2016/05/12 Planning Commission ResolutionPLANNING COMMISSION RESOLUTION NO. 2016-15
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK CONCEPTUALLY APPROVING WITH REVISIONS THE
PRELIMINARY DEVELOPMENT PLAN FOR RESIDENCES AT FIVE CREEKS
BOUNDED BY CARLSON COURT ON THE NORTH, DOWDELL AVENUE ON THE
EAST, MARTIN AVENUE EXTENSION ON THE SOUTH AND LABATH AVENUE ON
THE WEST IN SONOMA COUNTY, CA (APN 143-040-124)
WHEREAS, the applicant, MJW Investments LLC, filed Planning Application No.
PROJ2016-0001 proposing a Preliminary Development Plan ("PDP"), for Residences at Five
Creeks, in accordance with the City of Rohnert Park Municipal Code ("RPMC"); and
WHEREAS, pursuant to California State Law and the Rohnert Park Municipal Code,
public hearing notices were mailed to all property owners within an area exceeding a 300 foot
radius of the subject property and a public hearing was published for a minimum of 10 days prior
to the public hearing in the Community Voice; and
WHEREAS, on April 22, 2016, the Parks and Recreation Commission reviewed the park
and recreation amenities in the PDP and recommended conceptual approval with modifications;
and
WHEREAS, on May 12, 2016 the Planning Commission held a duly noticed public
hearing at which time interested persons had an opportunity to testify either in support of or
opposition to the Project; and
WHEREAS, the Planning Commission has reviewed and considered the information
contained in Planning Application No. PROJ2016-0001, including recommended revisions
proposed by staff to achieve consistency with city policies, as well as the information presented
at the public hearings and the recommendation from the Parks and Recreation Commission; and
WHEREAS, the applicant is expected to use this non-binding review and conceptual
approval of the PDP to submit a formal application for a Final Development Plan, which is
subject to a General Plan Amendment, modification to the Stadium Lands Master Plan and
environmental analysis and public hearings.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Rohnert Park hereby makes the following determinations and recommendations with respect
to the proposed Preliminary Development Plan:
Section 1. The above recitations are true and correct, and material to this Resolution.
Section 2. The Planning Commission recommends that those revisions and updates
provided for in Exhibit B, which is attached hereto and incorporated by this reference, be made
to the development plan to achieve full consistency with City policies.
Section 3. The Planning Commission hereby finds that subject to the recommended
revisions in Section 2, Planning Application No. PROJ2016-0001 the Residences at Five Creeks
Preliminary Development Plan, including the proposed land uses and their interrelationships, is
generally acceptable and consistent with the General Plan and the Stadium Area Master Plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED, THAT the Planning
Commission does hereby conceptually approve Application No. PROJ2016-0001 the Residences
at Five Creeks Preliminary Development Plan as provided for in Exhibit A, subject to the
General Plan Amendment, Modification to the Stadium Lands Master Plan and Environmental
Analysis.
DULY AND REGULARLY ADOPTED on this 12th day of May, 2016 by the City of
Rohnert Park Planning Commission by the following vote:
AYES: � NOES: 0 ABSENT: '�' ABSTAIN: 0
AI)AJhi"BI,ANQUIE 9 BORBAYth GIUDICE �L4 HAYDON 746P'v 4—
Jol ffi' 3orba, Chairperson, City of Rohnert Park Planning Commission
Attest
Susan:Azeved , Recording Secretary
Exhibit A
RESIDENCES AT
FIVE CREEK
CONCEPTUAL DESIGN PACKAGE 1 04.05.2016
j356 Advisors
RECIFINMID
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Ir IF IN M
LAND USE MAP RESIDENCES AT FIVE CREEK RAIEI' - WT 3
I ROHNERT PARR,(A BTOY Gr p, Inc ,
, 356 Advisors Na_rr'iI Arch ecluretPlanning
1)911 Von Karman Ave
." " IMSalarna 1YY@ YI r1 9d985C29221a
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RESIDENCES AT FIVE (REEK
IWi. 1' • N r
4
aaawMn�n Rw�iwr3.
