2022/05/26 Planning Commission Resolution 2022-10PLANNING COMMISSION RESOLUTION NO. 2022-10
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK APPROVING A SITE PLAN AND ARCHITECTURAL REVIEW FOR A 105-
UNIT MULTI-FAMILY TOWNHOME PROJECT LOCATED AT THE CORNER OF
DOWDELL AVENUE AND BUSINESS PARK DRIVE
WHEREAS, the applicant, Seth Nobmann of Advanced Building Solutions, filed
Planning application No. PLSR21-0004 for a Site Plan and Architectural Review to allow a 105-
unit townhome project at the corner of Dowdell Avenue and Business Park Drive (see Exhibit
A), in accordance with the City of Rohnert Park Municipal Code (RPMC); and
WHEREAS, Planning Application No. PLSR21-0004 was processed in the time and
manner prescribed by state and local law; and
WHEREAS, at the May 26, 2022, 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. PLSR21-0004.
NOW, THEREFORE, BE IT RESOLVED that, based on the staff report and all written
and oral testimony at the meeting, 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. CEQA Review. In accordance with the California Environmental Quality Act
(CEQA), the City prepared an Initial Study and Mitigated Negative Declaration (IS/MND) for
the proposed General Plan Amendment (GPA) and rezone for the project in 2018. The IS/MND
evaluated the potential environmental impacts as a result of the GPA and rezone, and found the
possibility of significant impacts to air quality, biological resources, cultural resources, geology
and soils, hydrology and water quality, land use and planning, and transportation and traffic;
however, through the implementation of project-specific mitigation measures, impacts would be
reduced to a less-than-significant level. Impacts associated with the Site Plan and Architectural
Review are consistent with those previously identified and analyzed and the implementation of
applicable mitigation measures, as identified throughout the consistency analysis, would ensure
that all project-related impacts remain less than significant. Therefore, no further CEQA review
is required.
Section 3. Factors Considered. The Planning Commission, in approving Planning
Application No. PLSR21-0004, makes the following factors, to wit:
A. That the development’s general appearance is compatible with existing development and
enhances the surrounding neighborhood.
Criteria Satisfied. The design of the proposed development is considered an extension of,
and consistent with, the existing “The Reserve Rohnert Park”, which shares the southerly
border of the project site. The proposed development reflects the extensive use of high-
quality, modern design elements, including variations in roof elevation, the use of façade
2
Reso 2022-10
articulation and a variety of building materials, and a contemporary color palette. The
façade is architecturally pleasing while complementing the character of the surrounding
neighborhood.
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 applicant is proposing seven different plan types for the nine
separate buildings facing the Dowdell Avenue frontage. Two driveways along the Dowdell
Avenue frontage create landscaped breaks and provide access to the site. The building
designs include differences in the number of gables along the street frontage, as well as
within the inner courtyards between the buildings. The proposed residential design offers
an attractive contrast between the approved tilt-up buildings to the west and the existing
industrial buildings to the east.
C. 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. Primary entryway access to the new residential development will be from
Dowdell Avenue. Secondary access would be from a “right in, right out” driveway
accessed from Business Park Drive. Pedestrian and bicycle access to the building would
be from Business Park Drive and Dowdell Avenue. Existing pedestrian, bicycle and
vehicular connections would be retained as part of the project and would therefore avoid
indiscriminate location and orientation of the proposed industrial building impacting
access.
Section 4. Approval. The Planning Commission does hereby approve Planning
Application No. PLSR21-0004 subject to the Site Plan and Architectural Review submittal
package attached as Exhibit A and Conditions of Approval attached as Exhibit B.
Section 5. Appeal Period. This 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.
Architecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021A0.0TITLE SHEETREDWOOD CROSSINGROHNERT PARK, CAProject DescriptionRedwood Crossing is a new development consisting of 105 two-story townhouse apartmentsspread amongst 18 buildings. The project is effectively a continuation of The Reserve atDowdell apartment project located to the immediate South of the site. The site is located at thecorner of Dowdell Avenue and Business Park Drive in Rohnert Park, CA. Each townhouse isseparated by a common 1-hour fire rated townhouse separation wall. This project is designedto be permitted under the 2019 California Residential Code (CRC). Overall building sizesinclude 5-plexes, 6-plexes, and 7-plexes. Each unit is individually fire sprinklered in accordancewith NFPA-13, (above the required NFPA-13D system required by CRC Chapter 9).In addition to the apartments, the project includes the design of a new clubhouse and leasingcenter, and pool/spa amenity. The clubhouse will be governed by the 2019 California BuildingCode (CBC), and be fire sprinklered in accordance with NFPA-13.Project Team DirectoryDeveloper/BuilderAdvance Building Solutions, Inc.855 Lakeville Street, Suite 200Petaluma, CA 94592Contact: Seth Nobmannchris@abscontruct.com(707) 744-5944ArchitectKTGY Group, Inc.1814 Franklin Street, Suite 400Oakland, CA 94612Contact:Jonathan Boriack, AIAjboriack@ktgy.com(510) 272-2910Civil Engineer & LandscapeCivil Design Consultants, Inc.2200 Range Avenue, Suite 204Santa Rosa, CA 95403Contact:Andy Bordessaandy@civildesignconsultants.com(707) 542-4820Dustin Maxamdustin@civildesignconsultants.com(707)542-4820SHEET INDEXA0.0 TITLE SHEET / INDEXA0.1 CODE ANALYSISA1.0 ARCHITECTURAL SITE PLANA2.1 BUILDING A ELEVATIONSA2.2 BUILDING B ELEVATIONSA2.3 BUILDING C ELEVATIONSA2.4 BUILDING D ELEVATIONSA2.5 BUILDING E ELEVATIONSA2.6 BUILDING F ELEVATIONSA2.7 BUILDING G ELEVATIONSA2.8 CLUBHOUSE ELEVATIONSA3.1 BUILDING A PLANSA3.2a BUILDING B PLANSA3.2b BUILDING B PLANSA3.3a BUILDING C PLANSA3.3b BUILDING C PLANSA3.4a BUILDING D PLANSA3.4b BUILDING D PLANSA3.5 BUILDING E PLANSA3.6a BUILDING F PLANSA3.6b BUILDING F PLANSA3.7a BUILDING G PLANSA3.7b BUILDING G PLANSA3.8 CLUBHOUSE PLANA4.1 UNIT 1 & 1X FLOOR PLANSA4.2 UNIT 2 FLOOR PLANSA4.3a UNIT 3 & 3A FLOOR PLANSA4.3b UNIT 3X FLOOR PLANSA4.4 UNIT 4 FLOOR PLANSA5.1 MATERIALS AND COLORSC-1 CIVIL NOTES & SECTIONSC-2 SITE DIMENSION PLANC-3 SITE GRADING PLANC-4 SITE UTILITY PLANL-1 LANDSCAPE PLANL-2 LANDSCAPE LEGENDL-3 AMENITY AREAS & SIGNAGEL-4 CONCEPTUAL SITE DETAILSExhibit A to Resolution
Architecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021A0.1CODE ANALYSISMAXIMUM AREA OF EXTERIOR WALL OPENINGS:(CRC TABLE R 302.1(2))APPLICABLE CODES:2019 CALIFORNIA RESIDENTIAL CODE (CRC)2019 CALIFORNIA BUILDING CODE (CBC) - CHAPTER 11A as required per CRC 3202019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA FIRE CODETITLE 24, PART 6, CALIFORNIA ENERGY CODE (2019 EDITION)CITY OF ROHNERT PARK MUNICIPAL CODEFIRE SEPARATION DISTANCE > 3' SHALL BE ZERO (0) (NON-RATED)FIRE SEPARATION DISTANCE < 3' SHALL BE ONE (1) - (1 HOUR)FIRE SEPARATION DISTANCE > 3' SHALL BE UNLIMITED (UNRATED)FIRE SEPARATION DISTANCE < 3' SHALL NOT BE ALLOWEDTOWNHOUSE (APARTMENTS): A SINGLE FAMILY DWELLING UNIT CONSTRUCTED IN A GROUP OFTHREE OR MORE ATTACHED UNITS IN WHICH EACH UNIT EXTENDS FROM FOUNDATION TO ROOF ANDWITH A YARD OR PUBLIC WAY ON AT LEAST TWO SIDES.DEFINITIONS:[ PER CRC R202 ]R2-TOWNHOUSE APARTMENTSR-2 (TOWNHOUSE APARTMENTS)U (PRIVATE GARAGES)NFPA 13 PROPOSED (NFPA 13D MIN. REQUIRED BY CODE)< 35 FEET3 STORIESTHE CRC DOES NOT PUT AREA LIMITATIONS ON TOWNHOUSESPER CRC R302.2 EACH TOWNHOUSE SHALL BE SEPARATED BY A COMMON WALL CONSTRUCTEDWITHOUT PLUMBING OR MECHANICAL EQUIPMENT, DUCTS OR VENTS RUNNING VERTICALLY IN THECOMMON WALL CAVITY. PER CRC R 302.2 ITEM 7 THE COMMON WALL SHALL BE NOT LESS THAN1-HOUR FIRE RATED.OCCUPANCY GROUP:(CRC R 1.1.3.1)FIRE SPRINKLERS:(CRC R 313)ALLOWABLE HEIGHT:(PER ZONING)ALLOWABLE STORIES:(CRC 1.13)ALLOWABLE FLOOR AREATOWNHOUSE UNIT SEPARATION(CRC R 302.2.2)EXTERIOR WALL RATING:(CRC TABLE R 302.1(2))ACCESSIBILITY: (PER CRC R320.1)NOISE MITIGATION: (NOI-7)AFFORDABLE HOUSING: (DEVELOPMENT AGREEMENT ITEM 6.4)DWELLING UNITS IN A BUILDING CONSISTING OF THREE OR MOREDWELLING UNITS SHALL MEET THE REQUIREMENTS OF CALIFORNIABUILDING CODE CHAPTER 11A - MULTISTORY DWELLINGS.REFER TO SITE PLAN FOR MORE INFORMATION AND LOCATION OFACCESSIBLE UNITS. MULTI-DWELLING BUILDINGS WITH LESS THAN 4 UNITSARE EXEMPT FROM ACCESSIBILITY REQUIREMENTS. 