows under the 2, 10, 25 and 100 year storm events. The drainage plan shall provide water
quality features consistent with or better than those contained in the City of Santa Rosa
Applicant
Prior to submittal
of 1st Phase
Improvement
Plans
City, Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
10
Standard Urban Storm Water Management Plan (SUSMP) or most current City-adopted
SUSMP. The Final Drainage Master Plan – North Phase is subject to the review and approval of
the Sonoma Water and the City of Rohnert Park. The Drainage Plan shall:
a. Include adequate drainage calculations and hydraulic design to ensure that upstream
areas and the project site will drain to a safe point of discharge;
b. Be designed to eliminate drainage flowing across property lines unless appropriate
easements are provided for on the Final Map(s);
c. Be designed to avoid any drainage basin split flow and to respect and maintain
historical drainage watershed boundaries;
d. Include a hydrology/hydraulic report that demonstrates the project will not increase
the 100-year water surface elevations of adjacent properties.
The drainage analysis will utilize hydrology per NOAA Atlas 14 and the storm drain system
shall be designed to meet the requirements of the Sonoma County Water Agency Flood
Control Design Criteria (latest revision), specific to the Project and these conditions.
G4 Prior to the submittal of Improvement Plans for the first phase of development south of Valley
House Drive, the applicant will fund a watershed level analysis of the proposed master
drainage plan for the area south of Valley House Drive (to Lichau Creek or the Laguna de Santa
Rosa) and will provide documentation of approval of the proposed master drainage plan by
Sonoma Water, the North Coast Regional Water Quality Control Board and the San Francisco
Bay Regional Water Quality Control Board
The master drainage analysis will utilize hydrology per NOAA Atlas 14 and the storm drain
system shall be designed to meet the requirements of the Sonoma County Water Agency
Flood Control Design Criteria (latest revision), specific to the Project and these conditions.
Applicant
Prior to submittal
of Improvement
Plans for the 1st
Phase south of
Valley House Drive
City, Development
Services
G5 Based on the Master Drainage analysis and prior to the submittal of Improvement Plans for
the first phase of development south of Valley House Drive, the Applicant shall submit a Final
Drainage Master Plan for all onsite and offsite drainage facilities (including water quality
features), supporting development south of Valley House Drive. The drainage plan and study
shall show pre and post construction hydrograph within 10% for 20% of 2 year storm to 10
year storm and no net increase in peak flows under the 2, 10, 25 and 100 year storm events.
The drainage plan and study shall provide water quality features consistent with or better
than those contained in the City of Santa Rosa Standard Urban Storm Water Management
Plan (SUSMP) or most current City-adopted SUSMP. The Final Drainage Master Plan is subject
to the review and approval of the SCWA and the City of Rohnert Park. The Drainage Plan shall:
a. Include adequate drainage calculations and hydraulic design to insure that upstream
areas and the project site will drain to a safe point of discharge;
b. Be designed to eliminate drainage flowing across property lines unless appropriate
easements are provided for on the Final Map(s);
Applicant
Prior to submittal
of Improvement
Plans for the 1st
Phase south of
Valley House Drive
City, Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
11
c. Be designed to avoid any drainage basin split flow and to respect and maintain
historical drainage watershed boundaries;
d. Include a hydrology/hydraulic report that demonstrates the project will not increase
the 100-year water surface elevations of adjacent properties.
The drainage analysis will utilize hydrology per NOAA Atlas 14 and the storm drain system shall
be designed to meet the requirements of the Sonoma County Water Agency Flood Control
Design Criteria (latest revision), specific to the Project and these conditions.
G6 All grading and improvement plans shall be prepared by a licensed civil engineer and
submitted with a completed Land Development Review Submittal Sheet and LID Worksheet
as available on the City website, construction cost estimates, soil reports, geology reports, all
pertinent engineering design calculations and any and all applicable fees.
Applicant At submittal City, Engineering
G7 Grading plans shall conform to Sections 15.48 and 15.50 of the City of Rohnert Park Municipal
Code, incorporate each recommendation from the soil engineering and engineering geology
reports, be designed to eliminate drainage flowing across property lines and include a Storm
Water Pollution Prevention Plan including winterization and erosion protection.
Applicant At submittal City, Engineering
G8 The project benchmark shall be based on a City approved USGS benchmark.
G9 Grading plans shall indicate all stockpile and material storage areas. These areas shall be
minimized to the extent possible and located away from Camino Colegio and Bodway Parkway
and out of the way of community traffic, pedestrian use and local views to the maximum
extent possible.
Applicant At submittal City, Engineering
G10 All elements of each Improvement Plan that require an exception or permission as set forth in
the City of Rohnert Park Manual of Standards, Details and Specifications (City Standards) shall
be noted in a letter along with supporting engineering information. Applicant At submittal City, Engineering
G11 Improvement plans shall be submitted for each Final Map, except the first Large Lot Final Map
and shall include the full scope and extent of improvements needed to serve the lots created
by the Final Map. Improvement Plans shall include the following infrastructure, which shall be
complete and usable for the lots created by the Final Map:
a. Looped water systems, sufficient for fire flows;
b. Complete storm drain systems with detention to mitigate the 20% of 2 year to 10
year storm within 10% of existing hydrograph, and 10 year to 100 year peak flows
and provide storm water cleaning meeting or exceeding SUSMP standards;
c. Complete sewer system draining to the City pump station on Camino Colegio;
d. Roadways with fire access; and
e. Pedestrian facilities.
f. Joint trench and streetlighting.