RONNERT PARK, CA
Cr FIYrn
rr -
356 Advisors
Wit pTn
17 11 Harman
Wine GAa2614
Permitted Uses On Site
Appliance Repair Service
Animal HospitalNelerinary Clinic
Antique Store
Arcade Games/Cybercafes
Bakery (Retail Sales)
Bank/Savings and Loan/Credit Union (see Drive -Through Windows)
Barber/Beauty Shop/Tanning Salon
Check Cashing Store
Day Care Center (Nonresidential)
Drive -Through Window (any use)
Drive -Through Window (pharmacy)
Dry Cleaning Outlet
Florist
Food Store
Convenience Store
Supennarkel
Furniture Slons
Hardware Store
Health Club
Hotel/Motel (No in -room food preparation unless applied for and
approved as part of project approval or separately )
Interior Decorator
Laundromat
Liquor Store (OH -Sale)
Massage Therapy (see Chapter 6 36)
Medical Clinic
Micmbrewery with restaurant
Nursery (Horticulture)
Medical and Dental
Pawn Shop
Payday Loan Establishment
Pharmacy (see Drive -Through Window) (Does not include a Medical
Marijuana Dispensary, which is a prohibited use within the City)
Printing and Blueprinting
Restaurant
General
Fast Food (see also Drive -Through Window)
Outdoor and Sidewalk Cafe
Take OuUDelivery
Retail, General and Specialty
Sign Shop
Small (e.g typically located in a small office/retail space)
Construction Phases
Phase S
- Phase 2
1
F -
-
T
PRELIMINARY PHASING PLAN
RESIDENCES AT FIVE (REEK
IWi. 1' • N r
4
RONNERT PARK, CA
Cr FIYrn
Gy Group, Inc.
A 1,11.1uresPlannirs
356 Advisors
Wit pTn
17 11 Harman
Wine GAa2614
N c n a v o n• r[ o
949 133
k, B51512 ]
1
AVE
Permitted Uses On Site
Appliance Repair Service
Animal HospitalNelerinary Clinic
Antique Store
Arcade Games/Cybercafes
Bakery (Retail Sales)
Bank/Savings and Loan/Credit Union (see Drive -Through Windows)
Barber/Beauty Shop/Tanning Salon
Check Cashing Store
Day Care Center (Nonresidential)
Drive -Through Window (any use)
Drive -Through Window (pharmacy)
Dry Cleaning Outlet
Florist
Food Store
Convenience Store
Supennarkel
Furniture Slons
Hardware Store
Health Club
Hotel/Motel (No in -room food preparation unless applied for and
approved as part of project approval or separately )
Interior Decorator
Laundromat
Liquor Store (OH -Sale)
Massage Therapy (see Chapter 6 36)
Medical Clinic
Micmbrewery with restaurant
Nursery (Horticulture)
Medical and Dental
Pawn Shop
Payday Loan Establishment
Pharmacy (see Drive -Through Window) (Does not include a Medical
Marijuana Dispensary, which is a prohibited use within the City)
Printing and Blueprinting
Restaurant
General
Fast Food (see also Drive -Through Window)
Outdoor and Sidewalk Cafe
Take OuUDelivery
Retail, General and Specialty
Sign Shop
Small (e.g typically located in a small office/retail space)
Construction Phases
Phase S
- Phase 2
a ao
T
PRELIMINARY PHASING PLAN
RESIDENCES AT FIVE (REEK
IWi. 1' • N r
4
RONNERT PARK, CA
Cr FIYrn
Gy Group, Inc.
