2021/07/08 Planning Commission Agenda Packet
City of Rohnert Park
Planning Commission
NOTICE IS HEREBY GIVEN THAT A MEETING
will be held on Thursday July 8, 2021 6:00 P.M.
* COVID-19 NOTICE *
Consistent with Executive Orders No. Order No. N-08-21 from the Executive Department of the
State of California, the Meeting will not be physically open to the public and
Commissioners/Committee Members will be teleconferencing into the meeting via Zoom Video
Communications software.
How to observe the Meeting:
To maximize public safety while still maintaining transparency and public access, members of
the public can observe the meeting on Cable Channel 26 or by visiting meeting central on our
website https://www.rpcity.org/city_hall/city_council/meeting_central
How to submit Public Comment:
Members of the public may provide public comment by sending comments to the Recording
Secretary by email at planning@rpcity.org. Comments are requested by 3:00 p.m. on the day of
the meeting, but can be emailed until the close of the Agenda Item for which the comment is
submitted. Email comments must identify the Agenda Item Number in the subject line of the
email and should be a maximum of 350 words, which corresponds to approximately 3 minutes of
speaking time. The comments will be read for the record, with a maximum allowance of 30
minutes of total public comments, subject to the Chair’s discretion. If a comment is received
after the agenda item is heard but before the close of the meeting, the comment will still be
included as a part of the record of the meeting but will not be read for the record or considered in
connection with the agenda item.
1. CALL TO ORDER
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL
(Austin-Dillon_____ Blanquie____ Lam____ Orloff____ Striplen____)
4. PUBLIC COMMENT – Persons who wish to speak to the Commission regarding an
item that is not on the agenda may do so at this time. Please see above for details on how to
submit public comments.
5. CONSENT CALENDAR - ADOPTION OF MINUTES
5.1 Approval of the Draft Minutes of the Planning Commission Meeting of May 27,
2021
Commissioner Motion/Roll Call Vote:
(Austin-Dillon_____ Blanquie____ Striplen____ Lam_____Orloff_____)
6. AGENDA ITEMS
6.1 PUBLIC HEARING: Renewal of Site Plan and Architectural Review for the
Adega II at Rohnert Park Apartment Homes
CEQA: This project does not necessitate further environmental review of the Project under
CEQA, per the provisions of CEQA 15162, Subsequent EIRs and Negative Declarations.
Commissioner Motion/Roll Call Vote:
(Austin-Dillon_____ Blanquie____ Striplen____ Lam_____Orloff_____)
6.2 PUBLIC HEARING: Renewal of Site Plan and Architectural Review for the
Green Acre Nursery and Supply Addition and Remodel
CEQA: This project is categorically exempt from the requirements of the California
Environmental Quality Act (CEQA), under the CEQA guidelines as both a Class 1, Section
15301 modification of an existing facility.
Commissioner Motion/Roll Call Vote:
(Austin-Dillon_____ Blanquie____ Striplen____ Lam_____Orloff_____)
6.3 Discussion: In-person Planning Commission Meetings
7. ITEMS FROM THE PLANNING COMMISSION
8. ITEMS FROM THE DEVELOPMENT SERVICES STAFF
9. ADJOURNMENT
NOTE: If you challenge the nature of the proposed action in court, you may be limited to
raising only those issues you or someone else raised at public hearing(s) described in this agenda,
or in written correspondence delivered to the City of Rohnert Park at, or prior to the public
hearing(s).
AMERICAN DISABILITY ACT ACCOMMODATIONS: In compliance with the Americans
with Disabilities Act, if you need special assistance to participate in this meeting please call
(707) 588-2231. Notification 72 hours in advance of the meeting will enable the City to make
reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102.35.104 AD Title
III).
Appeals of any decisions made tonight must be received by the Planning Division within 10
days and no later than 5:00 p.m. on July 19, 2021.
CERTIFICATION OF POSTING OF AGENDA
I, Jennifer Sedna, Community Development Technician, for the City of Rohnert Park, declare
that the foregoing notice and agenda for the July 8 , 2021 Planning Commission Meeting of the
City of Rohnert Park was posted and available for review on July 2, 2021 at Rohnert Park City
Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the City
of Rohnert Park’s website at www.rpcity.org.
Signed this 2nd day of July, 2021 at Rohnert Park, California.
Jennifer Sedna
Minutes of the Planning Commission Meeting
of the City of Rohnert Park
Thursday, May 27, 2021
6:00 P.M.
130 Avram Avenue, Rohnert Park
1. CALL TO ORDER
Chairperson Orloff called the regular meeting to order at 6:00 p.m.
2. PLEDGE OF ALLEGIANCE
Led by Chairperson Orloff.
3. ROLL CALL
Present: Tramaine Austin-Dillon, Commissioner
Daniel A. Blanquie, Commissioner
Fanny Lam, Vice Chairperson
Marc Orloff, Chairperson
Charles Striplen, Commissioner
Absent: None.
Staff attending via Zoom Video Communications: Planning Manager, Jeff Beiswenger,
Planning Consultant, Emmanuel Ursu, and Recording Secretary, Jennifer Sedna.
Staff present: IS Analyst, Mike Son.
4. PUBLIC COMMENT
None.
5. CONSENT CALENDAR - ADOPTION OF MINUTES
5.1 Approval of the Draft Minutes of the Planning Commission Meeting of April 22,
2021.
ACTION: Moved/seconded (Striplen/ Austin-Dillon) to adopt Minutes of the
Planning Commission Meeting of April 22, 2021.
Motion carried by the following unanimous (5-0-0) roll call vote: AYES:
Austin-Dillon, Blanquie, Striplen, Lam and Orloff; NOES: None; ABSTAIN:
None; ABSENT: None.
6. AGENDA ITEMS
6.1 PUBLIC HEARING: DEVELOPMENT AREA PLAN – File No. PLDP20-
0004 – Richmond American Homes – Consideration of Resolution 2021-08
recommending City Council approval of development area plan (DAP II) for 52
single-family homes and landscaping on property located south of Keiser Ave,
north of Hinebaugh Creek and east of Griffin’s Grove Park on Lot Nos. 27
through 86 of the Vast Oak North Phase 3A – Alder (Seasons) subdivision.
Planning Manager, Jeff Beiswenger, and Consultant Emmanuel Ursu, introduced the item
and answered questions from the Commission, including: inclusion of solar options; a
five bedroom maximum that staff recommends; water-use efficiency elements of the
project; supporting a native, drought adaptive plan palette; developments in the K-section
that were approved with six bedrooms; and, the need for multi-generational homes.
Public Comment opened.
Applicants Alicia Hintzen and John Peterson from Richmond American Homes answered
questions from the Commission, including: pricing of the homes; limiting the number of
bedrooms in the plans; and concerns about conditions of the resolution as currently
written.
No public comments.
Public Comment closed.
1. ACTION: Moved/seconded (Blanquie/Lam) to adopt Resolution 2021-08
recommending City Council approval of development area plan (DAP II) for 52
single-family homes and landscaping on property located south of Keiser Ave,
north of Hinebaugh Creek and east of Griffin’s Grove Park on Lot Nos. 27
through 86 of the Vast Oak North Phase 3A – Alder (Seasons) subdivision.
Motion carried by the following unanimous (5-0-0) roll call vote: AYES:
Austin-Dillon, Blanquie, Striplen, Lam and Orloff; NOES: None; ABSTAIN:
None; ABSENT: None.
7. ITEMS FROM THE PLANNING COMMISSION
Commissioner Striplen continues to search for a presenter for the requested wetland study
session.
9. ITEMS FROM THE DEVELOPMENT SERVICE STAFF
Staffperson Beiswenger stated the there will likely be meetings for the upcoming
scheduled meetings.
10. ADJOURNMENT
Chairperson Orloff adjourned the regular meeting at 6:43 p.m.
____________________________________ ___________________________________
Marc Orloff, Chairperson Jennifer Sedna, Secretary
Page 1
City of Rohnert Park
Planning Commission Report
MEETING DATE: July 8, 2021
ITEM NO: 6.1
PREPARED BY: Suzie Azevedo, Assistant Planner
AGENDA TITLE: PLTX21-0001 – Renewal of Site Plan and Architectural Review for the
Adega II at Rohnert Park Apartment Homes
LOCATION: Northwest Corner of Dowdell Avenue and Martin Avenue (143-040-139)
OWNER/
APPLICANT: Milo Terzich/USA Multifamily Development, Inc.
RECOMMENDED ACTION: Staff recommends that the Planning Commission adopt a
Resolution approving a one year extension of Site Plan and Architectural Review (SPAR) for the
Adega II at Rohnert Park (known as Terracina) Apartment Homes known as Lot 4 of the Five
Creek Subdivision at the northwest corner of Dowdell Avenue and Martin Avenue. (Figure 1)
Figure 1 – Project Location
Page 2
BACKGROUND: The subject property is a 3.3 acre parcel known as Lot 4 of the Five Creek
Subdivision at the northwest corner of Dowdell and Martin Avenue Extension or the southeast
corner of the Five Creek Project Area. On February 25, 2020, the Five Creek development
received City Council approval for a General Plan Amendment and a Stadium Area Master Plan
(SAMP) Amendment to allow development of the proposed high density residential (Phase II)
project in lieu of the previously contemplated retail development.
On June 25, 2020, the applicant, USA Properties Fund, Inc, received Planning Commission
approval for Site Plan and Architectural Review for a 73 unit fully self contained affordable
apartment community. The approval included six new apartment buildings measuring three
stories in height, a tot-lot community area consisting of BBQ units, picnic tables and a tot-lot
structure as well as a club room/community center offering an activity area, full kitchen,
computer lab, community flex space, and restrooms.
The SPAR approval expires one year from the Planning Commission approval date, unless prior
to the expiration a building permit is issued and construction is commenced and diligently
pursued toward completion OR an extension is requested and approved. The applicant applied
for a one-year time extension of the Site Plan and Architectural Review on June 2, 2021. The
application was received prior to the expiration date of June 25, 2021 and the matter is being
brought before the Planning Commission for consideration.
ANALYSIS: Pursuant to Zoning Ordinance Section 17.25.035, Lapse of Approval/Renewal for
Site Plan and Architectural Review approvals, the following shall apply:
A. A Site Plan and Architectural Review approval shall lapse one year after the date of final
approval or at an alternative date specific at the time of approval, unless
1. A building permit has been issued and construction has diligently commenced; or
2. A Certificate of Occupancy has been issued; or
3. The use is established; or
4. The Site Plan and Architectural Review approval is renewed in accordance with
subsection B below.