10% OF THEREMAINING UNITS THAT ARE NOT EXEMPT MUST BE MADE ACCESSIBLEBASED ON CBC SECTION 1102.3.1 (SEE SITE PLAN, SHEET A1.10).ELECTRIC METERS, & FIRE SPRINKLERS LOCATED IN COMMON HOA MAINTAINEDCLOSET AT THE END OF EACH BUILDING. GAS METERS LOCATED ON EXTERIOROF BUILDING END. ALL UTILITIES ARE RUN THROUGH THE BUILDING LATERALLY INA NON-RATED SOFFIT RACEWAY LOCATED IN THE GARAGES. ACCESSEASEMENTS EXIST FOR USE AND MAINTENANCE OF THE UTILITY RACEWAY.THROUGH PENETRATIONS OF THE 1-HOUR RATED COMMON WALL SEPARATINGUNITS BY ELECTRICAL AND PLUMBING LINES SHALL BE PROTECTED INACCORDANCE WITH CRC R 302.4.1 & CRC R 302.4.1.2 BY PROVIDING A THROUGHPENETRATION FIRESTOP SYSTEM.UTILITIES / THROUGH PENETRATIONS(CRC R302.4.1)PER NOISE MITIGATION MEASURE NOI-7, THE PROJECT APPLICANT WILLRETAIN A QUALIFIED ACOUSTICAL CONSULTANT TO ENSURE THE EXTERIORAND INTERIOR NOISE EXPOSURE LEVELS AT FUTURE ONSITE RESIDENCESDO NOT EXCEED THE CITY OF ROHNERT PARK NOISE ELEMENT THRESHOLDOF 65 dBA CNEL MAXIMUM FOR EXTERIOR EXPOSURE AND 45 dBA CNELMAXIMUM FOR INTERIOR EXPOSURETHE DEVELOPMENT AGREEMENT REQUIRES 10% OF THE TOTAL UNITS BEAFFORDABLE. AN AFFORDABLE HOUSING AGREEMENT WILL BE EXECUTEDWITH THE APPLICANT AND CITY OF ROHNERT PARK FOR THE AFFORDABLEUNITS. AN EXAMPLE MIX IS LOCATED ON SITE PLAN SUMMARY, SHEET A1.0.HOWEVER THE FINAL MIX AND UNIT LOCATIONS WILL BE ESTABLISHEDDURING THE COMPLETION OF THE AFFORDABLE HOUSING AGREEMENT
Site SummaryAcres: ±6.53 ac.Unit Mix: 4 units - Plan 1x (1bd) 4 units - Plan 1 (1bd) 33 units - Plan 2 (3bd) 32 units - Plan 3 (3bd) 26 units - Plan 3X(3bd) 6 units - Plan 4 (4bd) 105 unitsDensity: ±16 du/acAccessible Units11 accessible units req'd (10% of total unit count)* denotes potential location of an accessible Plan 3 unitAffordable Units:10% inclusionary per development agreement.proposed mix to be:(4) 1 Bedrooms (Plan 1 or 1X)(4) 2 Bedrooms (Plan 2)(3) 3 bedrooms (Plan 3)Total BMR = 11 unitsParking Required: 4 units - Plan 1x (1bd) x 1 sp/unit = 4 spaces 4 units - Plan 1 (1bd) x 1 sp/unit= 4 spaces 33 units - Plan 2 (2bd) x 2 sp/unit = 66 spaces 32 units - Plan 3 (3bd) x 2.5 sp/unit= 80 spaces 26 units - Plan 3X(3bd) x 2.5 sp/unit= 65 spaces 6 units - Plan 4 (4bd) x 3.5 sp/unit = 21 spaces 105 units - Total x 0.25 sp/unit (guest) = 27 spaces = 267 spacesParking Provided: 206 garage spaces 61 open parking spaces 267 total spacesOpen Space Requirements:Required total open space: 400 sf/unit x 105 units = 42,000 Sq. Ft.Open space provided: 69,068 Sq. Ft.Common area open space provided:6,543 Sq. Ft.Private open space provided (private deck or patio): 9,391 Sq. Ft.Total open space provided:85,002 Sq. Ft. / 105 units = 809 sf/unitA1.0SITE PLANArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021N
9'-1"9'-1"
8'-0"HDRT.O. PLT.O. SHT'G± 27'-6"T.O. PL1234567781231231231231239'-1"9'-1"HDRT.O. PLT.O. SHT'G± 27'-6"
8'-0"T.O. PL101199'-1"9'-1"
8'-0"
± 27'-6"HDRT.O. PLT.O. SHT'GT.O. PL9'-1"9'-1"8'-0"HDRT.O. PLT.O. SHT'GT.O. PL± 27'-6"A2.1BUILDING TYPE A ELEVATIONSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021FRONTLEFTREARRIGHTMATERIAL KEY1.FIBER CEMENT LAP SIDING2.FIBER CEMENT BOARD & BATTEN3.ADHERED MASONRY STONE VENEER4.WOOD OR WOOD-LOOK COMPOSITE COLUMNS5.DECORATIVE CORBELS6.CONCRETE FLAT ROOF TILE7.WOOD TRIM8.ADHERED MASONRY STONE TRIM9.WALL PACK LIGHT10.LIGHTED ADDRESS SIGN11.GARAGE DOOR - CLOPAY, MODEL G4S
1239'-1"9'-1"
8'-0"HDRT.O. PLT.O. SHT'G± 27'-8 1/2"T.O. PL123456778101231231231231239'-1"9'-1"HDRT.O. PLT.O. SHT'G± 27'-8 1/2"
8'-0"T.O. PL911101231239'-1"9'-1"
8'-0"
± 27'-8 1/2"HDRT.O. PLT.O. SHT'GT.O. PL9'-1"9'-1"8'-0"HDRT.O. PLT.O. SHT'GT.O. PL± 27'-8 1/2"A2.2BUILDING TYPE B ELEVATIONSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021FRONTLEFTREARRIGHTMATERIAL KEY1.FIBER CEMENT LAP SIDING2.FIBER CEMENT BOARD & BATTEN3.ADHERED MASONRY STONE VENEER4.WOOD OR WOOD-LOOK COMPOSITE COLUMNS5.DECORATIVE CORBELS6.CONCRETE FLAT ROOF TILE7.WOOD TRIM8.ADHERED MASONRY STONE TRIM9.WALL PACK LIGHT10.LIGHTED ADDRESS SIGN11.GARAGE DOOR - CLOPAY, MODEL G4S
9'-1"9'-1"
8'-0"HDRT.O. PLT.O. SHT'G± 27'-6"T.O. PL1234567781231231231231231239'-1"9'-1"HDRT.O. PLT.O. SHT'G± 27'-6"
8'-0"T.O. PL101199'-1"9'-1"8'-0"± 27'-6"HDRT.O. PLT.O. SHT'GT.O. PL9'-1"9'-1"8'-0"HDRT.O. PLT.O. SHT'GT.O. PL± 27'-6"A2.3BUILDING TYPE C ELEVATIONSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021FRONTLEFTREARRIGHTMATERIAL KEY1.FIBER CEMENT LAP SIDING2.FIBER CEMENT BOARD & BATTEN3.ADHERED MASONRY STONE VENEER4.WOOD OR WOOD-LOOK COMPOSITE COLUMNS5.DECORATIVE CORBELS6.CONCRETE FLAT ROOF TILE7.WOOD TRIM8.ADHERED MASONRY STONE TRIM9.WALL PACK LIGHT10.LIGHTED ADDRESS SIGN11.GARAGE DOOR - CLOPAY, MODEL G4S
9'-1"9'-1"