A 1,11.1uresPlannirs
356 Advisors
Wit pTn
17 11 Harman
Wine GAa2614
N c n a v o n• r[ o
949 133
k, B51512 ]
Tn¢.65aca aarWONOtMI�OYIODCIIaIa. ewmr[e.+.eone.mY..rea.�aYYw+aee,aw
eokowerq maeaal4{IYYnrd4¢fooaaaar¢etl
Adive re—ton - BakeItP1I Tal-lo1b; "do Whir so—&,g-dental ptgeds
Petit MYler hr gmlp gahadl9s
;'asap ilsC labantwon eMlaaew arw
security Iighhng to be determined Ino nighi hme basketball Ightin gl
High wafer use lawn gross Is Not to a minium, with an emphas'son lawn areas Val CaI150Ne as areasbK InbmYl
edne SWISopporYeities low a ¢all, rrsbee. tummgamt od .M{
The surr¢utkinglandscape le intended IOIR n9delowm ridhog reeed water QAM¢Nahon mncems,aM
provides r¢taxing almnsphere to enjoy velure readabook, orjust�erg ua
TENTATIVE PARK PLANT LIST
,4aa5
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w.a.,.mn .a omo,ew n,m.al,N aee»nm
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tiORiN
sclkc r.w
Preliminary Park Study (PDP Review)
ntry Plaza Concrete
aver Blocks on Sand
permeable sl.rface)
ntry Shade Structure
)esign TBD)
-ft wide Concrete
'aver Blocks on Sand
permeable surface)
)rinking Fountain
2) Bocce Court
)ak Trees in Mounded
>rea with Long Natural
Aeadow Grass
3ench (typ)
20x20 picnic
Pavilion with
BBQ
"wipe Concrete
'aver Blocks on Sand
;permeable surface)
Trash
Lawn Grass Area
(Passive Recreation
Opportunity)
2 -ft. Tall CMU Wall
w/ 4-11. Tall
Ornamental Fence
Along Property Line
6erklatcaps Bitter
Between Lawn and
Street
Live Oak Trees Between
Park and Commercial
Illustrative Disclaimer: Shrub and ground cover materials not illustrated, only implied by the color differences
1
ESIDENCES AT
1
FIVE CEEK[Yp1Y[I[IY•
omni a means
ia ae LarlON$
Rohnert Park, California
Developed
by:
356 Advisors
' - ...- 8,
MJW Investments, LLC
25MonarchBa Plaza, Suite Q LandscapeA"L-diurP.Archiedpmni-Means:
Y
Dana Point, CA 92629 scon RoBarteon, Canasta Architect CA LLA 4271
Preliminary Landscape Concept
(PDP Review)
_ '
LANDSCAPE CONCEPT NOTES
B
SYMBOL DESCRIPTION
OTV DETAIL
ar �L s ar.
PpICM^V t$
f❑
STREETSCAPE: A —ststent Street hee and low
'kJ("17.drlf
cooler use group¢ cover I shrub planting will beI
���1
in Ina easement between the sidewalk and
6
t f h
project fencing.
project
6 -FT ORNAMENTAL SIGN MONU►IENt
Q
PARKING AREAS: Dw d1umS shade I will be
FENCE . G
2 r^ r
installed in planter fingers to provide shade ever
CARLSON COU
7
pk ng area. arm drive aisles Low water ase
t
I
ahrvbs a„d groundcovws will plwde,amural and
color interest.
y
—
❑3
EVERGREEN SCREEN: Where applicable between
tMduse a Redereaa Tree*.vw screMlwibe
Inetailed to create a visual barrier beNveen the
reldedlal
is C
F•
and commercial areas
t 1
0
POOL AREA RECREATION: The pool area design
wmplsi will consist of a pod, spa. lounge
Bas am..door kitchen r eocim oma The Pod
Pxr,c
•-1 ARE OW) 2
— '
«gym' wa.cv.d e, se lraa.ra.l hmm
nl'al fending. PIaN materials colli be'peol
�>
0 , ]
ireindly' and intended to provide year term tubr
h✓\`
a a HOUSE
e
and interest
PARK LAWN AREA: The pal ase llrl
_
lawngrass areas soffit enl In size for passive
pass
e• 3
•f
f
neon allot oppodun l es such as playing catch and
an Informal game of vouey ball.
0 o
W+LLL
ED
PARK BOCCE COURT: Two courts are propeced
•' - -01i
for an active reveagon opporluniry.