B. A Site Plan and Architectural Review approval may be renewed for an additional period
of one year provided that prior to the expiration date, an application for renewal is filed
with the Planning Commission. The Commission shall not deny the renewal request
without first holding a Public Hearing and making findings supporting the reason for
denial. If the Planning Commission denies the renewal request, the applicant shall have
ten calendar days to appeal the decision to the City Council as set forth in Chapter 17.25
Article XII.
As previously noted, the applicant has filed the necessary application pursuant to this provision.
USA Properties is requesting an extension to allow for the finalization of construction drawings
for building permit submittal early October, 2021. In conjunction with the extension application,
Page 3
an Administrative Use Permit application was also filed for minor modifications to the SPAR
approval as follows:
• Replacing the affordable leasing office with a 2-BR apartment and amending the project
from a 73 unit fully self-contained affordable apartment community to a 74 unit phase II
of the Adega at Rohnert Park apartment community with ten percent of the new 74 units
deed restricted to incomes at or below 120% AMI.
• Opening vehicular and pedestrian connections to the existing Adega so residents have
direct access to the community facilities and amenities, as well as a more direct route to
access the City Park.
• Embellishing the outdoor amenity area to improve furnishings and add seating areas,
another BBQ, and a fire pit.
These modifications are minor in nature and are being reviewed at staff level under the
Administrative Use Permit filed. The site plan, building configuration, elevations, colors, and
exterior finishes are unchanged from the June 25, 2020 SPAR approval. The affordability
component of the project is in line with the adopted Development Agreement (DA), amended in
2020 under Ordinance 946, that requires the applicant to include ten percent of the units as
affordable housing, which would be seven affordable units within the Phase II project, and that
are restricted to tenants at the moderate income level. The project will remain subject to all other
conditions as outlined in Resolution 2020-18, attached.
ENVIRONMENTAL DETERMINATION: An Environmental Impact Report (EIR) was
prepared for the original Stadium Area Master Plan. Previous changes to the General Plan and
SAMP in 2017 triggered additional environmental review consisting of a Mitigated Negative
Declaration. There were new mitigation measures largely limited to air quality and greenhouse
gas emissions. The Phase II proposed Five Creek project was analyzed under CEQA Section
15162 and it was determined that the conclusions of the previous MND will not change
regarding traffic and the mitigation measures beyond what were already required as part of the
approved MMRP. As per the provisions of CEQA Section 15162, no further environmental
review is required for the Five Creek project Phase II development.
PUBLIC NOTIFICATION: A public hearing notice denoting the time, date and location of the
proposal’s hearing was published in the Community Voice. Property owners within 300 feet of
the project site were mailed notices, and the notice was posted pursuant to State Planning Law.
RESPONSE TO NOTIFICATION: No public comments have been received on this item.
_____________________________________________________________________________
Planning Manager Approval Date: 6/30/21
Attachments (list in packet assembly order):
A. Planning Commission Resolution 2021-09
Exhibit 1 – Resolution No. 2020-018, adopted June 25, 2020
PLANNING COMMISSION RESOLUTION NO. 2021-09
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK APPROVING A ONE-YEAR EXTENSION OF THE APPROVAL OF SITE PLAN
AND ARCHITECTURAL REVIEW FOR THE ADEGA II (TERRACINA) AT
ROHNERT PARK APARTMENT HOMES WITHIN THE STADIUM AREA MASTER
PLAN
APN 143-040-139
WHEREAS, the City processed an application for Site Plan and Architectural Review
(Planning Application No. PLSR20-0004) for the Adega II at Rohnert Park (Terracina) Apartment
Homes (Project) located within the Stadium Area Master Plan in the time and manner prescribed
by State and local law; and
WHEREAS, on June 25, 2020, the Planning Commission of the City of Rohnert Park
approved the Site Plan and Architectural Review of the Adega II at Rohnert Park (Terracina)
Apartment Homes Project within the Stadium Area Master Plan; and
WHEREAS, the applicant, Milo Terzich, USA Multifamily Devlopment, Inc. has
submitted an application for a one-year time extension of the approval for Site Plan and
Architectural Review pursuant to Section 17.25.035B. Lapse of Approval/Renewal, of the
Rohnert Park Municipal Code; and
WHEREAS, public hearing notices were mailed to all property owners within a 300 foot
radius of the subject property and to all agencies and interested parties as required by California
State Planning Law, and a public hearing was published for a minimum of 10 days prior to the
public hearing in the Community Voice;
WHEREAS, on July 8, 2021, the Planning Commission held a public meeting at which
time interested persons had an opportunity to testify either in support or opposition to the proposed
time extension for the Site Plan and Architectural Review; and
WHEREAS, the Planning Commission, using their independent judgment, reviewed the
time extension request and all evidence in the record related to the proposed project including the
staff report, public testimony, and all evidence presented both orally and in writing.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Rohnert Park, California, hereby makes the following findings:
A. The Planning Commission, at a public hearing on July 8, 2021 reviewed the
applicant’s request for a one-year extension of the approval of Site Plan and
Architectural Review for the Project, and all evidence in the record related to the
Project including the staff report, public testimony, and all evidence presented both
orally and in writing.
B. The Planning Commission finds that a one-year extension of the approval of the
Site Plan and Architectural Review for the Project is consistent with the approved
plans and with the Rohnert Park Municipal Code Section 17.25.035.B.
2
Reso 2021-09
C. The Planning Commission finds that a one-year extension of the approval of the
Site Plan and Architectural Review does not necessitate further environmental
review of the Project under CEQA, per the provisions of CEQA 15162, Subsequent
EIRs and Negative Declarations.
NOW THEREFORE BE IT FURTHER RESOLVED, that the Planning Commission
does hereby approve the applicant’s request for a one-year extension of the approval of Site Plan
and Architectural Review for the Adega II at Rohnert Park (Terracina) Apartment Homes within
the Stadium Area Master Plan subject to the following conditions:
1. The applicant shall comply with all applicable sections of the City of Rohnert Park
Municipal Code.
2. The Project remains subject to the conditions as outlined in Resolution 2020-018, adopted
by the Planning Commission on June 25, 2020 and attached hereto as Exhibit 1.
3. The applicant shall secure all necessary permits and clearances from the Rohnert Park
Building and Engineering Departments prior to commencement of construction.
DULY AND REGULARLY ADOPTED on this 8th day of July, 2021 by the City of
Rohnert Park Planning Commission by the following vote:
AYES: _____ NOES:_____ ABSENT:_____ ABSTAIN:_____
AUSTIN-DILLON_____ BLANQUIE____ LAM____ ORLOFF____ STRIPLEN____
Mark Orloff, Chairperson, City of Rohnert Park Planning Commission
Attest: ________________________________
Jennifer Sedna , Recording Secretary
Exhibit 1: Planning Commission Resolution 2020-018
PLANNING COMMISSION RESOLUTION NO. 2020-018
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE
TERRACINA AT ROHNERT PARK APARTMENT HOMES, A 73 UNIT APARTMENT
COMPLEX WITHIN THE STADIUM AREA MASTER PLAN (APN 143-040-139)
WHEREAS, the applicant, Milo Terzich, USA Properties Fund, filed Planning
Application No. PLSR20-0004 for Site Plan Architectural for a 73 unit apartment complex
within the Stadium Area Master Plan in accordance with the City of Rohnert Park Municipal
Code; and
WHEREAS, Planning Applications No. PLSR20-0004 was processed in the time and
manner prescribed by State and local law; and
WHEREAS, the project is located within the Stadium Area Master Plan (SAMP), a
Planned Development and so designated in the Rohnert Park Zoning Map; and
WHEREAS, the project is consistent with the Final Development Plan for Residences at
Five Creek approved by the City Council on February 25, 2020; and
WHEREAS, the project is consistent with the Development Agreement for Residences at
Five Creek that was approved by the City Council on February 25, 2020; and
WHEREAS, a Conditional Use Permit is required for any phase of development in the
Residences at Five Creek Planned Development district and a Conditional Use Permit was
approved by the City Council on February 25, 2020, and a minor amendment to the CUP; and
WHEREAS, on June 25, 2020, the Planning Commission reviewed Planning Application
No. PLSR20-0004 for Site Plan and Architectural Review at which time interested persons had
an opportunity to testify either in support of or opposition to the project; and
WHEREAS, at the June 25, 2020, Planning Commission meeting, upon considering all
testimony and arguments, if any, of all persons desiring to be heard, the Commission considered
all the facts relating to Planning Application No. PLSR20-0004.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct.
Section 2. Factors Considered. The Planning Commission, in approving Planning
Application No. PLSR20-0004, makes the following factors, to wit:
Exhibit 1 to Resolution
2
Reso 2020-018
A.That the developments general appearance is compatible with existing development and
enhances the surrounding neighborhood.
Criteria Satisfied The proposed apartment complex will fulfill Phase II of the apartment
portion of the Final Development Plan for the Residence at Five Creek project. The
appearance of the apartment is commensurate with the Fiori Estates apartment
development and The Reserve apartment project as well as the Phase I, the Adega
Apartment Complex in the Five Creek development. The apartment complex will be an
attractive addition to the surrounding area. Special care has been taken to ensure that all
buildings within the SAMP have a consistent architectural character. Architecture and
site design components give the apartment complex and the entire SAMP neighborhood a
consistent look and feel.
B.That the development incorporates a variation from adjacent on-site and off-site
structures in height, bulk, and area; arrangement on the parcel; openings or breaks in the
façade facing the street; and/or the line and pitch of the roof.
Criteria Satisfied. The new building has a very attractive appearance with a variety of
materials including stucco, fiber cement siding, metal balcony railings, stone veneer and
cement tile roof. There is articulation in the building walls and variations in the roof
height. The unifying element in the development is a contemporary rustic architecture
that brings forward elements of traditional styling combined with modern materials to
ensure a timeless architectural character. Low pitched roofs finished with concrete tile
and color variation on the stucco walls creates visual movement in the elevation while a
mix of materials reinforces the contemporary rustic design and softens the massing of the
three-story buildings. Details, including the decorative metal railings and roof brackets,
projected window trim, horizontal siding and stone veneer, animate the architecture on all
four sides and enhance the overall design. The building design will be consistent with
other structures in the SAMP.
C.That the development will be located and oriented in such a manner so as to provide
pedestrian, bicycle and vehicular connections with adjacent properties, as appropriate,
and avoids indiscriminate location and orientation.