8'-0"HDRT.O. PLT.O. SHT'G± 27'-6"T.O. PL1234567789'-1"9'-1"8'-0"± 27'-6"HDRT.O. PLT.O. SHT'GT.O. PL1231231231231231231231239'-1"9'-1"HDRT.O. PLT.O. SHT'G± 27'-6"
8'-0"T.O. PL101199'-1"9'-1"8'-0"HDRT.O. PLT.O. SHT'GT.O. PL± 27'-6"Architecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021A2.4BUILDING TYPE D ELEVATIONSFRONTLEFTREARRIGHTMATERIAL KEY1.FIBER CEMENT LAP SIDING2.FIBER CEMENT BOARD & BATTEN3.ADHERED MASONRY STONE VENEER4.WOOD OR WOOD-LOOK COMPOSITE COLUMNS5.DECORATIVE CORBELS6.CONCRETE FLAT ROOF TILE7.WOOD TRIM8.ADHERED MASONRY STONE TRIM9.WALL PACK LIGHT10.LIGHTED ADDRESS SIGN11.GARAGE DOOR - CLOPAY, MODEL G4S
9'-1"9'-1"
8'-0"HDRT.O. PLT.O. SHT'G± 27'-6"T.O. PL1234567789'-1"9'-1"8'-0"± 27'-6"HDRT.O. PLT.O. SHT'GT.O. PL1231231231231239'-1"9'-1"HDRT.O. PLT.O. SHT'G± 27'-6"
8'-0"T.O. PL101199'-1"9'-1"8'-0"HDRT.O. PLT.O. SHT'GT.O. PL± 27'-6"Architecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021A2.5BUILDING TYPE E ELEVATIONSFRONTLEFTREARRIGHTMATERIAL KEY1.FIBER CEMENT LAP SIDING2.FIBER CEMENT BOARD & BATTEN3.ADHERED MASONRY STONE VENEER4.WOOD OR WOOD-LOOK COMPOSITE COLUMNS5.DECORATIVE CORBELS6.CONCRETE FLAT ROOF TILE7.WOOD TRIM8.ADHERED MASONRY STONE TRIM9.WALL PACK LIGHT10.LIGHTED ADDRESS SIGN11.GARAGE DOOR - CLOPAY, MODEL G4S
9'-1"9'-1"
8'-0"HDRT.O. PLT.O. SHT'G± 27'-6"T.O. PL1234567789'-1"9'-1"8'-0"± 27'-6"HDRT.O. PLT.O. SHT'GT.O. PL1231231231231231239'-1"9'-1"HDRT.O. PLT.O. SHT'G± 27'-6"
8'-0"T.O. PL101199'-1"9'-1"8'-0"HDRT.O. PLT.O. SHT'GT.O. PL± 27'-6"Architecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021A2.6BUILDING TYPE F ELEVATIONSFRONTLEFTREARRIGHTMATERIAL KEY1.FIBER CEMENT LAP SIDING2.FIBER CEMENT BOARD & BATTEN3.ADHERED MASONRY STONE VENEER4.WOOD OR WOOD-LOOK COMPOSITE COLUMNS5.DECORATIVE CORBELS6.CONCRETE FLAT ROOF TILE7.WOOD TRIM8.ADHERED MASONRY STONE TRIM9.WALL PACK LIGHT10.LIGHTED ADDRESS SIGN11.GARAGE DOOR - CLOPAY, MODEL G4S
1239'-1"9'-1"
8'-0"HDRT.O. PLT.O. SHT'G± 27'-6"T.O. PL1234567781231239'-1"9'-1"8'-0"± 27'-6"HDRT.O. PLT.O. SHT'GT.O. PL1231231231231231239'-1"9'-1"HDRT.O. PLT.O. SHT'G± 27'-6"
8'-0"T.O. PL101199'-1"9'-1"8'-0"HDRT.O. PLT.O. SHT'GT.O. PL± 27'-6"Architecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021A2.7BUILDING TYPE G ELEVATIONSFRONTLEFTREARRIGHTMATERIAL KEY1.FIBER CEMENT LAP SIDING2.FIBER CEMENT BOARD & BATTEN3.ADHERED MASONRY STONE VENEER4.WOOD OR WOOD-LOOK COMPOSITE COLUMNS5.DECORATIVE CORBELS6.CONCRETE FLAT ROOF TILE7.WOOD TRIM8.ADHERED MASONRY STONE TRIM9.WALL PACK LIGHT10.LIGHTED ADDRESS SIGN11.GARAGE DOOR - CLOPAY, MODEL G4S
8"10'-1"T.O. PLT.O. SLAB19'-0"1236254731988"10'-1"T.O. PLT.O. SLAB8"10'-1"T.O. PLT.O. SLAB8"10'-1"T.O. PLT.O. SLAB8"10'-1"T.O. PLT.O. SLAB2'-2"HEEL8"10'-1"T.O. PLT.O. SLAB19'-0"A2.8CLUBHOUSE ELEVATIONSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021FRONTLEFTREARRIGHTMATERIAL KEY1.FIBER CEMENT LAP SIDING2.FIBER CEMENT BOARD & BATTEN3.ADHERED MASONRY STONE VENEER4.WOOD OR WOOD-LOOK COMPOSITE COLUMNS5.DECORATIVE CORBELS6.CONCRETE FLAT ROOF TILE7.WOOD TRIM8.ADHERED MASONRY STONE TRIM9.LIGHTED ADDRESS SIGN
122'-8"122'-8"44'-0"48'-4 1/2"22'-7 1/2"PLAN 3X23'-7"PLAN 323'-7"PLAN 223'-7"PLAN 328'-7 1/2"PLAN 42"2"2"2"22'-7 1/2"PLAN 3X23'-7"PLAN 323'-7"PLAN 223'-7"PLAN 328'-7 1/2"PLAN 4ELEC METERS
GAS METERS
OPT. 1
GAS METERS
OPT. 2
FIRE
PATIOPATIOPATIOPATIOPATIOSlope4:121'-6"1'-6"A3.1BUILDING TYPE A PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021LEVEL 1LEVEL 2ROOF LEVEL
126'-1"54'-4"54'-4"26'-0 1/2"PLAN 123'-7"PLAN 323'-7"PLAN 223'-7"PLAN 328'-7 1/2"PLAN 42"2"2"2"29'-0 1/2"
PLAN 1X
25'-1 1/2"
PLAN 1
2"
ELEC METERS
GAS METERS
FIRE
PATIOPATIOPATIOPATIO126'-1"26'-0 1/2"PLAN 123'-7"PLAN 323'-7"PLAN 223'-7"PLAN 328'-7 1/2"PLAN 42"2"2"2"A3.2aBUILDING TYPE B PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021LEVEL 1LEVEL 2
126'-1"Slope
4:12
1'-6"1'-6"A3.2bBUILDING TYPE B PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021ROOF LEVEL
146'-5"44'-0"48'-4 1/2"22'-7 1/2"PLAN 3X23'-7"PLAN 323'-7"PLAN 223'-7"PLAN 328'-7 1/2"PLAN 42"2"2"2"23'-7"PLAN 2146'-5"22'-7 1/2"PLAN 3X23'-7"PLAN 323'-7"PLAN 223'-7"PLAN 328'-7 1/2"PLAN 42"2"2"2"23'-7"PLAN 2ELEC METERS
GAS METERS
OPT. 1
FIRE
PATIOPATIOPATIOPATIOPATIOPATIOGAS METERS
OPT. 2
A3.3aBUILDING TYPE C PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021LEVEL 1LEVEL 2
Slope
4:12
1'-6"1'-6"A3.3bBUILDING TYPE C PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021ROOF LEVEL
164'-2"44'-0"48'-4 1/2"22'-7 1/2"PLAN 3X23'-7"PLAN 323'-7"PLAN 223'-7"PLAN 322'-7 1/2"PLAN 3X2"2"2"2"23'-7"PLAN 22"23'-7"PLAN 22"164'-2"22'-7 1/2"PLAN 3X23'-7"PLAN 323'-7"PLAN 223'-7"PLAN 322'-7 1/2"PLAN 3X2"2"2"2"23'-7"PLAN 22"23'-7"PLAN 22"ELEC METERS
