2017/05/11 Planning Commission Resolution (2)PLANNING COMMMISSION RESOLUTION NO. 2017-12
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, APPROVING SITE PLAN AND
ARCHITECTURAL REVIEW FOR CAMBRIA HOTEL LOCATED AT 5900 LABATH
AVENUE (APN 143-040-124)
WHEREAS, the applicant, David S. Wood for Pacific Hospitality Sonoma, LLC, filed
Planning Application No. PLSR17-0003 for Site Plan and Architectural Review for a hotel as
part of the Residences at Five Creek (Five Creek) project in accordance with the City of Rohnert
Park Municipal Code;
WHEREAS, Planning Applications No. PLSR17-0003 was processed in the time and
manner prescribed by State and local law;
WHEREAS, the project is located within the Stadium Area Master Plan (SAMP), a
Planned Development and so designated in the Rohnert Park Zoning Map;
WHEREAS, on May 11, 2017, the Planning Commission reviewed Planning Application
No. PLSR17-0003 at which time interested persons had an opportunity to testify either in support
of or opposition to the project; and,
WHEREAS, at the May 11, 2017, 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. PLSR17-0003.
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. PLSR17-0003, 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 proposed hotel will fulfill the hotel portion of the Final
Development Plan for the Residence at Five Creek project. The appearance of the hotel
is commensurate with the recent Fiori Estates apartment development and The Reserve
apartment project. The hotel 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 hotel
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 faVade 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 stone, stucco, metal siding and a metal roof. There is articulation in
the building walls and variations in the roof height. A pool and spa will be located in
front of the hotel with an attractive metal fence with stone pilasters. The building design
will be consistent with other structures in the SAMP. The rear of the hotel will have an
attractive landscaped terrace for use by the guests.
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 building 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. The recently approved changes to the General Plan and SAMP triggered
additional environmental review consisting of a Mitigated Negative Declaration. There are new
mitigation measures largely limited to air quality and greenhouse gas emissions. No further
environmental review is required for Site Plan and Architectural Review for the hotel.
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Planning Application No. PLSR17-0003 subject to the following conditions attached as
Exhibit A.
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.
DULY AND REGULARLY ADOPTED on this 11th day of May, 2017 by the City of
Rohnert Park Planning Commission by the following vote:
AYES: ! NOES: 0 ABSENT: I ABSTAIN: 0
ADAMPA*1fBLANQUIE)4$L BORBA GIUDICE Ag HAYDONAl
.(�
/ Susan Haydon, ChSirperson, Rohnert Park Planning Commission
Attest: , q��"
Susan vedo, Recording Secretary
Exhibit A
ADOPTED PER PLANNING COMMISSION Resolution No. 2017-12
Conditions of Approval
Site Plan and Architectural Review: Cambria Hotel
The conditions below shall apply to the Cambria Hotel project located at on Martin Avenue
between Dowdell Avenue and Labath Avenue (PLSU17-0003).
General Conditions
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, 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. If alcohol beverages are served and/or sold on the premises the applicant will need a
permit from the California Department of Alcohol Beverage Control (ABC) and a
use permit from the Department of Public Safety (Rohnert Park Municipal Code
Chapter 8.34 (Use Permit for Alcoholic Beverage Establishments).
Design Conditions
6. The project shall be designed and improved and installed to be consistent with the
SAMP, the Residences at Five Creek Final Development Plan, the Tentative Tract
map, the Development Agreement, and the related Mitigated Negative Declaration
and the Mitigation Monitoring and Reporting Program.
7. Prior to issuance of the building permit for vertical construction, the applicant shall
develop a Transportation Demand Management (TDM) program in cooperation with
the master developer as required the Mitigated Negative Declaration.
8. The Project is approved as shown in Exhibits A through I attached to the May 11,
2017 Planning Commission staff report except as conditioned or modified below.
9. The applicant shall submit and receive approval for a Master Sign Program and Sign
Review Application prior to installation of any signs.
10. All exterior lighting shall be LED including wall lights on the building
11. A facility shall be provided for employee and hotel guest bicycle parking.
12. Native oak trees shall be included in the plant list.
13. Martin Avenue and Dowdell Avenue intersections shall be aligned. Coordination
with the developer next to Ashley Furniture will be required.
14. Provide a dewatering plan as part of the grading permit if groundwater is expected to
be encountered (refer to soils report for GWE to determine if it is needed.
15. Preliminary Storm Water Plan, item No. 5: the project owner shall be responsible for
all treatment control devices associated with this Plan and call out on the PSWMP
Hydrology Map.
16. Martin Avenue shall have sufficient street lighting, and a lighting plan and
specification sheet shall be provided for planning approval prior to installation.