Applicant At submittal City, Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
12
g. Landscaping.
For the area included with the First Large Lot Final Map, utility improvements shall follow the
Tentative Map, unless otherwise approved by the City Engineer.
G12 Improvement Plans shall include all grading, paving, utilities, drainage, structures to be built,
lighting, joint trench facilities, landscaping, mailboxes, and trash collection facilities. 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.
Applicant At submittal City, Engineering
G13 All improvements shall be designed in accordance with the City of Rohnert Park Standard
Improvement Details and state Division of Drinking Water standards for utility separation Applicant At submittal City, Engineering
G14 All grading and improvement plans shall include 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.
Applicant At submittal City, Engineering
G15 If tree removal is required by the grading or improvement plans, the applicant shall submit a
Tree Preservation and Removal Plan including a separate tree removal and sensitive area plan.
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
Applicant At submittal City, Planning
G16 Prior to removal of any trees in any project phase on the main project site, the project sponsor
shall retain a licensed and certified arborist to inventory all trees slated to be removed, as to
size, health, species and location and submit this inventory to the City. Regardless of any
relationship to a “larger project”, the project sponsor shall comply with the recommendations
of the arborists report for tree protection (for trees to remain) and the provisions of RPMC
17.15.050 for any trees to be removed including payment of in-lieu fees, the replacement of
trees or both.
G17 The Grading/Improvement Plans shall include the following required notes:
a. "Any excess materials shall be considered the property of the contractor and
shall be disposed of away from the job site in accordance with applicable
local, state and federal regulations."
b. "During construction, the contractor shall be responsible for controlling noise,
odors, dust and debris to minimize impacts on surrounding properties and
roadways. Contractor shall be responsible that all construction equipment is
Exhibit C to Resolution
SOMO Project COA
12/08/20
13
equipped with manufacturers approved muffler's baffles. Failure to do so
may result in the issuance of an order to stop work."
c. "If at any time during earth disturbing activities a concentration of artifacts or
a cultural deposit is encountered, work shall stop in the immediate area and
the construction manager shall contact the City and a qualified
archeologist.”
d. “If human remains are encountered anywhere on the project site, all work
shall stop in the immediate area and the construction manager shall contact
the City, the County Coroner and a qualified archeologist.”
e. “If paleontological resources or unique geologic features are encountered
during construction, all work shall stop in the immediate area and the
construction manager shall contact the City and a qualified paleontologist.”
f. "Construction work hours shall be consistent with the Rohnert Park Municipal
Code, Noise Ordinance.
g. "If hazardous materials are encountered during construction, the contractor
will halt construction immediately, notify the City of Rohnert Park, and
implement remediation (as directed by the City or its agent) in accordance
with any requirements of the North Coast Regional Water Quality Control
Board."
h. "The contractor(s) shall be required to maintain traffic flow on affected
roadways during non-working hours, and to minimize traffic restriction
during construction. The contractor shall be required to follow traffic safety
measures in accordance with the Cal Trans "Manual of Traffic Safety
Controls for Construction and Maintenance Work Zones." The City of
Rohnert Park emergency service providers shall be notified of proposed
construction scheduled by the contractor(s) in writing and at least 24 hours
in advance of its proposed schedule of work."
i. Use of plastic monofilament netting (e.g., erosion control matting or wattles)
for erosion control is prohibited. Appropriate fiber netting or similar natural
materials (e.g., coconut coir matting) shall be used for erosion control or
other purposes in sensitive areas, to reduce the potential for entrapping
wildlife.
Water, Recycled Water, Sewer and Storm Drain Design
W1 Recycled water shall be used for landscape irrigation to the maximum practical extent. Applicant Prior to plan
approval City, Engineering
W2 The recycled water system improvements shall be designed in accordance with the City of
Santa Rosa’s Recycled Water Users Guide, the City of Santa Rosa and City of Rohnert Park Applicant Prior to plan
approval City, Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
14
standards, Title 22 of the California Code of Regulations and the requirements of the North
Coast Regional Water Quality Control Board
W3 All recycled water mains, service laterals, plumbing, valves, pipes, appurtenances, irrigation
parts, vaults and boxes must be purple. Recycled water notification signs shall be installed as
directed by the City Engineer. Recycled water spray, mists and ponding must not be present in
any designated eating area. All drinking fountains must be positioned or shielded to eliminate
any exposure to recycled water sprays or mists.
Applicant Prior to plan
approval City, Engineering
W4 Recycled water/potable water dual plumbing design and layout, construction-installation and
final inspection review for individual lots or grouping of lots must be performed by an AWWA
certified Cross Connection Specialist and all deficiencies must be corrected at the applicant’s
expense. Written reports of the Cross Connection Specialist's finding must be submitted to
and approved by the City.
Applicant Prior to plan
approval City, Engineering
W5 The water system improvement plans for each phase shall be accompanied by a hydraulic
model run, or alternative form of calculation, demonstrating that the fire flows and pressures
required for the project, can be achieved with the proposed water system improvements.
These calculations are subject to the approval of the City Engineer and Fire Marshall. The
applicant may request that the City complete these calculations, in which case the applicant
shall fund the City’s work in accordance with the terms of its reimbursement agreement.