�
O
- 13 6 ZwALL wi4'
Q
PARK PICNIC PAVILLION:A28 a201pRaic
la
a `� O
.O
SHOPS _ ORNAMENTAL
FENCE ALONG
pavillion will provide>ppodunities s odal
gatherings and include picnic tables and a BSO
16 PARK
area
Q
PARK Bench trashwin
0
PLUA
w
pI cl�ee near bING yEAS:
will be located Ihro ghoul [he
- METK FENONG ^
park along accessbile pathways
PARK ENTRY PLAZA: The main enVace to the park
J
will be hglliglied by a permeable paver design plaza
-
anefamadaslwamApwksigninaumantwnnl
alio!¢ bcMea w M om
Q
r CaN w 3'
Q
�1
5v!OPS
,0
PARK BUFFER LANDCAPE: The non -lawn grass
_ w 1 it? i I -
'�', #T
O
Braof the park will consist orvari— Vacs
ses hrubs and covers intended to a
ground provide
visual screen belwee the private re.idenlial and
-
pub! c park area
'' 7T 11r
e qp Y _ -
1t
RESIDENTIAL AMrENVYAREA, L_paras
2 Iw
fpr Informal play and potential lot -lot ar as
'Z
,2
EMERGENCY VEHICLE ACCESS: An EVA poled of
4 I I l i
access provided W Le Ave. The EVA would
conaisl of grass b pavers
DESIGN INTENT NOTE:
is a
+3
COMM ERCIALACCESS:Accessbelweenthe
LµgRA
Resdiential and Commercial area will be provided
-
be a conlralled access gate
TRASH ENCLOSURES: ADA Accessible trash
The intent of this exhibit is
J I.
a aeaan wSIso wYnded W ughou, ma, •.a
to generally illustrate the
•
'
6
PLAZA CONCEPT Plazatomo4udsoutdoordrvng
landscape density
' -
feabre feral point (IE water feel— or an sculpture)
proposed and is not a
•,
I
Informal sealing areas m the Idm a seat walls we
_
•1
M
Inincpporatedintoshe central amAw
representation of the final
6e
* ��
'-?
oral Iectural ower head structure will prow de
I 1, oil
,
prpladonhpmthe.,nFnaldaMgnI.be
determined by design development
layout of trees, plant
f'. I
rev, eco
submittal.
materials, or amentias.
SEE SHEET LA3 FOR THE TENTATIVE PLA-ILseT
►
omni • means
ENGINEERING SOLUTIONS
Developed /''
P 1356 Advisors
Rohnert Park, California
MJW Investments, LLC
28 Monarch Bay Plaza, Suile 0
®
Landscape Arohaecwm Design By Omni-mleans:
~.lest—
By:
Dane Point, CA 92629
Seoil Robertson, Landsespe
Architect CALLA 4271
DESIGN NOTE
The Plant List ist tentative and may expand or contract
as the timet planting design is prepared
CALGreen+Tier 1 Chi
The desrypl of the landscape / irrigation system is
intended to meet the CALGreen'Ter 1 Cheddlsl
associated with landscape elements Toward this end
the project will include the rollowing best practices:
1, Lawn glass area, limited to not more than 50% of the
landscape, shall be Irrigated by a low volume pop up
spray system.
2, Hydroz me irrigation techniques wig be incorporated.
3. The dant palette will uhl'¢e at least 75% native
California or drought tolerant plant materials appropriate
Q=1D tea UlnyWe tOrla raglan. Naar fty 41 Nuffiafed a
tor rnlJ't!]Agnd a cdndali as fee OW deaam
a OfOpa'aC,
4. The hese of potable water will to Rdhaed to a quantity
that does not exceed 65% o! ETo lumina Iha landskmpe
area
5. Common area and perimeter area landscape
irrigation will consist of a combination of water
conserving In volume sprays (where appropriate in
large ground cover areas), tractional drip irrigation and
an in4ine drip irrigation system.
'-All irrigation valves shall be connected to an
automatic control system.