17. 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 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.
18. 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.
19. 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.
20. In place of the 67 inch high wall between the hotel property and the adjacent
apartment development, the wall shall either be eliminated or replaced with a two
foot high masonry wall with four foot of ornamental fencing on top or metal
fencing with stone pilasters to match the fencing around the pool, details subject
to Development Services staff approval.
Public Safety
21. Provide illuminated address numbers visible from the street.
22. Driveway approaches and fire lanes shall be designed to support firefighting
apparatus.
23. Aerial fire apparatus access roads must be a minimum of 26 feet wide.
24. Elevators shall accommodate gurneys.
25. Fire extinguishers shall be installed per the Fire Code. Provide a portable
extinguisher near the fire table.
26. A key box shall box provided with a set of permanently labelled keys at entry and
utility doors.
27. Fire sprinklers are required per NFPA 13 and local ordinance.
28. Fire Department connections shall be per RP Std. 880, FDC shall be on the street
side.
29. A fully automatic fire alarm system required per NFPA 72 and local ordinance. An
annunciator panel shall be provided at the entry.
30. A kitchen hood and duct suppression system may be required.
3
31. On-site fire hydrants must be operational before combustible materials are brought
onto the site. Contact the Fire Preservations Division for clearance memo. Provide
plans which detail fire lane marking and signage.
32. Additional Operational Permits may be required prior to occupancy.
33. Additional permits may be required by the Sonoma County Emergency Services
Department for hazardous materials such as pool chemicals.
34. Upon completion of work, the Design Professional shall submit complete record
drawings on an approved electronic format, such as a disc or portable external
drive.
Building
35. Show the bike parking area per California Green Building Standards (CAL Green).
36. If the structure is mixed use and portions are regulated by the non-residential
standard, show the parking area designated for clean air vehicles per CAL Green.
37. Show the parking area designated for electric vehicle charging required per Cal
Green.
38. The accessible route needs to connect to public sidewalks.
39. Accessible ramps must align and pair with other accessible ramps/features.
Accessible routes to nowhere are not allowed. Show how ramps will align.
Grading and Improvement Plan Requirements
40. 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
41. The Project benchmark shall be based on a City approved USGS benchmark, and
also confirmed by Cinquini and Passarino to be applicable for Final Map.
42. The applicant shall implement the design recommendations stated in the
"Geotechnical Engineering Report Residences at Five Creek" submitted by Wallace
Kuhl and Associates dated June 20th, 2016 as a condition of development at the
project site.
43. 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.
44. The grading plan shall clearly show all existing survey monuments and property
corners and shall state that they shall be protected and preserved.
4
45. Grading 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.
46. The Grading 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."
"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."
Site Civil and Landscape Plans
47. 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.
48. The improvement plans shall illustrate accessible ramps and parking as required by
State of California Title 24.
49. Site photometrics are to be submitted with the Site Civil Drawings for review and
approval.
50. Landscape plans shall be submitted with the grading permit plans. Sidewalk
alignment shall be shown on both the civil and landscape plans.
Hydrology, Storm Water and Storm Drain
51. 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.
52. 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
also include 5 -mm. trash screens at the outfall in conformance with trash capture
requirements adopted by the State Water Resources Control Board in April 2015.
53. The site shall be in conformance with the City of Santa Rosa Storm Water Low
Impact Development Technical Design Manual (latest edition).
54. The project shall apply for and comply with the City's standard Master
Maintenance Agreement for all onsite storm water best management practices. A
specific maintenance agreement for the site shall be compiled prior to the
Certificate of Occupancy.
55. Discharge of runoff onto pavement should be avoided.
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 grading plans shall show backflow prevention devices in accordance with the
requirements of the City of Rohnert Park's Backflow Prevention Ordinance.
59. The grading plans shall show water services to all buildings. 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.
60. The grading plans shall show hydrants placed per the direction of the Rohnert Park
Fire Division.
0
61. The grading 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
62. 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
63. The grading plans shall show recycled water use for irrigation.
64. 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.
65. 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.
66. 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
67. All onsite utilities shall be placed underground.
Prior to the Issuance of Grading Permits and/or Improvement Agreements
68. 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.
69. 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.
70. 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.
7
71. 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 and pay
all required fees.
72. The applicant shall provide the city with signed deeds for all on-site and off-site
easements associated with the project.
Prior to the Issuance of the First Building Permit
73. The applicant shall provide pad certifications for the site on which the building
permit is requested.
During Construction
74. 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 plan
75. 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.
76. 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.
77. The applicant shall be responsible to provide erosion and pollution control in
accordance with the approved plans and permits.