Applicant Prior to plan
approval City, Engineering
W6 Each individual multifamily and/or commercial unit shall be sub-metered off a master City
water meter. Applicant Prior to plan
approval City, Engineering
W7 The improvement plans shall show water services to each building. All water meters shall be
located within the right-of-way or public water easement.
W8 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. Applicant Prior to plan
approval City, Engineering
W9 For each set of improvements, all private water lines shall be isolated from the public water
system as required by the Rohnert Park Municipal Code and Manual of Standards. Applicant Prior to plan
approval City, Engineering
W10 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.
Applicant Prior to plan
approval
City, Department of
Public Safety-Fire,
Engineering
W11 The improvement plans shall include a note that states "All hydrants shall be covered with
bags indicating that the hydrant is not active until flow tests are completed by the City and the
hydrants are approved. Applicant Prior to plan
approval
City, Department of
Public Safety-Fire,
Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
15
W12 The improvement plans shall show a sewer lateral to each building in accord with City Standards Applicant Prior to plan
approval City, Engineering
W13 The improvement plans shall show that all manholes, including any existing manholes to be
retrained, shall be provided with a gasketed lids consistent with City Standards. Applicant Prior to plan
approval City, Engineering
W14 Where the design includes retaining existing sewer mains, these mains shall be CCTV’d before
improvement plan submittal. The improvements plans shall include any work necessary to
correct existing defects. Applicant Prior to plan
approval City, Engineering
W15 Sewer grades must be designed such that ultimate finished floors are a minimum of 12" above
upstream manhole or clean-out rim elevations. Applicant Prior to plan
approval City, Engineering
W16 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.
Applicant Prior to plan
approval City, Engineering
W17 The improvement plans shall illustrate any grease traps required for commercial kitchen or
restaurant facilities in accordance with the requirements of the Santa Rosa Subregional
System and the City of Rohnert Park Design Standards. Applicant Prior to plan
approval City, Engineering
W18 Sanitary sewer connections shall be provided to the floor sump in all trash dumpster
enclosures. Applicant Prior to plan
approval City, Engineering
W19 The improvement plans shall be in conformance with the City of Santa Rosa and Sonoma
County Storm Water Low Impact Development Technical Design Manual (latest edition). The
final improvement plans shall include a tributary area map showing how each portion of the
site is directed to a treatment measure.
Applicant Prior to plan
approval City, Engineering
W20 Discharge of runoff onto pavement should be avoided.
W21 The improvement plans shall include storm drainage improvements to remove oil and grease
from discharges from parking lots, including directing runoff to vegetated swales or areas,
consistent with best management practices (BMPs). Applicant Prior to plan
approval City, Engineering
W22 No lot to lot drainage is allowed. No concentrated drainage may discharge across sidewalks.
All site drains must be connected to the public storm drain system, or discharged through the
face of curb. A minimum of two curb drains will be required to drain residential lots. Applicant Prior to plan
approval City, Engineering
W23 Plans and certifications shall demonstrate compliance of all improvements, including building
pads and finished floor elevations, with the City's Flood plain Ordinance, to the satisfaction of
the Building Official and City Engineer. Pad elevations shall be constructed at a minimum of 1
foot above the 100-year Floodplain as determined by the City and certified by the project
engineer.
Applicant Prior to plan
approval City, Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
16
W24 Site drainage design must include facilities for the containment of recycled water runoff due
to over irrigation, system leakage or control failure. Applicant Prior to plan
approval City, Engineering
W25 Post-construction storm water treatment measures must take into account trash management
in accordance with trash capture requirements adopted by the State Water Resources Control
Board in April 2015. The post construction measures shall include treating drainage inlets in the
street right-of-way along the project frontages.
Applicant Prior to plan
approval City, Engineering
W26 The final storm drain design shall be in substantial conformance with that shown on the
tentative map, with the following modifications as determined at the discretion of the City
Engineer: Applicant Prior to plan
approval City, Engineering
W27 Where the design includes retaining existing storm drain lines, these lines shall be CCTV’d before
improvement plan submittal. The improvements plans shall include any work necessary to
correct existing defects. Applicant Prior to plan
approval City, Engineering
W28 Any proposed stormwater separator units shall be located out of the vehicle travel lanes so that
the street is not blocked during future maintenance operations. Applicant Prior to plan
approval City, Engineering
W29 Water quality/detention basins 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 be not be subject to groundwater
intrusion. The pond shall be located in a parcel dedicated to the City. An access gate shall be
provided to the basin, located so that vehicles can pull off the street while unlocking the gate.
The basin shall be landscaped; the landscaping for the basin shall be reviewed and approved by
the Planning Manager.
Applicant
Prior to approval
of improvement
plans including the
water
quality/detention
basin
City, Engineering
W30 The storm drain line in A Street, 2nd Street, and B Street shall be sized to handle runoff the
southerly portion of the site in an undeveloped condition (flows from the southerly portion of
the site when developed shall be detained to match pre-development flows). Applicant
Prior to approval
of improvement
plans including A,
B and 2nd Streets
City, Development
Services
Joint Trench and Lighting Design
T1 Onsite and offsite dry utilities shall be underground in accordance with the City of Rohnert
Municipal Code. Applicant Per plan approval City, Engineering
T2 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 Per plan approval City, Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
17
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
T3 Cable or fiber optic infrastructure shall be provided to each lot for cable television and
Internet access. Applicant Prior to plan
approval City, Engineering
T4 Lighting plans shall include photometric plans in the submittal. Project lighting shall conform
to City or SOMO Village design standards as appropriate. All exterior lighting shall be LED and
designed to avoid spillover onto adjacent properties and the public right-of-way. All lighting,
reflective surfaces, and other sources of illumination shall be utilized in a manner that
minimized glare on public streets or any other parcel. The lights shall be of a minimum
illumination necessary to perform operations and provide for safety and security.