Criteria Satisfied. Vehicular access to the property is from Martin Avenue, a new private
street connecting Dowdell Avenue with Labath Avenue. There is vehicular access to
Rohnert Park Expressway and Highway 101. There are bike lanes on Dowdell Avenue
and access to the Hinebaugh Creek trail. There is bicycle access to the site from a trail in
Hinebaugh Creek and from Rohnert Park Expressway via Redwood Drive. Pedestrian
sidewalks will connect all buildings within the Five Creek area and to adjacent properties
in the SAMP and the public sidewalk system. Bicycle parking will be provided.
Section 3. An Environmental Impact Report (EIR) was prepared for the original Stadium
Area Master Plan. Previous changes to the General Plan and SAMP in 2017 triggered additional
environmental review consisting of a Mitigated Negative Declaration. There were new
mitigation measures largely limited to air quality and greenhouse gas emissions. The current
proposed Five Creek project was analyzed under CEQA Section 15162 and it was determined
that the conclusions of the previous MN D w ill not change regarding tra ffic and the mitigation
measur es beyond w hat w ere already required as part of the appro ved MMRP . As per the
pro visions of CEQ A Section 15162, no fur ther environm ental review is required for the Five
Creek project Phase II developm ent.
NOW THERE FORE BE IT RE SOLVED, that the Planning Commission does hereby
appro ve Planning Application N o. PLSR20-0004 subject to the project submittal attached as
Exhibit A and the conditions attached hereto as Exhibit B.
BE IT FURTHER RE SOLVED that said action shall not be deemed final until the
appeal period has expired and that the appeal period shall be ten (10) working days from the date
of said action. N o building perm its shall be issued until the appeal period has expired, pro viding
there are no appeals.
DULY AND REGULARLY ADOPTED on this 25th day of June 2020 by the City of
Rohnert Park Planning Com m ission by the fo llow ing vote:
AYES: _Ij___ N O ES: _Q_ ABSEN T: _O__A BSTAIN: Q_
BL AN Q U IE ~BO RBA ~ GIUD ICE ¥H AYD ON ~RLOFF-4-
Jennife r Sedn
Attachm ents:
Exhibit A - A pplicant subm ittal package
Exhibit B - Conditions of Appro val
,.,
_)
Reso 2020-018
Architecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNMAY 22, 2020A0.1COVER SHEETSHEET INDEXARCHITECTUREA0.1 COVER SHEETA1.0 SITE PLANA2.0 BUILDING ELEVATIONS - BUILDING AA2.1 BUILDING ELEVATIONS - BUILDING AA2.2 BUILDING ELEVATIONS - BUILDING BA2.3 BUILDING ELEVATIONS - BUILDING BA2.4 BUILDING ELEVATIONS - BUILDING CA2.5 BUILDING ELEVATIONS - BUILDING CA3.1 BUILDING PLANS - BUILDING AA3.2 BUILDING PLANS - BUILDING BA3.3 BUILDING PLANS - BUILDING CA3.4 BUILDING PLANS - BUILDING CA5.0 UNIT PLANSA7.0 MATERIAL BOARDA7.1 LIGHT FIXTURE PALETTECIVILC1 NEIGHBORHOOD CONTEXT MAPC2 DIMENSIONED SITE PLANC3 GRADING PLANC4 UTILITY PLANLANDSCAPELA1 PRELIMINARY LANDSCAPE CONCEPTExhibit A to Resolution
26.0'Typ.32.0'
xxxxxxxxxxxxxx xxTrans.Trans.21.2'55.9'8.2'
13.2'18.3'
8.2'32.5'32.5'27
.7
'15.0'15.0'17.2'9.5'26.0'Typ.51.5'Architecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNJUNE 17TH, 202005010025A1.0SITE PLANSHEET INFORMATIONMartin Ave.Trash3 Story Building withtuck-under parking, TypicalTrashPoolTrashDowdell Ave.
Labath Ave.Carlson CourtSite AccessBuilding CBuilding CBuilding CBuilding CBuilding BBuilding B-altBuilding ARESIDENTIALPHASE I SITETrashTrash1C2A5A-Alt16A-Alt24A3BCarport, TypicalSite Summary - PHASE II (CURRENT)2.88 Net Acres3.33 Gross Acres73 Units (25.4 du/acre)KEYBuilding No. Building TypeBuilding No. 1 (Type C)Building No. 2 (Type A)Building No. 3 (Type B)Building No. 4 (Type A)Building No. 5 (Type A-Alt1)Building No. 6 (Type A-Alt2)Building Summary1Bd/1Bath2Bd/2Bath3Bd/2Bath Total100505 20050203 10060206 14050203 10050202 09050302 10361621 73Unit SummaryUnit Type Net AreaGross AreaTotalUnit Plan 11 805 SF 890 SF 12 units 16.4%Unit Plan 12 783 SF 864 SF 24 units 32.9%Unit Plan 21 1155 SF 1255 SF 02 units 02.7%Unit Plan 22 1251 SF 1358 SF 14 units 19.2%Unit Plan 31 1310 SF1418 SF21 units 28.7%Total73 unitsParking SummaryResidential Parking Required:1 Bedroom 1 space/ unit 36 spaces2 Bedroom 2 space/ unit 32 spaces3 Bedroom 2 space/ unit 42 spacesGuest 25 spacesTotal 135 spacesParking Provided*:Garage Parking50 spacesCarport Parking24 spacesOpen Parking48 spacesMartin Avenue Parking19 spacesTotal 141 spaces*10% of each on-site parking facility proposed as EVCS capable per CalGreen1AHOTEL PHASESITELeasing Office and Club Room atGrade with Residential AboveMaintenance RoomMail KioskGated EVAEVEVEVEVEVEVEVEVEVEVEVEVEVEVEV - Electric VehicleCharging Station Capable
FRONT ELEVATIONLEFT ELEVATIONLEFT - ALT1BUILDING NO. 5LEFT - ALT2BUILDING NO. 6FRONT - ALT1BUILDING NO. 5Architecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNMAY 22, 20200 4 816A2.0BUILDING PLANSBUILDING AMATERIAL LEGEND1. Stucco2. Cement Tile Roof3. Fiber Cement Siding4. Stone Veneer5. Vinyl Window6. Metal Rail7. Painted Door8. Fiber Cement Trim42531253816KEY PLAN N.T.S.54714443
REAR ELEVATIONRIGHT ELEVATIONREAR - ALT1BUILDING NO. 5Architecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNMAY 22, 20200 4 816A2.1BUILDING PLANSBUILDING AMATERIAL LEGEND1. Stucco2. Cement Tile Roof3. Fiber Cement Siding4. Stone Veneer5. Vinyl Window6. Metal Rail7. Painted Door8. Fiber Cement Trim4215561342KEY PLAN N.T.S.5148
FRONT ELEVATIONLEFT ELEVATIONArchitecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNMAY 22, 20200 4 816A2.2BUILDING PLANSBUILDING BMATERIAL LEGEND1. Stucco2. Cement Tile Roof3. Fiber Cement Siding4. Stone Veneer5. Vinyl Window6. Metal Rail7. Painted Door8. Fiber Cement Trim7214152534KEY PLAN N.T.S.4411367
REAR ELEVATIONRIGHT ELEVATIONArchitecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNMAY 22, 20200 4 816A2.3BUILDING PLANSBUILDING BMATERIAL LEGEND1. Stucco2. Cement Tile Roof3. Fiber Cement Siding4. Stone Veneer5. Vinyl Window6. Metal Rail7. Painted Door8. Fiber Cement Trim32845718662KEY PLAN N.T.S.34313681
FRONT ELEVATIONLEFT ELEVATIONArchitecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNMAY 22, 20200 4 816A2.4BUILDING PLANSBUILDING CMATERIAL LEGEND1. Stucco2. Cement Tile Roof3. Fiber Cement Siding4. Stone Veneer5. Vinyl Window6. Metal Rail7. Painted Door8. Fiber Cement Trim21415142KEY PLAN N.T.S.336871667
REAR ELEVATIONRIGHT ELEVATIONArchitecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNMAY 22, 20200 4 816A2.5BUILDING PLANSBUILDING CMATERIAL LEGEND1. Stucco2. Cement Tile Roof3. Fiber Cement Siding4. Stone Veneer5. Vinyl Window6. Metal Rail7. Painted Door8. Fiber Cement Trim65132KEY PLAN N.T.S.7213151418
LEVEL 2 & 361'-8"91'-4 1/2"P11P22P12P31ROOF PLANLEVEL 159'-8"P12P3193'-1 1/2"BUILDING NO. 5 - LEVEL 1BUILDING TYPE A-ALT1LobbyClubroomOfficeTech RoomFlex RoomMen'sWomen'sBUILDING NO. 6 - LEVEL 1BUILDING TYPE A-ALT2P21Utility RoomArchitecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNMAY 22, 20200 4 816A3.1BUILDING PLANSBUILDING A AND ALTERNATES
LEVEL 165'-0"128'-9 1/2"P31P12P12P31ROOF PLAN65'-0"123'-11 1/2"LEVEL 2 & 3P31P12P12P31P22Architecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNMAY 22, 20200 4 816A3.2BUILDING PLANSBUILDING B
LEVEL 159'-8"P12P31P21LEVEL 261'-8"182'-11"189'-4"P11P11P22P12P22UtilitiesP12P31P31P12Architecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNMAY 22, 20200 4 816A3.3BUILDING PLANSBUILDING C
LEVEL 361'-8"182'-11"ROOF PLANP11P11P22P22P12P31P31P12Architecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNMAY 22, 20200 4 816A3.4BUILDING PLANSBUILDING C
Plan 111 Bedroom / 1 Bathroom805 NSF890 GSFLiving/Dining12'-8" x 18'-5"Kitchen12-8" x 9'-2"Master Bedroom11'-0" x 14'-7"Deck7'-10" x 11'-0"79 SQ. FT.BathWICW/DLinLinPlan 121 Bedroom / 1 Bathroom783 NSF864 GSFLiving Room13'-10" x 14'-3"Bedroom 212'-6" x 14'-2"W/DBathWICDining/Kitchen14'-10" x 12'-10"Deck11'-10" x 6'-2"67 SQ. FT.LinBathPlan 212 Bedroom / 2 Bathroom1155 NSF1255 gSFBedroom 211'-0" x 12'-5"M. Bedroom14'-9" x 13'-10"WICLiving/Dining14'-10" x 18'-8"Kitchen17'-6" x 12'-0"LinDeck10'-0" x 6'-8"78 SQ. FT.BathW/DKitchenLiving14'-0" x 17'-0"BathWICPlan 222 Bedroom / 2 Bathroom1251 NSF1358 GSFMaster Bedroom13'-6" x 14'-0"DiningDeck10'-0" x 10'-10"94 SQ. FT. Bedroom 213'-8" x 12'-4"BathLinW/DBedroom 311'-0" x 12'-5"Bedroom 211'-6" x 11'-2"M. Bedroom14'-9" x 11'-10"BathWICLiving/Dining14'-10" x 18'-8"Kitchen17'-6" x 12'-0"Plan 313 Bedroom / 2 Bathroom1310 NSF1418 GSFLinBathDeck10'-0" x 6'-8"78 SQ. FT.27'-1"33'-2"32'-5"27'-4"32'-5"48'-4"29'-1"53'-5"32'-5"48'-4"Architecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNMAY 22, 20200 2 48A5.0ENLARGED BUILDING PLANSUNIT PLANS
Architecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNMAY 22, 2020A7.0MATERIAL BOARD
Architecture + Planning888.456.5849ktgy.comUSA Properties Fund, Inc.3200 Douglas Blvd., Suite 200Roseville, CA 95661TERRACINA AT ROHNERT PARKROHNERT PARK, CA # 2020-0427CONCEPTUAL DESIGNMAY 22, 2020A7.1LIGHT FIXTURE PALETTETypical Wall SconceTypical Light PostTypical Light BollardDecorative Light WellNote: Proposed site lighting design is to be consistent orsimilar to Phase I. Location and Wattage of proposedlight fixtures to be determined by photometric plan.Decorative Light PostDecorative Light PostTypical Wall Pack
TREESBOTANICAL NAMECOMMON NAMEAcer rubrum `Autumn Blaze`Autumn Blaze MapleArbutus x `Marina`Arbutus StandardBrachychiton PopulenusBottle TreeCercis canadensis `Forest Pansy` TM Forest Pansy RedbudCupressus sempervirensItalian CypressGeijera parvifloraAustralian WillowLagerstroemia indica `Muskogee`Muskogee Crape MyrtleOlea europaea `Majestic Beauty` TM Majestic Beauty Fruitless Olive - StndOlea europaea `Wilsonii`Wilson Olive - Multi-TrunkPistacia chinensisChinese PistachePrunus carolinianaCarolina Laurel CherryPyrus calleryana `Chanticleer`Chanticleer PearQuercus agrifoliaCoast Live OakRhaphiolepis indica `Majestic Beauty` TM Indian Hawthorne StandardSequoia sempervirens `Aptos Blue` Aptos Blue RedwoodWashingtonia robustaMexican Fan PalmZelkova serrata `Village Green`Sawleaf ZelkovaPLANT SCHEDULETREESBOTANICAL NAMECOMMON NAMEAcer rubrum `Autumn Blaze`Autumn Blaze MapleArbutus x `Marina`Arbutus StandardBrachychiton PopulenusBottle TreeCercis canadensis `Forest Pansy` TM Forest Pansy RedbudCupressus sempervirensItalian CypressGeijera parvifloraAustralian WillowLagerstroemia indica `Muskogee`Muskogee Crape MyrtleOlea europaea `Majestic Beauty` TM Majestic Beauty Fruitless Olive - StndOlea europaea `Wilsonii`Wilson Olive - Multi-TrunkPistacia chinensisChinese PistachePrunus carolinianaCarolina Laurel CherryPyrus calleryana `Chanticleer`Chanticleer PearQuercus agrifoliaCoast Live OakRhaphiolepis indica `Majestic Beauty` TM Indian Hawthorne StandardSequoia sempervirens `Aptos Blue` Aptos Blue RedwoodWashingtonia robustaMexican Fan PalmZelkova serrata `Village Green`Sawleaf ZelkovaPLANT SCHEDULEInterior
InteriorInteriorInterior
Interior InteriorInteriorInteriorTrans.Trans.SHRUBSBOTANICAL NAMECONTAbelia x grandiflora `Kaleidoscope`5 galAgapanthus orientalis `BLUE`5 galBerberis thunbergii `Atropurpurea Nana` 5 galBerberis thunbergii `Rose Glow`5 galCallistemon viminalis `Little John`5 galCeanothus maritimus `Valley Violet` 5 galDietes bicolor5 galDodonaea viscosa `Purpurea`5 galFestuca mairei1 galGaura lindheimeri `Passion Blush`1 galJuncus patens `Elk Blue`5 galJuniperus scopulorum `Skyrocket`15 galLoropetalum chinense `Purple Pixie` 1 galMyoporum x `White`1 galNandina domestica `Compacta`5 galNandina domestica `Moon Bay` TM5 galPhormium tenax `Jack Spratt`1 galPhormium tenax `Pink Stripe`5 galPrunus caroliniana `Compacta`5 galRhamnus californica `Eve Case`5 galRhaphiolepis indica `Clara`5 galRosa x `Flower Carpet Coral`2 galSalvia greggii `Lipstick`5 galTeucrium fruticans `Compactum`5 galXylosma congestum `Compacta`5 galGARDEN HERBSBOTANICAL NAMECONTMentha spicata1-QuartOriganum vulgare1-QuartRosmarinus officinalis `Huntington Carpet` 5 galThymus x citriodorus1-QuartSTRAP LEAF PLANTS AND GRASSESBOTANICAL NAMECONTHesperaloe parviflora5 galPhormium tenax `Purpurea`5 galTulbaghia violacea `Silver Lace`1 galGROUND COVERSCODEBOTANICAL NAMECONTSPACINGFES EL2Festuca glauca `Elijah Blue`1 gal 18" o.c.LIR SU2Liriope muscari `Silvery Sunproof` 1 gal 12" o.c.TRA AS2Trachelospermum asiaticum `Asiatic` 1 gal 24" o.c.TRA JASTrachelospermum jasminoides 1 gal 24" o.c.VER ROCVerbena tenuisecta `Purple`1 gal 18" o.c.INERT COVERCODEBOTANICAL NAMECONTSPACINGCMCOBBLE ROCK MULCHSFDGDG TAN GRANITESFGTGRAVEL MULCHSFBMWOOD MULCHSFSOD GRASSESCODEBOTANICAL NAMECONTSPACINGSOD BSSod x `Bio-Swale Mix`SodSOD NBSod x `Native Bentgrass`SodSHRUB AND GROUND COVER SCHEDULE MULTI-FAMILYLandscape Architecture Design By GHD:Scott Robertson, Landscape Architect CA LLA 42710SCALE: feet25'50'75'1" = 25'NORTHPreliminary Landscape Concept (SPAR Review)Rohnert Park, CaliforniaMay 18, 2020 2126UPL006.dwgLA1Developed By: USA Properties FundTERRACINA at Rohnert ParkDESIGN INTENT NOTE:The intent of this exhibit is to generally illustrate the landscape areas. It is not a representation of the final layout oftrees, plant materials, or amenities. The Plant Palette is reflective of the immediately adjacent Apartments .CALGreen+Tier 1 ChecklistThe design of the landscape / irrigation systemis intended to meet the CALGreen+Tier 1Checklist associated with landscape elements.Toward this end the project will include thefollowing best practices:1. Lawn grass area, limited to not more than50% of the landscape, shall be irrigated by a lowvolume pop-up rotary sprinkler system.2. Hydrozone irrigation techniques will beincorporated.3. The plant palette will utilize at least 75%native California or drought tolerant plantmaterials appropriate to the climate zone region.Note: Plant list illustrated is tentative and mayexpand or contract as the final design isprepared.4. The use of potable water will be reduced to aquantity that does not exceed 65% of ETo timesthe landscape area.5. Common area and perimeter area landscapeirrigation will consist of a combination of waterconserving low volume rotary sprinklers (whereappropriate in large ground cover areas),traditional drip irrigation, and an in-line dripirrigation system.6. All irrigation valves shall be connected to anautomatic control system.7. All irrigation systems shall be designed tomeet the most current water conservationpolicies and available equipment.8. WELO Calculations to be provided at finaldesign submittal for improvement plans.Plant Container Sizing·Trees to be planted from minimum15-gallon size containers·Shrubs to be planted from 5-gallon and1-gallon containers·Ground Covers to be planted from1-gallon containers·Lawn areas to be planted from sodDESIGN NOTEThe Plant List is tentative and may expand orcontract as the final planting design is prepared.PROPOSED STREETDOWDELL AVENUECITY PROPERTY1TREE SCHEDULECARPORTCARPORTHOTEL SITEADJACENT APARTMENT SITETRASHTRASHADJACENT APARTMENT SITEMAIL
CARPORTCARPORTWATER QUALITYBASINS OF SWALES,TYPSIGN MONUMENTEXISTING FENCE TO REMAINEXISTING FENCE TO REMAINPROPOSED E.V.A. GATEPROPOSEDFENCEPROPOSEDFENCE23456SIGN MONUMENT CONCEPTFENCING BETWEEN HOTEL AND PROJECTmin.TOT-LOT AREA PROGRAM·BBQ (Propane)·Picnic Table·Tot-lot Structure for ages 2-12 yearsTRASH ENCLOSURE WITH ROOFFLAG POLELOCATION
Exhibit B to Resolution
Terracina SPAR COAs
1
Conditions of Approval
Site Plan and Architectural Review
Terracina at Rohnert Park
The conditions below shall apply to Terracina at Rohnert Park located within the Stadium Area
Master Plan and subject to the requirements of the Residences at Five Creek Final Development
Plan on Dowdell Avenue and Martin Avenue (PLSR20-0004).
General Conditions
1. The Site Plan and Architectural Review approval shall expire one year from the Planning
Commission approval date, unless prior to the expiration a building permit is issued and
construction is commenced and diligently pursued toward completion and the use is
initiated, or an extension is requested and approved.
2. All applicable provisions of the City of Rohnert Park Municipal Code, and as subject to
the Residences at Five Creek Development Agreement (DA) approved by Ordinance No.
903 as amended, are made a part of these conditions of approval in their entirety, as if
fully contained herein.
3. The violation of any condition listed herein shall constitute a nuisance and a violation of
the RPMC. In conformity with Chapter 1.16 of the RPMC, a violation of the RPMC 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.
4. The Applicant agrees to defend, indemnify, hold harmless and release the City of Rohnert
Park, its agents, officers, attorneys and employees from any claim, action or proceedings
brought against any of the above, the purpose of which is to attack, set aside, void, or
annul the approval of this application or certification of the environmental document
which accompanies it. This indemnification obligation shall include but not be limited to,
damages, costs, expenses, attorneys’, or expert witness fees that may be asserted by any
person or entity, including the Applicant, whether or not there is concurrent passive or
active negligence on the part of the City, its agents, officers, attorneys or employees.