78. The applicant shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris during the construction period.
79. 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 1 st. Erosion control measures shall be
monitored and maintained continuously throughout the storm season.
80. 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.
E3
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
h. 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.
i. All construction implementation measures as outlined in the approved
Mitigation Monitoring and Reporting Program.
81. 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.
82. 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.
83. 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.
84. 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 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.
85. 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.
86. 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.
87. 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.
88. The applicant shall repair all construction related damage to existing public
facilities (streets, sidewalks, utilities etc.) at no cost to the City.
89. 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
90. All water system improvements necessary to provide fire flows and pressures shall
be installed an operational
91. Public and private sidewalks that serve as pedestrian access to the hotel shall be
constructed. Sidewalks need to be connected from Martin Avenue to Labath
Avenue, and constructed to guide pedestrians in a logical manner. Sidewalks shall
not end without a proper barrier and redirection for pedestrians.
92. All improvements shown in the improvement plans deemed necessary for the
health, safety and welfare of the occupant and general public shall be completed.
93. All permanent BMPs shall be installed that capture all tributary areas relating to the
hotel's runoff.
94. 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 storm water BMPs.
95. The applicant shall have entered into the City's standard Recycled Water
Agreement, designate site supervisor(s) and undertake any other activities
necessary.
10
96. 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.
97. 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. Approved Record Drawings shall be provided to the City geo-
referenced in Autocad DWG and & PDF File formats.
11
PROPOSED
PROJECT —
IBIT A
L—J, -iI
_- r �r SHEET INDEX: CODE DATA: PROJECT TEAM: Resolution No. 2017-
J Cou A /per II CONSTRUCTION TYPE: VA, FULLY SPRINKLERED
ARCHITECTURAL DEVELOPER CIVIL ENGINEER
��Ir OCCUPANCYGROUP: R-1, B,A-2 )>pproved Plar ling Commission
11 COVER SHEET STRATUS DEVELOPMENT PARTNERS, LLC CNIL DE6IGN CONSULTANTS, INC.
0 1 COLOLORRED RENDERING 17CORPORATEBEACH, CA SUITE 200 2200 SANTA OSA,GE CA,SURE 20.1 .
_ 1 wl llf II 3CLOREDFRONTIREARELtVATI0N5 PARKING PROVIDED: NEWPORT BEACH, SAN) 54248 ,CA %103 Meeting: t
3 !! II 3 COLOREDENDELEVATNJNS - DAVO WOOD AND BORD0
4 SITEFLOOR PLAN 6HEEf ACCESSIBLE NACC
SIBLE CESSPA 2 dwwd@sOOD ANDY BIXiDESSA
6 IST FLOOR PLAN VAN ACCESSIBLE SPACES = 2 dwood�straaudev,oam alldy®rnidaslgnconsulfanls mm
62ND FLOOR PLAN STANDARD SPACES 129 ANDREWW000
o
i 0 Il p 73RD AND 4TH FLOOR PLANS TOTALSPACES - 135 awmd®s1Wusdavcam LANDSCAPE ARCHITECT
rl� II 8 ROOF PLAN OMNFMEANS, LTD.
_
MATERIAL BOARD ARCHITECTURAL LANDSCAPE ARCHITECT
t fr BUILDING SQ. FT.: HANNOUGHEARRamEGTS 941 RESERVE DRIVE. SUITE 100
11)
f - -- It CIVIL 20250 SW ACACIA ST, SUITE 145 ROSEVILLE, CA 95678
CI SITE PLAN 1ST FLOOR 20,405 SF NEWPORT BEACH, CA 92660 (916)782-M
[j
it / C2 GRADING, DRAINAGE AND UTILTIY PLAN 2ND FLOOR =20,914 SF (949)261-2070 SGOTTAROBERTSON
C3 NEIGHBORHOOD CONTEXT MAP 3RD FLOOR=20,814 SF SAMIR NANNOUCHE sio6blson�omnMeans.mm
0 CA PEDESTRIAN CIRCULATION PLAN 4TH FLOOR 20.014 SF t+mY®hvinoatlwtdinchmm
Ii f7 TOTAL =82.848 SF LONNIE WICK ,
III fl UTILITIES anne®nannwdroarthe smm
II !fp INT1 JOINT TRENCH INTENT TITLE SHEET
INT2 JOINTTRE NCHINTENT FLOOR AREA RATIO: 0.83
-" PM SITE LIGHTING PHOTOMETRIC STUDY HANRN C:) U C H E
/aLANDSCAPE 0 sw ACACIA ST. 1260
o T BEA
SITE MAP Nagm LA PRELIMINARY CONCEPT PLAN ew 94v..CH, CA 92660
CH, C0
DATE: 04-10-2017
IWO-
s AVENUE
1
I
PUBLIC PARK — PARCEL 1 }
0.65 AC.
f f
CARLSON I
� I
I
i 1
I ,
f
RESIDENTIAL — PARCEL 2 j
6.01 AC. Q
I
�
i I �
s
o
RETAIL — PARCEL 4
--� f`` I 3.33 AC.