Applicant Prior to plan
approval
City, Development
Services
T5 Lighting standards for private streets and alleys shall be designed in accordance with the
Public Safety Department’s requirements and the Sonoma Mountain Village Design Standard Applicant Prior to plan
approval City, Engineering
T6 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. Applicant Prior to plan
approval City, Engineering
Surface Improvement Designs
S1 All roadways, private lanes and drives shall be designed in accordance with Rohnert Park
Manual of Standards, as modified by the SOMO Village FDP and approved tentative map and
shall 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.
Applicant Prior to plan
approval City, Engineering
S2 Roadway improvement plans for the project’s onsite streets should include designated
curb space in commercial and multifamily residential areas to accommodate the
increased frequency of pick up/drop off activity associated with new transportation
technologies including ridesharing services and autonomous vehicles.
Applicant Prior to plan
approval City, Engineering
S3 The design of all entrances to the site shall be subject to Department of Public Safety
approval. Minimum interior and exterior turning radius for Fire Apparatus Access shall
be all 20 feet and 40 feet.
Applicant Prior to plan
approval City, Engineering
S4 Adequate vehicle sight distance as specified by the State of California, Department of
Transportation’s Highway Design Manual (latest edition) and the City’s requirements for site
triangles, shall be provided at all public and private street intersections.
Applicant Prior to plan
approval City, Engineering
S5 The applicant shall show the proposed structural sections for all private streets on the site
improvement plans. Applicant Prior to plan
approval City, Engineering
S6 Alleys shall be at least 24-feet wide (building face to building face) if they serve more
than 20 units and shall be used for access only (no parking). Applicant Prior to plan
approval City, Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
18
S7 The improvement plans shall indicate that 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.
Applicant Prior to plan
approval City, Engineering
S8 The improvement plans shall include the installation of moisture barriers at the edges of all
pavement sections for purposes of maintaining constant moisture content of pavement
sections. The design shall include moisture protection extending to 6 inches below the
aggregate base layer. The moisture barrier shall be a minimum of 4 inches wide and consist
of Controlled Low Strength Material (CLSM) in a 10 mil visqueen lined trench or approved
alternative method.
Applicant Prior to plan
approval City, Engineering
S9 Soils beneath all roadways including alleys shall be lime treated based on site specific tests
and as recommended by a geotechnical engineer. Applicant Prior to plan
approval City, Engineering
S10 The improvement plans shall include Street Signing and Pavement Marking Plan for review and
approval by the City Engineer and Fire Marshall. Striping, pavement markings and traffic
signage shall be provided on all streets as necessary and as required by the City Engineer and
Fire Marshall. Speed limit signs shall be installed at locations determined by the City Engineer.
Applicant Prior to plan
approval City, Engineering
S11 For commercial and multi-family buildings, trash dumpster enclosures shall be located at each
building and shall be covered and plumbed to the sanitary sewer system. Applicant
Prior to plan
approval, installed
prior to occupancy
City, Engineering
S12 Sidewalk warps shall be provided to allow a clear four-foot walkway at all locations, including
areas where mailboxes, streetlights, street signs and fire hydrants are to be installed. Applicant
Prior to plan
approval, installed
prior to occupancy
City, Engineering
S13 One-inch chases shall be installed to all parkway strips from adjacent parcels to allow for the
installation of irrigation lines in the future. Applicant
Prior to plan
approval, installed
prior to occupancy
City, Engineering
S14 The improvement plans shall illustrate handicap ramps and parking as required by State of
California Title 24. Applicant Prior to plan
approval City, Engineering
S15 Driveway entrances shall be designed to meet the requirements of the City Standards and the
City Engineer. All driveways shall be per City standards for commercial developments. Applicant
Prior to plan
approval, installed
prior to occupancy
City, Engineering
S16 The improvement plans shall show bicycle racks on-site in accordance with City Standards,
which require individually mounted inverted-U-shaped racks, unless an alternative is approved
by the City Engineer. Applicant
Prior to plan
approval, installed
prior to occupancy
City, Engineering
S17 The site design shall include adequate fire lanes and other emergency facilities as determined
by Department of Public Safety including any NO PARKING lanes, turnarounds, or other
features as required by the Rohnert Park Department of Public Safety. Fire Apparatus Access
Roads and Fire Lanes must be fully identified with signage and/or curb markings as approved
by the Fire Marshal.
Applicant
Prior to plan
approval, installed
prior to occupancy
City, Fire Marshall
Exhibit C to Resolution
SOMO Project COA
12/08/20
19
S18 The applicant shall contact the solid waste franchised hauler and obtain their written approval of
the proposed solid waste pickup locations. 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 where trash receptacles are serviced from public streets and
accommodate the receptacles for the respective lots.
Applicant
Approval of 1st
Phase of
Development and
Each Subsequent
Phase of
Development
City, Development
Services
S19 The improvement plans for the first development fronting Camino Colegio shall include
reconstructing and widening the Camino Colegio Class I Bicycle/ Pedestrian Trail, from Bodway
Parkway west to the westerly end of the development, to the City’s concrete multi-use path
standard, including connecting to the existing concrete Class 1 Trail. The plans shall include
landscaping and street lighting. These improvements shall be constructed in conjunction with the
development of lots fronting onto Camino Colegio.