7. Ali irrigation systems shall be designed to meet the
most current water Conservation policies and available
equipment
Plant Container Siting
• 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
• Lawn areas lobe planted from sod
• Meadow Grass areas to be planted from seed
or plugs
PRELIMINARY TREE LIST
TREES
BOTANICAL NAME
COMMON NAME
COMMON NAME
Ficus pumila
Creeping Fig
t f
Acer rubmm-Armsbong
Armstrong Red Maple
P.I.I. V—
Ace nAM+'Auarmeh Blom
Aubann Blaze Maple
Annual Fl—
Yea Waha! WUCoLS
Bolan, Plus Sod
90% Bolam D—r Fescue, 10% Kentucky Blue
Amutusx Marina
Arbutus Standard
FesWca glaura "Eitel, aloe
Lox WalerNVUCOLS
Festuca mairei
Alias Fescue
Cercls caradensis'Foresl Panay TM
Forest Pansy Radbud
All
Cupressus sempenvirens
Italian Cypress
Npu-Turf Area
Exisang Tree
Existing Tree
Lomond. longifolia Breen
To be removed
Mehmla raped,
Creeping Mahone
Lagershoemia indica Muskogee' (Sind)
Muskogee Crape Mydb
��f
Low Wolff / WUCOLS
Prunus cerasifere --de Cbuc
Thunder Cloud It-- g Plum
Med Water/ WUCOLS
/�'1�
( • �
Pyms calleryana'Chanticker'
Cin-lideer Pear
Quercus agribga
Lav Water! WUCOIS
Coast Live Oak
0
Rha �iolepisindka'Majasgc Beauty" TM
Indian Hawn—Standard
I.-0/0 Law WalerI WUCOLS
Afti
S"wia sempe,kans Aplos Blue
Aplos Blue Redwood
High Wale,! WUCOLS
PRELIMINARY SHRUB AND GROUND COVER LIST
SHRUBS
Berbeia Munbergli'Anopupwea Nana
Serbens mwhbegh -Rase GION
Calliseenonviminela UBle John
Dodonaea viscosa'Purpuree
HNerem•ies anactyr•
Jmiperus rhinen is S -Green,
Juniperus—put—. Skyrodcet-
Lamina amara Sunburst'
Nanda domesga Compaq
Nandma domerace Mom Bay' TM
Na,h•nox�,dr. Pape•saemn
Pinosponlm Iobine'Vadegatte
Prunus arolin ina' Canpada'
Rhaphiolepts indica Gan
COMMON NAME
Awad Redleaf Jzparnses Barberry
Rosy Glow Sarberry
Dwarf Bomeb,ush
Purple Leafed Hopseed Bush
Toyon
Sao Green Juniper
Skyrocket Junipar
Sunburst Spreading Lantana
Compact H—ardy Bamboo
Moon Bay Need—
Palle Salmon Oleander
Variegated Mock Orange
Comped Carolina Cherry
Clara India Hawthorn
Preliminary Plant Schedule (PDP Review,
PhapNoeens udeA' E—wass' TAI
Rhaphlolepis indica'Indian Princess
Rhephioleps india Jack Evart
Sohn. greg9aa' Lipstick
Siol.aa x !,—Id. Neon Flash
Teuaum rrutirare'Compada'
xyloome congestum Compacta
CYCADS/FALMS
Cy— rw ower
SHADEPLANTS
Aspic datior
Camellia sasarpua
Falslaiapmice
Gendarme lesminoides -August Beauty
Gendarme josminoides'Riniii
$TRAP LE.1P pLAMT$ AND GRASSES
Agepanlhus ori-Wia'BLUE'
Anigoaanlhos fi-idus Big Red
Anig—thus x Yellow Gem
Corelba x'Barrart
DIMas bicobr
Hemerocall s hybrid
Juncus pa -s Elk Blue
Muhlenbercia dgerre
phc—om coma cr. S•r"
Phormium Rnaa'Punpurea'
Polysllchum munitum
Tulbaghta vndacea
Tulbeghia wolace'Sgvv Lae'
Developed MJW Imestments, LLC
Roh ne rt Park, California By; 356 Advisors 28 Monarch Bay Plaza, Suite O
Dana Point, CA 92629
Enchantress Indian HwAhome
Indian Princess Indian Hawthome
Indian Hawthorn Jack Evans
Aubmrh Saga
Neon Flash Sph.
Bush Ge—mler
Compact Xylosma
COMMONNAME
Sego Palm
COMMON NAME
Cast Iran Rant
Camellia
Japanese Falsla
Garserda
MintaWre Or Trolling Jasmine
COMMONNAME
Blue Uly of ire Nile
Red Kangaroo Paw
Yellow Gem Kangaroo Pow
Bauer s Draaane
Fortnight Uly
Daylily ("Evergreen" Variety)
Spreading Rush
Dery Grass
Pink Sldee New Zealand FI ax
Purpurea New Zealand Flax
Weslem Sword Fern
Society Garfc
Saver Lace Society Garlic
Yucca recuwadla
Spineless Yucca
VINE/ESPALIER
COMMON NAME
Ficus pumila
Creeping Fig
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Exhibit B
Residences at Five Creeks, Preliminary Development Plan
Consistency with General Plan and Stadium Area Master Plan
The purpose of the following matrix is to identify where the proposed Residences at Five Creeks,
Preliminary Development Plan application is consistent with the adopted General Plan (GP), Stadium
' Area Master Plan (SAMP) and related zoning ordinance provisions. The following matrix evaluates the
April 5, 2016 (received by the city on April 6, 2016), Residences at Five Creek submittal for consistency
with the city's plans and policies.