� I
9
f HOTEL —PARCEL 3 I
`I 2.34 AC. ,
I\VFNUE
MARTIN
AVENUE t-----��
1 �J
I
i E
CITY LANDS — PARCEL 5 I 1
2.93 AC. ,
4�\ I�
� ` I
i E
HINEYAUGH CREEK
NEIGHBORHOOD CONTEXT MAP
f
I! -
1
CARLSON
t
I
_J
MARTIN
AVENUE
1
1'1
HINEBAUGH CREEK
EXHIBIT B
pl
r
OgTIN
A�NUE
RESIDENCES AT FIVE CREEK SITE PLAN
-- r-60•
Z
rl
A
JOB NO.
15-128
WET NO.
C3
OF 4 WEIS
n
2
a` vux
ML M.
RETAIL
- PARCEL 4
f NOT PART OF THIS
I PROJECT
CITY LANDS - PARCEL 5
NOT PART OF THIS
PROJECT
RESIDENTIAL - PARCEL 2
C
:e "srw
T cu:r�x
NOT PART OF THIS
11•� Pnt
[K C b 1pp WPICi
1 J
PROJECT
5
0
K9 4Wr[Y OI[O[ a[rtason
NOre A AN8 `m OE HIMEL
t!
7 -ti m
Yr
T
E qP n0. Gii
Ii00VO•p0'E
.>� ; �
n �• =
320.28'
N
N
p
`° Tr8°BAvun arae
T..
r - 20•
M IiE NN1AMi
,EI71•
I
._
-II
y
sr s.a vuk
wr
I
h
CALVAV UfE O/U9(W. ING
APN 141-9.NJ--
I
11�
i�
w rr,OlS,p7S{�
m 1r .A[.an svu x' +am es
I r eurnE ST+u
A[ IT Km. Cas h
m PAIYAR puMKS GFO+dT
9oc. No. mrJ-Is4)JI
I
1_l
I
A
7 1 I
ns 11+,ut un„r tsavrr
Pna'0"sr
I Sj[y
-nw& E wnir
ar ..r
sPwrm PIM1SFeK a.L+ILpP
y 1 1
��.uaPrc
RE BAYP,tj
FCM611FRT O, Jp 6�G ILC
h,a
-
YAA YMNA CpwTr •.AR'1 {Ddlti
>D SpBV p[rll
,pCS fTOP11 pAH1 fA1p1 PApN
NfA
Toa rlslc sraa OSMv urJsvlr
sola nwpl w..1 Pwvaa
-----�'L
ID
EAST OF 1407M
SITE PLAN
scA[e I• -so'
-TMV V:Y
T� 4A,A}MY 2� ��,d i
r
STA gAnpM
;cam
1a. R/UMS.
P
~AIM Prn
MS GY1iNT
w
fd1NTAN IPIC iAwr
faSx 4(m
.�
SHEET INDEX
Y
r¢
I
I!
F
Z
tl .•'•
I
-rITT
LV I LIT
2.34 ACRES
_ I
I�
I ,
--
- r1 1 1ter.
E
rpp API.
I
1'
I
Ct1T� tm.
I•
s.
I
ocr Ab Jtt19-wuw.
I
ET
w ,
I
II
I
�
Jg
2
a` vux
ML M.