Applicant
Improvement
Plans (1st
Development
Fronting Camino
Colegio)
City, Engineering
S20 The improvement plans for first development fronting Camino Colegio shall include design of the
following :
• Restriping of Camino Colegio between Bodway Parkway and Mitchell Drive to add on
street bike lanes.
• Modification of the Camino Colegio/Mitchell Drive Intersection to reconfigure the
existing median to add a 100-foot long westbound left-turn pocket; include a left-turn
lane and shared through/right-turn lane on the new northbound approach; and
retain all-way STOP controls.
• Modification of the Camino Colegio/Manchester Intersection to retain all-way STOP
controls; and add a new crosswalk on the western intersection leg with a pedestrian
refuge at the median.
• Modification of the Camino Colegio/Mainsail Intersection to reconfigure the existing
median to add a 100-foot long westbound left-turn pocket; and install STOP sign on
new northbound approach.
These improvements may be constructed as appropriate for the project phasing outlined on
subsequent small lot tentative maps provided that adequate emergency vehicle access is
maintained at all times.
Applicant
Improvement
Plans (1st
Development
Fronting Camino
Colegio)
City, Engineering
S21 The improvement plans for the first development fronting Bodway Parkway shall include the
design of the sidewalk, streetlighting and planter strip landscaping from Camino Colegio south to
Valley House Drive. These improvements shall be constructed as appropriate for the project
phasing outlined on subsequent small lot tentative maps provided that a continuous pedestrian
walkway is maintained at the completion of each phase.
Applicant
Improvement
Plans (1st
Development
Fronting Bodway
Avenue)
City, Engineering
S22 The improvement plans for the first development fronting Bodway Parkway shall include the
design of the following: Applicant
Improvement
Plans (1st
Development
City, Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
20
• Modification of the Bodway Parkway/ Waterside Lane Intersection to maintain the
existing right-in/right-out configuration with raised median; and to install a STOP sign
on new eastbound approach.
• Modification of the Bodway Parkway/ Wisdom Lane Intersection to install a
northbound left-turn pocket; a new crosswalk incorporating high-visibility crossing
treatments consistent with those installed at the adjacent Waterside Lane
intersection; and a new STOP sign on new eastbound approach.
• Roundabout on Bodway Parkway/Valley House Drive
These improvements may be constructed as appropriate for the project phasing outlined on
subsequent small lot tentative maps.
Fronting Bodway
Avenue)
S23 Valley House Drive shall be designed from Bodway Parkway to B Street in conjunction with the first
development in Phase 2N. Improvements shall be completed by 502 building permit and shall
include a Class I bicycle/ pedestrian trail on the south side of the street, which connects to the
SMART trail and a Class II bicycle lane on the north (westbound) side of the street
Applicant
Improvement
Plans (1st
Development in
Phase 2)
City, Engineering
S24 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 final map after the first large lot
tentative map.
Applicant At Submittal
City, Engineering
Sonoma County
Transit
S25 Improvement plans for parking lots shall use light-colored paving material where appropriate and
include shade trees as required by the RPMC.
Landscape Design
Ld1 Landscaping shall be designed in accordance with the State’s Model Water Efficient Landscaping
Ordinance (MWELO). Landscaping plans shall identify landscape material types and locations,
irrigation, water usage calculations, and other information as required.
Applicant Prior to plan
approval
City, Development
Services
Ld2 Electrical and water services shall be provided to all parks, landscape medians, and other landscape
areas. Applicant Prior to plan
approval City, Engineering
Ld3 Street tree planting details shall be based upon a mutually agreed upon standard that includes the
following:
a. Tree landscape planter strips, where required by the SMV P-D Zoning District, shall be 5.5
feet or greater. Tree landscape planter strips shall be 5.5 feet or greater on local roadways
and 10 feet or greater on major roadways;
b. Tree planting area will be the greater of that recommended by Urban Tree Foundation,
City of Los Angeles Bureau of Street Services - Street Tree Division Street Tree Selection,
and the City of Santa Rosa.
c. Design details will consider soil volumes, open soil area, and root pathways.
Applicant Prior to plan
approval City, Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
21
Ld4 All trees within five feet of the public right-of-way shall have root barriers that are approved by the
Planning Manager. Applicant Prior to plan
approval City, Engineering
Offsite Improvements – Requirements and Timing
O1 Offsite Traffic Improvements shall be designed and guaranteed under a Subdivision Improvement
Agreement, in accordance with the SOMO Traffic Mitigation Matrix dated November 25, 2019
(attached as Exhibit E to the Development Agreement), with the Small Lot Final Map that triggers
the improvements, based on the number of dwelling units within the map. Improvements shall
conform to the scope listed in the DEIR.
Applicant
Improvement
Plans (Final Map
which Triggers
Improvements)
City, Engineering
Prior to Grading Permit/Start of Construction
Gp1 Prior to the issuance of any grading permits, the Applicant shall demonstrate compliance under
California’s General Permit for Stormwater Discharges Associated with Construction Activity by
providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control
Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification
(WDID) Number. A copy of the current SWPPP shall be kept at the project site and be available for
City review on request. A separate SWPPP may be submitted for each development phase, or a
master SWPPP may be applied to all onsite development.