GAS METERS
OPT. 1
FIRE
PATIOGAS METERS
OPT. 2PATIO
PATIOPATIOPATIOPATIOPATIOA3.4aBUILDING TYPE D PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021LEVEL 1LEVEL 2
Slope
4:12
1'-6"1'-6"A3.4bBUILDING TYPE D PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021ROOF LEVEL
116'-8"44'-0"48'-4 1/2"22'-7 1/2"PLAN 3X23'-7"PLAN 323'-7"PLAN 222'-7 1/2"PLAN 3X2"2"2"23'-7"PLAN 22"116'-8"22'-7 1/2"PLAN 3X23'-7"PLAN 323'-7"PLAN 222'-7 1/2"PLAN 3X2"2"2"23'-7"PLAN 22"Slope4:121'-6"1'-6"GAS METERS
OPT. 1
FIREELEC METERS
GAS METERS
OPT. 2PATIO
PATIOPATIOPATIOPATIOA3.5BUILDING TYPE E PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021LEVEL 1LEVEL 2ROOF LEVEL
140'-5"44'-0"22'-7 1/2"PLAN 3X23'-7"PLAN 323'-7"PLAN 222'-7 1/2"PLAN 3X2"2"2"23'-7"PLAN 22"23'-7"PLAN 32"140'-5"22'-7 1/2"PLAN 3X23'-7"PLAN 323'-7"PLAN 222'-7 1/2"PLAN 3X2"2"2"23'-7"PLAN 22"23'-7"PLAN 32"ELEC METERS
GAS METERS
OPT. 1
FIRE
GAS METERS
OPT. 2PATIO
PATIOPATIOPATIOPATIOPATIOA3.6aBUILDING TYPE F PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021LEVEL 1LEVEL 2
Slope
4:12
1'-6"1'-6"A3.6bBUILDING TYPE F PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021LEVEL 2
ELEC METERSFIRE
PATIOPATIOPATIOPATIOPATIO143'-10"26'-0 1/2"PLAN 123'-7"PLAN 323'-7"PLAN 223'-7"PLAN 223'-7"PLAN 32"2"2"2"2"22'-7 1/2"PLAN 3X143'-10"54'-4"26'-0 1/2"PLAN 123'-7"PLAN 323'-7"PLAN 223'-7"PLAN 32"2"2"2"29'-0 1/2"
PLAN 1X
25'-1 1/2"
PLAN 1
GAS METERS 23'-7"PLAN 22"22'-7 1/2"PLAN 3X54'-4"
29'-0 1/2"
PLAN 1X
25'-1 1/2"
PLAN 1
2"2"A3.7aBUILDING TYPE G PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021LEVEL 1LEVEL 2
Slope
4:12
1'-6"1'-6"A3.7bBUILDING TYPE G PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021ROOF LEVEL
fire riserelectricaltrash/recyclegas metera/ca/ca/v closetGym A3 occ1318 SQ. FT.plumbing load: 30 sf / occ = 51 occoccupant load: 50 sf / occ = 31 occStorage U occ179 SQ. FT.plumbing load: noneoccupant load: 300 sf / occ = 1 occCommon Room A3 occ1000 SQ. FT.plumbing load: 15 sf / occ = 67 occoccupant load: 15 sf / occ = 67 occLeasing office B occ216 SQ. FT.plumbing load: 200 sf / occ = 3occ load: 150 sf / occ = 2Manager's office B occ180 SQ. FT.plumbing load: 200 sf / occ = 1occ load: 150 sf / occ = 2Pool Bath 1Pool Bath 2Restroom 1Restroom 2HallwayEntry PorchPostal Bankw/h closetJan.Covered PorchOutdoor Common AreaPool/Spa AreaArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021A3.5CLUBHOUSE PLAN
26'-0 1/2"26'-0 1/2"25'-1 1/2"PLAN 1
25'-1 1/2"
PLAN 1
29'-0 1/2"
PLAN 1X
29'-0 1/2"PLAN 1X
2"
2"
meters
Living15'-0" x 10'-4"Garage10'-1" x 20'-0"Kitchen/DiningPwdrLiving10'-5" x 14'-11"Kitchen/DiningGarage20'-1" x 10'-1"PwdrBedroom13'-3" x 12'-3"Den11'-10" x 13'-9"Deck10'-1" x 6'-2" BathLaundryClstClst BathLaundryDeck6'-2" x 13'-1"Bedroom12'-3" x 13'-3"Den13'-9" x 14'-10"upupdndnlinenlinena/ctwhrecycle/trashtwhrecycle/trashfire
Plan 11 Bedroom / 1.5 Bathroom / Den±912 Sq. Ft.61 Sq. Ft. Private DeckPlan 1X1 Bedroom / 1.5 Bathroom / Den±1011 Sq. Ft.80 Sq. Ft. Private DeckFirst FloorSecond FloorA4.1UNIT 1 & 1X FLOOR PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021
23'-7"23'-7"46'-3"
44'-1 1/2"3'-1 1/2"a/cLiving14'-3" x 13'-10"Kitchen/DiningPwdrPrimary Suite15'-2" x 14'-7" Primary BathLaundrywicupdnlinGarage22'-5" x 20'-2"Secondary Suite14'-7" x 14'-10"wiclinSecondaryBathHallPatio8'-0" x 9'-0"twhrecycle/trashPlan 22 Bedroom / 2.5 Bathroom±1601 Sq. Ft.69 Sq. Ft. Private PatioFirst FloorSecond FloorA4.2UNIT 2 FLOOR PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021
23'-7"23'-7"47'-3"
44'-1 1/2"3'-1 1/2"a/cLiving10'-7" x 13'-2"Kitchen/DiningAccess.PwdrPrimary Suite14'-7" x 14'-4" PrimaryBathLaundrywicupdnGarage22'-6" x 20'-3"Bedroom 310'-2" x 12'-8"linSecondaryBathHalltwhrecycle/trashBedroom 212'-8" x 11'-9"Patio8'-0" x 9'-0"a/cLiving11'-6" x 13'-2"Kitchen/DiningPwdrupGarage22'-6" x 20'-3"twhrecycle/trashPatio8'-0" x 9'-0"Plan 33 Bedroom / 2.5 Bathroom±1527 Sq. Ft.69 Sq. Ft. Private PatioFirst FloorSecond FloorFirst Floor(Variation at accessibleunits only)Plan 3A3 Bedroom / 2.5 Bathroom±1527 Sq. Ft.69 Sq. Ft. Private PatioA4.3aUNIT 3 & 3A FLOOR PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021
22'-7 1/2"44'-1 1/2"22'-7 1/2"47'-3"8'-4 1/2"20'-9"
3'-1 1/2"Primary Suite13'-2" x 14'-3" PrimaryBathLaundrywicdnBedroom 310'-2" x 12'-8"linSecondaryBathHallBedroom 211'-7" x 11'-9"Living10'-7" x 13'-2"Kitchen/DiningPwdrupGarage20'-2" x 20'-3"twhrecycle/trashPatio8'-2" x 20'-3"a/cPlan 3X3 Bedroom / 2.5 Bathroom±1462 Sq. Ft.143 Sq. Ft. Private PatioFirst FloorSecond FloorA4.3bUNIT 3X FLOOR PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021