RETAIL
- PARCEL 4
f NOT PART OF THIS
I PROJECT
CITY LANDS - PARCEL 5
NOT PART OF THIS
PROJECT
POOL
c� T�IP:J - i nKA -TMwAB. 1r pP�
,.,• EX-�t�fg10N ,�,w•
h MAIN r_ _ �2Tw1s a 1s,o�r
� 1r
15 T•a6 272.M IFS
a,ap
mmi rev 21om
j
CITY LANDS - PARCEL 5
NOT PART OF THIS
PROJECT
anu r. v—,
I
I
1
I
EXHIBIT
ABBREVIATIONS
V
I `u•' .mow
��. �+y1, .G,.•
l `; PmaPrAN
RESIDENTIAL - PARCEL 2
C
:e "srw
T cu:r�x
NOT PART OF THIS
11•� Pnt
[K C b 1pp WPICi
1 J
PROJECT
5
0
K9 4Wr[Y OI[O[ a[rtason
NOre A AN8 `m OE HIMEL
wBO
:r °drxe
7 -ti m
Yr
T
E qP n0. Gii
Ii00VO•p0'E
.>� ; �
n �• =
320.28'
N
N
p
`° Tr8°BAvun arae
DCAL6
r - 20•
M IiE NN1AMi
,EI71•
I
._
-II
y
sr s.a vuk
wr
I
h
ur T 04
LL WT Vt
f`
i�
w rr,OlS,p7S{�
m 1r .A[.an svu x' +am es
I r eurnE ST+u
A[ IT Km. Cas h
m PAIYAR puMKS GFO+dT
I
1_l
Ir M '
ii
ns 11+,ut un„r tsavrr
Pna'0"sr
ll �r
Sac _ T91) aviiJJ
-nw& E wnir
ar ..r
sPwrm PIM1SFeK a.L+ILpP
��.uaPrc
RE BAYP,tj
FCM611FRT O, Jp 6�G ILC
h,a
-
YAA YMNA CpwTr •.AR'1 {Ddlti
>D SpBV p[rll
,pCS fTOP11 pAH1 fA1p1 PApN
NfA
Toa rlslc sraa OSMv urJsvlr
sola nwpl w..1 Pwvaa
ID
EAST OF 1407M
SITE PLAN
scA[e I• -so'
-TMV V:Y
T� 4A,A}MY 2� ��,d i
r
STA gAnpM
;cam
1a. R/UMS.
P
~AIM Prn
MS GY1iNT
w
fd1NTAN IPIC iAwr
faSx 4(m
.�
SHEET INDEX
Y
r¢
Off -+ m
F -
F
HO EL 3
-rITT
LV I LIT
2.34 ACRES
_ I
I�
I ,
--
- r1 1 1ter.
E
rpp API.
POOL
c� T�IP:J - i nKA -TMwAB. 1r pP�
,.,• EX-�t�fg10N ,�,w•
h MAIN r_ _ �2Tw1s a 1s,o�r
� 1r
15 T•a6 272.M IFS
a,ap
mmi rev 21om
j
CITY LANDS - PARCEL 5
NOT PART OF THIS
PROJECT
anu r. v—,
I
I
1
I
EXHIBIT
ABBREVIATIONS
V
I `u•' .mow
��. �+y1, .G,.•
l `; PmaPrAN
NOT PART OF THIS
C
:e "srw
T cu:r�x
11•� Pnt
[K C b 1pp WPICi
1 J
5
0
K9 4Wr[Y OI[O[ a[rtason
NOre A AN8 `m OE HIMEL
wBO
:r °drxe
7 -ti m
Yr
T
E qP n0. Gii
W
.>� ; �
n �• =
w rA
TJ -Iva"
G Cb1.5
N
N
p
`° Tr8°BAvun arae
DCAL6
r - 20•
M IiE NN1AMi
,EI71•
I
W WIX aw-
y
sr s.a vuk
wr
I
h
ur T 04
LL WT Vt
f`
i�
w rr,OlS,p7S{�
m 1r .A[.an svu x' +am es
I r eurnE ST+u
A[ IT Km. Cas h
m PAIYAR puMKS GFO+dT
uNOs [r
smvA s eus 1111 u_c
HS! P Ixk rD
vt rsnrAet swrtMr aY,m usurer
Ir M '
ii
ns 11+,ut un„r tsavrr
Pna'0"sr
ll �r
Sac _ T91) aviiJJ
-nw& E wnir
ar ..r
sPwrm PIM1SFeK a.L+ILpP
��.uaPrc
RE BAYP,tj
FCM611FRT O, Jp 6�G ILC
h,a
-
YAA YMNA CpwTr •.AR'1 {Ddlti
>D SpBV p[rll
,pCS fTOP11 pAH1 fA1p1 PApN
NfA
Toa rlslc sraa OSMv urJsvlr
sola nwpl w..1 Pwvaa
ID
EAST OF 1407M
SITE PLAN
scA[e I• -so'
-TMV V:Y
T� 4A,A}MY 2� ��,d i
r
STA gAnpM
;cam
1a. R/UMS.
P
~AIM Prn
MS GY1iNT
w
wren n
faSx 4(m
SHEET INDEX
—A—
RETAIL
A—
RETAIL - PARCEL 4
NOT PART OF THIS
PROJECT
BMMOAOE
1
11•� Pnt
1 J
5
0
-
NOre A AN8 `m OE HIMEL
J
W
7 -ti m
PARKINQ TYPICAL SECTION
W
.>� ; �
n �• =
Wco
N
N
p
?D
DCAL6
r - 20•
JOB NO
15-128
SIFT 80.