5. Place Conditions of Approval on general notes on plan sheets.
Project Design Conditions
6. The project shall be designed, approved and installed to be consistent with the overall
buildout of the Residences at Five Creek Final Development Plan, the Stadium Lands P-
D Zoning District, the RPMC and the City of Rohnert Park General Plan and shall
comply with all applicable mitigation measures established in the Mitigation Monitoring
Program adopted for the Project. Costs of implementing and monitoring the mitigation
measures shall be borne by the Applicant and any successors-in-interest.
7. The project applicant shall incorporate the following GHG reduction measures into the
project design:
Exhibit B to Resolution
Terracina SPAR COAs
2
• Compliance with the applicable Title 24 energy efficiency standards at the time of
development. At a minimum, compliance with the 2016 Title 24 standards
• Compliance with state and/or local green building standards. At a minimum,
implementation of CALGreen Tier 1 standards
• Installation of high efficiency LED lights in outdoor areas
• Participation in a Transportation Demand Management Program
• Improvement the pedestrian network and implementation traffic calming
measures throughout the project
• Diversion of solid waste diversion consistent with AB 341
• Inclusion of shade canopies over parking lots, where appropriate and feasible
• Provision of information regarding transit availability to residents and employees
• Provision of carpool and/or car sharing parking spaces (not applicable to
residential portion of the project)
• Provision of electric vehicle parking
• Compliance with the City bicycle master.
8. Landscaping shall be constructed in accordance with the State’s Model Water Efficient
Landscaping Ordinance (MWELO), or in accordance with water conservation standards
which meet or exceed the requirements of the MWELO. The Applicant shall submit a
landscaping and irrigation plan that identifies landscape material types and locations,
irrigation, water usage calculations, and other information as required. The plan shall be
submitted and reviewed by the Development Services Department with each phase of the
project. All costs for review of the requirements of the MWELO shall be borne by the
Applicant. All landscaping and irrigation subject to the MWELO shall be substantially
complete prior to the issuance of a Certificate of Occupancy.
9. The applicant shall submit and receive approval according the Municipal Code prior to
installation of any signs.
10. All exterior lighting shall be LED including wall lights on the building.
11. Any new trees within five (5) feet of the public right-of-way or within five (5) feet of any
paved areas within the project shall have root barriers that are approved by the City
Engineer.
12. The applicant shall file an Administrative Use Permit in accordance with Municipal Code
Section 17.07.020, H. Density Bonus for Affordable Housing, for the reduction of the
front yard setback.
PUBLIC SAFETY CONDITIONS
Exhibit B to Resolution
Terracina SPAR COAs
3
13. Fire sprinklers will be required per NFPA 13 and local ordinance.
14. A fire alarm system is required per NFPA 72 and local ordinance. Communications path for
monitoring should be either IP or radio. The system meet the requirements of NFPA 72,
Section 26.3 and local ordinance for maintenance and operation.
15. Separate Fire Department permits will be required for EVA gate, fire sprinklers and alarm
system.
16. Provide a key box for emergency responders’ use. Boxes may be purchased from the Fire
Prevention Division by calling (707)584-2641. One box is required for each building.
17. Address shall be illuminated and visible from the street per local ordinance.
18. Provide signage, which identifies all fire service equipment location.
19. Provide signage on gate which reads “FIRE LANE – NO PARKING” on both sides of the
gate with a 4” red stripe on the pavement.
20. If the trash enclosures are non-combustible construction, fire sprinklers will not be required
in them.
21. Show fire truck turning radii on improvement plans.
22. The layout of the fire service appears acceptable. Final layout and main sizes will be
determined and reviewed under the improvement plans review.
23. A fire hydrant flow test should be performed to establish the existing water availability.
Please contact the fire Prevention Division to arrange for a hydrant flow test. (707)584-
2641.
24. Additional conditions may be applied as the project develops.
Grading and Improvement Plan Requirements
25. All improvements shall be designed in conformance with: the City of Rohnert Park,
Manual of Standards, Details and Specifications in effect at the time of development; the
Residences at Five Creeks Final Development Plan; and the conditionally approved
tentative map for the Residences at Five Creeks.
26. The Project benchmark shall be based on a City approved USGS benchmark.
27. Mailbox plans and locations shall be approved by the Rohnert Park Postmaster prior to
improvement plan approval. The applicant shall provide a letter and exhibit showing
mailbox locations from the Rohnert Park Postmaster approving mailbox locations.
Exhibit B to Resolution
Terracina SPAR COAs
4
28. The applicant shall submit a geotechnical study conducted by an engineer licensed in the
State of California and qualified to perform soils work, or a California Certified
Geologist and acceptable to the City. Recommendations shall be provided, as necessary,
to prevent damage to Project facilities and compliance with these recommendations shall
be required as a condition of development at the Project site. The grading and
improvement plans shall incorporate the recommendations of the approved geotechnical
study. This geotechnical study shall at a minimum evaluate the following:
a. The liquefaction potential at the Project site.
b. The location and extent of expansive soils at the Project site, including
recommendations regarding the treatment and/or remedy of on-site soils,
and the structural design of foundations and underground utilities.
c. Seismic safety including recommendations regarding the structural design
of foundations and underground utilities.
29. The plans shall be prepared by a Registered Civil Engineer, licensed in the State of
California and shall be submitted for review and approval by the City Engineer.
30. The plans shall clearly show all existing survey monuments and property corners and
shall state that they shall be protected and preserved.
31. The improvement plans shall illustrate public street frontage improvements, grading,
paving, utilities, and drainage structures to be built, lighting and trash collection. The
improvements plans shall include parking lots, street and utility information including all
concrete curb and gutter, sidewalk, street lights, striping and signing, paving, water lines,
storm drain lines and sewer lines as necessary, erosion control and any necessary
transitions.
32. Improvements plans shall include an erosion control (winterization) plan. The plan must
include an order of work and staging/scheduling component indicating when facilities
must be installed and when they may be removed. A separate Rain Event Action Plan
(REAP) shall be required and prepared as part of the Storm Water Pollution Prevention
Plan (SWPPP). A copy of the REAP shall be kept on-site throughout the duration of
construction activities.
33. The Improvement Plans shall include the following required notes:
a. "Any excess materials shall be considered the property of the contractor and
shall be disposed of away from the job side in accordance with applicable
local, state and federal regulations."
b. "During construction, the Contractor shall be responsible for controlling
noise, odors, dust and debris to minimize impacts on surrounding properties
and roadways. Contractor shall be responsible that all construction
equipment is equipped with manufacturers approved muffler's baffles.
Failure to do so may result in the issuance of an order to stop work."
c. "If at any time during earth disturbing activities a concentration of artifacts
or a cultural deposit is encountered, work shall stop in the immediate area
Exhibit B to Resolution
Terracina SPAR COAs
5
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. "All existing overhead utilities (of 26,000 volts or less) and proposed
utilities, both on-site and along project frontages, shall be placed
underground. This does not include surface mounted transformers, pedestal
mounted terminal boxes and meter cabinets."
h. "If hazardous materials are encountered during construction, the contractor
will halt construction immediately, notify the City of Rohnert Park, and
implement remediation (as directed by the City or its agent) in accordance
with any requirements of the North Coast Regional Water Quality Control
Board."
i. "The contractor(s) shall be required to maintain traffic flow on affected
roadways during non-working hours, and to minimize traffic restriction
during construction. The contractor shall be required to follow traffic safety
measures in accordance with the Cal Trans "Manual of Traffic Safety
Controls for Construction and Maintenance Work Zones." The City of
Rohnert Park emergency service providers shall be notified of proposed
construction scheduled by the contractor(s) in writing and at least 24 hours
in advance of its proposed schedule of work."
34. Sidewalk warps shall be provided to allow a clear five foot walkway at all locations,
including areas where mailboxes, streetlights, street signs and fire hydrants are to be
installed.
35. One-inch chases shall be installed to all parkway strips from adjacent parcels to allow for
the installation of irrigation lines in the future.
36. The improvement plans shall illustrate handicap ramps and parking as required by State
of California Title 24.
37. 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.
38. Street lighting shall be designed in accordance with City of Rohnert Park and PG&E
requirements. Street light design, spacing, and locations shall be approved by the City
Exhibit B to Resolution
Terracina SPAR COAs
6
Engineer. Electrical service points shall be shown on the plans based on PG&E provided
locations.
39. Landscape plans shall be submitted with the civil improvement plans. Sidewalk
alignment shall be shown on both the civil and landscape plans.
40. The existing rock-lined bio-swales in the public right-of-way along the Dowdell Avenue
frontage shall be landscaped. Any trees planted in or near the bio-swale area may not
interfere with the storm drain pipes located in the swales.
41. Site design shall include pedestrian pathways and crossings connecting onsite activity
centers.
42. The improvement plans shall show bicycle racks on-site in accordance with City
Standards, which require individually mounted inverted-U-shaped racks. The number of
bicycled parking spaces shall be consistent with the MND.
43. 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.
Hydrology, Storm Water and Storm Drain
44. The applicant shall submit to the City of Rohnert Park for review and approval, drainage
plans, hydrologic, and hydraulic calculations pipe sizing and storm drain plans prepared
by a Registered Civil Engineer licensed in the State of California. The drainage plans and
calculations shall indicate the following conditions before and after development:
a. A site-specific hydrology and drainage study acceptable to the City showing
the increase in storm water runoff that would result from development of the
Project site.
b. Quantities of water, water flow rates, drainage areas and patterns and
drainage courses.
c. Hydrology shall be per current Sonoma County Water Agency Standards.
45. The improvement plans shall reflect the results of the hydraulic study. The storm drain
system shall be designed to meet the requirements of the Sonoma County Water Agency
Flood Control Design Criteria (latest revision), specific to the Project and these
conditions.
46. The improvement plans shall incorporate features and design such that there shall be no
net change in the storm water peak in the 85% - 24 hour storm event.
47. The applicant shall prepare and implement a site specific storm water pollution
prevention plan acceptable to the City that identifies best management practices for
effectively reducing discharges of storm water containing sediment and construction
wastes resulting from site construction activities. The applicant shall comply with all
other requirements set forth in City’s stormwater permit.
Exhibit B to Resolution
Terracina SPAR COAs
7
48. The improvement plans shall be in conformance with the City of Santa Rosa and Sonoma
County Storm Water Low Impact Development Technical Design Manual (latest edition).