28'-7 1/2"28'-7 1/2"48'-3"
44'-1 1/2"3'-0"
13'-6 1/2"8'-8 1/2"a/cLiving11'-6" x 13'-7"Kitchen/DiningPwdrPrimary Suite15'-1" x 13'-6" Primary BathLaundrywicupdnGarage22'-0" x 20'-2"Bedroom 210'-1" x 13'-9"linSecondaryBathHallPatio8'-1" x 12'-8"Bedroom 311'-7" x 14'-2"Bedroom 210'-1" x 10'-1"dropzonetwhrecycle/trashPlan 44 Bedroom / 2.5 Bathroom±1698 Sq. Ft.104 Sq. Ft. Private PatioFirst FloorSecond FloorA4.4UNIT 4 FLOOR PLANSArchitecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021
Architecture + Planning888.456.5849ktgy.comABS Construction, Inc.855 Lakeville Street, #200Petaluma, CA 94952REDWOOD CROSSINGROHNERT PARK, CA # 2021-0088SITE PLAN & ARCHITECTURAL REVIEWNOVEMBER 17, 2021A5.1MATERIALS AND COLORSSCHEME 1SCHEME 2
1
Exhibit 2
ADOPTED PER PC RESOLUTION NO. 2022-10
Conditions of Approval
Site Plan and Architectural Review: Redwood Crossings Townhomes Project
The conditions below shall apply to the Redwood Crossings Townhomes Project located
at Dowdell Avenue and Business Park Drive (PLSR21-0004).
General Conditions
1. All applicable provisions of the City of Rohnert Park Municipal Code (RPMC) are
made a part of these conditions of approval in their entirety, as if fully contained
herein.
2. 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.
3. The Applicant agrees to defend, indemnify, hold harmless and release the City of
Rohnert Park, its agents, officers, attorneys and employees from any claim, action or
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.
General Project Conditions
4. By accepting the benefits conferred under the Redwood Crossings Townhomes
project, the Applicant acknowledges all the conditions imposed and accepts the
development subject to those conditions. The use of the property by the Applicant for
any activity authorized by the project approvals shall constitute acceptance of all of
the conditions and obligations imposed by the City. The Applicant by said acceptance
waives any challenges as to the validity of these conditions.
5. The Redwood Crossings Townhomes Project shall be designed, approved and
installed to be consistent with the overall buildout of the Rohnert Park Municipal
Code and the City of Rohnert Park General Plan. The Redwood Crossings
Townhomes project shall comply with all applicable mitigation measures established
in the Initial Study and Mitigated Negative Declaration adopted in 2018 for the
General Plan Amendment and rezone of the project parcel. Costs of implementing
and monitoring the mitigation measures shall be borne by the Applicant and any
successors-in-interest.
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6. The Site Plan and Architectural Review approval shall expire one year from the
Planning Commission approval date, unless prior to 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.
Project Design Conditions
7. The project shall be developed consistent with the requirements of the adopted
Development Agreement, Ordinance Number 926 (Attachment 1), including
compliance with certain conditions set forth in these conditions.
8. As per Mitigation Measure NOI-1, the applicant shall retain a qualified acoustical
consultant to ensure interior and exterior noise levels of the proposed development do
not exceed City noise thresholds. A completed acoustical report, along with any
required treatments, shall be reviewed and approved by City staff prior to issuance of
a building permit.
9. A bicycle/pedestrian access (including access gate, as necessary) shall be included in
the development. The bicycle/pedestrian access shall be located along the Business
Park Drive frontage, between buildings 17 and 18. The gate materials shall match the
approved fencing materials proposed throughout the development.
10. All improvements shall conform to the approved site plan, exterior elevations,
landscape plan, and materials board titled “Site Plan & Architectural Review” and
dated November 17, 2021. Any minor changes shall be reviewed and approved by
staff.
11. 50 percent of the proposed plant types shall be native to Northern California. The
proposed plans shall be subject to review and approval by City staff.
12. The proposed project amenities shall be constructed consistent with page L3,
“Amenity Areas and Signage” of the November 17, 2021 submittal package.
13. All roof and ground mounted mechanical equipment shall be screened from public
view, details subject to Planning and Building review.