C1
CIF 4 SEER
V
fip
SD•PPPkppi -' M
11•� Pnt
9e /M
5
-
NOre A AN8 `m OE HIMEL
1,•
PARKINQ TYPICAL SECTION
.>� ; �
n �• =
j ' � �
Ba SOAIf
EX�NSIOM
MARGIN IS also
/ -
,
�' ai 1r ruins svu . Aeuss .FE
I
I
�r
i � .ti.
rsy m wST13Rp�
i�
m 1r .A[.an svu x' +am es
I r eurnE ST+u
ro r s 1•
uNOs [r
smvA s eus 1111 u_c
Ir M '
ii
it
ll �r
Sac _ T91) aviiJJ
-nw& E wnir
_
7//
r•
RE BAYP,tj
FCM611FRT O, Jp 6�G ILC
�
-
M
r
NfA
EAST OF 1407M
SITE PLAN
scA[e I• -so'
r
PARKING TYPICAL SECTION
Eo scA[E
wren n
JOB NO
15-128
SIFT 80.
C1
CIF 4 SEER
fip
SD•PPPkppi -' M
11•� Pnt
9e /M
5
-
NOre A AN8 `m OE HIMEL
1,•
PARKINQ TYPICAL SECTION
.>� ; �
n �• =
j ' � �
Ba SOAIf
EX�NSIOM
MARGIN IS also
/ -
,
�' ai 1r ruins svu . Aeuss .FE
7100
I y a+m • Ir
\
E4T1Eq M.
__Wry -
uNOs [r
smvA s eus 1111 u_c
Ir M '
ii
it
ll �r
Sac _ T91) aviiJJ
-nw& E wnir
_
FCM611FRT O, Jp 6�G ILC
�
/
M
r
NfA
EAST OF 1407M
SITE PLAN
scA[e I• -so'
PARKING TYPICAL SECTION
Eo scA[E
JOB NO
15-128
SIFT 80.
C1
CIF 4 SEER
EXHIBIT D
� � i I (1 l l l
1ST FLOOR PLAN
SCALE: IA—V-0' kaaM
1 ST FLOOR PLAN
%mmm=`
01 5 10 15
luk,
HANNOUCHE
eriire_
Loan sr. 1161
Mewvev N o o vz6eo
DATE: 04-10-2017 1
EXHIBIT E
2ND FLOOR PLAN
Sr„ c. Iff m W utFm
2ND FLOOR PLAN
%Mmmmm—�
01 5 10 15
I kikk
HANNOUsHE
Newr4s4wr�n�w..�wa•va66o
DATE: 04-10-2017 6-1
EXHIBIT F
3RD &- 4TH FLOOR PLANS
SCALE:
3RD AND 4TH
FLOOR PLANS
%mommm6mm
01 5 10 15
I kkk
HANNOOCHE
949261 2070
DATE: 04-10-2017 7
Rim
,r.J4.K
■�
[MINE }
An
1lll MAN lulummmH 1ttWICt[ItW
'r �' ii li 11 t1 Ii �E ii ill � IR 1 ■I 11 ii ii �' �i +,u '�
-- �, i �� �� <_ • aall
fir` � � ,. r. � •.1k' � i . 1 ,.. r i � - - .:
• �: s ..-"-�;•- .�' . • � � tom- :rS, - _
EXHIBIT H
ELEVATIONS
lkkk
HA=IaV C H E
NEWPORT AEnctil,4Cn v2e60
DATE; 04-10-2017 3
a
x
D
m
C
NORTH
e 20 Ge 60 leei
scA1e:1 jeo ` Ad
-
Sign
Monument
MULTI -FAMILY PROPERTY
CIOSwam dant wtatentub
Arbor
Room for Up to Two 4-CY
or 6-CY Trash Bins
Privacy Wall Between
Multi -family and Hotel
Lap Pool Privacy Wall
See-through Fence
CITY PROPERTY
Preliminary Landscape Plan (SPAR Review)
PLANT SCHEDULE HOTEL
TREES BOTANICAL NAME COMMON NAME
Acer rubrum -Armstrong' Armstrong Red Maple EXHIBIT I
f
Acer rubrum'Autumn Blaze' Autumn Blaze Maple
k
Cords canatlensis'Foresl Pansy' TM Forest Pansy Redbud
Cupressus sempervirens Italian Cypress
Redwood Tree Visual Buffer
Between Multi -family and Hotel
I .