Goal/Policy or Standard I Consistent? I Description
General Plan Policies (Consistent)
LU -7 (Encourage new
Yes
Several apartment complexes are in close proximity to the
commercial facilities near
proposed commercial shopping center on this site.
residential uses)
CD -2 (Create linkages
Yes
The project as proposed will create a unique, cohesive
between different parts
project on the west side of Rohnert Park. The project will
of the city and create
allow for the extension of Martin Road and connect to the
unique, distinctive plan)
Hinebaugh Creek path.
HO -1.1 (Residentially Yes The designation of high density residential will provide
zoned land) additional land for multi -family development.
General Plan (Updates Needed)
Figure 2.4-1 (Specific Plan
Update
The Stadium Lands Master Plan (also the Stadium Lands
and Planned
PD) is not included on Figure 2.4-1 and is not discussed in
Development Areas)
the land use chapter of the General Plan. Discussion of the
SAMP will need to be.
Figure 2.2-1 (General Plan Update The current designation of the Five Creek project is
Diagram) Commercial. A portion of this area will need to be
amended to High Density Residential to allow for the
apartment complex. A portion of this site will also need to
be amended to Parks/Recreation to allow for the park site.
SAMP and Planned Development (Updates Needed)
Figure 1, page 4 (land use Update This figure will need to be update to reflect the proposed
designations) land use designations.
Proposed Land Use and Update The descriptions, acreage and other descriptions of the
Zoning, page 5 land use designations will need to be updated.
Table 2, page 9 (SAMP
Update
Gross acres, number of units and other detail will need to
land use and
be updated
development program)
Update
The role of Martin Avenue will need to be clarified in the
Proposed Streets and
Improvements, page 12
text. The current wording suggests that a minor arterial
will be needed but this is not supported anywhere else in
the General Plan. Martin should be described as a local
connector street.
General Plan Policies to be
Implemented as Part of Final Development Plan
CD -16 (Required Part of Final I The project will be required to be designed as one
Page 1
neighborhood design)
cohesive project.
CD -20 (Buildings
Part of Final
Designs of project will need to be consistent with City
designed to have
design guidelines.
transitions from public
street, facades with
articulation and design
features)
CD -26 (Design of local
Part of Final
Staff will work with the project proponent to ensure that
streets to serve as
streets and sidewalk designs are comfortable to
comfortable pedestrian
pedestrians.
environments)
CD -55 (Require all
Part of Final
Staff will work with the project proponent to ensure that
development within
pedestrian amenities are provided.
commercial districts to
provide pedestrian
amenities)
TR -37 (Provide
Part of Final
Site design will include these elements.
continuous sidewalks
along all existing and
future streets)
TR -38 (Pedestrian
Part of Final
Site design will include these elements.
friendly amenities along
public street streets)
TR -41 (Ensure that
Part of Final
Bicycle lanes, paths, parking and other bicycle amenities
bikeway are continuous
will be provided throughout the project.
and interconnected)
OS -16 (Expand the city's
Part of Final
The path along Hinebaugh Creek is located just south of
network of bike and
this area and the site design should provide connections as
pedestrian paths in areas
part of the overall bicycle network.
of new development)
OS -17 (Ensure that parks
Part of Final
The location of the proposed park is across the street from
and recreation facilities
a Costco loading dock and in a somewhat isolated corner
are safe secure areas)
of the site. Site design measures will have to be carefully
considered to ensure that a safe environment is created.
PF -15, 16, 23 (Water
Part of Final
The General Plan calls for various water conservation
conservation)
approaches which will be implemented through the FDP
process.
Chapter 6 (Environmental
Part of Final
A CEQA analysis will be conducted along with the FDP.
Conservation)
Page 2