14. Project lighting shall be reviewed and approved by planning and engineering staff and
conform to the approved plan. All exterior lighting shall be LED and designed to
avoid spillover onto adjacent properties and the public right-of-way. All lighting,
reflective surfaces, and other sources of illumination shall be utilized in a manner that
minimizes glare on public streets or any other parcel. The lights shall be of a
minimum illumination necessary to perform operations and provide for safety and
security. (See also Condition #27).
15. 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 to and reviewed and approved by
the Development Services Department prior to construction. All costs for review of
3
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 Final Certificate of Occupancy.
16. Landscaping shall be irrigated using recycled water, to the extent that recycled water
is available. The project shall apply for and comply with the City’s standard Recycled
Water Use Agreement.
17. The project shall meet regulations governing construction standards and
specifications including California Building Code Standards as amended and adopted
by the City, and all other applicable State and local regulations applicable in the City
at the time of permit application.
18. The landscaping shall be maintained in an attractive, weed- and litter-free condition at
all times.
19. There shall be no banners, flags, sandwich boards, or other temporary signs or
attraction getting devices displayed on the property without the appropriate permit.
20. Recycling shall be conducted in accordance with accepted practices as directed by the
Sonoma County Waste Management Agency.
21. 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.
Public Safety Conditions
22. All fire hydrant locations shall be identified on the improvement plans.
23. All fire equipment (FDC, hydrants, FACP, and fire risers) shall be clustered and shall
be subject to review and approval. Provide signage as needed to identify the location.
24. Fire alarms shall be central station serviced per local ordinance.
25. An external horn strobe shall be provided in each building.
26. Prior to the issuance of a building permit, the Applicant shall submit a fire hydrant
location plan to the Fire Marshal for review and approval. The Applicant shall make
provisions for the repair and maintenance of the system in a manner meeting the
approval of the Fire Marshal. Fire hydrants must be in place and fully operational
within 150 feet of any construction site before the delivery of any combustible
materials to that site. Contact the Fire Prevention Bureau for a clearance memo.
27. Prior to the issuance of any Certificate of Occupancy, all fire hydrants shall have a
fully functional system with blue reflective pavement markers indicating the hydrant
locations on the street as approved by the Fire Marshal.
28. Fire sprinklers which comply with NFPA 13 and local amendments are required for
all structures. Provide a fire alarm which complies with NFPA 72 and local
amendments. Provide panic hardware at any exit gate. All exit paths shall be
illuminated and marked. 13R systems are prohibited.
29. All buildings and units shall be clearly marked with lighted address numbering on the
front of each unit. A complex directory shall be erected at each entry to the
4
development. Details of the directory shall be submitted for review and approval by
the Fire Marshal prior to issuance of building permits. Provide a key box with a
permanently labelled set of keys at each entry.
30. Fire Lanes must be fully identified with signage and/or red curb markings as
approved by the Fire Marshal.
31. Graffiti shall be removed from all structures (such as exterior building walls,
retaining walls, noise attenuation walls, utility poles and boxes) within 24 hours of
discovery at the expense of the owner or property manager.
32. Plans shall be reviewed by the Public Safety Department prior to issuance of building
permits for fire and life safety requirements such as: fire flow, fire hydrants, fire
sprinklers, fire department connections, alarm systems, smoke control systems,
public-safety, radio amplification systems, gates, egress, and exiting. Such plans will
be reviewed and commented on for individual buildings.
33. Prior to issuance of a Certificate of Occupancy, the Applicant shall provide plans or
identify measures to comply with standard procedures for implementing the
California Fire Code and nationally recognized standards in the use of any
combustible and flammable liquids, aboveground or underground storage of such
materials, welding and potential spark production, and building occupancy rating in a
manner meeting the approval of the Fire Marshal.
34. Prior to the issuance of a building permit, the Applicant shall submit to the Fire
Marshal a list of all hazardous, flammable and combustible liquids, solids or gases to
be stored, used or handled on site. These materials shall be classified according to the
California Fire Code, and the information the Applicant submits to the Fire Marshal
shall include a summary listing of the totals for storage and use for each hazard class.
Prior to the issuance of a building permit, the Applicant shall also complete and
submit to the Fire Marshal a copy of a "Hazardous Materials Inventory Statement and
Hazardous Materials Business Plan" packet.
Grading and Improvement Plan Requirements
35. 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.
36. The grading plan 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.
37. The grading plan shall clearly show all existing survey monuments and property
corners and shall state that they shall be protected and preserved.
38. The improvement plans shall be prepared by a Registered Civil Engineer, licensed in
the State of California, and shall be submitted for the review and approval of the City
Engineer prior to issuance of a grading permit.
39. The improvement plans shall illustrate public street frontage improvements, grading,
paving, utilities, and drainage structures, and lighting and trash collection facilities to
be built. The improvements plans shall include parking lots, street and utility
information including all concrete curb and gutter, sidewalk, street lights, striping and
5
signing, paving, water lines, storm drain lines and sewer lines as necessary, erosion
control and any necessary transitions.
40. The improvement plans shall show all existing curb, gutter, and sidewalk along both
street frontages replaced.
41. 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.
42. 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 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 proposed on-site utilities 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
6
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."
Site Civil and Landscape Plans
43. The secondary entrance on Dowdell Avenue shall be designed as a right-in, right-out
to eliminate conflicts with northbound vehicles queued in the center turn lane.
Provide additional striping/markings in the street and a raised median at the driveway
to prevent left turns.
44. Sidewalk transitions 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.
45. The improvement plans shall illustrate accessible ramps and parking as required by
State of California Title 24.
46. 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 multi-residential
developments.
47. Site photometrics are to be submitted with the Site Civil Drawings for review and
approval.
48. Landscape plans shall be submitted with the civil improvement plans. Sidewalk
alignment shall be shown on both the civil and landscape plans.
49. 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
50. 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.
51. The improvement plans shall be in conformance with the City of Santa Rosa Storm
Water Low Impact Development Technical Design Manual (latest edition).
52. The project shall apply for and comply with the City’s standard Master Maintenance
Agreement for all onsite stormwater best management practices.
53. Discharge of runoff onto pavement shall be avoided.
54. 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.
7
55. 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.
56. 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.
57. 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
58. The improvement plans shall show backflow prevention devices in accordance with
the requirements of the City of Rohnert Park's Backflow Prevention Ordinance.