Applicant Prior to issuance
of grading permit City, Engineering
Gp2 Prior to the issuance of any grading permits, the Applicant shall submit a Water Quality
Management Plan (WQMP) and Chemical Application Management Plan to protect water quality
after construction. The WQMP is subject to review and approval by the City and shall contain
specific stormwater Best Management Practices (BMPs) for reducing potential pollutants in
stormwater runoff. BMP location, size, design and operation criteria, and pollutant removal rates
expected shall be referenced, documented, and incorporated into the WQMP. Each development
phase shall include full trash capture measures compliant with the State of California Phase 2 MS4
Permit trash reduction requirements (5 mm. screening, sized to handle 1-year, 1-hour storm).
Applicant Prior to issuance
of grading permit City, Engineering
Gp3 No construction shall be initiated for any phase until the Grading Plans/ Improvement Plans
have been approved by the City, all applicable fees have been paid, an encroachment permit
and/or grading permit has been issued, a project schedule has been submitted to the City
Engineer and a pre-construction conference has been held with the City Engineer or designee.
Applicant Prior to issuance
of grading permit City, Engineering
Gp4 Developer shall secure appropriate encroachment permits prior to performing any work within
City or County right of way or easement. Applicant Prior to issuance
of grading permit City, Engineering
Gp5 If the site will require import or export of dirt, the applicant shall submit in writing the
proposed haul routes for the trucks and equipment. The haul routes must be approved by the
City prior to import/export work commencing.
Applicant Prior to issuance
of grading permit City, Engineering
Gp6 The project applicant shall prepare and implement a traffic control plan for construction
activities that may affect road rights-of-way, to facilitate travel of emergency vehicles on Applicant Prior to issuance
of grading permit City, Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
22
affected roadways. The traffic control plan must follow applicable City of Rohnert Park
standards and must be approved and signed by a professional engineer
Gp7 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. Applicant Prior to wall
construction
City, Engineering,
Building
Gp8 At the time project construction begins on the project site, the Applicant shall construct a 7’ to
8’ solid concrete/masonry walls along the property line along the northern side of Camino
Colegio between Manchester Avenue and Mitchell Drive. The new wall shall be designed to be
the similar to the existing wall along Camino Colegio between Manchester Avenue and Mainsail
Drive. Applicant shall submit wall design to Development Services Department for review prior
to commencement of construction. Applicant shall conduct outreach to affected parcels prior
to construction.
Applicant
Plans submitted
with improvement
plan, and wall
complete by first
Building Permit
City, Engineering,
Building
Gp9 The applicant shall obtain a demolition permit for any structure to be demolished. All
underground structures shall be abated, backfilled, inspected and approved by Sonoma County
Environmental Health Services or the Building Official as applicable. Applicant Prior to
Demolition
City, Engineering,
Building
Gp10 Prior to issuance of a grading permit, the Applicant for each development phase shall submit a
Phase II Environmental Site Assessment covering any areas of known concern identified in the
Phase I Environmental Site Assessment. Applicant Prior to issuance
of grading permit City, Engineering
Gp11 Recycling and/or reuse of demolition/construction materials shall be carried out to the extent
feasible, and containers shall be provided onsite for that purpose, in order to minimize
construction-generated waste conveyed to the landfill. Location and size of recycling containers for
collection of demolition/construction materials shall be identified on grading and building plans,
subject to review and approval by the City Building Official or designee. A minimum of 75% of
demolition and construction materials shall be recycled or reused
Applicant Prior to issuance
of grading permit City, Building
Gp12 Prior to issuance of each grading permit, the Applicant shall submit evidence of completed special-
status species surveys, consultation with USFWS and/or CDFG, tree inventories and applicable
Mitigation Measures have been met as required in the EIR.
Applicant Prior to issuance
of grading permit City, Planning
Gp13 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 (accept those to be retained for use by the existing commercial buildings) shall be abandoned
and destroyed in a manner approved by the Department of Environmental Health Services.
Applicant
Prior to issuance
of grading or
demolition
permits
City, Engineering,
Building, County
Environmental Health
Gp14 The developer’s soils engineer shall sign the plans stating that they conform to the soils report
recommendations. Applicant Prior to issuance
of grading permits City, Engineering
Gp15 All areas to be graded and left undeveloped shall have a revegetation plan as part of the dust
control program. The Development Services Director or designee shall review and approve the
plan. The applicant shall guarantee the revegetation prior to issuance of grading permits.
Applicant Prior to issuance
of grading permits City, Engineering
During Grading and Improvement Construction
Exhibit C to Resolution
SOMO Project COA
12/08/20
23
C1 The project sponsor shall implement recommended dust control measures. To reduce particulate
matter emissions during project excavation and construction phases, the project contractor(s) shall
comply with the dust control strategies developed by the BAAQMD. The project sponsor shall
include in construction contracts the following requirements or measures shown to be equally
effective.