The plans shall be in general conformance with the Preliminary Storm Water Mitigation
Plan for The Residences at Five Creek, prepared by Civil Design Consultants, Inc., July
2016. The final improvement plans shall include a tributary area map showing how each
portion of the site is directed to a treatment measure.
49. Discharge of runoff onto pavement should be avoided.
50. 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).
51. The site plans shall show all private storm drains serving adjacent property (ies) and
those storm drains shall be contained within private storm drain easements in favor of
adjacent property (ies).
52. All project related flooding impacts shall be mitigated by the project applicant. Drainage
improvements shall be designed by a Civil Engineer registered in the State of California
in accordance with the Sonoma County Water Agency's Flood Control Design Criteria.
Public and private drainage improvements shall be shown on the improvement plans and
shall be approved by the Sonoma County Water Agency (SCWA) prior to approval by
the City Engineer.
53. No lot to lot drainage is allowed. No concentrated drainage may discharge across
sidewalks. All site drains must be connected to the public storm drain system, or
discharged through the face of curb or to an established waterway. A minimum of two
curb drains will be required to drain residential lots.
54. 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.
55. Site drainage design must include facilities for the containment of recycled water runoff
due to over irrigation, system leakage or control failure.
Water System Requirements
56. The water system improvement plans shall be accompanied by a hydraulic model run, or
alternative form of calculation, demonstrating that the fire flows and pressures required
for the project, including the hotel element, can be achieved with the proposed water
system improvements. These calculations are subject to the approval of the City Engineer
and Fire Marshall.
57. The improvement plans shall show backflow prevention devices in accordance with the
requirements of the City of Rohnert Park's Backflow Prevention Ordinance.
58. The applicant shall indicate in writing to the City of Rohnert Park the disposition of any
water well(s) and any other water that may exist within the site. All wells shall be
Exhibit B to Resolution
Terracina SPAR COAs
8
abandoned, properly sealed, and destroyed in accord with State of California Health
Department Requirements.
59. Each individual multifamily unit shall be sub-metered off a master City water meter.
60. The improvement plans shall show water services to the building. All water meters shall
be located within the right-of-way unless otherwise approved by the Development
Services Department. The improvement plans shall show fire protection in accordance
with the requirements of Rohnert Park Fire Department.
61. The improvement plans shall show hydrants placed per the direction of the Rohnert Park
Fire Division.
62. The improvement plans shall include a note that states "All hydrants shall be covered
with bags indicating that the hydrant is not active until flow tests are completed by the
City and the hydrants are approved."
Sewer System Requirements
63. The improvement plans shall show any existing septic systems on the property and state
they shall be abandoned in accordance with the requirements of the Sonoma County
Public Health Service.
64. The improvement plans shall illustrate any grease traps required for commercial kitchen
facilities in accordance with the requirements of the Santa Rosa Subregional System and
the City of Rohnert Park Design Standards.
65. Sanitary sewer connections shall be provided to the floor sump in all trash dumpster
enclosures.
66. A sanitary sewer application shall be submitted to the Development Services for review
and approval. Application shall indicate the type of discharge proposed.
67. The improvement plans shall show that all manholes shall be provided with a gasket.
68. Sewer grades must be designed such that ultimate finished floors are a minimum of 12"
above upstream manhole or clean-out rim elevations
Recycled Water System Requirements
69. The improvement plans shall show recycled water use for irrigation.
70. The recycled water system improvements shall be designed in accordance with the City
of Santa Rosa’s Recycled Water Users Guide, the City of Santa Rosa and City of Rohnert
Park standards, Title 22 of the California Code of Regulations and the requirements of
the North Coast Regional Water Quality Control Board.
71. 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.
Exhibit B to Resolution
Terracina SPAR COAs
9
72. Recycled water/potable water dual plumbing design and layout, construction-installation
and final inspection review for individual lots or grouping of lots must be performed by
an AWWA certified Cross Connection Specialist and all deficiencies must be corrected at
the applicant’s expense. Written reports of the Cross Connection Specialist's finding must
be submitted to and approved by the City.
Dry Utility System Requirements
73. Utility plans within existing or proposed public right-of-way for electric, gas, telephone,
cable and fiber optic (joint trench) shall be submitted to the City Engineer for review. All
above-ground structures shall be specifically approved by the Director of Development
Services.
74. Improvement plans shall show that all utility distribution facilities, including any existing
overhead utilities (of 26,000 volts or less) along the project frontage, shall be placed
underground or removed, except surface-mounted transformers, pedestal mounted
terminal boxes, meter cabinets, fire hydrants and street lights. Appropriate easements
shall be provided to facilitate these installations.
Prior to the Issuance of Grading Permits
75. No construction activity may commence until the applicant has demonstrated to the City
that it has filed a Notice of Intent to comply with the Terms of General Permit to
Discharge Storm Water Associated with Construction Activity (NOI) with the State of
California Water Resources Control Board.
76. The applicant shall secure an encroachment permit from the City prior to performing any
work within the City right of way or constructing a City facility within a City easement.
77. 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.
78. For a grading permit, the applicant shall secure an approval of a grading plan prepared by
a Registered Civil Engineer licensed in the State of California, pay all required fees and
post sufficient surety guaranteeing completion.
Prior to the Issuance of the First Building Permit
79. A lot line adjustment application shall be submitted and approved by the City to amend
the parcel line between the hotel and the residential parcel. The adjustment should move
the hotel parcel line to the east so that all required hotel parking is contained on the hotel
parcel. The applicant shall coordinate with hotel parcel owner and provide City with
verification that all parking and drainage modifications and revisions to the hotel’s
Master Maintenance Agreement have been completed to support the lot line adjustment.
80. An executed and Recorded Emergency Vehicle Access (EVA) agreement from the owner
of the northerly apartment complex shall be submitted to the City. The applicant shall
coordinate with northerly apartment complex owner and provide City with verification that
all site plan modifications and revisions to the apartment’s Master Maintenance Agreement
have been completed to support the EVA.
Exhibit B to Resolution
Terracina SPAR COAs
10
81. The applicant shall provide pad certifications for the site on which the building permit is
requested.
82. The applicant shall pay all applicable inspection and development impact fees.
83. The applicant shall provide proof of payment of any impact fees required by the school
district that serves the property.
84. The applicant shall demonstrate adequate fire flows for the project to protect combustible
construction in accordance with the Municipal Code and to the satisfaction of the City’s
Fire Marshall.
85. The applicant shall implement the following CALGreen requirements:
a. Review page 4 Residential and Commercial Summary Table and identify
the location of the features listed on page 18 figure 17.
b. For the residential project provide electric vehicle and bicycle parking
(A4.106.8 Electric vehicle (EV) charging and A4.106.9 Bicycle parking).
c. Provide addition CalGreen implementation as required by the project
MMRP.
During Construction
86. All construction shall conform to the City's most current Manual of Standards, Details,
and Specifications latest edition, all City Ordinances and State Map Act and the approved
plans.
87. The applicant shall complete all water and wastewater improvements, including pressure
and bacterial testing and raising manholes and cleanouts to grade prior to connection of
any improvements to the City water or wastewater systems.
88. If any hazardous waste is encountered during the construction of this project, all work
shall be immediately stopped and the Sonoma County Environmental Health Department,
the Fire Department, the Police Department, and the Development Services Inspector
shall be notified immediately. Work shall not proceed until clearance has been issued by
all of these agencies.
89. Prior to final preparation of the sub-grade and placement of base materials, all
underground utilities shall be installed and service connections stubbed out behind the
sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in
a manner which will not disturb the street pavement, curb, gutter and sidewalk, when
future service connections or extensions are made.
90. Prior to placing the final lift of asphalt, all public sanitary sewer lines shall be video
inspected at the expense of the contractor/applicant. All video disks shall be submitted to
the City. If any inadequacies are found, they shall be repaired prior to the placement of
the final lift of asphalt.
91. The applicant shall be responsible to provide erosion and pollution control in accordance
with the approved plans and permits.
Exhibit B to Resolution
Terracina SPAR COAs
11
92. The applicant shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris during the construction period.
93. If grading is to take place between October 15 and April 15, both temporary and
permanent erosion control measures, conforming to the project erosion control plans shall
be in place before October 1st. Erosion control measures shall be monitored and
maintained continuously throughout the storm season.
94. The following minimum Best Management Practices (BMPs) shall be required during
construction:
a. Construction crews shall be instructed in preventing and minimizing
pollution on the job.
b. Construction entrances/exits shall be stabilized to prevent tracking onto
roadway.
c. Exposed slopes shall be protected from erosion through preventative
measures.
d. Use brooms and shovels when possible to maintain a clean site
e. Designate a concrete washout area. Maintain washout area and dispose of
concrete waste on a regular basis.
f. Establish a vehicle storage, maintenance, and refueling area.
g. Protect drain inlets from receiving polluted storm water through the use of
filters such as fabrics, gravel bags or straw wattles.
h. Have necessary materials onsite before the rainy season.
i. Inspect all BMPs before and after each storm event. Maintain BMPs on a regular
basis and replace as necessary, through the entire course of construction.
j. All construction implementation measures as outlined in the MMRP.
95. Where soil or geologic conditions encountered in grading operations are different from
that anticipated in the soil and/or geologic investigation report, or where such conditions
warrant changes to the recommendations contained in the original soil investigation, a
revised soil or geologic report shall be submitted for approval by the City Engineer. It
shall be accompanied by an engineering and geological opinion as to the safety of the site
from hazards of land slippage, erosion, settlement, and seismic activity.
96. The Project shall comply with the City's Municipal Code, including hours of
construction. All construction equipment shall be adequately muffled and properly tuned
in accordance with manufacturer's specifications. All equipment shall be checked by a
certified mechanic and determined to be running in proper condition prior to operation.
97. Hours of work shall be limited to between 8 a.m. to 6 p.m. Monday through Friday. Work
on Saturday or Sunday will only be permitted with written permission from the City.
Requests for extended hours must be submitted 72 hours in advance.
Exhibit B to Resolution
Terracina SPAR COAs
12
98. Throughout the construction of the project, dust control shall be maintained to the
satisfaction of the City, including all measures in the MMRP and the contractor shall be
responsible to implement reasonable measure to cure any problems that may occur. At a
minimum the dust control measures will include:
• Cover all trucks hauling construction and demolition debris from the site.
• Water on a continuous as-needed basis all earth surfaces during clearing, grading,
earthmoving, and other site preparation activities.
• Use watering to control dust generation during demolition of structures or break-
up of pavement.
• Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all
unpaved parking areas and staging areas.
• Sweep daily (with water sweepers) all paved areas and staging areas.
• Provide daily clean-up of mud and dirt carried onto paved streets from the site.
• Renovation, demolition activities, removal or disturbance of any materials that
contain asbestos, lead paint or other hazardous pollutants will be conducted in
accordance with BAAQMD rules and regulations.
• Properly maintain all construction equipment.
• For construction sites near sensitive receptors (or if residential development
occurs prior to commencement of commercial development):
• Install wheel washers for all existing trucks, or wash off the tires or tracks of
trucks and equipment leaving the site.
• Suspend dust-producing activities during periods when instantaneous gusts
exceed 25 mph when dust control measures are unable to avoid visible dust
plumes.
• Limit the area subject to excavation, grading and other construction or demolition
activity at any one time.
• For sites greater than four acres:
• Apply soil stabilizers to previously graded portions of the site inactive for more
than ten days or cover or seed these areas.
• Water or cover stockpiles of debris, soil, sand, or other materials that can be
blown by the wind.
• Limit traffic speeds on unpaved roads to 15 mph.
• Replant vegetation in disturbed areas as soon as possible.
99. Idling times shall be minimized either by shutting equipment off when not in use or
reducing the maximum idling time to five minutes (as required by the California airborne
toxics control measure Title 13, Section 2485 of California Code of Regulations). Clear
Exhibit B to Resolution
Terracina SPAR COAs
13
signage regarding idling restrictions shall be provided for construction workers at all
access points.
100. The prime construction contractor shall post a publicly visible sign with the telephone
number and person to contact at the construction site and at the City of Rohnert Park
regarding dust complaints. The prime construction contractor shall respond and take
corrective action within 48 hours. The Air district's phone number shall also be visible to
ensure compliance with applicable regulations.
101. Construction firms shall be required to post signs of possible health risk during
construction. The developer is responsible for compliance with the BAAQMD rule
regarding cutback and emulsified asphalt paving materials. In addition, the construction
contractors will implement a plan to use newer construction equipment that meets the NO x
emissions standard of 6.9 grams per brake-horsepower hour for work constructed within
200 feet of residences.
102. The project applicant shall ensure that construction contract specifications include a
requirement that all off-road diesel-powered construction equipment used for project
development with engines greater than 50 horsepower be equipped with a Level 3 Verified
Diesel Emissions Control (VDEC).
103. If the existing city streets are damaged during construction, the contractor/applicant shall
be responsible for repair at no cost to the City.
104. If, during construction, the contractor damages any existing facilities on the neighboring
properties (i.e. fences, gates, landscaping, walls, etc.) contractor shall be responsible to
replace all damaged facilities.
Prior to Occupancy
105. All improvements shown on the Improvement Plans shall be completed.
106. The applicant shall have entered into the City’s standard Master Maintenance Agreement
with the City to address long term maintenance of, among other things, the stormwater
BMPs.
107. The applicant shall have entered into the City’s standard Recycled Water Agreement,
designate site supervisor(s) and undertake any other activities necessary.
108. The applicant shall have completed the formation of a community facilities district or
other maintenance and services funding district to discharge the annual residential
maintenance payment outlined in the Development Agreement.
109. The applicant shall provide a written statement signed by his or her engineer verifying
that the grading and/or drainage improvements are completed in accordance with the
plans approved by the Sonoma County Water Agency, the City Engineer, and the
Building Official.
110. Approved Record Drawings shall be provided to the City in hard copy and as geo-
referenced in Autocad DWG and & PDF File formats.
Page 1
City of Rohnert Park
Planning Commission Report
MEETING DATE: July 8, 2021
ITEM NO: 6.2
PREPARED BY: Suzie Azevedo, Assistant Planner
AGENDA TITLE: PLTX21-0002 – Renewal of Site Plan and Architectural Review for the
Green Acre Nursery and Supply Addition and Remodel
LOCATION: 4601 Redwood Drive, APN 045-055-023
OWNER/
APPLICANT: Mike Deutsch/Green Acre Nursery and Supply
RECOMMENDED ACTION: Staff recommends that the Planning Commission adopt a
Resolution approving a one-year extension of Site Plan and Architectural Review (SPAR) for the
Green Acre Nursery and Supply Addition and Remodel located within the C-R/Regional
Commercial district at 4601 Redwood Drive, APN 045-055-023. (Figure 1)
Figure 1 – Project Location
Page 2
BACKGROUND: The subject property is a 4.5 acre parcel located on the west side of Redwood
Drive, south of and contiguous to Millbrae Avenue and north of and contiguous to Wal-Mart.
The property is currently developed with a single story, 42,000+ sq. ft. commercial building
previously occupied by Driven Raceway.
On June 25, 2020, the applicant, Green Acre Nursery and Supply, received Planning
Commission approval for Site Plan and Architectural Review for an exterior remodel and
addition of an outdoor display area. The SPAR approval expires one year from the Planning
Commission approval date, unless prior to the expiration a building permit is issued and
construction is commenced and diligently pursued toward completion OR an extension is
requested and approved.
The applicant applied for a one-year time extension for the Site Plan and Architectural Review
on June 3, 2021. The application was received prior to the expiration date of June 25, 2021 and
the matter is being brought before the Planning Commission for its consideration.
ANALYSIS: Pursuant to Zoning Ordinance Section 17.25.035, Lapse of Approval/Renewal for
Site Plan and Architectural Review approvals, the following shall apply:
A. A Site Plan and Architectural Review approval shall lapse one year after the date of final
approval or at an alternative date specific at the time of approval, unless
1. A building permit has been issued and construction has diligently commenced; or
2. A Certificate of Occupancy has been issued; or
3. The use is established; or
4. The Site Plan and Architectural Review approval is renewed in accordance with
subsection B below.
B. A Site Plan and Architectural Review approval may be renewed for an additional period
of one year provided that prior to the expiration date, an application for renewal is filed
with the Planning Commission. The Commission shall not deny the renewal request
without first holding a Public Hearing and making findings supporting the reason for
denial. If the Planning Commission denies the renewal request, the applicant shall have
ten calendar days to appeal the decision to the City Council as set forth in Chapter 17.25
Article XII.
As previously noted, the applicant has filed the necessary application pursuant to this provision.
The applicant has indicated that they are working through Covenants, Conditions & Restrictions
(CC&R’s) matters with the property owner and Walmart, which has delayed the filing of permits
and start of construction. The applicant has been asked to provide an up to date status and
project timeline at the July 8, 2021 meeting.
Staff would like to note that there have been no changes to the approved plans or surrounding
area and the project will remain subject to the conditions as outlined in Resolution 2020-017,
adopted by the Planning Commission on June 25, 2020.
Page 3
ENVIRONMENTAL DETERMINATION: This project is categorically exempt from the
requirements of the California Environmental Quality Act (CEQA), under the CEQA guidelines
as both a Class 1, Section 15301 modification of an existing facility.
PUBLIC NOTIFICATION: A public hearing notice denoting the time, date and location of the
proposal’s hearing was published in the Community Voice. Property owners within 300 feet of
the project site were mailed notices, and the notice was posted pursuant to State Planning Law.
RESPONSE TO NOTIFICATION: No public comments have been received on this item.
_____________________________________________________________________________
Planning Manager Approval Date: 6/30/21
Attachments (list in packet assembly order):
A. Planning Commission Resolution 2021-10
Exhibit 1 – Resolution No. 2020-017, adopted June 25, 2020
PLANNING COMMISSION RESOLUTION NO. 2021-10
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK APPROVING A ONE-YEAR EXTENSION OF THE APPROVAL OF SITE PLAN
AND ARCHITECTURAL REVIEW FOR THE GREEN ACRES NURSERY ADDITION
AND REMODEL LOCATED AT 4601 REDWOOD DRIVE
(APN 045-055-023)
WHEREAS, the City processed an application for Site Plan and Architectural Review
(Planning Application No. PLSR20-0003) for the Green Acres Nursery Addition and Remodel
Project located at 4601 Redwood Drive (“Project”) in the time and manner prescribed by State and
local law; and
WHEREAS, on June 25, 2020, the Planning Commission of the City of Rohnert Park
approved the Site Plan and Architectural Review of the Green Acres Nursery Project; and
WHEREAS, the applicant, Mike Deutsch, Green Acre Nursery has submitted an
application for a one-year time extension of the approval for Site Plan and Architectural Review
pursuant to Section 17.25.035B. Lapse of Approval/Renewal of the Rohnert Park Municipal
Code; and
WHEREAS, public hearing notices were mailed to all property owners within a 300 foot
radius of the subject property and to all agencies and interested parties as required by California
State Planning Law, and a public hearing was published for a minimum of 10 days prior to the
first public hearing in the Community Voice;
WHEREAS, on July 8, 2021, the Planning Commission held a public meeting at which
time interested persons had an opportunity to testify either in support or opposition to the proposed
time extension for the Site Plan and Architectural Review; and
WHEREAS, the Planning Commission, using their independent judgment, reviewed the
time extension request and all evidence in the record related to the proposed project including the
staff report, public testimony, and all evidence presented both orally and in writing.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Rohnert Park, California, hereby makes the following findings:
A. The Planning Commission, at a public hearing on July 8, 2021 reviewed the
applicant’s request for a one-year extension of the approval of Site Plan and
Architectural Review for the Project, and all evidence in the record related to the
Project including the staff report, public testimony, and all evidence presented both
orally and in writing.
B. The Planning Commission finds that a one-year extension of the approval of the
Site Plan and Architectural Review for the Project is consistent with the approved
plans and with the Rohnert Park Municipal Code Section 17.25.035.B.
2
Reso 2021-10
C. The Planning Commission finds that a one-year extension of the approval of the
Site Plan and Architectural Review does not necessitate further environmental
review of the Project under CEQA, because the project is exempt under CEQA
Section 15301 modification of an existing facility.
NOW THEREFORE BE IT FURTHER RESOLVED, that the Planning Commission
does hereby approve the applicant’s request for a one-year extension of the approval of Site Plan
and Architectural Review for the Green Acres Nursery Project located at 4601 Redwood Drive
subject to the following conditions:
1. The applicant shall comply with all applicable sections of the City of Rohnert Park
Municipal Code.
2. The Project remains subject to the conditions as outlined in Resolution 2020-017, adopted
by the Planning Commission on June 25, 2020 and attached hereto as Exhibit 1.
3. The applicant shall secure all necessary permits and clearances from the Rohnert Park
Building and Engineering Departments prior to commencement of construction.