59. Each individual multifamily unit shall be sub-metered off a master City water meter.
60. The improvement plans shall show water services to all building. All City 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. 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
64. The improvement plans shall show recycled water use for irrigation.
65. 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.
66. 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.
67. Recycled water/potable water dual plumbing design and layout, construction-
installation and final inspection review for individual lots or grouping of lots must be
8
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
68. Utility plans within existing 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.
69. All onsite utilities shall be placed underground.
Prior to the Issuance of Grading Permits and/or Improvement Agreements
70. 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.
71. 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.
72. 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.
73. 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
74. Prior to issuance of the first building permit, the applicant shall reimburse the City for
any unpaid application processing costs incurred during the environmental review and
entitlement approval process.
75. The applicant shall provide pad certifications for the site on which the building permit
is requested.
76. The applicant shall provide proof of payment of any impact fees required by the
school district that serves the property.
77. The applicant shall demonstrate adequate fire flows to protect combustible
construction in accordance with the RPMC and to the satisfaction of the City’s Fire
Marshall.
78. Pursuant to Section 6.2 of the Development Agreement, Developer shall make a
contribution to the City in an amount equal to $8,956.00 per residential unit
constructed as part of the Project, subject to annual adjustment on July 1, starting on
July 1, 2019, based on the San Francisco Bay Area Consumer Price Index (the “Park
Contribution”). The Park Contribution for each unit must be paid to the City prior to
the issuance of the Building Permit for the construction of such unit.
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79. Pursuant to, and as set forth in more detail in, Section 6.3 of the Development
Agreement, Developer shall enter into a recorded instrument or establish a financing
mechanism to the satisfaction of City, in City’s sole discretion, prior to the issuance
of the first Building Permit for the Project providing for the payment of an annual
Service Payment, as defined in the Development Agreement. Further, all relevant
documents, agreements, and, as applicable, property owner and homeowner
association documents, including the conditions, covenants and restrictions, shall
expressly provide language describing the Service Payment obligation and language
that the City shall be a third party beneficiary with the right to independently enforce
such association's obligations, which language shall be reviewed and approved by the
City Attorney.
80. Pursuant to Section 6.4 of the Development Agreement, Developer shall develop and
maintain ten percent (10%) of the multi-family residential rental units within the
Project as units affordable to moderate-income households, households with an
annual income which does not exceed one hundred twenty percent (120%) of the area
median income, adjusted for household size (the “Affordable Units”). Prior to the
issuance of the first building permit for a multi-family residential unit in the Project,
Developer shall enter into an Affordable Housing Agreement with the City, in a form
approved by City, to be recorded against the Property. The Affordable Housing
Agreement shall include the following terms: (a) the Affordable Units shall be rent-
restricted to moderate-income households for fifty-five (55) years commencing upon
first certificate of occupancy for the first Affordable Unit; (b) the rent of the
Affordable Units shall not exceed an affordable rent as provided in State law; (c)
annual certificates of continuing program compliance must be submitted to the City;
(d) assignment and transfer shall require approval by City; (e) Developer shall
provide ongoing maintenance and management; (f) Developer or its successor shall
submit a marketing plan to the City for the Affordable Units; and (g) Developer shall
comply with City’s Inclusionary Housing polices and regulations. The Affordable
Units shall be comparable in number of bedrooms, exterior appearance, and overall
quality of construction to the market-rate units in the same project
During Construction
81. 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.
82. 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.
83. 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.
84. The applicant shall be responsible to provide erosion and pollution control in
accordance with the approved plans and permits.
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85. The applicant shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris during the construction period.
86. 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.
87. 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. Protect drain inlets from receiving polluted storm water through the use of filters
such as fabrics, gravel bags or straw wattles.
g. 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 approved Mitigation
Monitoring and Reporting Program.
88. 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, liquefaction, erosion, settlement,
and seismic activity.
89. The Project shall comply with the RPMC, 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.
90. 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.
91. Throughout the construction of the project, dust control shall be maintained to the
satisfaction of the City, including all measures in the approved Mitigation Monitoring
and Reporting Program. The applicant shall be responsible to implement reasonable
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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.
• 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.
• 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.
92. 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, § 2485 of California Code of Regulations).
Clear signage regarding idling restrictions shall be provided for construction workers
at all access points.
93. The applicant 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 applicant shall respond and take corrective action within 48 hours.
The Bay Area Air Quality Management District’s phone number shall also be visible
to ensure compliance with applicable regulations.
94. The applicant shall post signs of possible health risk during construction. The applicant
is responsible for compliance with the Bay Area Air Quality management District’s
rule regarding cutback and emulsified asphalt paving materials.
95. The application shall require that its construction contractors use newer construction
equipment that meets the NOx emissions standard of 6.9 grams per brake-horsepower
hour.
96. The project applicant shall require that its construction contractors use off-road diesel-
powered construction equipment with engines greater than 50 horsepower be equipped
with a Level 3 Verified Diesel Emissions Control (VDEC).
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97. The applicant shall repair all construction related damage to existing public facilities
(streets, sidewalks, utilities etc.) at no cost to the City.
98. 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
99. All streets and sidewalks shall be paved, all public utilities installed, all signage
relating to traffic control (stop signs, etc.) and all streetlights must be operational.
100. All water system improvements necessary to provide fire flows and pressures
shall be installed an operational
101. All improvements shown in the improvement plans deemed necessary for the
health, safety and welfare of the occupant and general public shall be completed.
102. 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.
103. The applicant shall have entered into the City’s standard Recycled Water
Agreement, designate site supervisor(s) and undertake any other activities necessary.
Prior to Acceptance of Public Improvements
104. All improvements shown on the Improvement Plans shall be completed.
105. All existing curb, gutter and sidewalk to remain shall be inspected by the City.
Any curb, gutter and sidewalk which is not in accord with City standards or is
damaged before or during construction, shall be replaced.
106. 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.
107. A complete set of As-Built or Record, improvement plans on the standard size
sheets shall be certified by the Civil Engineer licensed in the State of California and
returned to the City Engineer's office prior to final acceptance of the public
improvement. These shall show all constructive changes from the original plans
including substantial changes in the size, alignment, grades, etc. during construction.
108. Approved Record Drawings shall be provided to the City geo-referenced in
Autocad DWG and & PDF File formats. The same benchmark shall be used as in
Condition #29.