• Cover all trucks hauling soil, sand, and other loose construction and demolition debris
from the site, or require all such trucks to maintain at least two feet of freeboard;
• Water all exposed or disturbed soil surfaces in active construction areas at least twice
daily;
• Use watering to control dust generation during demolition of structures or break-up of
pavement;
• Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved
parking areas and staging areas;
• Sweep daily (with water sweepers) all paved parking areas and staging areas;
• Provide daily clean-up of mud and dirt carried onto paved streets from the site;
• Enclose, cover, water twice daily or apply non-toxic soil binders to exposed stockpiles
(dirt, sand, etc.);
• Limit traffic speeds on unpaved roads to 15 mph;
• Install sandbags or other erosion control measures to prevent silt runoff to public
roadways;
• Replant vegetation in disturbed areas as quickly as possible;
• Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously
graded areas inactive for ten days or more);
• Install wheel washers for all existing trucks, or wash off the tires or tracks of all trucks and
equipment leaving the site;
• Install wind breaks at the windward side(s) of construction areas;
• Suspend excavation and grading activity when winds (instantaneous gusts) exceed 25
miles per hour over a 30-minute period or more; and
• To the extent possible, limit the area subject to excavation, grading, and other dust-
generating construction activity at any one time.
Applicant
During Grading
and Improvement
Construction
City, Engineering
C2 The project sponsor shall designate a dust control coordinator. To facilitate control of dust
during construction and demolition phases, the project sponsor shall include a dust control
coordinator in construction contracts. All construction sites shall have posted in a conspicuous
location the name and phone number of a designated construction dust control coordinator
who can respond to complaints by suspending dust-producing activities or providing additional
personnel or equipment for dust control.
Applicant
During Grading
and Improvement
Construction
City, Engineering
C3 The project contractor shall implement measures to reduce the emission of pollutants
generated by heavy-duty diesel powered equipment operating at the project site during
project excavation and construction phases. The project sponsor shall include in
Applicant
During Grading
and Improvement
Construction
City, Engineering
Exhibit C to Resolution
SOMO Project COA
12/08/20
24
construction contracts the following requirements or measures shown to be equally
effective.
• Keep all construction equipment in proper tune, in accordance with
manufacturer’s specifications;
• Implement measures identified to reduce diesel powered equipment emissions.
• Use late model heavy-duty diesel-powered equipment at the project site to the
extent that it is readily available in the San Francisco Bay Area; •
• Use diesel-powered equipment that has been retrofitted with after-treatment
products (e.g., engine catalysts) to the extent that it is readily available in the San
Francisco Bay Area;
• Use low-emission diesel fuel for all heavy-duty diesel-powered equipment
operating and refueling at the project site to the extent that it is readily available
and cost effective in the San Francisco Bay Area (this does not apply to diesel-
powered trucks traveling to and from the site);
• Utilize alternative fuel construction equipment (i.e., compressed natural gas,
liquid petroleum gas, and unleaded gasoline) to the extent that the equipment is
readily available and cost effective in the San Francisco Bay Area;
• Limit truck and equipment idling time to five minutes or less; and
• Rely on the electricity infrastructure surrounding the construction sites rather
than electrical generators powered by internal combustion engines to the extent
feasible.
C4 The project contract will implement the following measures during construction to control
noxious weeks:
• Educate construction supervisors and manager on weed identification and the
importance of controlling and preventing the spread of noxious weed infestations
• Clean construction equipment at designated wash stations before entering and
upon leaving the construction site
• Seed all disturbed areas on which there has been no construction within the same
season with certified weed-fee native mixes or weed-free rice straw
• Conduct follow-up inventory of the construction area to verify that construction
activities have no resulted in the introduction of new, noxious weed infestations
• If weed infestations are encountered, contact appropriate resource agency to
determine species specific treatments
Applicant
During Grading
and Improvement
Construction
City, Engineering
Prior to Building Permit
B1 Building materials, including paints, solar treatments and finishing materials, shall be
nonreflective to the maximum extent possible Applicant Building Permit City, Building,
Planning
B2 Building design specifications shall include the following minimum energy reduction measures
or measures shown to be equally effective: Applicant Building Permit City, Building
Exhibit C to Resolution
SOMO Project COA
12/08/20
25
• Use solar or low emission water heaters in residential and new retail buildings
• Provide energy-efficient heating, cooling and other appliances
• Provide energy efficient automated control for air conditioning
• Install ozone destruction catalyst on air conditions in consultation with BAAQMD
• Use light colored roofing materials to reflect heat
B3 Prior to issuance of any building permits for demolition, removal, remodeling or reconstruction
of the existing buildings, the project sponsor shall retain a qualified environmental specialist to
inspect the buildings. The project sponsor shall comply with the recommendations of the
qualified environmental specialist with respect to the handling and disposal of any hazardous
materials found.
Applicant Building Permit City, Building
B4 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 Applicant Building Permit City, Building,
Engineering, Planning
B5 Prior to issuance of the first building permit in each residential phase, the applicant shall submit
a design for a weather protection cover for the mailboxes for review by the Planning Manager. Applicant Building Permit City, Building,
Engineering, Planning
B6 In each neighborhood, prior to the issuance of the first building permit for each 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. The signing plan shall be
submitted to the Planning Manager for review and approval prior to installation of the signs.
Applicant Building Permit City, Building,
Planning
B7 The extension of Bodway Parkway from Valley House Drive to Railroad Avenue, including the traffic
signal at the Bodway/Railroad intersection, shall be completed pursuant to the Development
Agreement.
Applicant Building Permit City, Engineering
B8 Any future onsite water lines connecting to the Sonoma County Water Agency (SCWA) line and City
mains shall be acceptably completed prior to the need for fire flow above 1,500 gpm. This includes
any multi-family housing or any commercial construction outside the shells of the existing building.