DULY AND REGULARLY ADOPTED on this 8th day of July, 2021 by the City of
Rohnert Park Planning Commission by the following vote:
AYES: _____ NOES:_____ ABSENT:_____ ABSTAIN:_____
AUSTIN-DILLON_____ BLANQUIE____ LAM____ ORLOFF____ STRIPLEN____
Mark Orloff, Chairperson, City of Rohnert Park Planning Commission
Attest: ________________________________
Jennifer Sedna , Recording Secretary
Exhibit 1 – Planning Commission Resolution 2020-017
PLANNING COMMMISSION RESOLUTION NO. 2020-017
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK APPROVING SITE PLAN AND ARCHITECTURAL
REVIEW FOR THE GREEN ACRE NURSERY AND SUPPLY ADDITION AND
REMODEL LOCATED AT 4601 REDWOOD DRIVE
(APN 045-055-023)
WHEREAS, the applicant, Mike Deutsch, filed Planning Application No. PLSR20-0003
for Site Plan and Architectural Review for an exterior remodel and addition of an outdoor
display area to an existing commercial building, in accordance with the City of Rohnert Park
Municipal Code;
WHEREAS, Planning Applications No. PLSR20-0003 was processed in the time and
manner prescribed by State and local law;
WHEREAS, on June 25, 2020, the Planning Commission reviewed Planning Application
No. PLSR20-00035 at which time interested persons had an opportunity to testify either in
support of or opposition to the project; and,
WHEREAS, at the June 25, 2020, Planning Commission meeting, upon considering all
testimony and arguments, if any, of all persons desiring to be heard, the Commission considered
all the facts relating to Planning Application No. PLSR20-0003.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct.
Section 2. Factors Considered. The Planning Commission, in approving Planning
Application No. PLSR20-0003, makes the following factors, to wit:
A.That the developments general appearance is compatible with existing development and
enhances the surrounding neighborhood.
Criteria Satisfied. The applicant has proposed architecture consistent with the City
adopted Design Guidelines which identifies a modern architectural style as one that
consists of a variety of materials and textures that would be used to achieve visual
interest. Exterior wall cladding materials may include metal siding, fiber cement siding,
stone or terra-cotta cladding, wood siding, stucco or concrete. The use of natural
materials is also encouraged; materials should accentuate natural colors and textures.
The proposed project architecture boasts two different façade treatments, new metal wall
panels over the existing entry and new cedar siding and trim throughout.
B.That the development incorporates a variation from adjacent on-site and off-site
structures in height, bulk, and area; arrangement on the parcel; openings or breaks in
the façade facing the street; and/or the line and pitch of the roof.
Exhibit 1 to Resolution
2
Reso 2020-017
Criteria Satisfied. The project proposes to remodel the exterior façade with new signage
and façade architectural elements as well as an addition of an outdoor display area. The
new unenclosed shade structure for the outdoor display area as proposed is proportioned
to the existing building and provides a consistent storefront bay repetition. The project as
proposed provides continuity in design and materials on all elevations.
C.That the development will be located and oriented in such a manner so as to provide
pedestrian, bicycle and vehicular connections with adjacent properties, as appropriate,
and avoids indiscriminate location and orientation.
Criteria Satisfied. The project proposes to remodel the exterior façade with new signage
and façade architectural elements. The exterior modifications to the existing commercial
building would not alter the pedestrian, bicycle and vehicular connections with adjacent
properties.
Section 3. Environmental Clearance. The project has been analyzed for compliance with
the requirements of the California Environmental Quality Act (CEQA) and found to be
categorically exempt as a Class 1 Exemption under Section 15301: Existing Facility and Class 32
“Infill” Categorical Exemption (CEQA Guideline Section 15332). No further action is required
pertaining to environmental review.
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Planning Application No. PLSR20-0003 subject to the Site Plan and Architectural Review
submittal attached as Exhibit A and Conditions of Approval in the attached Exhibit B.
BE IT FURTHER RESOLVED that said action shall not be deemed final until the appeal
period has expired and that the appeal period shall be ten (10) working days from the date of said
action. No building permits shall be issued until the appeal period has expired, providing there are
no appeals.
Exhibit A to Resolution
EXISTING ONE STORY
BUILDING
NEW GREEN
HOUSE AREA
REDWOOD DR
IVEDOWDEL AVENUEMILLBRAE AVENUE
EXISTING
OUTBACK STEAKHOUSE
T
NEW SECURED
OUTDOOR DISPLAY AREA
USE PERMIT PLAN604 Sutter Street, Ste 350 Folsom, CA 95630MIKE DEUTSCHMAY 1, 20204601 REDWOOD DRIVEAPN: 045-055-023EXISTING AND PROPOSED UTILITY PLANSHEET
OF
C1
C3Always Engineering, Inc.Civil Engineering & Topographic Surveying131 Stony Circle, Suite 1000Santa Rosa, CA 95401(707) 542-8795Fax (707) 542-8798www.alwayseng.com JasonH@alwayseng.comSHEET INDEX Prepared for:Prepared on:T
REDWOOD DR
IVEDOWDEL AVENUEMILLBRAE AVENUE
EXISTING
OUTBACK STEAKHOUSE
EXISTING ONE STORY
BUILDING
USE PERMIT PLAN604 Sutter Street, Ste 350 Folsom, CA 95630MIKE DEUTSCHMAY 1, 20204601 REDWOOD DRIVEAPN: 045-055-023EXISTING HYDROLOGY PLANSHEET
OF
C2
C3Always Engineering, Inc.Civil Engineering & Topographic Surveying131 Stony Circle, Suite 1000Santa Rosa, CA 95401(707) 542-8795Fax (707) 542-8798www.alwayseng.com JasonH@alwayseng.comPrepared for:Prepared on:
EXISTING ONE STORY
BUILDING
NEW GREEN
HOUSE AREA
REDWOOD DR
IVEDOWDEL AVENUEMILLBRAE AVENUE
EXISTING
OUTBACK STEAKHOUSE
T
NEW SECURED
OUTDOOR DISPLAY AREA
USE PERMIT PLAN604 Sutter Street, Ste 350 Folsom, CA 95630MIKE DEUTSCHMAY 1, 20204601 REDWOOD DRIVEAPN: 045-055-023PROPOSED HYDROLOGY PLANSHEET
OF
C3
C3Always Engineering, Inc.Civil Engineering & Topographic Surveying131 Stony Circle, Suite 1000Santa Rosa, CA 95401(707) 542-8795Fax (707) 542-8798www.alwayseng.com JasonH@alwayseng.comPrepared for:Prepared on:
Green Acres COAs
1
EXHIBIT B
ADOPTED PER PLANNING COMMISSION RESOLUTION NO. 2020-017
CONDITIONS OF APPROVAL: SITE PLAN AND ARCHITECTURAL REVIEW
GREEN ACRE NURSERY AND SUPPLY ADDITION AND REMODEL LOCATED AT
4601 REDWOOD DRIVE
General Conditions
1.The facility shall comply with any and all applicable provisions of the Rohnert Park
Municipal Code (RPMC) and any state or federal agency. The violation of any condition
listed herein shall constitute a nuisance and a violation of the Rohnert Park Municipal
Code. In conformity with Chapter 1.16 of the RPMC, a violation of the RPMC 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.
2. The Applicant agrees to defend, indemnify, hold harmless and release the City of Rohnert
Park, its agents, officers, attorneys and employees from any claim, action or proceedings
brought against any of the above, the purpose of which is to attack, set aside, void, or annul
the approval of this application or certification of the environmental document which
accompanies it. This indemnification obligation shall include but not be limited to,
damages, costs, expenses, attorneys’, or expert witness fees that may be asserted by any
person or entity, including the Applicant, whether or not there is concurrent passive or
active negligence on the part of the City, its agents, officers, attorneys or employees.
3.The Site Plan and Architectural Review approval shall expire one year from the Planning
Commission approval date, unless prior to the expiration a building permit is issued and
construction is commenced and diligently pursued toward completion and the use is
initiated, or an extension is requested and approved.
Planning Conditions
4.A sign review permit will be required prior to the issuance of a building permit for the sign
installation.
5. The use of the city parcel by the applicant shall not commence until all terms have been
agreed upon and executed through a lease agreement approved in form and content by the
City of Rohnert Park.
6. Staff will work with the applicant to ensure landscaping is constructed in accordance with
the State’s Model Water Efficient Landscaping Ordinance (MWELO), or in accordance
with water conservation standards which meet or exceed the requirements of the MWELO.
The Applicant shall submit a landscaping and irrigation plan that identifies landscape
material types and locations, irrigation, water usage calculations, and other information as
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required. The plan shall be submitted to the Planning Division and reviewed and approved
by the Development Services Department prior to construction. All costs for review of the
requirements of the MWELO shall be borne by the Applicant. All landscaping and
irrigation subject to the MWELO shall be substantially complete prior to final inspection.
Public Safety Conditions
7. Fire sprinklers will be required per NFPA 13 and local ordinance. A fire hydrant flow test
should be performed to establish the existing water availability.
8.A fire alarm system is required per NFPA 72 and local ordinance. Communications path
for monitoring should be either IP or radio.
9.Separate Fire Department permits will be required for fire sprinklers, alarm and gate
system.
10.Provide a key box for emergency responders’ use at the rear gate. A box may be purchased
from the Fire Prevention Bureau by calling (707) 584-2641.
11.Address shall be illuminated and visible from the street per local ordinance.
12. Fire lanes shall be identified by red curbs per Information Bulletin 003-2019.
13. Due to the exposure from a running wildfire, non-combustible fencing is advised.
14. Additional conditions may be applied as the project develops.
Engineering Conditions
15.On the Dowdell Avenue frontage, clarify how the loading dock driveway will be separated
from the public at the southerly end of the outdoor display area to the north of the loading
dock.
15.Clarify the proposed surface treatment for the truck turnaround area to the west of the
existing loading dock (the existing surface appears to be dirt).
16.Provide a civil plan package for site improvements. This should include a grading/ drainage
plan for the outdoor display area (area where existing pavement is being removed).
17.Provide a detailed map of the existing water system, including the onsite looped fire
system. Provide detector checks/ backflow preventers to isolate the onsite system from the
City system, OR provide an easement for the portions of the system to be publicly
maintained.
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18. Design the trash enclosure floor to drain to the sanitary sewer. If this is not practical, design
the floor to drain to non-contact landscaping, OR provide a trash capture screen at the drain
inlet immediately downstream of the enclosure.