Fountain Sealwall
g��ii�� • f L
Trash Enclosure
Containers wl Succulent
Plant Materials (typ) Simple41OterLlahti '
ruc the or g ng
Moveable Seating
and Tables
rm.
mzr t
Wall Mounted Water
Feature w/ Hidden
Recirculating Basin
Standing Seam Metal Roof
(Color to be determined)
D.G. "Dog" Area
MARTIN EXTENSION
Steel Gates
RETAIL PROPERTY
Bench
Shrub and Groundcover Areas (lyp)
Steel Frame Overhead Structure
Split -faced CMU Enclosure Wall
Typical Trash Enclosure
Typical Trash Enclosure 20 -ft. Concrete Apron Accessible Access
�s
Developed Stratus Development Partners, LLC
Ro h n e rt Park, California By: 17 Corporate Plaza, Suite 200, Newport Beach, CA 92660
Existing Tree Existing Tree
r--
Lagerstroemia indica'Muskogee' (Sind) Muskogee Crape Myrtle
t, •
A Oleo europaea'Majeslic Beauty' TM Majestic Beauty Fruitless Olive - Sind
,• Olea europaea'Wilsonir Wilson Olive -Multi-Trunk
• Pielacia chinensis Chinese Pistache
Prunus caroliniana Carolina Laurel Cherry
Sequoia sempervirens'Aplos Blue Apes Blue Redwood
Tilia cordata Litlleleaf Linden
Washingtonia robusta Mexican Fan Palm
SHRUBS COMMON NAME SHADE PLANTS COMMON NAME
Callislemon viminalis -Little John' Dwarf Bolllebrush Aspidistra caller Cast Iron Plant
Ceanothus marilimus'Valley Violet' Maritime Ceanothus Feleis japonica Japanese Fatale
Ceanothus x'Joyce Coulter' Ceanothus Joyce Coulter Gardenia jasminoides'August Beauty' Gardenia
Dodonaea viscose'Purpures' Purple Leafed Hopseed Bush Polystichum munitum Western Sword Fern
Epilobium canum'CalislogaCatalogs California Fuchsia STRAP LEAF PLANTS AND GRASSES COMMON NAME
Agapanthus orientalis'BLUE' Blue Lily of the Nile
Heleromeles arbullelia Toyon
Anlgozanthos gavidus'Big Red' Red Kangaroo Paw
Lantana camera -Sunburst' Sunburst Spreading Lantana
Cordyllne x-Baueri' Bauer's Dracaena
Lavandula latifolia Spike Lavender
Dianella tasmanica'Silver Streak' Flax Lily
Loropetalum chinense'Purple Pixie' Purple Pixie Loropetalum
Dieles bicolor Fortnight Lily
Nandina domestics 'Compacta' Compact Heavenly Bamboo
Fesluca mairei Atlas Fescue
Nandina domeslica'Moon Bay TM Moon Bay Nandina
Hemerocallis hybrid Daylily ("Evergreen" Variety)
Pillosporum lobira'Varlegela' Variegated Mock Orange
Lomandra longifolia Breeze' Dwarf Mat Rush Breeze
Prunus caroliniana'Compacle- Compact Carolina Cherry
Phormium tenax'Pink Stripe Pink Stripe New Zealand Flax
Rhaphtolepis indica'Clara* Clara India Hawthorn
Phormium tenax'Purpurea' Purpurea New Zealand Flax
Rosa x'Flower Carpel Corel' Flower Carpet Coral Rose
Tulbaghia violacea'Silver Lace' Silver Lace Society Garlic
Salvia greggii "Lipstick' Autumn Sage
VINE/ESPALIER COMMON NAME
Spiraea x bumalda'Noon Flash' Neon Flash Spirea Ficus pumila Creeping Fig
Teucrium frulicans'Compacla' Bush Germander GROUND COVERS COMMON NAME
Mahonia repens Creeping Mahoma
Verbena peruviana -Raspberry Rose' Raspberry Rosa Verbena
Sod x'Mow Free Native' Mow Free Native Mix
CYCADS/PALMS COMMON NAME
cycas mvolula Sago Palm Trachelospermum asiagcum'Asialic' Asian Dwarf Star Jasmine
Trachelospermum jasminoides Star Jasmine
DESIGN NOTES INERT GROUND COVERS COMMON NAME
DG Granite Tan Tan Decomposed Granite
The Plant List is tentative and may expand or contract as the final planting design is prepared
MULCH TREE BARK TREE BARK MULCH
Plant Container Sizing
• Trees to be planted from minimum 15 -gallon size containers
• Shrubs to be planted from 5 -gallon and 1 -gallon containers
• Ground Covers to be planted from 1 -gallon containers
CALGreenrTler 1 Checklist
The design of the landscape / imgation system is intended to meet the CALGreemTier 1 Checklist associated with landscape elements Toward this end the
project will include the following best practices:
1. Hydrazone irrigation techniques will be Incorporated
2. The Man l palelle will utilize at least 75% native Califomie or drought tolerant Mani materials appropriate to the climate zone region Able: Plant list illustrated
is tentative ertd may expand or contract as the final design is prepared.