The Applicant shall restore electrical power to existing meters from the SCWA system
Applicant Building Permit City, Engineering
B9 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
Applicant Building Permit
City, Building,
Engineering, Public
Safety
B10 All proposed building finished floor elevations, including garages, shall be a minimum of 1 foot
above the post construction 100-year water surface elevations. Applicant Building Permit City, Engineering
B11 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
Applicant Building Permit City, Public Safety
Exhibit C to Resolution
SOMO Project COA
12/08/20
26
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.
B12 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 and in compliance with the soils and
geo-technical recommendations
Applicant Building Permit
City, Building,
Engineering, Public
Safety
B13 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.
Applicant Building Permit City, Public Safety
B14 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 Uniform 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 copy of a "Hazardous Materials Disclosure Chemical Inventory and
Business Emergency Plan" packet.
Applicant Building Permit City, Public Safety
B15 Prior to issuance of any building permit, the Applicant shall demonstrate that all exterior lighting
has been designed and located so that all direct rays are confined to the property in a manner
meeting the approval of the Development Services Department and consistent with the SMV
Design Standards.
Applicant Building Permit City, Engineering
B16 Applicant shall contribute $7,000 to the City of Rohnert Park toward the construction of a structure
at the Rohnert Park Animal Shelter for housing poultry.
The SMV Design Review Board (DRB) shall work with the City of Rohnert Park Animal Shelter to
prepare informational material regarding the care of livestock. This material shall be distributed to
all future residents seeking approval through the DRB for required structures for chickens.
Applicant
Prior to 1st
Residential
Building Permit
City, Public Works
B17 All construction of new multi-family residential projects and all non-residential construction
projects shall comply with the City’s Source Reduction and Recycling Element, Household
Hazardous Waste Element and the Sonoma County Integrated Waste Management Plan, which Applicant
Prior to all new
multi-family and
non-residential
Building Permits
City, Public Works
Exhibit C to Resolution
SOMO Project COA
12/08/20
27
incorporates these Elements. Provisions for compliance with the Plan will be submitted with
individual project plans within SMV Planned Development.
B18 The applicant shall provide proof of payment of any impact fees required by the school district that
serves the property. Applicant Prior to each
building permit
City, Development
Services
B19 The applicant shall pay all applicable fees including building plan check and inspection fees and all
City impact fees including the Regional Traffic Impact Fee. Applicant Prior to each
building permit
City, Development
Services
Prior to Occupancy
O1 Disclosure statements shall be provided to all future onsite residents to inform them of possible
sleep disruption due to vibration from ongoing construction onsite. Disclosure statements shall be
approved by the City Attorney prior to issuance of the first Certificate of Occupancy for any new
construction within the SMV Planned Development.
Applicant Prior to Final
Inspection City Attorney
O2 All landscaping and irrigation subject to the State Ordinance shall be substantially complete prior to
the issuance of a Certificate of Occupancy. Applicant Prior to Final
Inspection City, Engineering
O3 The Applicant shall fund installation of a sewer flow meter at the inlet to the City’s pump station on
Camino Colegio before issuance of the first Certificate of Occupancy for any new buildings (existing
buildings are excluded).
Applicant Prior to First
Occupancy City, Public Works
O4 Prior to the issuance of any certificate of occupancy, the Applicant shall demonstrate compliance
with the WQMP, including implementation and construction of all structural and non-structural
BMPs. The Applicant shall submit an Operations and Maintenance Plan for all structural BMPs,
which shall be subject to review and approval by the City.
Applicant
Prior to First
Occupancy in each
phase
City, Public Works
O5 Prior to the issuance of any Certificate of Occupancy, all fire hydrants shall have a blue
reflective pavement marker indicating the hydrant location on the street as approved by the
Fire Marshal. The property owners must maintain any blue reflective pavement markers
located on private streets or alleys in good condition and the maintenance requirement shall
be included in the CC&Rs for the SMV Planned Development.
Applicant
Prior to First
Occupancy in each
phase
City, Public Safety
O6 All properties shall be clearly marked with lighted address numbering on the front of each unit
and on both front and rear of the units having rear alley access; rear addressing shall include
the street name utilizing street signage in conformance with SMV Design Standards. Applicant Prior to Final
Inspection City, Public Safety
O7 Land reservation for group mailboxes shall be identified in conjunction with US Post office for
siting. Procedures for obtaining mailbox keys shall be provided to each buyer in property
disclosure statement at close of escrow. Applicant Prior to Final
Inspection City, Planning
O8 Prior to issuance of a Certificate of Occupancy, the Applicant shall provide plans or identify
measures to comply with standard procedures for implementing the Uniform Fire Code in the use
of any combustible and flammable liquids, aboveground or underground storage of such materials,
welding and potential spark production, and building occupancy rating in a manner meeting the
approval of the Fire Marshal.
Applicant Prior to
Occupancy City, Public Safety
Exhibit C to Resolution
SOMO Project COA
12/08/20
28
O9 Prior to issuance of the first Certificate of Occupancy in each phase, the Developer shall provide a
Phased 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.
Applicant
Prior to First
Occupancy in each
phase
City, Building,
Engineering
O10 Prior to issuance of the first Certificate of Occupancy in each phase, 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
Applicant
Prior to First
Occupancy in each
phase
City, Building,
Engineering
O11 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.
Applicant Prior to
Occupancy
City, Building,
Engineering
O12 The applicant shall obtain all necessary permits and clearances from the Rohnert Park Building
and Public Safety Departments prior to occupancy of the project. Applicant Prior to
Occupancy
City, Building,
Engineering