3 The use of potable water will be reduced to a quantity that does not exceed 65% of ETo times the landscape area. (non-polable water to be used for
landscape iniga6on).
4 Common area and perimeter area landscape irrigation will consist of a low volume drip system
5. All inigation valves shell be connected to an automatic control system
6 All Inigalion systems shall be designed to meal the most current water Conserv illon policies and available equipment
T omni -means
omni
SOLUTIONS
MDYMMIDMOD•
Landscape Architecture Design By: Omni -Means - a GHD Company:
Scott Robertson, Landscape Architect CA LILA 4271 Ad 1D, zon 2126UPLO2 awg
24" TALL (ABOVE GRADE)
SPLIT FACE 8 X 8 X 16 CMU
WALL AND CAP
BIO-SWALE PLANTING
BETWEEN WALL AND
PARKING LOT-SFF
PLANTING PLAN
Hotel Cambria
2 -ft. WALL AND Oft. FENCE
omni • means
ENGINEERING SOLUTIONS
12126 H(YML WALL. WITAIL 5.11-17
EXHIBIT K
J
I I o 0
- MEN 111111111 11111111
- --� - -
(miiw)
t DKK . FO FT.
r" (4) STORY HOTEL I'" Z - a
21.034 SF } O tri
(132) UNITS
-- -iz
'< to
w IINL oil
In
L) W
IX z
O CL =N
�... p w 0
_ 2 v►
m
CL c&y
LAJ
Z � V
H �
= to Y
5 a
J
� � w
z
y O
PRaEDT MANAOM
PARK PIMENTEL
—0111 RYs
M► OY:
WALL
1. � 30'
JO 7�
DAR UN MOMM.
04-12-2017
7MR
PM
OF 1 SHEETS
Luminaire Schedule -LED
Protect HOTEL AT FIVE CREEK
Symbol ON Lelwl Arran9emeM Lum W.16 Lum Lumen LLF LDD LLD BF Deacdptlon Flsnema
B FF SINGLE 71 7278 9.900 100D 1.909 1000 PHILIPS LUMEC DOMU6 DM850-70NOILEDIKA-LEIF•22S'MH 2.S ARM OMS50-70N61LED/Ka1JFIF (LRPDB
/ G6 SINGLE 71 7723 0900 1000 1000 1.000 PHILIPS LUMEO DOMU6 DM850-70N84LEDIKRdEBF-22S N912.5 ARM DM850-70Y48AEDIK-R4
C.IcuWlon fumm.ry
A
�
C D F f
1
an.i S4Cf!{JTiQN
t
O.aorlptbn
CrraTypa
IK .3 M fi'Lw Mnm t�PlC�ic'
Aq
Mu
7
AvDIMIn
MaNAM
�
M9mlNraa
fc
O.eO
K
0.17
0.71
10.29
Light Level on Prlv.le Burt
Sw•la amr
'
O.e1
2M
0.17
2.70
11.26
,ESF (LRPOB
e
.1 ..7.• ra .ow .can.
e
/w .• . a' near
y-�g�( awtto una n.n
T� ta�t.oJ.
�'
east aui[ 9Lrut
-
7
. a.•a. su�wr
u /awuicr
7
MTp u .M lot•
YI-SI3-MJ1A-5/2D'
C.IcuWlon fumm.ry
Project: HOTEL AT FIVE CREEK
O.aorlptbn
CrraTypa
Mnes
Aq
Mu
Mi.
AvDIMIn
MaNAM
Light Lw,N on PnMnp Let
M9mlNraa
fc
O.eO
277
0.17
0.71
10.29
Light Level on Prlv.le Burt
IFrllelrrre.
k
O.e1
2M
0.17
2.70
11.26
,ESF (LRPOB
C.IcuWlon fumm.ry
Project: HOTEL AT FIVE CREEK
O.aorlptbn
CrraTypa
Mnes
Aq
Mu
Mi.
AvDIMIn
MaNAM
Light Lw,N on PnMnp Let
M9mlNraa
fc
O.eO
277
0.17
0.71
10.29
Light Level on Prlv.le Burt
IFrllelrrre.
k
O.e1
2M
0.17
2.70
11.26